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02-07-2022 Planning Commission Agenda Packet 1
F. SD 22.02 Public hearing to consider the request of the Applicant, Sawgrass Consulting, LLC, on behalf of the Owner, Corte Family Trust, for Preliminary Plat Approval of Rockwell Place, a 252-unit Multiple Occupancy Project. The property is approximately 21 acres and is located on the east side of State Highway 181, south of the Harvest Green East Subdivision and across from The Waters Subdivison. PPIN #: 14 535 G. SD 22.03 Public hearing to consider the· request of the Applicant, SE Civil, LLC, on behalf of the Owner, Koch, Carolyn Gill as Trustee, for Prel i minary Plat Approval of Skyline Village, a 118-unit Multiple Occupancy Project. The property is approximately 16.56 acres and is located on the south side of Dyer Road, west of Bishop Road. PPIN#24268,27178 4 H. SD 22.04 Public hearing to consider t he request of tne Applicant, SE Civil, LLC, on behalf of the Owner, 68V BTR Holdings, LLC, for Prel i minary Plat Approval of Gables on Lawrence, a 150-unlt Multiple Occupancy Project. The property is approximately 19.92 acres and is located on the east side of Lawrence Road, 0.13 miles south of Grant Roa d . PPIN #: 7618 I . SD 22.06 Public heari ng t o consider t he request of t he Applicant, Dewberry Engineers, Inc., on behalf of the Owner, FST Verandas LLC, for Final Plat Approval of The Estates of the Verandas, Phase 2, a 25-lot Major Subdivision. T he property is approximately 88.87 acres and is located on the south side of State Highway 104, just west of Veranda Boulevard. PPI N #: 64685 J. SD 2 2.07 Public hearing to consider the req uest of the City of Fairhope Planning and Zoning Department to accept Resolution Number 2022-02 for a proposed amendment to Article IV, Procedure for Plat Approval, in t he City of Fairhope Subdivision Regu lations. 4. Old/New Business • Com p rehensive Plan • State of the City 5. Adjourn This digital package has been condensed for size and some documents may not contain all the original pages. All submittals were reviewed in full by staff in preparation for the reports prepared for the Planning Commission. January 3, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, January 3, 2022, at 5:00 p.m. at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Art Dyas; Harry Kohler; John Worsham; Clarice Hall-Black; Jason Langley, Water and Sewer Director, Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Rebecca Bryant; Hollie MacKellar; and Corey Martin, City Council Liaison. Chairman Turner called the meeting to order at 4:59 p.m. Minutes from December 6, 2021, Meeting: Art Dyas made a motion to accept the minutes with no further changes. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. Abstain: Lee Turner, Chairman (absent at previous meeting). Chairman Turner moved SD 19.06 Riverhorse Subdivision from Old/New Business to the front of the agenda. SD 19.06 Public hearing to consider the request of Dewberry Engineers, Inc. acting on behalf of the owner, Dilworth Development, Inc. for Preliminary Plat Approval of Riverhorse Subdivision, a 25-lot subdivision. The property is approximately 22 acres and is located ¼ mile north of Gayfer Avenue on the east side of Blueberry Lane, north of the North Station Subdivision. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. This case was originally before Planning Commission in February of 2019 for Preliminary Plat Approval. It was brought back before Planning Commission after the Planning Department received a Public Records Request for documents pertaining to the Riverhorse Subdivision once construction had begun. In response to the Public Records Request, the subdivision notification letters to adjacent property owners could not be located. The City and Baldwin County Highway Department are in conversation to possibly extend Blueberry Lane to connect with Calibre Street. If possible, the proposed cul-de-sac would not be required and two lots could possibly be added given the amount of greenspace provided. The City has stated that they will repair Blueberry Lane. Recommendation: Staff recommends approval of SD 19.06 with the following conditions: January 3, 2022 Planning Commission Minutes 2 1. Revise Operation and Maintenance Plan to reflect a 5-year maintenance schedule and not 3. 2. Add note on plat that the greenspace is not dedicated to the City of Fairhope and that the City of Fairhope is not responsible for maintenance of any or all required greenspace. 3. If Blueberry Lane connects to Calibre Street, the number of lots approved at Final Plat may be increased from 25 to 27 if all other regulations of the City are met, in lieu of the currently required cul-de-sac nearest to the Blueberry Lane Parcel/ROW. Art Dyas asked about the repairs that will be done to Blueberry Lane. Mr. Simmons stated that the City has committed to repairing it the condition that it was before. Justin Britt with Dewberry Engineers, Inc. was present. Chairman Turner opened the Public Hearing. Bob Walsh, HOA President, 505 North Station Drive, stated that North Station homeowners did not have a chance to express their concerns in 2019 because they never received the Subdivision Notice and that properties within 300 feet of Riverhorse should have received letters. He also mentioned that he is against the destruction of wetlands for a crossing and requested that construction vehicles should have to use Blueberry Lane as their primary access. Leah Biggs, 10491 Canyon Drive, requested that the entrance to Riverhorse from Blueberry Lane be blocked once construction is complete in order to preserve the trees on Blueberry. The extension of Blueberry Lane would destroy the tree line. Ms. Biggs brought photos of the trees and a petition. Greg Biggs, 10491 Canyon Drive, asked if there were any plans to widen Blueberry Lane to a two-lane road and was concerned with traffic. Josh Johnson, 10210 Canyon Drive, asked if Blueberry Lane is a county maintained/owned road. David Barr, 10411 Canyon Drive, stated that Blueberry Lane was paved by the county and would like for Blueberry Lane to be a single-lane access for emergency vehicles. Richard Wakefield, 21049 Blueberry Lane, stated that he has 25 live oaks on his property and that the expansion of Blueberry Lane would most likely remove the trees, impacting his property. Chairman Turner closed the Public Hearing. Mr. Simmons addressed public concerns and stated the difference for adjacent property owner notifications for a zoning case and subdivision case, the Zoning Ordinance does not apply to subdivision notifications. The Wetland Ordinance does allow this crossing and then discussed the City repairing Blueberry Lane. Motion: John Worsham made a motion to approve Case SD 19.06, subject to staff recommendations. Art Dyas seconded the motion and the motion carried unanimously with the following vote: January 3, 2022 Planning Commission Minutes 3 AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None Storm Water Management Program Plan (SWMPP) Review and Approval. Summary: Kim Burmeister, Code Enforcement Officer, played a five-minute video regarding SWMPP. Motion: Art Dyas made a motion to approve SWMPP. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. ZC 21.17 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for an amendment to Article V, Section B, Central Business District, in the City of Fairhope’s Zoning Ordinance to allow rooftop terraces. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The proposed amendment to Article V, Special Districts, shall read as follows: a. Rooftop Terraces shall be an allowed Accessory Use permitted on all lots zoned B- 2, General Business District located within the CBD. The following standards shall apply to all Rooftop Terraces: (1) Except as provided below in this Section, the height of all structures on or within a Rooftop Terrace shall not exceed forty feet (40’). (2) The outer boundary of a Rooftop Terrace shall be defined using a barrier meeting the City of Fairhope Building Code. (3) For Rooftop Terraces located atop three story buildings the following standards apply: a. For the purpose of the Zoning Ordinance and this Section, a Rooftop Terrace shall not be considered a story. b. Elevators and stairwells, providing access to Rooftop Terrace, may be allowed to exceed forty feet (40’) by no more than five feet (5’) provided: such elevators and stairwells and their associated mechanical equipment and enclosed areas shall not cover more than 7.5% of the total square footage of the rooftop, shall not be viewable from public rights- of-way, and shall be located a minimum of ten feet (10’) from any lot line. c. Structures, other than those used for elevators and stairwells, may be opened or enclosed, but shall not cover more than 33% of the total January 3, 2022 Planning Commission Minutes 4 square footage of the rooftop and shall be located a minimum of ten feet (10’) from any lot line. (4) Temporary structures, such as tents, awnings, and umbrellas, are prohibited on Rooftop Terraces. A definition would also be added in Article IX, Section C: Rooftop Terrace: A outdoor amenity area located on the roof of a building. A rooftop terrace shall be accessory to the primary use of the building. Individually owned and operated businesses or venues shall not occupy a rooftop terrace. Recommendation: Staff recommends adoption of the proposed Zoning Amendment to Article V, Special Districts. Chairman Turner opened the Public Hearing, having no one present to speak, the Public Hearing was closed. Motion: Art Dyas made a motion to approve ZC 21.17. Jason Langley seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. ZC 22.01 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for an amendment to Article II, Procedures, in the City of Fairhope’s Zoning Ordinance. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. When advertised, staff considered an amendment to Article II.C.3, which would have amended the procedures for the Board of Adjustment. As revised, staff believes they can accomplish a similar goal by amending Article III.C.2, instead. Advertisements for the City Council case will be reflected as such. To preserve historic one-story primary structures, an administrative approval may be given to allow an accessory structure to be no more than five feet taller than the principal structure as measured from the tallest roof peak of the principal structure, excluding chimneys, cupola, spires, and other architectural features. In no case shall an accessory structure exceed thirty feet. Recommendation: Staff recommends adoption of the proposed Zoning Amendment to Table 3-3: Dimension Table – Residential Accessory Structures. Chairman Turner opened the Public Hearing, having no one present to speak, the Public Hearing was closed. January 3, 2022 Planning Commission Minutes 5 Motion: Clarice Hall-Black made a motion to approve Case ZC 22.01. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. SD 21.49 Public hearing to consider the request of the Applicant, Dewberry Engineers, Inc., acting on behalf of the Owner, 68V OBV 2020, LLC, for Final Plat Approval of Old Battles Village, Phase 4-B, a 19-lot subdivision. The property is approximately 7.42 acres and is located at the east terminus of McArthur Lane, south of Old Battles Village, Phase 3. Summary: Mike Jeffries, Development Services Manager, presented the case summary. Follow‐Up Activities Required by Staff and the Applicant: Copy of the recorded plat, copy of the recorded O&M Agreement, Maintenance and Guaranty (M&G) Agreement executed by the developer - the mayor signs this agreement to fully execute it (include the instrument # from the recorded plat and include 30 days in paragraph 3). Recommendation: Staff recommends APPROVAL of Case SD 21.49, Old Battles Village, Phase 4-B, subject to the following conditions: 1. Final stabilization of all disturbed areas with 90% growth verified by Planning Department. 2. Provide an amended O&M Agreement for Old Battles Village Ph 3 that includes Phase 4B. 3. Complete required follow up activities listed in staff report. Chairman Turner opened the Public Hearing. Bob Roberts, 291 Garrison Boulevard, stated that before the road was put in, he had called the city because he was dissatisfied with the number of trees that were being cut and also mentioned that some of the trees were more than 20-inches in diameter. Bob Whitfield, 287 Garrison Boulevard, had previously sent in comments that were included in the agenda packet. Mr. Whitfield mentioned that when he bought his home in 2020 there was no mention of future development in the wooded area behind his home. Chairman Turner closed the Public Hearing. Motion: John Worsham made a motion to approve Case 21.49, subject to staff recommendations. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. January 3, 2022 Planning Commission Minutes 6 NAY: None. UR 22.01 Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 2,676 linear foot of fiber optic cable in the easement and right-of- way beginning at Bishop Road, heading north to Edwards Avenue, then continuing west approximately 1,000 feet to Plantation Boulevard. Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed a route map for the project. Recommendation: Staff recommends APPROVAL of Case UR 22.01 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. Motion: Art Dyas made a motion to approve Case UR 22.01, subject to staff recommendations. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. UR 22.02 Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed installation of approximately 29,086 linear foot of fiber optic cable in the right-of-way throughout Fairfield Place Subdivision and Destrehan Subdivision. Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed a vicinity map of where the project will take place. Recommendation: Staff recommends APPROVAL of Case UR 22.02, subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. January 3, 2022 Planning Commission Minutes 7 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. Representatives from Point Broadband were present. Mr. Simmons inquired about buried pedestals. A Point Broadband Representative stated that they don’t usually do buried pedestals because they like a vertical structure but would explore that option. Their pedestals are 19-inches tall and are dark green. Motion: Art Dyas made a motion to approve Case UR 22.02, subject to staff recommendations plus an added condition: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. b. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: b. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Explore the option of buried pedestals. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. Old/New Business SD 21.46 Request of Dewberry Engineers, Inc. for a 30-day extension of plat approval to obtain final signatures and record plat for Estates at the Verandas, Phase 1. January 3, 2022 Planning Commission Minutes 8 Motion: John Worsham made a motion to approve a 30-day extension. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. Resolution Number 2022-01 – Planning Commission adoption of twelve-month Moratorium. Chris Williams, City Attorney, gave brief details regarding the Moratorium. John Worsham made a motion to adopt Resolution Number 2022-01. Jason Langley seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. Adjournment Chairman Turner made a motion to adjourn, and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Jason Langley, Harry Kohler, John Worsham, and Clarice Hall-Black. NAY: None. Adjourned at 7:05 p.m. ____________________________ ________________________ Lee Turner, Chairman Allie Knutson, Secretary A U T U M N D RGREENO RDWINDSOR DR N WINDSOR DR SGREENOLN CARROLL PLACE DRWINDSOR DR NMITCHELLPLCity of FairhopePlanning Commission February 7, 2022 ¯ GREENO LN A U T U M N D RGREENO RDWINDSOR DR N WINDSOR DR S CARROLL PLACE DRWINDSOR DRNSR 22.01 - Polo Crossing Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District B-4 - Business and Professional District M-1 - Light Industrial District R-1 - Low Density Single-Family R-4 - Low Density Multi-Family Planning Jurisdiction ^µ µ Project Name: Polo CrossingSite Data: 1.77 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 21517General Location: East side of Greeno Road, North of Autumn DriveEngineer of Record: Element 3 Engineering LLCOwner / Developer: KWH Properties LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Hunter Simmons STATE OF ALABAMA DOMESTIC LIMITED LIABILITY COMPANY (LLC) CERTIFICATE OF FORMATION 1. THE NAME OF THE LIMITED LIABILITY COMPANY 3.THE NAME AND STREET (NO PO BOXES) ADDRESS OF THE REGISTERED AGENT LOCATED AT THE REGISTERED OFFICE (MUST BE LOCATED IN ALABAMA): MAILING ADDRESS IN ALABAMA OF REGISTERED OFFICE (IF DIFFERENT FROM STREET ADDRESS): 5. CHECK ONLY IF THE TYPE APPLIES TO THE LIMITED LIABILITY COMPANY BEING FORMED: 2. THIS FORM WAS PREPARED BY: 4. THE UNDERSIGNED CERTIFY THAT THERE IS AT LEAST ONE MEMBER OF THE LIMITED LIABILITY COMPANY. NON-PROFIT LLC NON-PROFIT SERIES LLC PROFESSIONAL SERIES LLC PROFESSIONAL LLC COMPLYING WITH TITLE 10A, CHAPTER 5A, ARTICLE 8 SERIES LLC COMPLYING WITH TITLE 10A, CHAPTER 5A, ARTICLE 11 (FOR SOS OFFICE USE ONLY) KWH PROPERTIES, LLC Margie Y. Williams Corporation Service Company, Inc. 19690 Greeno Road Fairhope, AL 36532 BALDWIN 641 South Lawrence Street Montgomery, AL 36104 MONTGOMERY Alabama Sec. Of State 950-185 DLL Date Time File County 10/28/2021 13:27:00 $100.00 $100.00 Exp $0.00 ------- Total $200.00 □ □ □ □ □ 6.THE UNDERSIGNED SPECIFY AS THE EFFECTIVE DATE AND THE TIME OF FILING ATTACHED ARE ANY OTHER MATTERS THE MEMBERS DETERMINE TO INCLUDE HEREIN 7.ORGANIZER(S) - OPTIONAL Organizer Office Address Mailing Address Margie Y Williams 27180 Pollard Road Daphne, AL 36526 P.O. Box 2925 Daphne, AL 36526 10/28/2021 Margie Y. Williams Organizer DATE ELECTRONIC SIGNATURE & TITLE 10/28/2021 13:27:17 □ Summary of Request: Request of KWH Properties LLC for Site Plan Approval of Polo Crossing, a 5-Unit multiple-occupancy project. Mr. Forrest Daniell is the authorized agent and Architect for the project. Steve Fisher, with Element 3, is the Engineer. The subject property is zoned B-2 General Business District and is approximately 1.77 acres. The property is located on the eastern side of Greeno Rd/Hwy 98 and lies south of Wolfe-Bayview Funeral Home. Staff received a multiple-occupancy case for the March PC meeting that will review utilities, drainage, and traffic in more detail. Setbacks: The front setback matches the required 20’ landscape buffer. Being on Hwy 98, a highway construction setback is also mandatory. It is the applicant’s responsibility to confirm correct location of the highway construction setback. Plans should be revised to include this setback as well. If greater than 20’ from the front lot line, the highway construction setback shall be labeled “Building Setback” and the 20’ landscape buffer shall be labeled separately. There are 10’ side setbacks and a 20’ rear setback. Building(s): The buildings meet the height restriction of B-2. Architectural elevations are provided as attachments. Front elevations are shown in Figure 2. Materials for the building are primarily wood siding, stone veneers, standing seam metal roof, and aluminum windows/doors. Figure 2. Front Architectural Elevations Landscaping Plan: There are several Heritage Trees on the site. All were reviewed by the City Horticulturist and a third a third-party arborist. The most centrally located is not healthy and will be removed. There is a healthy 32” Live Oak near the entrance that is proposed to be removed. After staff comments, plans were revised to reduce parking and provide more area to preserve said tree, as shown on the Civil Site Plan. Note that the landscape plans have not been revised and still illustrate the tree to be removed. Landscape plans shall be revised prior to application for a building permit. There is also a 55” live oak where the drive isles are proposed on the south side of the building. The third- party arborist report states the tree would probably live for years if left in its current condition, but is in declining health. A tree well with adjacent pavement would significantly increase the rate of decline. Staff has recommended members of the Tree Committee review the location and condition of the tree in the field and make recommendations, including, but not limited to, preservation and/or mitigation. Public Works is scheduling said meeting. Landscape buffers are required along the entire rear and south property lines due to incompatible land uses. The Buffer Zone Landscaping requirements of the Tree Ordinance shall be met. Landscape plans do not illustrate the required plantings. There are multiple options, but the landscape plans will need to be revised prior to permit application. Parking: According to staff calculations (shown below) and based on the uses provided, the applicant is proposing too many parking spaces. Forty-seven spaces are required and applicants are allowed up to 20% above the required amount of parking, which would allow a maximum of 57 (56.4 rounded up) spaces. The applicant proposes 63. The site plan shall be revised to reduce the proposed parking within a range of 47 and 57 spaces. Sidewalks: There is an existing multi-use trail in front of the subject property. The applicant will be required to provide an ADA approved crosswalk across their ingress/egress. Pedestrian connectivity to the existing multi-use trail is only provided by the vehicular ingress/egress. Staff recommends providing pedestrian-scale connectivity in some location. Locations, intensity, and heights of exterior lights Mechanical equipment: Mechanical equipment has not been finalized at this time, but will be reviewed during the MOP review. Fences: There are existing fences along the south and east property lines. Additional landscaping will be required for the buffer. Dumpster location and screening: Garbage is collected in a commercial dumpster located behind the building, outside the setbacks, and surrounded with a 6’ tall wooden enclosure. Storm water: Storm water will be further reviewed during MOP review. Areas for detention/retention are shown on the plans but, depending on the final solution, may require additional fencing/landscaping. Location and size of all signage: A sign plan was provided and reviewed by Kim Burmeister. Review comments are included as an attachment. Erosion control: An Erosion Control plan was submitted with the application. Final comments will come with the MOP review. Te n antttl Te n anttt2 Te n antU Te n ant#4 Te n anttts Requ i red Tota l: P'rov id ed Total: Maximum Total: Par ki ng Sp aoes 17 8 7 8 7 47 63 56 .4 76 sea t s 1665 sf 1400sf 1960 sf 25 sea ts Utilities: The applicant is working with the appropriate utilities to provide solutions. Final plans will be resolved during the MOP review. ADA Requirements: ADA requirements shall be met. Traffic: The applicant provided preliminary communications with ALDOT regarding the ingress/egress. A traffic study may be required during the MOP review depending on the trip generation. Other: Final permitting from ALDOT shall be obtained. Recommendation: Staff recommends conditional approval of case SR 22.01 with the following conditions: 1.) Removal of Heritage Tree(s) shall be reviewed by members of the Tree Committee. Revised plans shall reflect their recommendations. 2.) Landscape Plans shall be revised to include preserved trees, altered parking areas, and required landscaping buffers pursuant to the Tree Ordinance prior to submitting a building permit application. Incompatible land use buffers shall remain natural, with the exception that buffer plant materials shall be installed where a visual buffer does not exist. 3.) If required by the Baldwin County Highway Construction Setback requirements, add Highway Construction Setback to the site plan. 4.) The number of parking spaces shall be reduced to meet the requirements of the Zoning Ordinance. 5.) Add a pedestrian connection to the mixed-use trail that does not utilize the vehicular ingress/egress. Consider adding bicycle parking. Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; The property is currently zoned B-2 and the uses currently proposed (restaurant, retail and office) are allowed in B-2. (2) Compliance with any other approved planning documents; (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; The standards of the zoning ordinance have been, or shall be by condition of approval, met. (4) Compliance with other laws and regulations of the City; Meets (5) Compliance with other applicable laws and regulations of other jurisdictions; Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Visual buffers shall be required to mitigate the incompatible uses. (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; Traffic study may be required during MOP review if trip generations exceed the requirements. (8) Overall benefit to the community; No Conflicts. (9) Compliance with sound planning principles; With two drive-thrus, the design focus is vehicular traffic. Outdoor seating is provided, including a picnic area. More care should be given when considering the connectivity to the mixed-used trail to enhance pedestrian access. (10) Compliance with the terms and conditions of any zoning approval; Meets (11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted (12) Property boundaries with dimensions and setback lines; Meets (13) Location of proposed buildings and structures indicating sizes in square feet; Meets (14) Data to show percentage of lot covered with existing and proposed buildings; Meets (15) Elevations indicating exterior materials; Front elevations were provided. (16) The locations, intensity, and height of exterior lights; (17) The locations of mechanical equipment; Final locations may be altered prior to the MOP review. All relevant requirements shall be met. (18) Outside storage and/or display; Properly screened. (19) Drive-up window locations (must be away from residential uses/districts and not in front of building); Located on sides and rear of the building and screened from the adjusted residential properties by landscape buffers. (20) Curb-cut detail and location(s); Provided. Permits from ALDOT shall be required. (21) Parking, loading, and maneuvering areas; Parking issues described above. (22) Landscaping plan in accordance with the City Landscape Ordinance; Meets (23) Location, materials, and elevation of any and all fences and/or walls; Meets (24) Dumpster location and screening; and Meets (25) Location and size of all signage. No signs were submitted for approval. C2.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 P.O.B.(A.K.A. GREENO RD)GREENO PARK SUBDIVISION MAP BOOK 10 PAGE 127 RESUB OF LOT 17 GREENO PARK SUBDIVISION MAP BOOK12 PAGE 68 P.O.C. P.O.B. a:: I a I ~ v:i ::::i ~_I -0 <f>O 0 1'._SL c-u u :z w <( es~ c-0 :.a:: LEGEND AND SYMBOLS 4 LIGHT POLE (u) RECORD BEARING/DISTANCE DE • 0 I:,. -"v- ~ ■ □ ~ ~ IT] OVERHEAD ELECTRIC SET IRON PIN FOUND IRON PIN PIN NOT SET POINT OF COMMENCEMENT POINT OF BEGINNING NOT TD SCALE FENCE FENCE CORNER POST CONCRETE MONUMENT GAS METER ',/ATER METER TELEPHONE PEDISTAL 15' RCP 1NVERT=107.90' 15' RCP INV T=107. 2 i I i I ~ I l • • "--o<' J~ <( ti 20'-0" V, ~ g al ~ 0 -r 0 I ·,, 0 I ~ b b I I -~ - ~~:J- Parcel Nur,loer: 05-46-0 5-21-0-000-012 .00 2 PIN, 218178 Owner NnMe' ',/OLFE INVESTMENTS L L C Address, 19698 GREENO RD City, F AIRH □PE State: AL Zip, 36532 KWH PROPERTIES LLC --------f-:-'1'1-Ae-R-Es±---- c=J CJ rr:=J ~ 4' 29'-9~ '" 90' ,J2:-o";, ,,....--,,~----,.J ,p• f--+---+---,,~-,'---,'----,'---"----<,,+--,'--i ~o:;j i ~ J[0 I 'iD F ., , ~ p D ">••,L¾== J._,_:,......_....,.,______,,... __ ,,.....__•ru_) ----,...____,.+-------,<l,,,•·····~---b \\I f W.~ RED) \ t 1 -·-\ >< -35" IVE OA~ I h . .,., . I~ j.00~ ~1~11 :r •i ~ /" i ~ THP\ '---c..__.'.,(_-'-----""=============================='======---.o'-_,.__..L:.. _ ___J... / "---2_0·-a·----,/' "' CJ I ;~ ) c=J I , :1 ) c=J CJ ~--... ___ _ _____ ./ I 15• WATE. 15 : ~~-()' I b I 0 ~ I ---2<f l..NIISCAPE BLFFER-----~ "' 20'-o'' (i) 0 I 0 I I I I I I TRANSFORMER ON CONCRETE : PA~ I _,_ ZONING: B-2 NEW OOK.DING SIZE: 9,-4-30 sf USE: BUILDING HEIGH: 33'-2" RETAL SETBACKS: FRONT= 2<J'-O" SIDE= 10•-o• REAR= 20'-0" PARKINGSJACESPROVIDED:63 MJA PARKING SPACTS PRO~Dm 4 DESCRIPTlON PROPERTY AREA BUILDING AREA ASPHALT PARKING AREA CONCRETE PAD/ ~DEWAU< LIMESTONE AREA GRASSED /LANDSCAPED AREA 9 9 t - 0 VICINITY M A P SITE DATA: AREA % OF PROPERTY AREA 77,195 SF = 1.77 ACRES 9430 SF= .216 ACRES 12.21% 38,384 SF = .88 ACRES 49.67% 3,550 SF = .081 ACRES 4.59% 0.0 SF= .DO ACRES o.or. 25,831 SF ~ .593 ACRES 33.53% UTILITY NOTE: SITE CONTRACTOR SHALL CONTACT ALABAMA 1 CALL ANO HAVE ALL EXISTING UTILITIES LOCATED PRIOR TO EXCAVATION. ALL UTILITIES TO SERVE BUILDING SHALL BE COORDINATED WITH OWNER AND RESPECTlv[ UTILITY COMPANY PRIOR TO COMMENCEMENT OF SITE WORK. PLASTIC PRIVACY _j FENCE CORNER TRAFFIC CONTROL NOTE: 0.23 EAST OF l\v.,, \:"~\}, l,rn ,H:',~U" '(:,,:,:, ce,:•:,:._ ,,,}/.::;;:f-~ i;fff:; ,-II&.~ .. ~ I 0.15 SOUTH AND --*=-----e===--~-==--~*~ . CORNER 1/2' CAPPE/ ~ REBAR <HMR> CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTROL IN ACCORDANCE WlTH THE FEDERAL MANUAL ON UNIFORM TRAFFIC CONTROL ornCEs, CURRENT EDrnDN, PART ~. REV. 3, SECTION 6f, DURING ANY CONSTRUCTION WlTHIN RIGHT OF WAY ADJACENT TO INDUSTRIAL PARKWAY/U.S. HWY 98 ~ COLUMNS 0.94' SOUTH OF LINE'.IITH COLUMNS TD PLASTIC PRIVACY FENCE (2 CAPPED REBAR □N THIS CORNER ',/ PIN ',/AS HELD FDR THIS SURVEY> SEQUENCE OF EVENTS: LDT 20 PQrcel NuMloer: 05-46-05-21-0-000-010,017 PIN, 65306 Owner NQMe: BRADLEY, BEVERLEY S Address, 3609 SMITH BARRY RD STE 100 City, ARLINGTON State: TX Zip, 76015 PHASE I: EXCAVATION, FILLING AND GRADING FOR PROJECT PHASE II: CONSTRUCTION OF ASPHALT PARKING LOT 111TH ASSOCIATED DRIVEWAY. CONSTRUCTION IMPROVED ACCESS ROADWAY. MODIFICATION OF EXISTING DETENTION PONOS PHASE Ill: CONSTRUCTION BUILDING SLAB AND 9,430 sf METAL BUILDING FOR RETAIL USE SITE PLAN SCALE: 1 H = 20' 20· o· 20' ~--- 19690 Greeno Road Fairhope, AL 36532 40' WORK IN R/W NOTE: ALL MATERIALS AND WORKMANSHIP PROPOSED WITHIN AL.DOT R.O.W. SHAll CONFORM TO THE ALABAMA DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION, CURRENT EDITION. FEMA FLOOD NOTE: I HAVE CONSULTED THE FEDERAL INSURANCE ADMINISTRATION FLOOD HAZARO BOUNDARY MAP I 01 OD3C0644M , AND FOUND THAT THE ABOVE DESCRIBED PROPERTY IS SHOWN IN FLOOD ZONE "X" UNSHADED ON PANEL 644, APRIL 19, 2019 LEGAL DESCRIPTION Beginning at a 1/2M CAPPED REBAR (HMR) AT THE NORTHEAST CORNER OF LOT 20, OF GREENO PARK SUBDl"1SION AS SHOWN IN MAP BOOK 10, ON PAGE 127, AS RECORDED IN THE OFFICE OF THE JUDGE OF PROBATE FOR BALD\llN COUNTY, AL, said point being the POINT OF BEGINNING; thence N.89'57'03"W., ALONG THE NORTH LINE OF SAID LOT, a distance of 356.90 feet to a 1/2" CAPPED REBAR (MOORE) AT THE INTERSECTION OF SAID LOT LINE AND THE EAST R-0-W LINE OF GREENO RD; thence N.00'08'46"E., ALONG SAID R-0-W AND LEA"1NG SAID LOT LINE, a distance of 216.28 feet to o 1/2" CAPPED REBAR (ILLEGIBLE) ON SAID R-0-W; thence S.89"57'36"E., LEAVING SAID R-0-W, a distance of 356.84 feet to a 1/2" REBAR; thence S.00"07'44"W., a distance of 216.33 feet to the POINT OF BEGINNING. Said parcel containing 1.77 acres, more or less. engineering Element3 engineering "O Q) > "-2 ~ V, <( ~ (/) C ~ z 0 ~ 'µ Q Q_ "- (/) ·c: 0 > u ~ "' w OJ u (l;'. 0 oc w "- V, <( 8 V, ~ JOB NO, DATE: DRAWN BY: SCALE: SHEET NO. 21-093 12/20/2021 SJF SHOWN A101Polo Crossing8007 American Way Daphne, AL 36526 (251) 625-6490 (251) 625-6494 fax www.fdaniell.com D Architecture & Planning F &A & Associates, P.C. FORREST DANIELLFairhope, AlabamaOUTCXXlR SEATlN G 31•-o· TENANT SPACE #1 2,604S.F. 31"-0" TENANT SPACE #2 1,665S.F. 18"-6" TENANT SPACE #3 1,fOOS.F. 15'-6 5/8" 106°-10· 75'-10· TENANT SPACE #4 1,960S.F 21'-9 3/8" TENANT SPACE #5 1,800S.F 20·-o· OI.ITDOOR SEATING 15-W" 119 ;;•~:• -12 FILE NAME 9/10/2021 9/11/2021 9/30/2021 10/1/2021 10/6/2021 1/6/2022 FILE FD21023 DATE DECEMBER 21, 2021 FLOOR PLAN AND FRONT ELEVATION A201Polo Crossing8007 American Way Daphne, AL 36526 (251) 625-6490 (251) 625-6494 fax www.fdaniell.com D Architecture & Planning F &A & Associates, P.C. FORREST DANIELLFairhope, AlabamaKYNAR FINISH METAL PARAPET CAP ~r~~-SIDE PARAPET ------ PARAPET BEYOND HORIZONTAL \\'000 SIDING co a..ER/FREEZER ___ -,-- .--, +J§=UL!l" ~EAK OF RO CAST STONE CAP STANDING SEA~ METAL ROOF &-f~g"-~;\IDE PARAPET ------ ·~ HCRIZCWAL\\'000 SIDING CAST STONE CAP CD~!Pf~,~LEVATION D (D~~~~1 _0.ELEVATION o' 2' 4' STANDING SEAM METAL RO C, STANDING :IAMMETAL RO C, -1~-r~11------~il----ALUMINUM STOREFRONT CAST STONE CAP STANDING 9::AM ~ETAL ROOF STANDING ~AM METAL ROOF HORIZONTAL WOC)() SIDING CASTSTct,iECAP KYNARFINISHMETAL PARAPET CAP HORIZONTALWOC/J SIDING ALUMINUMCAN Cf'Y DRl\.£-THRU ~NDOW CAST STONE CAP KYNARFlNISHMETAL PARAPET CAP HORIZONTAL WOC)[] SIDING DRIVE-Tl-lRU 111NDOW CASTSTct,iECAP STONE \o£N EER FILE NAME 1/19/2022 FILE FD21023 DATE DECEMBER 21, 2021 EXTERIOR ELEVATIONS C1.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 P.O.B.(A.K.A. GREENO RD)GREENO PARK SUBDIVISION MAP BOOK 10 PAGE 127 RESUB OF LOT 17 GREENO PARK SUBDIVISION MAP BOOK12 PAGE 68 P.O.C. P.O.B. VJ ~ " ~ d "' ~ ~ t, ~ !1 i: I ~ ~ o tJ Cf) a z 0 0 0 I ~ w (_) ~ w (_) Cf) z De: <( w f- f-<fl ~ i5 ;::: ;= rr, -,:, 0 "' ----i ;.,, v< f-:r: ~-□ CfJO 0 z- OJ '2w c:i f-(_) Uz w <( ::.... Cf) f- De: Cf) ~ ~o ~ ~ vj ::i LE END AND SYMBOLS LIGHT POLE C••> RECORD BEARING/DISTANCE DE OVERHEAD ELECTRIC • SET IRON PIN 0 FOUND IRON PIN le,. PIN NOT SET POINT □F COMMENCEMENT POINT □F BEGINNING ...I\, NOT TD SCALE ---¾-FENCE ■ FENCE CORNER POST □ CONCRETE MONUMENT ~ GAS METER ~ w'ATER METER III TELEPHONE PEDISTAL 15' RCP INVERT=107.90' 15' RCP INVERT=107.72 Po.reel NuMber1 05-46-05-21-0-000-012,002 PIN• 218178 Owner Nor,e1 w'□LFE INVESTMENTS L L C Adclress, 19698 GREEN □ RD City, F AIRH□PE Stote• AL Zip• 36532 16" TREE e KWH PROPERTIES LLC 1. 77 ACRES± ~ 32"t VE OAK "" u " .. t;; "' 0 OJ 106'-7 1/2" COVERED P □RC ADD SAW CUT ACROSS FULL WIDTH OF ACCESS CONNECTION FOR BUTT JOINT 15" WATER OAK () □VERED PORCH 19" WAlER 1 WA _A B" CHERRY \ , V; ~ NA lER('j, on 6~ lER OA K() ~ WA lER WOODED/ N I I ~ .. LIVEOAK •1~ ~r™~ OM OAK _AREA ) I ~-------10' SETBACK --1----- t . --~-"')E=== "( )( • ,E )( (NB~:~j••~o-~ IVE OAK '---.12• CAPPED REBAR <M □□RD RTH SIDE □F FENCE ANSITl □ N FROM METAL FENCE I COLUMNS 0.94' SOUTH □ F LINE!IITH COLUMNS TD PLASTIC PRIVACY FENCE <2 CAPPED REBAR ON THIS CORNER 'w PIN w' AS HELD FDR THIS SURVEY) LDT 20 Parcel NuMber1 05-46-05-21-0-000-010,017 PIN• 65306 Owner Nor,e, BRADLEY, BEVERLEY s Acldress• 3609 SMITH BARRY RD STE 100 City, ARLINGTON Stote• TX Zip• 76015 j ~ AREA ~ 14" PECAN 16" LIVE OAK _a_ ~e Q ._1" 35 " LIVE OAK DEMO SITE PLAN SCALE: 1 • -20' 40' rt 211 -------- 19690 Greeno Road Fairhope, AL 36532 NOlE: SEE LANDSCAPING PLAN FOR TREES TO BE REMOVED 18" LIVE OAK 0 0 18" WAlER OAK 0 18" WAlER OAK e 20" PE AN (z6 .. PECAN 9 LIVEOAK t- WOODED ;'.1i ~ ~ __ OJ ,.-1/2' REBAR / FENCE 0.59' \JEST OF CORNER FENCE CROSSES LINE T 18" WATER AK O ~ 18" WATER -1 OAK -1 18" WP R1'_f'l m OAK r:;,,-1 PLASTIC PRIVACY 14 WA lER FENCE CORNER ----+--OAI< 0,15 SOUTH AND 0.23 EAST OF -~,----iJ CORNER ~ 1/2' CAPPE/ REBAR (HMR) UTILITY NOTE: !>TE CONTRACTOR SHALL CONTACT ALABAMA 1 CALL AND HAVE ALL EXISTING UTLITIES LOCATED PRIOR TO EXCAVATION. ALL UTIUTlES TO SERVE BUILDING SHALL BE COORDINATED 111TH 01\NER AND RESPECTIVE UTILITY CO~PANY PRIOR TO COMMENCEMENT OF SITE WORK. TRAFFIC CONTROL NOTE: CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTRQ IN ACCORDANCE WITH THE FEDERAL MANUAL ON UNIFORM TRAFFIC CONTROL orncrs, CURRENT EDrnDN, PART "1, REV. 3, SECTION 6F, DURING ANY CONSTRUCllON WITHIN RIGHT OF WAY ADJACENT TO INDUSTRIAL PARKWAY/U.S. HWY 98 WORK IN R/W NOTE: ALL MATERIALS AND WORKMANSH F PROPOSED l'!lHIN ALDOT R.O.W. SHAli CONFORM TO THE ALABAMA DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIOO FOR HIG-lWAY CONSTRUCTION, CURRENT EDlllON. FEMA FLOOD NOTE: I HAVE CONSULTEO THE FEDERAL INSURANCE ADMIMSlllATION FLOOD HAZARD BOUNDARY MAP I 01003C0644M , AND FOUND lHAT lHE ABOVE DESCRIBED PROPERTY IS SHOWN IN FLOOD ZOOE "X" UNSHADED ON PANEL 644, APRIL 19, 2019 LEGAL DESCRIPTION Beginning at a 1/2" CAPPED REBAR (HMR) AT THE NORTHEAST CORNER OF LOT 20, OF GREENO PARK SUBDl\1SION AS SHOWN IN MAP BOOK 10, ON PAGE 127, AS RECORDED IN THE OFFICE OF THE JUDGE OF PROBATE FOR BALD\\1N COUNTY, AL, said paint being the POINT OF BEGINNING; thence N.89"57'03"W., ALONG THE NORTH LINE OF SAID LOT, a distance of 356.90 feet ta a 1/2'' CAPPED REBAR (MOORE) AT THE INlERSECTION OF SAID LOT LINE AND THE EAST R-0-W LINE OF GREENO RD; thence N.00"08'46"E .. ALONG SAID R-0-W AND LEAv1NG SAID LOT LINE, a distance of 216.28 feet ta a 1/2" CAPPED REBAR (ILLEGIBLE) ON SAID R-0-W; thence S.89"57'36"E., LEAVING SAID R-0-W, a distance of 356.84 feet to a 1/2" REBAR; thence S.00"07'44"W., a distance of 216.33 feet to the POINT OF BEGINNING. Said parcel containing 1.77 acres, more or less. engineering Element' engineering JOB NO. 21-093 DATE: 12/20/2021 DRAWN BY: SJF SCALE: SHOWN SHEET NO. AF&D Architecture & Planning www.fdaniell.com Forrest Daniell & Associates, P.C. 8007 American Way Daphne, Alabama 36526 (251) 625-6490 | (251) 625-6494 fax January 19, 2022 RE: SR 22.01 Polo Crossing Site Plan Review Dear Mr. Simmons, In response to your Site Plan Review letter dated January 10, 2022 for the above referenced project please accept this response letter to the Site Plan Review comments. 1. Comment: Every effort shall be made to protect Heritage Trees. Response: Will Comply. See revised Site Plan Sheet A001 and Civil Site Plan C2.0. The island adjacent to the ingress/egress drive has been enlarged slightly in order to protect an existing heritage tree. 2. Comment: Does the building has a sprinkler system? Response: No, a sprinkler system is not required for this project. 3. Comment: A Multiple Occupancy Project review will follow. Some notes from our utilities: - Sewer: After the DRC meeting representatives performed a site visit and located sewer lines near the eastern boundary of the property, which may provide an alternative solution to those already discussed. Confirm with Jason Langley, Fairhope Water and Sewer Superintendent. Response: The Civil Engineer has contacted and coordinated with the Water and Sewer Superintendent. They are scheduled to meet on site January 19th to discuss. - Water: Water is available. Location of lines shown on the plans may conflict with the location of a Heritage Tree. Relocate accordingly. Response: Water service lines are shown at the existing water meter location. Location will be coordinated and relocated as required to avoid conflict with water service. - Electrical: Contact Jade Flemming, Electrical Superintendent, ASAP to address the following concerns. o Electrical site plan needed. o Expected start date. o What is the utility requirement; needs 3 phase power/voltages? o Project needs to understand lead time on equipment; 40/50 weeks on material (transformers/cable) www.fdaniell.com Page 2 of 2 Forrest Daniell & Associates, P.C. Response: The Civil Engineer has contacted the Electrical Superintendent. See attached electrical site plan. - Gas: Is gas desired? If so, contact Jeremy Little, with Fairhope Gas to determine demands. Response: Gas is required for this project. The Civil Engineer has discussed the gas needs with Jeremy Little of Fairhope Gas. - Drainage: o Drainage, including tie-ins to he recently located 48” pipes will need to be approved by Richard Johnson, Public Works Director. o We are not reviewing drainage during the Site Plan Review, but detention/retention sometimes alters overall site plans. If significant changes occur, a revised Site Plan Application may be required. Response: Will comply. The overall site layout has remained the same with minor changes. See attached Civil Site Plan, C2.0, and Drainage Plan, C3.0. 4. Comment: As part of the Site Plan Review, please provide a Master Sign Plan. Response: Will comply. See attached Sheet A003, Signage Site Plan. 5. Comment: Can ingress/egress drive align with exit isle? Response: Based on discussion during the Design Review Committee meeting on January 12, the ingress/egress drive will remain at the current location. 6. Comment: Depending on final drainage design, fencing/screening plants may be required. Response: Will comply. See Landscape Drawings. 7. Comment: Sidewalk crossing entrance must be ADA compliant. Response: Will comply. See attached updated Architectural and Civil site plans showing prefabricated mat truncated dome detectable warning surface at sidewalk crossing. 8. Comment: Label building heights on architectural elevations. Response: Will comply. See attached updated architectural elevations showing building heights. 9. Comment: Provide a copy of the correspondence with ALDOT. Response: Will comply. The Civil engineer has been in contact with Michael Smith, Area Permit Manager with ALDOT. This email correspondence was attached to the initial Site Plan Review Application and is attached again for reference. Please feel free to call if you have any questions or require any further clarification. Respectfully, Michael Triplett, Architect A003Polo Crossing8007 American Way Daphne, AL 36526 (251) 625-6490 (251) 625-6494 fax www.fdaniell.com D Architecture & Planning F &A & Associates, P.C. FORREST DANIELLFairhope, Alabama,------------------------------------------------------f::;j ·---------------------------------------------------- TRAFFIC PAVEMENT MARKINGS~ ~ I 00 84' TENANT SPACE #1 90' lINANT SPACE #2 90' TENANT SPACE #3 90' TENANT SPACE #4 90' lINANT SPACE #5 r ~Rl~-;R~ S~::~=-:u--------------------------1 I I I I I I I I T11E REQUIRE~ENTS AND SIGN OR~NANCE \\1NDSOR DR. N. 11 DRl\.£-THRU ORDER SIGN LJ DR IVE -THRU SIGNAGE ------0 p:------~ -----~~ RETENTION AREA L~------:-----~~ "' C w 25 :z i52 es FILE NAME 1/19/2022 FILE FD21023 DATE DECEMBER 21, 2021 SIG NA GE SITE PLAN Sign Plan Review Comments 1. Pylon (“pole”) Sign: limited to 16 s. f. for copy area, not to exceed 8’ in height *if this was a monument sign, it would be allowed at 50 s. f. Reference: Section. 18.5-2 “Sign Types” *SIGN PERMIT REQUIRED* 2. Incidental structures limited to (4) @ 2 s. f. each, ,maximum height 8’: (“Exit”, “entrance”, drive thru). See comment #5 Reference Section 18.5-3 “Sign permits and exceptions” (7) *NO SIGN PERMIT REQUIRED FOR INCIDENTALS* 3. Tenant Space Building Sign #1: 31’ building linear frontage: 15.5 s. f. maximum allowance *SIGN PERMIT REQUIRED* Tenant Space Building Sign #2: 18.5’ building linear frontage: 9.25 s. f. maximum allowance*SIGN PERMIT REQUIRED* Tenant Space Building Sign #3: 15.5’ building linear frontage: 7.75 s. f. maximum allowance*SIGN PERMIT REQUIRED* Tenant Space Building Sign #4: 22’ building linear frontage: 11.5 s. f. maximum allowance*SIGN PERMIT REQUIRED* Tenant Space Building Sign #5: 20’ building linear frontage: 10 s. f. maximum allowance*SIGN PERMIT REQUIRED* Building Sign Reference: 18.5-4 “Sign standards” 4. The Drive through menu board sign appears to be located in the back and not visible from a public road. Otherwise, in my opinion, it would be subject to Section 18.5-3 “sign permits and exceptions: (14) Signs incorporated on machinery or equipment at the manufacturer's or distributor's level, which identify or advertise only the product or service dispensed by the machine or equipment, such as signs customarily affixed to vending machines, newspaper racks, telephone booths, and gasoline pumps and do not exceed two (2) square feet per piece of equipment *NO SIGN PERMIT REQUIRED* 5. Pavement markings are not addressed in the sign ordinance and therefore are exempt from the sign ordinance *NO SIGN PERMIT REQUIRED* From:Steve Fisher To:Forrest Daniell Cc:Ken Kleban; Michael Triplett; Smith, Michael Subject:Re: FW: Polo Crossing Date:Monday, December 13, 2021 2:55:35 PM Attachments:image001.png Forest attached is an email from Michael Smith in reference to the traffic Study Steve, Looking at the contours on the tax map I would agree that this appears to be a high point and that side drain pipe should not be required. The plans will need to show the flow direction and contours to each side of the proposed commercial access. This being a commercial access, the minimum radii is 50’ measured off the edge line of the travel lane. I see restaurant and retail space shown in the site plan. I assume that Fairhope is already requiring a Traffic Impact Study (TIS) for this development, I would like a copy emailed to me once it is completed. Do we have any known restaurant tenants yet? Also, the ALDOT requirement for a right turn lane is generally 20 peak hour trips, the TIS will analyze this by turn lane warrant. The left turn is already serviced by the existing center turn lane. If there are any questions, please let me know. Michael Smith Area Permit Mngr. Office: 251- 470- 8273 Cell: 251 - 331 - 0104 On Mon, Dec 13, 2021 at 2:50 PM <forrest@fdaniell.com> wrote: Ken – the submittal deadline is December 21. The site plan submittal checklist does not list a traffic study as one of the submittal requirements. We’re hoping to get ALDOT on board to say that our drive location is fine and that no decel lane will be needed. It is a small project and I am not sure what the purpose of a traffic study is. We are asking for a single curb cut. Michael will try and make an appeal to allow us to submit without the traffic study, although I wouldn’t hold my breath. But we will do all we can. Steve – if you could find out what ALDOT recommends for our site, hopefully that will hold some water (whether we get a full access curb cut or whether it’s got to be a right-in right- out). Thanks, Forrest Daniell Forrest Daniell & Associate, P.C. 8007 American Way Daphne, AL 36526 (251) 625-6490 office (251) 625-6494 fax From: Ken Kleban <kenkleban@gmail.com> Sent: Sunday, December 12, 2021 1:35 PM To: forrest@fdaniell.com Subject: Re: FW: Polo Crossing Thank you On Sun, Dec 12, 2021 at 2:33 PM <forrest@fdaniell.com> wrote: Yes, he knows it is a rush. We’re supposed to get his proposal on Tuesday, when we sign it I’ll make sure he’s moving as fast as possible. Thanks, Forrest Daniell Forrest Daniell & Associate, P.C. 8007 American Way Daphne, AL 36526 (251) 625-6490 office (251) 625-6494 fax From: Ken Kleban <kenkleban@gmail.com> Sent: Sunday, December 12, 2021 10:13 AM To: Forrest Daniell <forrest@fdaniell.com> Subject: Re: FW: Polo Crossing I hope you did ask John to go ahead and try to expedite as best as he could? Ken Kleban Kleban Properties LLC 1189 Post Road Fairfield, CT 06824 Tel: (203) 955-1978 www.KlebanProperties.com This e-mail is sent for and on behalf of Kleban Properties, LLC. Confidentiality: This e-mail and its attachments are intended for the above named only and may contain confidential and privileged information. If you have received this communication in error, please destroy all electronic and paper copies and notify the sender immediately. Mistransmission is not intended to waive confidentiality or privilege. Kleban Properties, LLC reserves the right, to the extent permitted under applicable law, to monitor electronic communications. Warning: Although the company has taken reasonable precautions to ensure no viruses are present in this email, the company cannot accept responsibility for any loss or damage arising from the use of this email or attachments. On Sat, Dec 11, 2021 at 3:32 PM <forrest@fdaniell.com> wrote: Ken – see email below from the traffic engineer. I have a funeral Tuesday morning at 10:00 am, so Michael will handle the meeting with the City of Fairhope. Thanks, Forrest Daniell Forrest Daniell & Associate, P.C. 8007 American Way Daphne, AL 36526 (251) 625-6490 office (251) 625-6494 fax From: John Anthony <john@traffic-solutions.net> Sent: Saturday, December 11, 2021 3:46 AM To: forrest@fdaniell.com Subject: RE: Polo Crossing Hi Forrest, I would say that it is unlikely that even the raw results of the traffic study (i.e. turn lane warrants and LOS) would be ready by 12/21 due to this being a ”crunch time” for most traffic counting contractors. That is, they often are loaded with work that needs to be completed before schools close for the holidays. JA ____________________ John J. Anthony, PE, PTOE Owner/Principal Engineer STUDIES • ANALYSIS • DESIGN Serving AL, FL, GA, MS & TN Veteran-Owned Small Business Established in 2006 TRAFF IC 50LUTIO IN5 Direct: (205) 249-6314 john@traffic-solutions.net john.trafficsolutions@gmail.com www.traffic-solutions.net From: forrest@fdaniell.com [mailto:forrest@fdaniell.com] Sent: Friday, December 10, 2021 9:33 PM To: 'John Anthony' Subject: RE: Polo Crossing OK, thanks. Just thought I would ask. If the due date were December 21, would that make a difference? Thanks, Forrest Daniell Forrest Daniell & Associate, P.C. 8007 American Way Daphne, AL 36526 (251) 625-6490 office (251) 625-6494 fax From: John Anthony <john@traffic-solutions.net> Sent: Friday, December 10, 2021 9:13 PM To: forrest@fdaniell.com Subject: RE: Polo Crossing Hi Forrest, No, I doubt I could even get the traffic counts by December 15. I will get the proposal to you Tuesday morning. Thanks, JA ____________________ John J. Anthony, PE, PTOE Owner/Principal Engineer STUDIES • ANALYSIS • DESIGN Serving AL, FL, GA, MS & TN Veteran-Owned Small Business Established in 2006 Direct: (205) 249-6314 john@traffic-solutions.net john.trafficsolutions@gmail.com www.traffic-solutions.net From: forrest@fdaniell.com [mailto:forrest@fdaniell.com] Sent: Friday, December 10, 2021 1:33 PM To: John Anthony TRAFFIC SOLUTIONS Subject: Polo Crossing John – the next submittal deadline that the developer would really like to make is December 15. Is there any miraculous way you could have a traffic study done by that date? He said he would pay extra if you could make that happen. Thanks, Forrest Daniell Forrest Daniell & Associate, P.C. 8007 American Way Daphne, AL 36526 (251) 625-6490 office (251) 625-6494 fax -- Ken Kleban Kleban Properties LLC 1189 Post Road Fairfield, CT 06824 Tel: (203) 955-1978 www.KlebanProperties.com LIBERTY STMORPHY AV S BAYVIEW STGEORGE STFELS AV S CHURCH STS SUMMIT STNIC H O L S A V GASTON AV WHITE AVEQUITY STCity of FairhopePlanning Commission February 7, 2022 ¯ MORPHY AV GEORGE STWHITE AV GASTON AV FELS AVS BAYVIEW STLIBERTY STS SUMMIT STSCHURCHSTEQUITY STCLIFF D R UR 22.03 - Fels Avenue Legend Roads Parcels Corporate LimitsZoningDistrict B-1 - Local Shopping District R-2 - Medium Density Single-Family ^µ µProject Name: AT&T Fiber InstallationProject Type: Directional Boring & Overlash Aerial CableJurisdiction: Fairhope Planning JurisdictionZoning District: R-2General Location: West side of Section Street, to include Morphy, Fels, Gaston, & White AveOwner / Developer: AT&T School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Chris Ambron 2 UR 22.03 AT&T – February 7, 2022 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 15,093 linear feet of Directional Bore Fiber Cable & 10,978 linear feet of Overlash Fiber Cable along routes outlined on the below location map. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). M agnolia B each VIC IN ITY MAP -AT&T 1AN00146N I Magnolia A'Plo'ag<'!o la A- Z " 71---~--.L A"n St FAIRHOPE FRHPALMA • BUR IED SECT IO NS : PHASE 1 PHASE~ PHAS E 3 PHASE 5 AERIA L CA BLE 3 UR 22.03 AT&T – February 7, 2022 Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within a tree dripline, consult with the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Stand ards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handhole s and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City of Fairhope and shall always have a copy of the ROW permit available for review onsite. The permit shall be always posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. 4 UR 22.03 AT&T – February 7, 2022 Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. Recommendation: Staff recommends approval of UR 22.03 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 5 UR 22.03 AT&T – February 7, 2022 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). VOLANTA AV GREENO RD NN INGLESIDE STJUBILEETRDYER RDHOYLEAV AUDUBON PL City of FairhopePlanning Commission February 7, 2022 ¯GREENO RD NHOYLE AV DYER RDAUDUBON PLVOLANTA AV ZC 22.02 - Reserve PUD Amendment Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District R-1 - Low Density Single-Family R-2 - Medium Density Single-Family Planning Jurisdiction ^µ µ Project Name: Reserve PUD AmendmentSite Data: 16.78 acresProject Type: PUD AmendmentJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 386193, 386197General Location: West side of U.S. Highway 98 (Greeno Road) and South of Volanta AvenueSurveyor of Record: Smith, Clark & Associates, LLCEngineer of Record: Jade ConsultingOwner / Developer: Dominion Senior Living of Fairhope, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Hunter Simmons Cl C -- 1 ZC 22.02 The Reserve at Fairhope PUD Amendment Summary of Request: The applicant, Dominion Senior Living of Fairhope, LLC., is requesting to amend the existing PUD, known as The Reserve at Fairhope (Ord. 1703). The property is approximately 16.62 acres and is located at the SW intersection of Greeno Rd and Volanta Ave. Trey Jinright with Jade Consulting is the authorized agent representing the case. In general, the large multi-use building to the north remains unchanged. The patio homes were rearranged, along with the amenities; the stormwater management area was refined into ponds; and a proposed office site was included adjacent to Hoyle Ave. Other than the professional office site, no new units were created. Figures 1 and 2 illustrate the existing and proposed site plans. Figure 1: Existing Site Plan Figure 2: Proposed Site Plan The proposed layout of the patio homes reduces internal roads and impervious surfaces. A pickleball court was added, as well as a dog park. Staff believes the proposed ponds are more attractive than those on existing plans, especially as seen from Greeno Rd. Landscaping within the 20’ landscape buffer fronting Greeno Rd, including trees, is not shown on the plan, but shall be required on revised landscape plans. EE ---,- ·- ,!,__ .,.---. -:--.. :. .• "'--'---":....:,;;_:::== b~ -~ ,,,,. -------. ---· _., ~ ',_ ,. ---- ~,,.,., .... ___ ]'-I'll -----==-~ fl _,.. - 11 .. I ·-..... __ _J, L,. t~ ------: .. ----n------e--!____ ... L, . -, ~r ~; LEGEND ;t •l 1----: -· ~ ,. \; = ~r_n'_Jf_n • I . • -(. -r • • ----;-7 • ~. ,I < -•• ~ ~~ \-'' I j -I . . l -J ' ••--~~ --I ,11, i i1r 1 [ -~1~-:~ :: rr"F-~ ~u ·B-'5 i,.,_ r ii:f ",___J c _ :.:J :-- -:11 '111 Jij..,J IL .-~~ ' .. I -=--==-=-·-•':!':'=-'~-----------It ..;· ·l''' . :• !' ------c'--~--~----.. ......."", ,Ji;t' =-' • I ---~ ~~~ : ,:: ~ 2 ZC 22.02 The Reserve at Fairhope PUD Amendment Relatedly, there were trees preserved along the western property line, but once the understory brush and invasive plants were removed, residents of Audubon Place lost their visual buffer. The developer has plans and is working on installation of new buffer plantings. However, as a condition of approval, staff recommends a required visual buffer be present and maintained through the life of the PUD. The site plan shall reflect the required buffer. Greenspace The existing site plan provided 26% greenspace (25% required). The proposed site plan provides 30.1% greenspace. The ponds that were converted to wet ponds make up most of the difference. When developed, the professional office site shall provide a minimum 25% greenspace as well. Figure 3: Existing Greenspace Plan Figure 4: Proposed Greenspace Plan -----·-_':~==::==·=-:·: ,._ ~ ~ _i. ~ -.. -~ > - flWt4ttalll"tlGIM41flfflol ~--•0-..u/WtluM --~--.(MUOL'olU< ... 111 3 ZC 22.02 The Reserve at Fairhope PUD Amendment Professional Office A professional office ‘pad’ is proposed on the NW corner of Greeno Rd and Volanta Ave. Building size and exact use are currently unknown. Separate setbacks were not provided for the professional office location. As proposed, the building setback will follow the 30’ setback off Greeno Rd. However, it has no setback along the private drive. Staff contemplated requiring all setbacks as though this was an individual lot, but a building fronting the private drive may be appealing. However, with the maximum eave height within the PUD of 34’, staff recommends limiting the professional office building(s) to 30’ max to align with adjacent B-2 zoned property. The applicant proposes the following uses for the professional office building(s). Staff does not foresee conflict with the proposed uses, although, depending on trip generation, a revised traffic study may be required. Staff also recommends a mandatory Site Plan Review of the Professional Office when developed. Recommendation: Staff recommends Case: ZC 22.02 An Amendment to The Reserve at Fairhope PUD be Approved with the following conditions: 1. Landscaping, including overstory trees, shall be planted in the 20’ landscape buffer adjacent to Greeno Rd. 2. A visual landscape buffer shall be planted along the western property to provide a buffer to those residents on Audubon Pl and shall be maintained by the Owner of The Reserves at Fairhope. Once planted, the buffer shall remain natural, except for the allowance of plant material to be installed to maintain a visual barrier. 3. Maximum building height of the Professional Office Building(s) shall be 30’. 4. A mandatory Site Plan Review shall be required for the Professional Office Building when/if developed. ALLOWABLE USES FOR 175 ' X 250 ' PROFESSIONAL OFRCE PAD : CONVALESCENT OR NURSING HOME A BUSINESS PROVIDING LIVING ACCOMMODATIONS AND CARE FOR PERSONS SUFFERING FROM ILLNESS, OTHER THAN MENTAL OR CONTAGIOUS, WHICH IS NOT OF SUFFIOENT SEVERITY TO REQUIRE HOSPITALIZATION, OR FOR PERSONS REQU I RING FURTHER INSillUTIONAL CARE AFTER BEING DISCHARGED FROM A HOSPITAL, AND WHERE NON-RESIDENT STAFF I S PRESENT FOR MORE THAN 8 HOURS PER DAY. MEDICAL OFFICE/CLINIC A PLACE USED FOR THE CARE, DIAGNOSIS AND TREATMENT OF AILIN G, INFIRM , OR INJURED PERSONS, AND THOSE WHO ARE IN NEED OF MEDICAL AND SURGICAL ATTENTION, BUT WHO ARE NOT PROVIDED WITH BOARD . PROFESSIONAL OFFICE A BUILDING OCCUPIED BY A PROFESSION AND OFFERING PROFESSIONAL SERVICES TO CLIENTS, CUSTOMERS, OR PATRONS WHICH MAY INVOLVE OCCASIONAL ON-SITT CONTACT WITH CLIENTS, CUSTOMERS OR PATRONS. EXAMPLES INCLUDE ARCHITECT, ACCOUNTANT, REAL ESTATE, ENGINEER, LAWYER, OR OTHER SIMILAR PROFESSIONS . COMMON OPEN SPACE ANY SPACE DEDICATED FOR COMMON USE BY A GROUP OF CillZENS DUE TO PROPERTY OWNERSHIP, RESIDENCY, OR PATRONAGE OF FAOUTIES ASSOCIATED WITH THE OPEN SPAC E, EXCLUSIVE OF RIGHTS-OF-WAY AND EASEMENTS, AND OPEN FROM THE GROUND TO THE SKY. COMMON OPEN SPACE DOES NOT INCLUDE ANY I MPERVIOUS SURFACES DESIGNATED FOR AUTOMOBILE USE OR ANY REQU I RED YARD OR SETBACK MC UNITS3STORY2STORYPROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF SUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) F.F.E. 127.00 OHE OHE OHE OHE OHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHETTTT30' BSL 20' LANDSCAPE BUFFER 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W 250', FUTURE OFFICE175', FUTURE OFFICE 8 SPACES8 SPACES 4 SPACES 4 SPACES 6 SPACES 8 SPACES 8 SPACES 9 SPACES 8 SPACES 8 SPACES 8 SPACES 11 SPACES5 SPACES6 SPACES 5 SPACES 5 SPACES 9 SPACES 9 SPACES 7 SPACESPROPOSED WET STORMWATER MANAGEMENT AREA COVERED PARKING BAYS IL UNITS IL UNITS AL UNITS AL UNITS COVERED PARKINGBAYS20 PROPOSED WET STORMWATER MANAGEMENT AREA PROPOSED DRY STORMWATER MANAGEMENT AREA 19 18 17 161513141 2 6 5 3 4 7 8 COVERED PARKING BAYS COVERED PARKINGBAYS9 SPACES9 SPACES9 10 12 11 MC DROP-OFFDELIVERY& SERVICEDRIVEALDROP-OFFIL DROP-OFF DININGTERRACECOURTYARD MC COURTYARD COURTYARD DINING TERRACE SCREEN WALL SCREEN WALL DUMPSTER ENCLOSURE SECONDARY ENTRANCE MAIN ENTRANCE SECONDARY ENTRANCE MONUMENT SIGN SIDEWALK CONNECTION NEW PAVED PUBLIC ROAD SIDEWALK CONNECTION PROFESSIONAL OFFICE PAD 175' X 250' PUTTING GREEN PICKLE BALL COURT AND SHUFFLE BOARD GOLF CART PARKING DOG PARK MC UNITS DATE: 12/14/2021208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS CONCEPTUAL SITE PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 120120 120 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002.003.001 05-46-03-39-0-002-003.004 PARCEL SIZE: 16.62 AC EXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILY PROPOSED ZONING:PUD PUD ACREAGE:16.62 AC BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' BUILDING AREA & DIMENSIONAL REQUIREMENTS: BUILDING HEIGHT: MAX. 34' EAVE HEIGHT BUILDING COVERAGE:MAX. 25% (4.15 AC) IMPERV. COVERAGE (INC. BLDGS):MAX. 45% (7.48 AC) SENIOR HOUSING: 148 TOTAL UNITS 74,748 SF / STORY 3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL) 3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL) 1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF / UNIT (EXCLUDES GARAGE) NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS 1 SPACE / 4 EMPLOYEES 148 BEDS + 40 EMPLOYEES = 47 SPACES 178 SPACES (INC. 20 H/C) (INC. 14 COMPACT SPCS) VILLAS VEHICLE PARKING: 1 SPACE/ UNIT 20 UNITS = 20 SPACES 30 SPACES (INC. 4 H/C) PROFRSSIONAL OFFICE PAD:(PER CITY ORDINANCE) SIDEWALK & STREET REQUIREMENTS: SIDEWALK WIDTH:MIN. 5' WIDTH PARKING SPACES:10'x20' COMPACT PARKING SPACES:8'x15' DRIVE AISLE (SENIOR HOUSING):26' WIDE DRIVE AISLE (DUPLEX):24' WIDE LEGEND PROPOSED ASPHALT PAVEMENT PROPOSED PERMEABLE PAVEMENT PROPOSED LIGHT DUTY CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTY CONCRETE (BROOM FINISH) PROPOSED DECORATIVE CONCRETE SIGN NOTES: PROPOSED MONUMENT SIGNS SHALL MEET THE CITY OF FAIRHOPE SIGN ORDINANCE. 112 : ····;~~J "~ t -- ' ii ( u...,::-1/c,:- i}'·i}"'#'·--=~~9 I I I I ("1 1111 I a .Cr~-·c:.--m= .-z: -~---'jl ,...__-__ "' ---,..,,<-I '> <F -~ ----'--~---~-~----,-c·· •----- -------~ -::~~~~--_c _3"~,;~ ~~-•~~-=:-~~~~::~~}~~~~~~=;~~~~~ ~~~¥,~~~_:;_---==~--=~4--i--'-g\ , I D D D =====:.r :z: cC'.!'.'.'.'.2! MC UNITS3STORY2STORYPROPOSED SENIOR LIVING FACILITY APPROX. 174,655 SF SUBJECT PROPERTY: 16.62 AC ± (723,901 SF ±) F.F.E. 127.00 OHE OHE OHE OHE OHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHETTTT30' BSL 20' LANDSCAPE BUFFER 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLW W W W W W W W W W W W W W W W W W W W W W W 250', FUTURE OFFICE175', FUTURE OFFICE 8 SPACES8 SPACES 4 SPACES 4 SPACES 6 SPACES 8 SPACES 8 SPACES 9 SPACES 8 SPACES 8 SPACES 8 SPACES 11 SPACES5 SPACES6 SPACES 5 SPACES 5 SPACES 9 SPACES 9 SPACES 7 SPACESGREEN GREEN GREEN GREEN GREEN GREEN PROPOSED WET STORMWATER MANAGEMENT AREA COVERED PARKING BAYS IL UNITS IL UNITS AL UNITS AL UNITS COVERED PARKINGBAYS20 PROPOSED WET STORMWATER MANAGEMENT AREA PROPOSED DRY STORMWATER MANAGEMENT AREA 19 18 17 161513 14 1 2 6 5 3 4 7 8 COVERED PARKING BAYS COVERED PARKINGBAYS9 SPACES9 SPACES9 10 12 11 MC DROP-OFFDELIVERY& SERVICEDRIVEAL D R O P - O F F IL DROP-OFF DININGTERRACECOURTYARD MC COURTYARD COURTYARD DINING TERRACE SCREEN WALL SCREEN WALL DUMPSTER ENCLOSURE SECONDARY ENTRANCE MAIN ENTRANCE SECONDARY ENTRANCE MONUMENT SIGN SIDEWALK CONNECTION NEW PAVED PUBLIC ROAD SIDEWALK CONNECTION PROFESSIONAL OFFICE PAD 175' X 250' PUTTING GREEN PICKLE BALL COURT AND SHUFFLE BOARD GOLF CART PARKING DOG PARK PASSIVE GREENSPACE AREA WITH NEIGHBORHOOD SIDEWALK/WALKING PATH THROUGHOUT DEVELOPMENT ACTIVE GREENSPACE PASSIVE GREENSPACE AREA WITH NEIGHBORHOOD SIDEWALK/WALKING PATH THROUGHOUT DEVELOPMENT ACTIVE GREENSPACE MC UNITS PROPOSED GREENSPACE DATE: 12/14/2021208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS CONCEPTUAL GREENSPACE PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 120120 120 GREENSPACE TABLE TOTAL PARCEL SIZE:16.62 AC TOTAL PROPOSED UNITS:168 UNITS PROPOSED NET DENSITY:12.6 UNITS / AC GREENSPACE STANDARDS (COF SUBDIVISION REGULATIONS ARTICLE V, SECTION C): REQUIRED:PROVIDED: MULTIPLE OCCUPANCY PROJECT - RESIDENTIAL USE MORE THAN 6 UNITS / AC: 25% (4.16 AC) 25% (4.16 AC) (GREEN HATCH ONLY) WET POND DATA TOTAL WET POND SIZE:2 AC +/- 30% OF WET POND TO COUNT TOWARDS GREEN SPACE (2 AC * 0.30) =.6 AC PROFESSIONAL OFFICE PAD PROVIDED: DIM: 175' X 250' = 1 AC .25 AC (25%) GREEN SPACE TOTAL GRAND TOTAL GREENSPACE PROVIDED: (UPLAND + 30% OF WET POND + OFFICE PAD) 5.01 AC (30.1%) LEGEND (ACTIVITY TRAILS WILL INCLUDE BENCHES AND SHADE STRUCTURES) UPLAND OPEN SPACE - 4.16 AC WET POND CREDIT - 0.6 AC PROFESSIONAL OFFICE PAD - 0.25 AC TOTAL = 5.01 AC t \'°, . O,i. /> ;~~. i "~ 11} ~ ~ ,~1~1 g; ~ II II l ! I Ii I n~~rc·-•---------,,_ I '/ 1 ~__,......,~~ _="---,;-~ ::...,1=1 ~=" ~='= ,.~ ---i¼~~~~"fft~~.e=~E~~j/$1~:~~~1 I I ,! I I II ( • ======;~ 11111 /--I ( --=---..----------1···> 1111 :l'- 1 WI ~ 1~v(◊ ~ I WI ~ D I I I I I I I I I I I I I I I ======z.r l ~ OHE OHE OHE OHE OHEOHEOHEOHE OHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHETTTTPROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED STORMWATER MANAGEMENT AREA PROPOSED BUILDING SENIOR HOUSING 74,748 SF / STORY IL UNITS AL UNITS AL UNITS MC UNITS MC UNITS IL UNITS POOL1 2 3 4 8 7 9 10 11 12 14 13 17 18 20 19 56 16 15 MC COURT YARD COURT YARD COURT YARD SHADESHADESHADEPAVGOLF CART PARKING MONUMENT SIGNAGE MONUMENT SIGNAGESIDEWALK CONNECTION NEW PAVED PUBLIC ROAD MAIN ENTRY SECONDARY ENTRY SECONDARY ENTRY DUMPSTER ENCLOSURE2 STORY3 STORY8 COVERED SPACES6 SPACES 8 COVERED SPACES 8 COVERED SPACES 11 SPACES 5 SPACES6 SPACES4 SPACES8 COVERED SPACES 8 COVERED SPACES 8 COVERED SPACES 10 SPACES 8 SPACES 8 SPACES 8 SPACES 8 SPACES 7 SPACES9 SPACES7 SPACES7 SPACES5 SPACES 7 SPACES5 SPACES5 SPACESSERVICEDRIVEIL DROP-OFF DINING TERRACE AL DROP-OFF MC DROP-OFF PUTTINGGREENCOURTSCOURTSADD PEDESTRIAN CROSSING SIGNAL TO EXIST. CROSSWALK SCREENING WALL DELIVERY & SERVICE DRIVE 7 COMPACT SPACES 7 COMPACT SPACES 30' BSL 20' LANDSCAPE BUFFER 30' BSL20' LANDSCA P E B U F F E R 30' BSL20' LANDSCAPE BUFFER30' BSL30' BSL 30' BSL 30' BSL30' BSLDATE: 11/13/2020208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS CONCEPTUAL SITE PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 120120 120 SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002.003.001 05-46-03-39-0-002-003.004 PARCEL SIZE: 16.62 AC EXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILY PROPOSED ZONING:PUD PUD ACREAGE:16.62 AC BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' BUILDING AREA & DIMENSIONAL REQUIREMENTS: BUILDING HEIGHT: MAX. 34' EAVE HEIGHT BUILDING COVERAGE:MAX. 20% (3.32 AC) IMPERV. COVERAGE (INC. BLDGS):MAX. 45% (7.48 AC) SENIOR HOUSING: 148 TOTAL UNITS 74,748 SF / STORY 3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL) 3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL) 1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF / UNIT (EXCLUDES GARAGE) NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS 1 SPACE / 4 EMPLOYEES 148 BEDS + 40 EMPLOYEES = 47 SPACES 178 SPACES (INC. 20 H/C) (INC. 14 COMPACT SPCS) VILLAS VEHICLE PARKING: 1 SPACE/ UNIT 20 UNITS = 20 SPACES 30 SPACES (INC. 4 H/C) SIDEWALK & STREET REQUIREMENTS: SIDEWALK WIDTH: MIN. 5' WIDTH PARKING SPACES:10'x20' COMPACT PARKING SPACES:8'x15' DRIVE AISLE (SENIOR HOUSING):26' WIDE DRIVE AISLE (DUPLEX):24' WIDE LEGEND PROPOSED ASPHALT PAVEMENT PROPOSED PERMEABLE PAVEMENT PROPOSED LIGHT DUTY CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTY CONCRETE (BROOM FINISH) PROPOSED DECORATIVE CONCRETE SIGN NOTES: PROPOSED MONUMENT SIGNS SHALL MEET THE CITY OF FAIRHOPE SIGN ORDINANCE. ,__;___--,--,-r, u 11 .1.1n 1111 1n,1 ,._______~···•··I~ 1l l=c-1 111 D D D c:e::::::::!G Application For: PUD Rezoning Request For The Reserve at Fairhope A Planned Unit Development November 18, 2020 Revised: December 14, 2021 Applicant: Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 Prepared by: 208 Greeno Road North, Suite C Post Office Box 1929 Fairhope, Alabama 36533 Telephone: 251-928-3443 ● Fax: 251-928.3665 DOMINION ~PARTNERS ~ DE ,QNSUL T ING ·DEVELOPMENT ENGIN EE RS· PUD Request The Reserve at Fairhope Page 1 12/14/2021 Table of Contents Table of Contents .......................................................................................................................................... 1 List of Appendices ......................................................................................................................................... 1 Project Team and Contact Information ......................................................................................................... 2 Project Narrative ........................................................................................................................................... 3 Independent Living (IL): ............................................................................................................................ 3 Assisted Living (AL): ................................................................................................................................. 3 Memory Care (MC): .................................................................................................................................. 3 Age-in-Place: ............................................................................................................................................ 4 Services and Amenities ............................................................................................................................ 4 Site Description: ........................................................................................................................................ 6 Employees: ............................................................................................................................................... 7 Construction: ............................................................................................................................................. 7 Architectural Narrative: .................................................................................................................................. 7 List of Appendices Appendix A Company Profile 1. Articles of Incorporation Appendix B Zoning Application 1. Legal 2. Warranty Deed 3. Owner’s Authorization Appendix C Neighborhood Meeting Notice 1. Adjacent Property Owner list 2. Map 3. Certified Mail Receipts 4. Sign-In Sheet 5. Comments Sheets (There were no comment sheets completed) Appendix D Certification of Property Owners 1. List of Property Owner Withing 300’ 2. Map 3. 5160 Labels Appendix E Wetland Delineation Report Appendix F 11 x 17: 1. Boundary and Topographic Survey 2. Vicinity Map & Underlying Zoning 3. Comparative Zoning Tables 4. Conceptual Site Plan 5. Conceptual Greenspace Plan 6. Architectural Composite Floor Plan 7. Architectural Building Elevation 8. Architectural Rendered Building Elevation 9. Photometric Plan & Lighting Specification 10. Tree Preservation and Removal Plan 11. Landscape Plan PUD Request The Reserve at Fairhope Page 2 12/14/2021 Project Team and Contact Information Developer/Owner Dominion Senior Living of Fairhope, LLC 1200 Corporate Drive | Suite 225 Birmingham, AL 35242 205.776.6086 R. Withers Poellnitz wpoellnitz@dpllc.com Civil Engineer: JADE Consulting, LLC 208 N. Greeno Rd., Ste. C Fairhope, AL 36532 (251) 928-3443 Perry C. “Trey” Jinright III, P.E., LEED AP Lee Rambo, Designer tjinright@jadengineers.com Lrambo@jadengineers.com Sherry Ruth, Project Coordinator sruth@jadengineers.com Surveyor: Smith, Clark & Associates, LLC. P.O. Box 7082 Spanish Fort, AL 36577 Office: (251) 626-0404 Hunter C. Smith, P.L.S. hunter@smithclarkllc.com Architect: Architecture | Planning | Design Niles Bolton Associates 3060 Peachtree Rd NW Suite 600 Atlanta, GA 30305 404.365.7600 Teresa Nguyen tnguyen@nilesbolton.com Landscape Architect. WAS Design, Inc. 218 N. Alston St. Foley, Alabama 36535 (251) 948-7181 Van Webb vwebb@was-design.com DOMINION ~PARTNERS ~ ~DE CONSULTING N IL ES BOLTON ASSOCIATES l.:ind5c.:ipc .:irchitccts PUD Request The Reserve at Fairhope Page 3 12/14/2021 Project Narrative The proposed project is a luxury senior living community consisting of 168 total units on approximately 16.62 acres. A “senior living community” is a general term for the different types of housing providing varying degrees of care for seniors 55 years of age and older. In Dominion Partners’ previous developments, however, the average age of new residents is approximately 82 years old. Senior living communities are designed to suit a variety of lifestyles and provide a range of assistance including independent living, assisted living, and specialty care assisted living, commonly known as “memory care.” In order to provide a full continuu m of care and a true “age in place” community, the proposed project will offer 104 independent living (IL) units, 32 assisted living (AL) units, and 32 memory care (MC) units. As the site plan shows, approximately 50% of the land will be used for 20 IL pat io homes on the southern end of the property, and the northern half will hold the “main building” that contains 84 IL residences and the assisted living and memory care residences. All of the units, including the patio homes, will be for rent only and not for sale. Medicare and Medicaid do not provide rental assistance for any category of living in these types of communities. Instead, all of the residents use personal disposable income, applicable long-term care insurance, or wealth to make rental payments each month. The purpose and intent of senior living is to enable seniors to maintain as much independence, individuality and autonomy as possible, provide them with support and assistance when they need it, and enhance their lifestyle, dignity and joy of life. One of the major benefits offered by luxury senior living communities is an active, socially engaging lifestyle. Engaging in social activities and group events while learning new skills enables seniors to bond with new friends while promoting physic al and mental health. Residences available at the property will include three types: Independent Living (IL): Independent living is specifically designed for more active, self -reliant seniors who desire a maintenance- free lifestyle and the social benefits of living in a community with other seniors. Although most of the seniors who live in an IL setting require little if any assistance or daily care, supportive services are available around the clock and provided in emergency situations. Unlike AL and MC units, IL units do not require a state license to operate. Assisted Living (AL): Assisted living is offered to seniors who need help with one or more activities of daily living (ADLs) such as medication administration, meal preparation and dining, bathing, dressing, mobility, and toileting. State licensure from the Alabama Department of Public Health is required to provide AL services to appropriate residents and a licensed administrator, certified nurses, and trained staff provide care and assistance. Memory Care (MC): Memory care is available to residents who require cognitive support due to dementia. The entire memory care residence and outdoor courtyard are secure and monitored to ensure resident safety. State licensure and a Certificate of Need (CON) are required for every memory care resident unit in the project. As previously stated, a Certificate of Need (CON) is required for every Memory Care bed in the project and must be approved by the State Health Planning and Development Agency (SHPDA). A Letter of Intent (LOI) to apply for the beds has been filed for this project, and there are no other applicants filing in the same “batch” (a batch is what SHPDA calls it when two or more entities are applying for beds at the same time in the same county) for additional beds in Baldwin County. Since no competitors are applying for Memory Care beds in our “batch”, the likelihood of receiving the CON for all 32 Memory Care beds very likely. In addition, SHPDA updated the Alabama State Health Plan in May 2020 which added 338 Memory Care beds in Baldwin County alone. To put this in perspective, before the Alabama State Health Plan was updated Baldwin County only had 184 total Memory Care beds. As soon as the property is zoned correctly to develop the Memory Care beds, a formal CON application will be filed. Dominion estimates it will take approximately 120 days from filing a formal application to receiving final approval. PUD Request The Reserve at Fairhope Page 4 12/14/2021 Age-in-Place: Following the age-in-place model, a resident could first move into one of the patio homes, which is typically occupied by the more active senior or couple. When the resident becomes a little less active, has more limited mobility, or simply prefers the more communal atmosphere, he or she may choose to move into one of the IL residences in the main building to be closer to dining, activities, and other amenities. Eventually the resident may require assistance with ADLs, so he or she could move into an AL residence. If cognitive assistance and support are required, the resident could move into one of the MC units. Should one spouse require additional care, the independent spouse will have the comfort and convenience of being nearby in the same community. Trained staff interact with all residents regularly and frequently, developing relationships and trust with them and their families. These relationships help make transitions within the community smoother, more natural, and less stressful for the resident and family. Architecturally and operationally, senior living communities inclu de a plethora of features that make them truly unique developments. The buildings must be designed and operated for a multitude of uses including residential, healthcare, dining, hospitality, and even a little bit of country club. Due to the complexities o f the overall design and operations of a luxury senior living community, the staffing that is required is significant. The staff can be broken into a handful of subgroups: • Administration – Executive Director and Financial Services • Marketing – Includes Director of Sales and Marketing and staff • Resident Services – Resident Services Director, Lifestyle Director, Fitness Coordinator, Transportation, Concierge, Security Officer and other staff employees that help fill the residents’ schedule with activities • Healthcare – Nurses, Med-Techs, and Care Associates • Dining – Cooks, Servers, and Kitchen Staff • Environmental Services – Housekeepers and Engineers/Maintenance Techs Services and Amenities The services and amenities provided in these communities promote welln ess, socialization, a high quality of life, convenience, mental stimulation, spiritual expression, artistic exploration, and entertainment in senior-friendly surroundings. Although most of the amenities for this project are located in the main building, all residents, including the cottage residents, are encouraged to use and participate in any of the amenities or services that are offered. Some of the services and amenities available to all residents that will be included in the proposed project include: • 24-hour emergency response system with on-site monitoring and daily check in • Access to on-site physical, occupational and speech therapy • Licensed nurse on-site 24 hours a day, seven days a week for AL and MC • Innovative lifestyle programming providing social, educational, fun and healthy activities, events and outings • Scheduled transportation to area shopping and local appointments • Medication assistance and management for AL and MC • Luxuriously landscaped and well-appointed outdoor spaces with paved walking paths throughout • Fitness center with indoor aerobic exercise pool • Outdoor swimming pool • Courtyards, village greens, and lawn games • Patios or balconies in most IL and AL apartments • Luxury finishes and fixtures PUD Request The Reserve at Fairhope Page 5 12/14/2021 • Weekly cleaning and laundry service • White-linen upscale and laid-back casual dining experiences • Salon/Barbershop offering hair styling, manicure and pedicure services • Movie theater • Library and computer center • Concierge service Due to the varying levels of care and assistance required among the three categories of residents, it is operationally safer and more efficient to design the building with “wings” that cater to the specific needs of each resident in the least restrictive and most beneficial environment. This provides numerous advanta ges including but not limited to these: • The MC wing and courtyard are secure and monitored to prohibit residents from wandering • Nurse stations in the AL and MC wings are optimally located for close proximity to each unit and resident • Resident drop-off areas are strategically located within sight and easy reach of staff in case the resident needs assistance getting from the car to the facility • Dining venues are intentionally designed for each wing to provide comfortable and elegant meal experiences • Outdoor courtyards conducive to the needs of each resident type are situated at easily accessible locations • In Dominion Partners’ previous developments, the central area of the main building is the hub of activity for the community at large, providing features, services and amenities for all residents to enjoy. 175’x 250’ Professional Office Pad The project will have a 175’ x 250’ professional office pad located in the South East corner of the site near Hoyle Ave. This area is being reserved for potential uses that could provide support services to this project or the neighboring community. Allowable uses within this 175’ x 250’ space designated on the site plan are as follows’ • Convalescent or Nursing Home – a business providing living accommodations and care for persons suffering from illness, other than mental or contagious. Which is not of sufficient severity to require hospitalization, or for persons requiring further institutional care after being discharged from a hospital, and where non-resident staff is present for more than 8 hours per day. • Medical office/clinic – a place used for the care, diagnosis and treatment of ailing, infirm, or injured persons, and those who are in need of medical and surgical attention, but who are not provided with board. • Professional office – a building occupied by a profession and offering professional services to clients, customers, or patrons which may involve occasional on-site contact with clients, customers or patrons. Examples include architect, accountant, real estate, engineer, lawyer, or other similar professions. • Common Open Space – any space dedicated for common use by a group of citizens due to property ownership, residency, or patronage of facilities associated with the open space, exclusive of rights- of-way and easements, and open from the ground to the sky. Common open space does not include any impervious surfaces designated for automobile use or any required yard or setback . PUD Request The Reserve at Fairhope Page 6 12/14/2021 Site Description: The location of the subject property is perfect for a senior living community. Easy access to doctors’ offices and medical care is important to seniors and senior living communities; with Thomas Hospital approximately 1.25 miles south of the site, medical care is very convenient. The Fairhope Recre ation Center at Volanta Park is directly across Volanta Avenue, which is also a convenient feature of the property. This situation is similar to a senior community Dominion developed next to St. Vincent’s One Nineteen Health and Wellness Center in Birmingham, AL, that turned out to be a very popular and successful partnership. With a sidewalk on Volanta Avenue and a crosswalk already in place, Dominion expects and encourages the residents to enjoy everything from the indoor walking track to the pickleball c ourts at the Fairhope Recreation Center. In addition, the residential homes that border the west side of this site will border the portion of the property on which the one-story cottages are to be built. The main building is to be built on the east side of the property least proximal to existing residences. The project complies with the form, function, and design recommendations along Greeno Road found in the City of Fairhope Comprehensive Plan. The proposed land use offers a good transition from more int ense commercial uses to the south, the public park uses to the north, and the existing residential uses to the west along Volanta. The project will include pedestrian features and landscape buffers along both Greeno and Volanta. The main building placement was selected to provide the proper accessibility needed for the proposed land use, but not crowd the buffers and pedestrian connection points. The location of Volanta Park across the street from the proposed project also provides a nice way for the elderl y to fit into the community by mixing with the youth at the park. Senior housing communities are some of the lowest impact real estate developments there are. Traffic studies show that these communities have a much lower traffic count when compared to similar size projects on the residential or commercial side. Due to the inherent nature and habits of the residents there is no appreciable noise impact on the community. Lighting on the property is understated and purposeful; residents keep early hours and prefer ground-focused, clear light that does not intrude into their homes or create undue glare upon approach or from within. In fact, the lighting package for the proposed project shows a 0.0 foot-candle reading around the perimeter of the property. The project will have 176 parking spaces around the main building. In Dominion’s experience, this is the amount needed to sufficiently park all residents who drive, the entire staff, and any guests of the residents. The majority of staffing shifts change duri ng non-peak hours at 7:00 am, 3:00 pm and 11:00 pm. Cottages will each have parking for two vehicles – one in the garage and one in the driveway. While the majority of the IL residents will drive or have a car, very few if any AL residents will have a car, and no MC residents will have a car. All parking spaces and roads/drives inside the property boundary are intended to be used solely by the residents, guests of residents, and operational staff. All grounds, facilities and features will be maintained by the owner, operator, or third-party contract. Any monument signs will meet the City of Fairhope Sign Ordinance. With golf carts becoming more and more popular in Fairhope, the site plan also includes covered golf cart parking for main building residents w ho still drive and own a “street legal” golf cart, and each cottage will have a tandem garage that have enough room to keep a car and a golf cart. Although a street legal golf cart is not allowed to travel along Greeno Road, the residents might enjoy dri ving it to the Fairhope Recreation Center, Fly Creek Marina, or even take the residential streets to downtown Fairhope. A senior living community is an asset to the city by providing an attractive, vibrant and gracious lifestyle for its own elderly residents to enjoy. In fact, over 60% of residents in Dominion Partners’ past senior living projects came from within five miles of each respective facility. The remaining residents were mostly seniors from out of town that chose to move to be near their adult children. The 175’ x 250’ professional office pad located in the South East corner of the site near Hoyle Ave and Greeno Road shall be developed in accordance with and follow full compliance with the City of Fairhope development standards that are governing at such time whenever the development of this professional office project is submitted to the City of Fairhope for approval. PUD Request The Reserve at Fairhope Page 7 12/14/2021 Employees: Associates at senior living communities receive emergency training during orientation, annually, and as needed. An Emergency Policies and Procedures manual is prepared in anticipation of any emergency, and a step by step guide is followed. If an accident or illness does occur, the trained staff will evaluate whether emergency services should be called. At past projects, emergency vehicles typically pull into the IL drop - off, which in this case would be accessed directly from Volanta Avenue. Typically, the senior housing operator will establish a relationship and protocol with the local EMS that will allow the operator to tell the local EMS whether the lights and/or sirens should be active on at arrival. This helps prevent unnecessary sirens from disturbing other residents and nearby neighbors if it can be avoided. Construction: Construction is proposed and projected to begin in July 2021 and will take approximately 20 months. There will be no phasing of the construction – everything will be built at once. Any development of the professional office pad will be under an independent schedule that will be determined at a later date. Architectural Narrative: The proposed senior housing project includes a total of 168 units. There will be 20 patio homes, 84 Independent living units, 32 Assisted Living units, and 32 Memory care units. The amenities and support facilities for these residents include multiple dining rooms, café, dining terraces, fitness center, library, activity rooms, common areas, indoor swimming pool, physical therapy suite, commercial kitchen, laundry facilities, etc.… The site design includes a network of walking paths, village greens, courtyards, surface parking lots, street trees, foundation plantings, swimming pool, lawn games, understated exterior/site lighting, natural landscape buffers, and storm water detention per local requirements. The patio homes will be single story wood framed residences with private garages, front porches, and private rear patios at grade. Exteriors will include a traditional cottage/bungalow look with gabled roofs, double-hung windows, clapboard siding, masonry veneer, and neutral color palette focused on whites and greys. The main building will be two and three stories in height with sloped roofs and gables. The architectural expression will be traditional “Arts and Crafts/Craftsman” style, at the scale of a lodge or an inn. Exterior elements will include double-hung windows, a mix of clapboard siding and masonry veneer. The shingle roof will be sloped with hidden mechanical wells to screen condensing units and roof top equipment. Most units will have private balconies. Service/Utility Yard and loading dock will be walled and gated. The wall will be clad in masonry to match the main building. The trash compactor will be enclosed. Ground-based condenser units will be screened and landscaped. DATE: 12/14/2021208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS COMPARATIVE ZONING TABLE THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-39-0-002.003.001 05-46-03-39-0-002-003.004 PARCEL SIZE:16.62 AC EXISTING ZONING:R-1, LOW DENSITY SINGLE-FAMILY PROPOSED ZONING:PUD PUD ACREAGE:16.62 AC BUILDING SETBACKS: FRONT:30' SIDE & STREET SIDE:30' REAR:30' BUILDING AREA & DIMENSIONAL REQUIREMENTS: BUILDING HEIGHT:MAX. 34' EAVE HEIGHT BUILDING COVERAGE:MAX. 25% (4.15 AC) IMPERV. COVERAGE (INC. BLDGS):MAX. 45% (7.48 AC) SENIOR HOUSING: 148 TOTAL UNITS 74,748 SF / STORY 3 STORY - INDEPENDENT LIVING: 84 UNITS (56% OF TOTAL) 3 STORY - ASSISTED LIVING: 32 UNITS (22% OF TOTAL) 1 STORY - MEMORY CARE: 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF / UNIT (EXCLUDES GARAGE) NET DENSITY:168 UNITS / 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED:PROVIDED: SENIOR HOUSING VEHICLE PARKING: 1 SPACE / 4 BEDS, PLUS 1 SPACE / 4 EMPLOYEES 148 BEDS + 40 EMPLOYEES = 47 SPACES 178 SPACES (INC. 20 H/C) (INC. 14 COMPACT SPCS) PROFESSIONAL OFFICE USE:(PER CITY ZONING ORDINANCE) VILLAS VEHICLE PARKING: 1 SPACE/ UNIT 20 UNITS = 20 SPACES 30 SPACES (INC. 4 H/C) SIDEWALK & STREET REQUIREMENTS: SIDEWALK WIDTH:MIN. 5' WIDTH PARKING SPACES:10'x20' COMPACT PARKING SPACES:8'x15' DRIVE AISLE (SENIOR HOUSING):26' WIDE DRIVE AISLE (DUPLEX):24' WIDE ZONING DIMENSIONS TABLE LOT/STRUCTURE REQUIREMENTS R-1 REQUIREMENTS R-4 REQUIREMENTS R-5 REQUIREMENTS PUD REQUIREMENTS PROPOSED PUD MIN. LOT AREA/ALLOWED UPA 15,000 S.F.10,500 S.F FOR TWO DWELLING UNITS + 6,500 S.F. FOR EA. ADDITIONAL UNIT / 7 UPA 10,500 S.F FOR TWO DWELLING UNITS + 4,100 S.F. FOR EA. ADDITIONAL UNIT / 10 UPA 3 AC 16.62 AC / 12.6 UPA MIN. LOT WIDTH 100'75' FOR TWO DWELLING UNITS + 5' FOR EA. ADDITIONAL UNIT 75' FOR TWO DWELLING UNITS + 5' FOR EA. ADDITIONAL UNIT -513.59' MIN. FRONT SETBACK 40'30'30'-30' MIN. REAR SETBACK 35'35'35'-30' MIN. SIDE SETBACK 10'10'10'-30' MIN. STREET SIDE SETBACK 20'20'20'-30' MAX. TOTAL LOT COVERAGE BY ALL STRUCTURES 40%30%30%-25% MAX. BUILDING HEIGHT 30'30'30'-MAX. 34' EAVE HEIGHT PROVIDED PARKING BREAKDOWN TABLE PARKING PROVIDED SENIOR HOUSING INDEPENDENT LIVING 84 SPACES SENIOR HOUSING ASSISTED LIVING, MEMORY CARE, & STAFF 33 SPACES COMPACT PARKING SPACES 14 SPACES PERVIOUS PARKING SPACES 47 SPACES PROFESSIONAL OFFICE USE (PER CITY ZONING ORDINANCE) TOTAL PARKING SPACES 178 SPACES ALLOWABLE USES FOR 175' X 250' PROFESSIONAL OFFICE PAD: CONVALESCENT OR NURSING HOME A BUSINESS PROVIDING LIVING ACCOMMODATIONS AND CARE FOR PERSONS SUFFERING FROM ILLNESS, OTHER THAN MENTAL OR CONTAGIOUS, WHICH IS NOT OF SUFFICIENT SEVERITY TO REQUIRE HOSPITALIZATION, OR FOR PERSONS REQUIRING FURTHER INSTITUTIONAL CARE AFTER BEING DISCHARGED FROM A HOSPITAL, AND WHERE NON-RESIDENT STAFF IS PRESENT FOR MORE THAN 8 HOURS PER DAY. MEDICAL OFFICE/CLINIC A PLACE USED FOR THE CARE, DIAGNOSIS AND TREATMENT OF AILING, INFIRM, OR INJURED PERSONS, AND THOSE WHO ARE IN NEED OF MEDICAL AND SURGICAL ATTENTION, BUT WHO ARE NOT PROVIDED WITH BOARD. PROFESSIONAL OFFICE A BUILDING OCCUPIED BY A PROFESSION AND OFFERING PROFESSIONAL SERVICES TO CLIENTS, CUSTOMERS, OR PATRONS WHICH MAY INVOLVE OCCASIONAL ON-SITE CONTACT WITH CLIENTS, CUSTOMERS OR PATRONS. EXAMPLES INCLUDE ARCHITECT, ACCOUNTANT, REAL ESTATE, ENGINEER, LAWYER, OR OTHER SIMILAR PROFESSIONS. COMMON OPEN SPACE ANY SPACE DEDICATED FOR COMMON USE BY A GROUP OF CITIZENS DUE TO PROPERTY OWNERSHIP, RESIDENCY, OR PATRONAGE OF FACILITIES ASSOCIATED WITH THE OPEN SPACE, EXCLUSIVE OF RIGHTS-OF-WAY AND EASEMENTS, AND OPEN FROM THE GROUND TO THE SKY. COMMON OPEN SPACE DOES NOT INCLUDE ANY IMPERVIOUS SURFACES DESIGNATED FOR AUTOMOBILE USE OR ANY REQUIRED YARD OR SETBACK From:Ed Mendez To:planning Cc:Sarah Fischer Subject:Case ZC22.02 PPIN# 386193, 386197 Date:Thursday, January 27, 2022 12:20:11 PM SENT FROM AN EXTERNAL ADDRESS ________________________________ To the Fairhope City Planning Department. Hello my name is Edward Mendez I live at 14 Audubon Pl., Fairhope, AL 36532. In regards to the letter I received; stating that applicant Jade Consulting, LLC acting on behalf of Dominion Senior Living of Fairhope, LLC; would like to make some changes and amend the existing PUD. Can you tell me what changes that they would like to make on this property called Dominion Senior Living of Fairhope? Another issue: I’m already not very happy that they cut down all the trees behind the East side of my fence line exposing me to more traffic noise from Greeno Rd, Highway 98. Are they going to re-plant trees between the setback of their property line and my property line? I called the city when they were cutting down these trees and I was told that they were supposed to save as many as possible but it looks like they just clear-cut everything. Kind regards, Edward Mendez 760-566-4695 BIGCANOERUNSHALLOW SPRINGSCV STATE HWY 181STATE HWY 181City of FairhopePlanning Commission February 7, 2022 ¯STATE HWY 181STATE HWY 181SD 22.01 - Rockwell Place Preliminary Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District PUD - Planned Unit Development Planning Jurisdiction ^µ µ Project Name: Rockwell Place Site Data: 21 acresProject Type: Site PlanJurisdiction: Fairhope Planning JurisdictionZoning District: unzonedPPIN Number: 14535General Location: East side of US Hwy 181 and North of US HWY 104Surveyor of Record: Sawgrass Consulting, LLCEngineer of Record: Sawgrass Consulting, LLCOwner / Developer: Corte Family TrustSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Mike Jeffries 8 - 1 SD 22.01 Rockwell Preliminary – February 7, 2022 Summary of Request: The applicant is FST, A.I.C. JR LAND A I Corte III, FAMILY LIMITED PARTNERSHIP. Doug Chaffin with Sawgrass Consulting, LLC is the engineer of record for the project and the authorized agent. This application is for a 2- lot major subdivision containing approximately 36 acres and is located on the east side of State Highway 181 across from the Waters Subdivision, to be known as Rockwell Place. Concurrently application SD 22.02 is an application for a 252-unit Multiple Occupancy Project on the proposed lot 2. The property is unzoned Baldwin County but lies within the Planning Jurisdiction of Fairhope and is being reviewed as a major subdivision under the City of Fairhope’s Subdivision Regulations. This application is for preliminary approval. If approved an application for final plat approval must be submitted. Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Aid to construction cost to extend 12” water main and any other required improvements will be required at time of building permit. An 8” water main will be installed along the ROW’s of the proposed road. o Sewer – A 4” sewer force main will be installed along the ROW’s of the proposed road. o Power – Provided by Riviera Utilities o Gas – Not requested - Traffic Study: A traffic study was completed and recommended a north bound right turn lane be installed and is shown on the plans. It also recommends a south bound left turn lane that is in the current improvement plans to HWY 181 by ALDOT. Regarding a traffic light the report states “It is likely that a traffic signal would be warranted in the future”. The question is who will be responsible for the traffic light when additional analysis is done, and a light is warranted? - Drainage: The drainage travels west to east across the site and is collected in underground pipes. The storm water is then collected in one retention pond located at the south end of proposed lot one and one detention pond located at the north end of the proposed lot 1. o The retention Pond 1 achieves the required 80% TSS removal and the post development discharge is less than the predevelopment discharge. o The detention Pond 2 is released through a retention pond on the proposed lot 2 achieving the required 80% TSS removal. o The post-development flow is less than the pre-development flow. - Landscaping: o A 10’ asphalt pedestrian paths is located along the edge of the ROW’s of HWY 181 and the typical 5’ concrete sidewalk along the proposed road as required by the Subdivision Regulations. o Perimeter landscaping is provided along HWY 181 and the north property line and street trees along the proposed ROW’S have been provided. o The retention/detention ponds are sodded and have trees around them. General Comments: o Future development will require review of the current traffic study to ensure estimates included in the traffic study are not exceeded. 2 SD 22.01 Rockwell Preliminary – February 7, 2022 o This subdivision is connecting to the previously approved Harvest Green Subdivision to the north and creating a stub street for future connection to the property to the south. Roads, utilities, and sidewalks will extend to the property line. Staff Recommendation of case SD 22.01 Rockwell Apartments: Staff recommends approval with the following conditions. 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 3. Development on the outparcel shall supply a letter from a registered engineer that provides the cumulative trip generation at peak hours to verify estimates included with the provided Traffic Study are not exceeded. A note shall be added to the plat that reflects this condition of approval. ONLY ∆ ∆BUSHEL ROAD (50' PUBLIC R.O.W)STATE HIGHWAY 181 (R.O.W. VARIES)ROCKWELL BLVD. (PUBLIC R.O.W) CHECKED BY: SHEET: DATE: DRAWN BY: OF SCALE:NUMBER:REVISION:DATE: 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527 Phone: (251) 544-7900 11 E.E.G. Q.M. NOVEMBER, 2021 1" = 60' CORTE PROPERTIES ROCKWELL PLACE PRELIMINARY PLAT • • • • • • • • • SURVEYOR'S CERTIFICATE AND DESCRIPTION OF LAND PLATTED CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER CERTIFICATE OF APPROVAL BY THE BALDWIN COUNTY PLANNING DIRECTOR SITE DATA CERTIFICATE OF LESSEE CERTIFICATE OF NOTARY PUBLIC CERTIFICATE OF LEASEHOLD OWNERSHIP CERTIFICATE OF NOTARY PUBLIC CERTIFICATE OF ENGINEER OF RECORD “ CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE PUBLIC UTILITIES (WATER AND SEWER) CERTIFICATE OF APPROVAL BY AT&T CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRIC) CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE PLANNING COMMISSION CERTIFICATE OF THE BALDWIN COUNTY E-911 ADDRESSING GENERAL SURVEYOR'S NOTES: OWNER/LESSOR LESSEE SURVEYOR/ENGINEER UTILITY PROVIDERS ANY FLOCO ZONES Gl\lEN OR SHDWN ON T1--E FACE OF TftS DRA\\1NG All[ SCALED rno~ ™E FEOCRAL B.ffRGEN CY w.NA(;Et.£ITT 1.t:rncr FLOOD INSURANC E MAPS (SCALED ONLY) SlJRV[YE:OPROPE:RTYISCURR[N'TLY~ZOf..£0(8"'1.llWINCOUNTY) 12.97 ACRES± 564,657 S.F.± ---1EGElliL ROCKWELL (UNLESS0THERWISE:5H0WN HrnrnN) -2o rECT -20f'EIT S,O,\\IGRASS CONSlJLllNG, LLC 300nSGTE.l"BOOTS"Tf<OMASDR1\IE 5PA"5HFORT,Al3{;527 SUR\IEYOR; ERaL E. GOOV-,N , PLS ALABAMA ucrnsi: NUMOCR 26621 [NGINEER :~LllAMD.CHAFrlN,P.[ ALAflAMA LICENSE NLM.3rn 32963 WAHR -CITYOf FAIRHOPE S [WER -BALOW!, COOmY SEWER SEIMU ELECTfl!C-Rr-llERA UTILITIES f ST A.I.C . .R.,LA.ND/\.1.CORTE I I FAMILYLf.l lTIDPfflTNER5HIP CU Rl.£1 ~IJS e awgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT PLACE (INFEET) linch-60 It. A.I. CORTE, JR , MANAGING MEMBER ,>,.i.C., JR, L',NOA.I. COOTE, II FAMI LY LLl,rTEDPART~RSHIP WLLw.10.CHAfflN,P.E. 5.'.WGR>SS CONSULTING, LLC n-E UNO ERSI Gf..£0, AS AUmORIZrn BY CITY rF FAIRHDPE PLKIC UTILI TIES, HEREBY APPR0\IES THE \\O ~N f'I_AT roR n£ RECOR~G Of SAME IN THE PROOATE OFFICE rF BALD~N COONTY, ALAflAMA. ______ Q,<,yOf __ n-E UH0 [RSIGl-.£0, AS AUmORIZrn BY AT&T, HrnrnY APPRO\£S Tij[ VllmlN PLAT rOR Tij[ RECORD ING Cf SA~E IN Tft: PROOATI: Cf'FICE Cf BALO\IIIN COUNTY, !..LA BA~A Tft: UH0 [RSIGl-.£0, AS AUmORIZ[D BY Rl\1 ERA ~TlJTI[S, ft:R[BY APP RO \£S Tij[ \'IITftN PLAT rOR TH[ R[CORDING Cf SA~[ ~ m[ PROOAT[ CfFICE: Cf B!..LO\'IIN CWHTY, !..LABA~A, ____ 20_ I , ERCIL E. GODWIN, A REGISTERED SU RVEYOR OF BALDWIN COUNTY, ALABM.IA, HEREBY CERTIFY THAT I HAVE SURVEYED THE BELOW DESCRIBED PR OPERTY SHUATED IN BALD'MN COU NTY.ALABAMA· Project Description Rockwell Place is located along the east side of State Highway 181 approximately 1,800 feet to North of County Road 104. The address of the property is 23100 Hwy 181. The property is in Baldwin County and is unzoned. It is also located within the City of Fairhope Extraterritorial Jurisdiction (ETJ). The 36.02 acres development will consist of 20.9 acres of apartment units, 13.0 acres of future commercial development, and 1.8 acres of public roadway. This drainage report covers the 13.0 acre of future commercial development and public roadway construction on the west side of the development. The development will include a public street that bisects the property that will be dedicated to the City of Fairhope. The site naturally slopes from the west to the east along natural drainages. Two detention ponds will be constructed at both ends of the public roadway for the commercial area. Affected Drainage Areas Pre and Post Development The affected drainage area for the commercial development includes all of the 13.0 acres and the 1.8 acres of roadway. The 13 acres of commercial property to the west will be annexed into the City of Fairhope and stormwater calculations for the two ponds were performed using the ration method of storm water calculation. All onsite stormwater will be collected and conveyed to the stormwater retention ponds located at the north end and south end of the development via underground piping. The retention pond and release structure were designed to release stormwater below Pre-Development release rates for the additional stormwater runoff generated through the development of the site. The project is located within the Fish River Watershed which has been modeled. In this watershed, detention ponds are designed to detain the 2-, 5-, 10- and 25-year storm events and withstand the 100- year storm event. For this project, the detention ponds are designed to detain all storm interval including the 100-year storm event and release peak runoff below pre-development levels. Pre-Development vs. Post Development Surface Conditions The property was previously used for agriculture and row crops. A C-value of 0.2 was used for the existing conditions calculations. For the post development condition, a C-value of 0.3 was used even though the side is remaining natural. This will provide a conservative value and additional storage in the ponds. For the roadway portion of the development, a C-value of 0.95 was used. C-value Pre-developed – 0.20 C-value Post Developed – 0.30 for native and 0.95 for roadway Total Acreage = 14.8 Impervious Surface after Development (Buildings, Concrete parking and roads) = 1.8 acres Native Areas = 13.0 acres Total Impervious Area Percentage 12% (1.8/14.8) As shown, the ponds are conservatively designed based on the chosen C-values for storm water modeling. Hydro CADD© Modeling for Stormwater Detention The Hydro CADD© Modeling program was utilized to analyze the 2, 5, 10, 25, 50, and 100-year, 24-hour storm events using the rational method for determining stormwater run-off and detention requirements. The peak pre-development and post development discharge rates (Q) for each Return Period are provided in Appendix A. The results reflect that the Post-Development Discharge Rates are less than the Pre-Development Discharge Rates for the for each storm event analyzed and there is no breach of the pond during a 100-year event. Retention Pond Outlet Control Structure Pond 1 is a retention pond designed to hold water at a minimum depth of 4 feet below normal pool elevation. This is done to meet the 80% removal requirement of total suspended solids (TSS) by the City of Fairhope. Pond 1 is located on the south side of the development. Pond 1 has a normal pool of 109 feet and berm elevation of 115 feet. The internal side slopes of the pond are 3:1. Pond 2 is located at the north end of the development. Pond 2 has a bottom of 108 feet and a berm height of 114 feet and does not retain water below normal pool depth. This is because Pond 2 discharges through a retention pond for the 13 acres to the south, which will provide the 80% TSS removal. The Outlet Control Structures consists of concrete box structures with slotted weirs along one side and weir openings at the top. Details of the outlet structures are provided on the plans. Table 1 provides the peak discharges for post developed flow compared to the pre-developed flow for each storm interval for Pond 1. Table 2 provides the peak discharge comparison for Pond 2. Table 1: POND 1 DISCHARGE Storm Frequency Pre Development On-Site “Q” (cfs) Post Development Total from Pond 1 “Q” (cfs) 2 yr 7.40 6.44 5 yr 8.93 7.96 10 yr 10.19 9.19 25 yr 11.87 10.97 50 yr 13.20 12.45 100 yr 14.48 13.97 Table 2: POND 2 DISCHARGE Storm Frequency Pre Development On-Site “Q” (cfs) Post Development Total from Pond 1 “Q” (cfs) 2 yr 4.62 3.73 5 yr 5.56 4.69 10 yr 6.36 5.52 25 yr 7.45 6.76 50 yr 8.34 7.74 100 yr 9.22 8.77 As shown in Table 1 and Table 2, the stormwater retention ponds will detain stormwater runoff from the developed site with a controlled discharge rate less than the discharge rate prior to development for each storm return period. Stormwater Collection and Conveyance System The Stormwater Collection and Conveyance System is shown on the Design plans. The system has been designed to carry the 25-year storm event. Appendix A HydroCAD Reports Pre-Development for Existing Site Pre-Development for Off-Site Drainage Post Development Discharge from Detention Pond ::::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1/3%/3%/3%$i I I I I I I I I I / \ \ "--' 'I "'-1 ----~' ------1~1--:::....__:----------------., EIHIBBB¼H30El;HaEeH--l« .. nu u, n, -✓//~,v-,,Jun, ------/. r------I ----------STREET FRONTAGE REQUIREMENTS (S~c ,a 5-4 e) ~ 1 0"-eeo peor 3:llF RON ~d; 1290.0LF =-4300~,eo; T,ot81 Frnnta.ge-Tre--es. fiequir-ad: 4:3 lre4!1~ T(:11~1 F(l)iJI~~-TfU$ Ptovidedl: 4$11!0$ 1 ~tn.b peor 10lF RON ~d; 1290.0LF =-129~tn.b; T1)t21I Frnnt.a.-ge Shrubs fiequir-ed: 129 -s.hfub~ To1.al FrctNl;)g& Shrub$ Providi!id: 500 ~hfub-s; PERIMETER LANDSCAPE R.EOUIREMENTS (Sec20 S-1k) Soul~ 1 tr-ee per No1th 1 tr-ee per 3:llFRON ~.r:) 150.0LF =-To-t~I Tre-es fieguir-ad: T,ot;:!11 Tre,e.$ Provic:;ltid; 301F RCJN :~) OOOOIF a Tot.ll Tro$ A,eiq11,1ir~d: •l.i;,hd ln11-e~ P,ovidflld: \ \ l 1\ \ \ -~ 11i-1,-rn,.: l~-.111 --'\\ \. ~}11·,~~~' r~11i)1\ , ffi I 1,/l "---, ",' ,I '--i t"-"--;} 1,, "--~ :11<: 11',, I 5001::ree~ S1rees 51r!;tM 2G671lees 2'71(0$ 24ilr8~H -7 ~ " \------::--.,....--------------------------------------------____JL....~-~~~I ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ,9 +-C C: (1)(1) ~ ~ .._ C 1: +-< G> en a; E O a. a. 0 .Q = -E ~ .n ~ ~ ::J ~ a_ ~ (I) -g 0 .9 0 <Ca_ ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle LANDSCAPE PLANTING PLAN Shllllt No. LPl00.B :::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$%$$$$$$$$$%$(9)$6(8)$*6%(7)50(9)$6(8)$*(7)6%(6)50(1)41(10)$6(2)7'(2)41(1)49(1)49(1)49(1)7'(13)7'(4)49(6)49(5)49 QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1(1/$5*(0(17/ / ---------------I I I \------=---:---------------------------------------------____JL....~-~~~l '71 Scale: 1 •-30' ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ,9 +-C C: (1)(1) ~ ~ .._ C 1: +-< G> en a; E O a. a. 0 .Q = -E ~ .n ~ ~ ::J ~ a_ ~ (I) -g 0 .9 0 <Ca_ ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle LANDSCAPE PLANTING PLAN ENLARGEMENT Shllllt No. LP200.B ::::::::::::::::%$%$%$%$$$$$&$$$&$$$(9)$6(7)$*(7)6%(7)50(8)$6(8)$*(7)6%(6)50(10)$6(7)6%(8)$6(7)50(7)6%(8)$*(10)$6(7)50(6)6%(9)$*(7)6%(2)49(2)41(2)7'(2)41(2)7'(3)49(3)41(2)7'(2)49(7)$*(7)6%(7)50(9)$6(7)$*(6)6%(7)50(9)$6(8)$*(7)6%(6)50(9)$6(8)$*(7)6%(7)50(9)$6(5)$*(2)49(3)41(2)7'(1)49(2)49(2)7'(2)41(1)7'(8)50(6)50(6)6%(9)$*(1)41(15)49(7)6% QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1(1/$5*(0(17I ·;"1. •· I ;,:, Scale: 1 •-30' \ \ I \ I \ I I ,,/ \ / /// )< / / " // / " -/ / ~ -I,--II ~ -" // / " // / " / // " / / / / / / ~/ / ) / I // I I I I --,--/ / r / / r / / / / / I I l \ \ \ \ \ \ \ \ \ " " " " -----------------------------------=--.....____ -----------------.....____ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ~ _Date~ ___:R:::"'=:'sio::::"'_c_/_::Su:::.cbm=iss=ion'----s __ _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle LANDSCAPE PLANTING PLAN ENLARGEMENT Shllllt No. LP201.B :::::::::::&$%$%$%$%$$$$$&$$$&$&$$$::::::::::: : ::&$&$(6)50(7)6%(9)$*(6)6%(7)50(10)$6(8)$*(7)6%(7)50(9)$6(8)$*(7)6%(6)50(9)$6(8)$*(8)6%(7)50(8)$*(7)6%(6)50(2)49(2)7'(1)41(2)7'(3)49(3)7'(3)49(3)41(1)41(1)7'(12)$6(8)$*(1)41(2)49(1)7'(7)6%(9)$6(5)/1(9)7'(9)49(16)49(23)$6(7)$6(2)41 QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1(1/$5*(0(17I I J_ I I Scale: 1 "=.30' I I I I I I I I I I ------✓------//// __ _,,,,,_,,,,,,..--~ I / I /✓-----\ \ \ \ \ \ \ \ \ 7 ,!! ... ~~ DESIGN landscape architects ~@lJ IF@IR! 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ALL COMMON AREA SPACES TO BE LANDSCAPED WITH VARIOUS PLANTING MATERIALS SUCH AS TURF, PLANTINGS, CANOPY TREES AND UNDERSTORY TREES TO PROVIDE A BALANCED LANDSCAPE THROUGHOUT THE DEVELOPMENT. ANY DISTURBED AREAS SHALL RECEIVE SOD OR MULCH AS NECESSARY PER MUNICIPALITY REQUIREMENTS. ALL LANDSCAPE BEDS ARE TO RECEIVE 3" DEPTH LONG LEAF PINE STRAW, SETTLED QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT -=~~=1--CURB + 1klrllJ1TIJJr¥111=-11=111-,· SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. ~ 2 X ROOTBALL PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING --SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN MULCH LAYER QR TOP OF CURB/ PAVING GRADE WN i NOTE: TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. 0 3•~ ,·-o· 329413.23-02 ~~---PLANT SPACING PER PLAN/PLANT SCHEDULE ;_ ____ 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) ~8,--------PREPARE BED PER SPECS UNDISTURBED SUBGRADE NO HERITAGE PROTECTED TREES ON SITE GENERAi CONDIJIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. LANDSCAPE AREA SOIL PREPARATION PLANTING SOIL SHALL BE CREATED BY AMENDING TOPSOIL WITH THE ADDITION OF COMPOST. 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 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 ¼'ITH COMPOST INCORPORATION, AS REQUIRED PER SOIL TEST (IF REQUESTED BY OWNER). 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. Pl ANT MATERIAi AND Pl ANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT ANY TIME. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF -AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24 -BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, 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 LONG LEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. o~,-.--,-._-,r ______________ 3_2_9_33-3-.,-3---.,-o NOT TO SCALE 329399-04 o .. 3---_-,-._-0------------------32_9_3_13 ___ 0_, o .... , .-. -_-,-._-0 _________________ 32_9_3-43-.-26---0-2 o .... ,.-_-,-.-----------------32_9_3-99---0-, ::.II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Re,I ____ -----------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ .1LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project. No. 04.07.21 Sheet T1tle LANDSCAPE PLANTING DETAILS Shllllt No. LP500.B ::::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+6,7(/,*+7,1*3/$1/(%/(%r-1~ I I I I I I I I I I I I L __ Scale: 1 • = 60' / I 0.0 0.0 0.1 0.2 0.0 0.0 0.1 0.3 0.0 0.0 0.1 0.7 0.0 0.0 0.1 12 o.o 0.0 o.o L o.o 0.0 o.o lo., ,, " " I,. 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STRUCTURAL ENGINEERING DESIGN RESPONSIBILITY IS DELEGATED TO THE CONTRACTOR, AND SHALL BE DONE BY A PROFESSIONAL ENGINEER OR OTHER QUALIFIED PROFESSIONAL 1'S REQUIRED FOR CODE COMPLIANCE, PERMITTING, ETC. NOT TO EXCEED 15' IN HEIGHT PER CITY REQ'S 111 ENGINEERING COORDINATION NOTE: CONTRACTOR IS RESPONSIBLE TO VERIFY /PROVIDE STRUCTURAL REQUIREMENTS AND/OR WIND LOADING. LUMINAIRE, LANTERN TYPE, BY BALDWIN EMC, 150 WATT HIGH PRESSURE SODIUM BULB, TYP. POLE, FIBERGLASS, SMOOTH TEXTURE, PAINTED BLACK ANCHOR BOLTS, NUMBER, SIZE, AND LOCATION TO BE PER FIXTURE/POLE MANUFACTURER REQUIREMENTS. GROUND ROD, GROUND AS REQ'D BY CODE AND MANUFACTURER CONDUIT, TO LIGHT FIXTURE FOOTING, PIP CONCRETE WITH VERTICAL REBAR AND HORIZONTAL TIES VOLTS 120V 1P 2W 0112·-265613-01 NOTE 8 KING LUMINAIRE: WASHINGTON K118EO ACORN PRISMATIC LENS IN LOUVER PORTION, WlTH FROSTED ACORN ABOVE ONE 150W CLEAR HPS LAMP (MOGAL BASE). LUMEN RATING -16000 LMS. KING LUMINAIRE COMPANY INC. BURLINGTON, ONTARIO f3)Qfnoowl.n ~~354~ 1(j2C15133N711 l-Focfl0!)331MMO QUANTITY 13 _,_.. .,, __ , .., __ ... .... -... ~ DEFAULT ELEVATION 15'-0" .............. ---......... , ....... _..,_ ........... ---rt:IDillWlllll:ll~M•Ml'I ... a...-.--..aai,,111a--d tw.-.igi How ID Cstalog /or Kl 181.Jlmfnalm KINGLU IR • ,. ................. l»JWk www.kin9luminai,ft.com emafl: Hl~.s•11.rn9luminai'r1t,com ---M,..,._,__.~ P£(liM!llt ...... .-...-_..,_ PBC,,._.,._CIII 11\'CDIIIIIIW....,....,._CIIII ................ 1m11...,f:..., K/18-E Prismatic ExlJJt11Jll/llfrOCI« The uoe of Ille 11118-E B>llemalencloolnase pn,mel!O!llfra:;a ..... lhelr,,~--<hc\OC!,n,dilgil .-..,,IIPD1jlm ---AIRl/fabll! OplJotl• for Kl 181.Jlmlna/ro ,.,,,,rd} GR-Gf-.U.Rjig M Ol)Ca'.al ~ tl'a oddslotho-<Xlk~ tho-WasltlJIOn <i'.lbe•-hlll<i'(I Q)el@s 1<118-EAR ~ """"""' .............. , -Cll·~IINf!I MOJ)IIIJ8:c;e:J/D'flrel !i\l,saDIBldo<:a!IM<Xlk ,o.,.r.doo/'o'laWtgoo Glelle•-~IIKflg ()allCQll;rS ::.II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED ANO ARE SUBJECT TO CHANGE. Re,I ____ -----------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL BH ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle Sheet No. SITE LIGHTING DETAILS LE500.B C 1 A B 1 A B 1 A B 1 A B 1 A A 1 A A 1 A C 1 A A 1 A C 1 A C 1 A A 1A C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AC1A B1A B1A B1A B1AA1A A1A C1A A1AC1A C1A A1A B2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2A A1A A2A B1A B1A B1A B1AA1A A1A A1A A2A B2AB2A A1A A2A B1A B1A B1A B1AA1A A1A A1A A2A B2A C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AC1A B1A B1A B1A B1AA1A A1A C1A A1AC1A C1A A1A BUSHEL ROAD (50 ' R /W ) BUSHEL ROAD (50' ROW) CHECKED BY: EG SHEET: 13 OF 20 DATE: FEBRUARY 2022 DRAWN BY: WDC SCALE: 1" = 60'PEDESTRIAN PLAN ROCKWELL PLACE ROADWAY PLANS STUART CONSTRUCTION GRAPHIC SCALE 0 1 inch = 60 feet 12030 60 NUMBER:REVISION:DATE: 30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527 Phone: (251) 544-7900 FUl\JRE THROUGH STREET FUl\JRE J WAY STOP INTERSECTON INSTAil TEMP SIGN 2 WAY STOP FUl\JRE J WAY STOP INTERSECTION ---------------------- CROSSING 5' CONCRETE SIDEWALK LDT 1 FUl\JRE COMMERcw_ DE.VEL.OPMENT 12.97 ACRES HWY 181 ROW ---------- 10' ASPHALT PATH 0.5' FROM ROW --------------- PEDESTRIAN CROSSING 5' CONCRETE SIDEWALK PEDESTRIAN CROSSING BUILDING 2 LDT 2 ROCKWELL PLACE DEVELOPMENT 20.91 ACRES ~ l'OOI. ... GREEM SPACE AA.A 3.111£. (RECR<A11lN AR.A ~Cl.UDIHG POOi. OPEN SP/£E) STOP SIGN STOP BAR STREET LIGHTING (m>) SEE LANDSCAPING PLANS FOR DETAILS ---- 15' DRAINAGE AND UTILITY EASEMENT " 30' MINIMUM BUILDING SETBACK LINE ----" =-_:--------== ~-,-~ \ ' ' " I -~==BUILDING 9 11 " BUILDING 10 INTERNAL 5' CONCRETE SIDEWALK5 (m>) ~~ ING 8 ~ ~ \ ,,,;{;.;;; DETENTION POND 1.76 AC. RIM EL, 1D6' NORMAL POOL EL, 1 D 1' BOTTOM EL, 97' --- PEDESTRIAN CROSS NG I I _ 15' DRAINAGE AND UTILITY EASEMENT ------------------------vrn ----------------1.......::i----------------------------------------------------r)> t..-.. -e awgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT CONNECT SIDEWALK TO ADJACENT HARVEST GLEN SUBDMSION TRAFFIC IMPACT ANALYSIS for Rockwell Apartments Final Report December 2021 Prepared by: I I;;, I PROPOSED ROCKWE LL APARTMENTS 21± ACRES .-------------------------------------------------- ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Intersection of AL Highway 181 and AL Highway 104 ................................................. 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 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 Residential ...................................................... 4 - 4 Figure 4.3 Site Traffic Assignment Commercial ..................................................... 4 - 5 4.3 Non-Site Traffic Forecast ............................................................................................. 4 - 6 4.4 Year 2024 Total Traffic ................................................................................................. 4 - 6 Figure 4.3 2024 Non-Site Traffic ............................................................................ 4 - 7 Figure 4.4 2024 Total Traffic .................................................................................. 4 - 8 4.5 Year 2024 Traffic Analysis ........................................................................................... 4 - 9 Table 4.3 Year 2024 Non-Site Traffic Level-of-Service ........................................ 4 - 9 Table 4.4 Year 2024 Total Traffic Level-of-Service .............................................. 4 - 9 Section 5 Conclusions ...................................................................................................... 5 - 1 5.1 Auxiliary Lane Warrant ................................................................................................. 5 - 1 5.2 Conclusions .................................................................................................................. 5 - 1 Table 5.1 Improved Level-of-Service .................................................................... 5 - 1 Figure 5.1 Recommended Improvements .............................................................. 5 - 2 ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec1_intro.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro Analysis Year 2024 Synchro & HCS Analysis Auxiliary Lane Warrants Analysis ROCKWELL APARTMENTS FAIRHOPE, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Sawgrass Consulting, LLC for the construction of the Rockwell Apartments. The project site is located on AL Highway 181 north of AL Highway 104 in Fairhope, Alabama. Development of the site is planned to include the construction of a 252-unit apartment complex and unknown commercial area. 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. ROCKWELL APARTMENTS FAIRHOPE, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 the future AL Highway 181 with the proposed Driveway. 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 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. ROCKWELL APARTMENTS FAIRHOPE, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 the proposed Driveway. Turning movement counts conducted in February 2021 were utilized for this study. A review of the historical 24-hour daily traffic volumes from ALDOT traffic counts was conducted to see the historical impacts of traffic growth on the roadways adjacent to the project site. The comparison of traffic volumes is provided in Table 3.1. Table 3.1 – Historical Daily Traffic Volumes Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2019 18,223 16,791 2018 17,302 15,943 2017 17,290 15,950 2016 17,290 15,950 2015 16,880 15,570 Annual Growth Factor 1.93% 1.91% Based on the historical traffic counts in the area, a 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2024. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. ROCKWELL APARTMENTS FAIRHOPE, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Highway Capacity Manual 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 SeNice C D E F De lay (seclveh) 21 -35 36 -55 56-80 >80 Eastbound Westbound Northbound Southbound Overall I AM Pea k Intersection P M Peak ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 252-unit apartment complex development. In addition, there is an area set aside for future commercial use. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the apartments was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 11th Edition. A trip generation of the commercial was also completed using possible future land uses. 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 Multifamily Housing (Low-Rise) 252 Dwelling Units 1,691 101 24 77 129 81 48 Fast-Food Restaurant w/ Drive- 31000 SF GFA1,4021346866995148 Strip Retail Plaza (<40k)30 1000 Ft 2 GLA 1,496 59 35 24 170 85 85 Automated Car Wash 1 Tunnels 78 39 39 Total 4,589 294 127 167 476 256 220 Daily Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 6.41*(X) + 75.31 Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 467.48 Strip Retail Plaza (<40k) [ITE 822] = T = 42.20(X) + 229.68 AM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 0.31*(X) + 22.85 ; (24%in/76%out) Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 44.61 ; (51%in/49%out) Strip Retail Plaza (<40k) [ITE 822] = Ln(T) = 0.66*Ln(X) + 1.84 ; (60%in/40%out) PM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 0.43*(X) +20.55 ; (63%in/37%out) Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 33.03 ; (52%in/48%out) Strip Retail Plaza (<40k) [ITE 822] = Ln(T) = 0.71*Ln(X) + 2.72 ; (50%in/50%out) Automated Car Wash [ITE 948] = Average Rate = 77.5 ; (50%in/50%out) T - Trips Source: ITE Trip Generation, 11th Edition While internal capture and pass-by trips would likely occur with the commercial area, no reduction was taken in this analysis to remain conservative. The estimated site traffic volumes are illustrated in Figure 4.2 and Figure 4.3. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 6 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 2024 for the study intersections as discussed previously in Section 3.1. Figure 4.4 illustrates the Year 2024 Non-Site Traffic Volumes. 4.4 Year 2024 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2024) traffic volumes. Figure 4.5 illustrates the Year 2024 total traffic volumes. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 9 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc 4.5 Year 2024 Traffic Analysis An analysis of the Year 2024 Non-Site and Total traffic volumes was conducted using the information provided in the Highway Capacity Manual, Sixth Edition. The lane geometry and traffic control for the non-site and total traffic analysis includes the new roadway geometrics that are under construction. The total traffic analysis also includes a full median opening as shown in the site plan. The results of the analysis are shown in Table 4.3 and Table 4.4. Table 4.3 – Year 2024 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 – 17 B – 17 B – 16 B – 18 B – 17 PM B – 16 B – 16 B – 17 B – 18 B – 17 Table 4.4 – Year 2024 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 – 17 B – 18 B – 16 B – 19 B – 17 PM B – 18 B – 17 B – 17 B - 20 B – 18 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Driveway AM A A – 2 - C – 24 - PM A A – 3 - E – 48 - All intersections are anticipated to operate at acceptable levels-of-service in Year 2024 with the construction of the 252-unit apartment complex. When the assumed commercial uses are added to the driveway, the westbound approach is anticipated to operate at capacity. I I I I ROCKWELL APARTMENTS FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Section 5 Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway were evaluated to determine if the warrants outlined in the National Cooperative Highway Research Program (NCHRP) Report 457, Evaluating Intersection Improvements: An Engineering Study Guide are anticipated to be met for constructing auxiliary turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2024 total traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway. Based on anticipated traffic volumes, a southbound left turn lane is warranted, and a northbound right turn lane is warranted at the AL Highway 181 and proposed Driveway intersection. 5.2 Conclusions Development of the project site with a 252-unit apartment complex is not anticipated to create capacity related deficiencies along the existing roadways. In addition, turn lane warrants are met for a northbound right turn lane and a southbound left turn lane. ALDOT is constructing a southbound left turn lane with 100 foot of storage. The storage length is adequate for the development as the 95% queue length is less than one vehicle. Figure 5.1 illustrates the recommended improvements. With the assumed commercial uses, the proposed driveway operates at capacity in the PM Peak hour. When the auxiliary turn lanes are considered, the levels-of-service improve. Table 5.1 shows the improved levels-of-service. Table 5.1 2024 Improved Levels-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Driveway AM A A – 1 - C – 22 - PM A A – 2 - D – 35 - The proposed roadway lines up with a median opening that ALDOT is constructing. In addition, there is a Publix Shopping Center currently under construction with a driveway that will line up with this median opening. It is likely that a traffic signal would be warranted in the future. At buildout of the apartments, the Publix driveway will likely be the higher volume of the side roads that could warrant a signal. It is not known at this time what commercial developments will occur or time frame within this development or the outparcels of the Publix development. Once additional commercial development occurs, additional analysis of the median opening should be completed to determine the appropriate traffic control at that time. I I ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro Analysis Year 2024 Synchro & HCS Analysis Auxiliary Lane Warrant Analysis ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Year 2021 Existing Traffic Volumes File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 1 CR181 @ SR104 Fairhope, Alabama Groups Printed- Automobiles - Trucks - Buses CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total 06:30 20 95 26 0 22 44 18 0 12 85 7 0 12 30 8 0 379 06:45 18 75 27 0 34 57 17 0 16 103 8 0 23 33 19 0 430 Total 38 170 53 0 56 101 35 0 28 188 15 0 35 63 27 0 809 07:00 18 98 36 0 16 71 24 0 17 114 13 0 17 56 9 0 489 07:15 22 88 51 0 14 73 34 0 20 114 3 0 26 93 15 1 554 07:30 20 91 54 0 25 75 19 0 21 88 13 0 35 61 22 0 524 07:45 16 107 33 0 29 77 27 0 25 117 22 0 31 40 22 0 546 Total 76 384 174 0 84 296 104 0 83 433 51 0 109 250 68 1 2113 08:00 14 99 24 0 28 75 25 0 25 86 6 0 34 53 28 0 497 08:15 28 104 27 0 18 53 17 0 21 90 8 0 15 39 16 0 436 08:30 19 77 34 0 17 61 21 0 28 75 18 0 12 34 10 0 406 08:45 25 71 34 0 24 65 16 0 19 64 11 0 20 34 15 0 398 Total 86 351 119 0 87 254 79 0 93 315 43 0 81 160 69 0 1737 09:00 23 71 19 0 14 47 19 0 16 73 14 0 22 36 11 0 365 09:15 23 66 23 0 11 51 23 0 14 79 20 0 15 35 16 0 376 ***BREAK*** Total 46 137 42 0 25 98 42 0 30 152 34 0 37 71 27 0 741 ***BREAK*** 14:00 15 82 23 0 16 54 18 0 20 86 15 0 28 46 22 0 425 14:15 25 90 22 0 12 50 16 0 24 90 14 0 20 49 17 0 429 14:30 18 82 31 0 19 43 23 0 19 86 15 0 29 54 22 0 441 14:45 24 100 15 0 13 42 17 0 18 87 14 0 26 62 20 0 438 Total 82 354 91 0 60 189 74 0 81 349 58 0 103 211 81 0 1733 15:00 17 85 27 0 21 62 14 0 23 92 16 0 30 56 15 0 458 15:15 17 97 19 0 39 78 20 0 20 87 15 0 37 75 30 0 534 15:30 31 120 23 0 26 54 28 0 11 98 17 0 42 69 20 0 539 15:45 23 104 10 0 18 62 26 0 23 106 16 0 31 75 22 0 516 Total 88 406 79 0 104 256 88 0 77 383 64 0 140 275 87 0 2047 16:00 15 101 24 0 19 55 31 0 24 112 16 0 39 68 18 0 522 16:15 28 105 17 0 22 44 29 0 14 89 21 0 27 71 28 0 495 16:30 21 113 21 0 19 45 18 0 20 106 15 0 28 63 25 0 494 16:45 21 108 17 0 21 59 26 0 22 76 23 0 39 89 21 0 522 Total 85 427 79 0 81 203 104 0 80 383 75 0 133 291 92 0 2033 17:00 29 114 20 0 21 49 18 0 19 99 24 0 28 76 22 0 519 17:15 18 90 18 0 23 59 30 0 14 112 24 0 46 88 29 0 551 17:30 21 111 23 0 23 63 22 0 12 115 13 0 32 56 15 0 506 17:45 41 121 16 0 15 52 20 0 16 89 19 0 25 51 29 0 494 Total 109 436 77 0 82 223 90 0 61 415 80 0 131 271 95 0 2070 18:00 24 84 11 0 12 43 13 0 14 74 16 0 25 32 16 0 364 18:15 21 106 23 0 13 30 20 0 11 63 10 0 22 42 13 0 374 18:30 20 74 15 0 16 24 11 0 14 51 13 0 24 27 6 0 295 18:45 17 70 10 0 12 21 11 0 11 42 8 0 21 42 12 0 277 Total 82 334 59 0 53 118 55 0 50 230 47 0 92 143 47 0 1310 Grand Total 692 2999 773 0 632 1738 671 0 583 2848 467 0 861 1735 593 1 14593 Apprch %15.5 67.2 17.3 0 20.8 57.2 22.1 0 15 73.1 12 0 27 54.4 18.6 0 Total %4.7 20.6 5.3 0 4.3 11.9 4.6 0 4 19.5 3.2 0 5.9 11.9 4.1 0 Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! I I I I I I I I I I I I I File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 2 CR181 @ SR104 Fairhope, Alabama Groups Printed- Automobiles - Trucks - Buses CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total Automobiles 664 2817 746 0 602 1653 619 0 559 2676 434 0 822 1641 571 1 13805 % Automobiles 96 93.9 96.5 0 95.3 95.1 92.3 0 95.9 94 92.9 0 95.5 94.6 96.3 100 94.6 Trucks 28 172 25 0 27 82 52 0 24 165 30 0 37 92 22 0 756 % Trucks 45.73.2 04.3 4.7 7.7 0 4.1 5.8 6.4 0 4.3 5.3 3.7 0 5.2 Buses 0 10 2 0 3 3 0 0 0 7 3 0 2 2 0 0 32 % Buses 00.30.3 00.5 0.2 0 0 00.20.6 00.2 0.1 0 0 0.2 CR181 SR104 SR104 CR181 Right 746 25 2 773 Thru 2817 172 10 2999 Left 664 28 0 692 Peds 0 0 0 0 InOut Total 4117 4227 8344 254 225 479 91221 4380 88444464 Right619520671Thru16538231738Left602273632Peds0000OutTotalIn2739 2874 5613150 161 3115611289459353041Left 559 24 0 583 Thru 2676 165 7 2848 Right 434 30 3 467 Peds 0 0 0 0 Out TotalIn 3990 3669 7659 221 219 440 13 10 23 4224 81223898Left822372861Thru16419221735Right571220593Peds1001TotalOutIn2958 3035 5993131 151 2825493094628431902/23/2021 06:30 2/23/2021 18:45 Automobiles Trucks Buses North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! I I I I I I I [] ~C--------+-----_j' I I ~ f--------+--► [] ~ I I I T D I I t_ ~~ [] ◄-~HI I ~ [] I I I File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 3 CR181 @ SR104 Fairhope, Alabama CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 06:30 to 11:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:15 07:15 22 88 51 0 161 14 73 34 0 121 20 114 3 0 137 26 93 15 1 135 554 07:30 20 91 54 0 165 25 75 19 0 119 21 88 13 0 122 35 61 22 0 118 524 07:45 16 107 33 0 156 29 77 27 0 133 25 117 22 0 164 31 40 22 0 93 546 08:00 14 99 24 0 137 28 75 25 0 128 25 86 6 0 117 34 53 28 0115 497 Total Volume 72 385 162 0 619 96 300 105 0 501 91 405 44 0 540 126 247 87 1 461 2121 % App. Total 11.6 62.2 26.2 0 19.2 59.9 21 0 16.9 75 8.1 0 27.3 53.6 18.9 0.2 PHF .818 .900 .750 .000 .938 .828 .974 .772 .000 .942 .910 .865 .500 .000 .823 .900 .664 .777 .250 .854 .957 Automobiles 64 356 159 0 579 88 288 94 0 470 88 384 42 0 514 121 234 82 1 438 2001 % Automobiles 88.9 92.5 98.1 0 93.5 91.7 96.0 89.5 0 93.8 96.7 94.8 95.5 0 95.2 96.0 94.7 94.3 100 95.0 94.3 Trucks 828 2 0 38 71211 0 30 320 2 0 25 513 5 0 23 116 % Trucks 11.1 7.3 1.2 0 6.1 7.3 4.0 10.5 0 6.0 3.3 4.9 4.5 0 4.6 4.0 5.3 5.7 0 5.0 5.5 Buses 0110 21000 10100 10000 0 4 % Buses 0 0.3 0.6 0 0.3 1.0 0 0 0 0.2 00.2 0 0 0.2 0000 00.2 CR181 SR104 SR104 CR181 Right 159 2 1 162 Thru 356 28 1 385 Left 64 8 0 72 Peds 0 0 0 0 InOut Total 599 579 1178 36 38 74 123 636 1255619 Right94110105Thru288120300Left887196Peds0000OutTotalIn340 470 81023 30 53011363864501Left 88 3 0 91 Thru 384 20 1 405 Right 42 2 0 44 Peds 0 0 0 0 Out TotalIn 526 514 1040 40 25 65 213 568 1108540Left12150126Thru234130247Right825087Peds1001TotalOutIn535 438 97317 23 401015531014461Peak Hour Begins at 07:15 Automobiles Trucks Buses Peak Hour Data North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! □=□ ~ I I ._J I L► .... [] - _j T t_ ~ [] I I~ -► .__ HI I 7 7 [] ~ .... .... -[] ◄7 T ,► I I □'□ File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 4 CR181 @ SR104 Fairhope, Alabama CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 12:00 to 18:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 15:15 15:15 17 97 19 0 133 39 78 20 0 137 20 87 15 0 122 37 75 30 0 142 534 15:30 31 120 23 0 174 26 54 28 0 108 11 98 17 0 126 42 69 20 0 131 539 15:45 23 104 10 0 137 18 62 26 0 106 23 106 16 0 145 31 75 22 0 128 516 16:00 15 101 24 0 140 19 55 31 0 105 24 112 16 0 152 39 68 18 0 125 522 Total Volume 86 422 76 0 584 102 249 105 0 456 78 403 64 0 545 149 287 90 0 526 2111 % App. Total 14.7 72.3 13 0 22.4 54.6 23 0 14.3 73.9 11.7 0 28.3 54.6 17.1 0 PHF .694 .879 .792 .000 .839 .654 .798 .847 .000 .832 .813 .900 .941 .000 .896 .887 .957 .750 .000 .926 .979 Automobiles 84 394 73 0 551 97 239 90 0 426 78 370 56 0 504 141 264 89 0 494 1975 % Automobiles 97.7 93.4 96.1 0 94.3 95.1 96.0 85.7 0 93.4 100 91.8 87.5 0 92.5 94.6 92.0 98.9 0 93.9 93.6 Trucks 226 3 0 31 51015 0 30 032 6 0 38 823 1 0 32 131 % Trucks 2.3 6.2 3.9 0 5.3 4.9 4.0 14.3 0 6.6 0 7.9 9.4 0 7.0 5.4 8.0 1.1 0 6.1 6.2 Buses 0200 20000 00120 30000 0 5 % Buses 00.5 0 0 0.3 0000 00 0.2 3.1 0 0.6 0000 00.2 CR181 SR104 SR104 CR181 Right 73 3 0 76 Thru 394 26 2 422 Left 84 2 0 86 Peds 0 0 0 0 InOut Total 601 551 1152 55 31 86 123 657 1241584 Right90150105Thru239100249Left9750102Peds0000OutTotalIn404 426 83031 30 61202437893456Left 78 0 0 78 Thru 370 32 1 403 Right 56 6 2 64 Peds 0 0 0 0 Out TotalIn 580 504 1084 32 38 70 235 614 1159545Left14180149Thru264230287Right891090Peds0000TotalOutIn390 494 88413 32 45000403929526Peak Hour Begins at 15:15 Automobiles Trucks Buses Peak Hour Data North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! □=□ ~ I 7 ◄J l L► [] _j T t_ ~ [] I I~ -► ◄- HI I 7 7 [] ~ .... .... ~ [] ◄7 T ,► I I □J_□ ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Peak Hour Volumes and Trip Distribution 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com August 2, 2021 Doug Chaffin, P.E. Sawgrass Consulting, LLC 30673 Sgt. E.I. Boots Thomas Drive Spanish Fort, AL 36527 Re: Wetland Assessment Report Rockwell Place Townhomes, State Highway 181, Fairhope, Baldwin County, AL WSI Reference #2021‐613 Dear Mr. Chaffin, As requested, Wetland Sciences, Inc. has completed a field wetland assessment for the properties located along the east side of State Highway 181 in Baldwin County, Alabama. The Baldwin County Revenue Commission identifies the parcel with parcel identification numbers: 05‐46‐01‐02‐0‐000‐001.503. The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetlands were delineated in accordance with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (Federal – Corps) via a pedestrian survey covering 100% of the subject property. I personally inspected the property on August 2, 2021. During inspection of the property I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on‐site determination method referenced in the Corps of Engineers Wetland Delineation Manual. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. During our field inspection of the property, we did not identify any hydric soil indicators within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water‐stained leaves. If at least one primary or two secondary indicators are observed, the ----~--~ ', -_ __y ~i INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com data point location was considered to have wetland hydrology. No wetland hydrologic indicators were noted within the subject property. Plant Community The subject property is comprised of a single ecological community, disturbed uplands. Disturbed uplands are areas that could not be ecologically classified due to prior anthropogenic impacts. The subject property has been under agricultural conversion from row crops to presently fallow. Field Identification of Wetlands During the site inspection, Wetland Sciences, Inc. did identify a wetland complex to the east of the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) and the Alabama Department of Environmental Management (ADEM) under 33 CFR 320‐330. It is our opinion, that the entire parcel is comprised entirely of uplands. Please be advised, the information presented within this report represents the professional opinion of the scientist that performed the work and is intended to furnish the client with a rough approximation of the status of wetland resources on the site under consideration. It is the responsibility of the regulatory agencies to verify our approximation before this determination can be considered legally binding. Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850) 453‐4700. Respectfully, WETLAND SCIENCES, INC. Craig D. Martin Senior Scientist DDSubject Property36.02± ACUplands36.02± AC016' 6Jis is not a surXey. All data YitJin tJis map aresupplied as is YitJout Yarranty. 6Jis product Jas not beenprepared Hor leIal enIineerinI or surXey purposes. Users oHtJis inHormation sJould reXieY or consult tJe primary datasources to ascertain tJe usability oH tJe inHormation.ApproximateParcel BoundaryI I CJ / ,, .... I ......... ,n::.~ ot1.IDI --.... -I• 11 .... N * 300 r 150 300 ---l l SCALE: 1"=300Feet ---PROJECT NAf.lE: 36 Acres Stae Highway 181 WETL~~tND ENVIRONMENTAL CONSULTANTS Sketch of Wetland Resources 3308 GULF BEACH HIGHWAY PROJECT NO.: 2021-613 SCIENCES PENSACOLA, FLORIDA 32507 TEL: B50.453.4700 DRAWN BY: AJN DATE: OB/02/2021 INCORPORATED CRAIG@WETLANDSCIENCES.COM SHEET: 1 OF 1 BIGCANOERUNSTATE HWY 181STATE HWY 181SHALLOWSPRINGS CV City of FairhopePlanning Commission February 7, 2022 ¯ B I G CANOERUN SHALLOWSPRINGSCV GREATL A K E S LO O PSTATE HWY 181STATE HWY 181SD 22.02 - Rockwell MOP Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District PUD - Planned Unit Development Planning Jurisdiction ^µ µ Project Name: Rockwell Apartments Site Data: 21 acresProject Type: 252-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 14535General Location: East side of State Highway 181, south of the Harvest Green East Subdivision and across from Publix. Surveyor of Record: Sawgrass Consulting, LLCEngineer of Record: Sawgrass Consulting, LLCOwner / Developer: FST, A.I.C. JR LAND A I Corte III, FAMILY LIMITED PARTNERSHIPSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Mike Jeffries ??ĻĞá-ơ7ŲŜLj¬džô{Lj ²ğļĝLj©ƸÜëĠLġƕĢųŝLj DĿ ¦ õķŗģŞÀƔLj,ĽÁKLj £7şŴƀLjªƹÝìĤƽĥƖĦ ŠLj ľščűÂLjU Lj1öVLj ĸŢÃĿLj,ÄƢLj ŐőÆėŘæŤƤƗ|Lj ƑĨłĆLj ƁLjťƐƎÓƥĩŵŦLj LjĪƘƦLjÇŒœLjÈƙƚ ç8ÉƧ1íLjīŧLøƛƨ ƂƜLj ÊƩLj ćLj@@Ĭ-ƪ8Ũ}Lj _jkLjfLjA ļC Ľ ľKĿ©ª«Ŀ¬Ŀ Lj¤ƺŀKħŹŁLj¥âãƻźÅţäǂLj§ Ÿ÷åƣLj !)' )) " ) # ) ÂĿÛĿ ĥĿ ĸ-ĐlĿ /ĘÑĿ'üçöĹĿ§đīĜĿ âĿ Ĭ,Äm L9M4\b Ŀ ÍĿÜĿčĦĿĶnĿ n q' ƫƬ2 LjeLj3Ę%ËǃLjgLj'ylLj³´µ ¶ ·¸Lj¹Lj *ħoĿ »èĖĈĎÒĿ %ĝ(1!Ŀ Ŀ é !Ŀ Uc] gĿ ÓÎĿ ¢ĭÅêĵ+ëýĿ,pĿ ¡ / È ® õ ¯ ķ Ô & ú û ° ÷ & ¼ É Õ Ŀ ± ²³ ´ Ŀµ :Ŀ)ÖĿìĿø qĿ N Ŀ ' Ê Ē × Ŀ ÁËùĿsĿ F^Zd5$OGS6$ HPĿ_VĿ ;Ŀ B¨íĞrĿ ϮϱϮĮþîğĿ įė-2ĿÿïßtĿ ĉİ.ĨĿı.ĻĀØÏĿ &$ ( ) %) $) $7B #;68B B B >B 9 B .2+12:?B,=%3B 4B&/!'(B @B " B<AB-B) 5 *0 B #ĿÝĿIJ ãðĺĿ àāĢĿ %ĐƌLjũƼŃƭĭŪđYLj ¡`Lj äĂĿijÆÙ0uĿT`Q7a[8hk IĿ ÐēvĿ WJei Ŀ£áģ?Ŀ<Ŀ=Ŀ OƮPLjęřÌLj+DM2Lj *ĩwĿ ¤ď½ăñěåĿĊęĿ ¥Ġ¾ġ"Ŀ Lj + xĿ º(»wt¼o½)Lj ¾Lj¿ ¿)1ĿÚĔĄyĿ +#ĒLj4ċ;ZLj Ŀ #ÃĿÞĿôćzĿ %3DLjū#ŔƳ<ē[LjaLj æĿ ĴÇ0{Ŀ pum]vs^xz Lj |Ŀ (i)rLj¦Ĥ@Ŀ>Ŀ &LjQƯRLj®ĚŚLjƍMùLj òĪĿ Ż;Į4LjċĚĿ % (2}Ŀ ¢Lj ó "Ŀ ¶Xf· ¸jĿ¹ ĿºĿ Čą3ÀÌ3ĿĕĆ~Ŀ #ĔLjěČ<\Lj Ŀ ¨ńÍ Lj LjÕ0$ŅÎư9ŶŬ~Lj «Ė=ÏƵEƝLj ņ èƃ įďLj LjŇ×Lj 5LjAƄżƒLjNúFhň Hʼnî LjĈLj Lj .ƾLj ïûI0G:üðLj FƷLjØñLjýƅDŽ H$ÞśİƱLj!JLjAŊ/!Lj"Lj 6Lj *ıƶLjĎƆLjƇǀþǁbLj XTĊLjGBƓLjIJJLjNÿòLjßDžLj ijƈ6ŽĀLjĴ=ŋāLj¯ÙLj* cLjÐŭ /$ƴ5ƏóLjĵ>ŌLj°ÚLjƉĂƊƞăŮ "9ƿĄLj ƟĜÖōLjƠĶĕ>LjƲ:ILj ÑBŕĹé LJ"ĺŷůd Ò!LjLj Lj ÔƋžLjŰŎąLj±ÛLjEC&LjSĉLjſCŖê.àŏWLj 1 SD 22.02 Rockwell Apartments MOP – February 7, 2022 Summary of Request: The applicant is FST, A.I.C. JR LAND A I Corte III, FAMILY LIMITED PARTNERSHIP. Doug Chaffin, with Sawgrass Consulting, LLC, is the engineer of record for the project and the authorized agent. This application is for a 252-unit Multiple Occupancy Project that contains approximately 20.9 acres and is located on the east side of State Highway 181 across from the Waters Subdivision. The project is to be known as Rockwell Place Apartments. This development will be located on a lot created with SD 22.01, a concurrent application. The property is Unzoned in Baldwin County but lies within the Planning Jurisdiction of Fairhope and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. This application is for preliminary approval. If approved, an application for final MOP approval must be submitted to close out the project and record any necessary documents. Comments: - Utilities: All utilities are labeled to remain private inside the development. All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Aid to construction cost to extend water main, provide master meter, and any other required improvements will be required at time of building permit. o Sewer – Private sewer will gravity feed from the units to a lift station that will be accepted by Fairhope Utilities and maintain a force main that will run down the southern property line to the ROW’s. The land the lift station is on will be dedicated to the City of Fairhope. o Power – Provided by Riviera Utilities o Gas – Not requested o Communications – AT&T o Trash pickup will be provided by Waste Management via a trash dumpster located near the secondary entrance. - Traffic Study: A traffic study was completed and recommended a northbound right-turn lane be installed. This recommendation is shown on the plans. It also recommends a southbound left-turn lane that is in the current improvement plans to HWY 181 by ALDOT. Regarding a traffic light, the report states “It is likely that a traffic signal would be warranted in the future”. The question is who will be responsible for the traffic light if additional analysis is done, and a light is warranted? - Drainage: The drainage travels west to east across the site and is collected in underground pipes. The storm water is then collected in a retention pond located at the northeast corner of the property. The retention pond achieves he required 80% TSS removal and the post development discharge is less than the predevelopment discharge. - Landscaping: o Two large areas have been shown for green space. One large area is in the center and includes the clubhouse and pool area. Another large area is on the east side and contains a park and playground area. o Pedestrian paths are shown through the central greenspace. o No areas between buildings or unusable areas were counted in the green space calculations. o Perimeter landscaping and street trees along the access loop have been provided. 2 SD 22.02 Rockwell Apartments MOP – February 7, 2022 - Greenspace: The proposed project has a net density of 12 units per acre which requires 25% greenspace. In this case, that would require 5.2 acres minimum per the applicant’s calculations. 5.2 acres is the stated greenspace provided. o The greenspace plan, although providing what is minimal, only captures the area designed for active and passive recreation. The areas between buildings or left over grassed areas are not being counted. o Table 4-1 Greenspace Categories and Types lists the types of greenspaces desired by the subdivision regulations. A playground is utilized on the east portion of greenspace and a park is centrally located with the pool area and pedestrian connections through the middle not exceeding 25%. - Comprehensive Plan: The comprehensive plan is an important decision-making guide as Fairhope grows. The preferred plan seeks to concentrate more intense development nearer to “Villages.” The Build-Out Analysis acknowledges areas around Village Centers will be dense and then transition to lower density developments. As shown on the graphic below this development is proposed near the northeast corner of Highway 181/Highway 104 Village. General Comments: o All internal drainage, streets, and utilities are to remain private and maintained by the owner/HOA/POA excluding the lift station and force main. o Future subdivision of the property shall be restricted. 3 SD 22.02 Rockwell Apartments MOP – February 7, 2022 Staff Recommendation of Case SD 22.02 Rockwell Apartments: Staff recommends approval with the following conditions. 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 3. The 20’X20’ area for the lift station shall be a deeded lot to the City of Fairhope. 4. Add note to Site Plan that a water/sewer easement exists over roadways to service the lift station. 5. Approval of SD 22.01 Rockwell Place Subdivision. C1A B1A B1A B1AB1AA1A A1A C1A A1A C1A C1AA1A C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AC1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AB2AA1AA2AB1AB1AB1AB1AA1AA1AA1AA2AB2AC1A B1A B1A B1A B1AA1A A1A C1A A1AC1A C1A A1AC1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1ABUSHEL ROAD (50' R/W)BUSHEL ROAD (50' ROW)CHECKED BY: WDCSHEET: 3 OF 17DATE: FEBRUARY 2022DRAWN BY: WDCSCALE: 1" = 50'SITE PLANROCKWELL PLACESTUART CONSTRUCTIONGRAPHIC SCALE01 inch = 50 feet10025 50NUMBER:REVISION:DATE:30673 Sgt. E. I. "Boots" Thomas Drive, Spanish Fort, AL 36527Phone: (251) 544-7900E~O~~:j 4:1 SLOPES REQUIRE SOLID SOD 'I I I l , - - - - - - - - - - - - --~ _________ ...L__ / t..-.. -LOT 1 FUTURE COMMERC~ DEVELOPMENT 12.97 ACRES MAIN ENTRANCE LOT 2 ROCKWELL PLACE DEVELOPMENT 20.91 ACRES eawgrass ENGINEERING -SURVEYING -CONSTRUCTION MANAGEMENT SOD REQUIRED ON SIDESLOPES SEE LANDSCAPE PLAN I ' SITE DATA; TOTAL ACREAGE -20.9 ACRES± IMPERVIOUS SURFACE ASPI-W..T (ROADWAYS) CONCRETE APARTMENT UNITS lWO STORY BUILDINGS: CARRIAGE HOUSES TOTAL UNITS: TOTAL GROSS AREA: UNIT MIX: 140,095 S.F. (3.3 ACRES) 40,121 (0.9 ACRES) 10 12 252 258,14-0 SQ. FT. ONE BEDS (52") 1WO BEDS ( 40•) THREE BEDS (BX) TOTAL PARKING: 505 INCWDING GARAGES/504 REQUIRED PARKING RATIO: 2 SPACES/DU MAXIMUM EAVE HEIGHT 19°-10• MAXIMUM BUIWING HEIGHT ALLOWED 35' CWBHOUSE AND AMENITIES DETENTION PONDS TOTAL IMPERVIOUS AREA • 20.9 DENSITY -12 UNITS/ACRE (252/20.9) GREEN SPACE REQUIRED -25X 5,500 SQ. FT. 62,390 SQ. FT. (1.4± ACRES) 395,974 (9.1 ACRES/43X) GREEN SPACE PROVIDED -25X (GREEN SPACE/GROSS AREA) 5.2/20.9 ALL TREES SHOWN TO REMAIN SETBACKS; FRONT 30' REAR 30' SIDE 20' STRUCTURE MAX HEJGHT 35' (UN~S OTHERWISE SHOWN HEREON) CURRENT ZONING; BALDWIN COUNTY -UNZONED m'lHll. CORTE Ill FAMILY 23100 STATE HIGHWAY 181 FAIRHOPE, AL 36532 LAND SURVEYOR; ERCIL E. GODWIN, P.LS. SAWGRASS CONSULTING, LLC 30673 SGT El BOOTS THOMAS DR SPANISH FORT, AL 36527 (251)544-7900 UJIUJY PROVIDERS; WATER -CITY OF FAIRHOPE SEWER -CITY OF FAIRHOPE POWER -RMERA UTILITIES REQ'D: 1,100 LF BLACK VINYL 6' CHAIN LINK FENCE :::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+*5((163$&(3/$1I "' '---._______ I LANDSCAPEREQUIREMENTSOFFAIRHOPE(S~~.205-4) ~7 / \ \ / ,-,,----,r ----~~-~----, ' ~ ro,,,s,teA,eoc 910,404' I. / / \ ' '---...---... -----~r/r-r -----'j/--./ / / I \ 7 ~ T T \ \ -------------~~./ // ,,,----...---... \ RequH,dfa,,d,c.aoeA,,a(?S>I· \ '-, ----------~----/ /!--{____, __./., --./ / ~ /$ ,J P1ov,dcd L.and&c:ape A1ea. (25% l / '------_ ----h-/ ~ \______ --------~----ii-1 ............. ...,..,.. ./ ,-,-..,,_,.,_., ;\ -i, ---::=.----... --n--~ -==-J.il"lw\ diff ~-:-in--~. • 5tlllll.'!l~Sl/ll!lmli. ~NIM<TMI !Dcll.m )l:JWllllS ~ 1111...!!!!!. , LEGEND D PROPOSED GREENSPACE "' -----------/ T~RRKEtR~~/~TRUOR~ -----I "' I \ .....,;._..l,.Ji:::--,--------,;,?-~? I -0l I Jf/f~ (1/// Ii\ /I I \ 11 \ \ I\ ' ]\ \ \ \ 11\ \ 1\ \ \ Q\lj~'\,> !ii\-~If'\' ~ 1~1I\ " 1! '.Ill~, ll), Ii '-. :;; !,,~ fll k "' ::, :1 "'" ~ '"' ~ I "-._ ~ I '-._ "' "' ' " " " I I --~ =------I!==== I - -. - -I\_ ----------jt,------~ I I r-~~--\ r' ) \------::------,--------------------------------------------_JL....~-~~~l '71 Scale: 1 • -60' ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ -1.LlUL PERMIT RESUBMITTN. _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,..., DM Checked 212027-058 Project No. 04.07.21 oat, Sheet T1tle GREEN SPACE PLAN ShNI: No. GSlOO :::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+*5((163$&(3/$1I "' '---._______ I LANDSCAPEREQUIREMENTSOFFAIRHOPE(S~~.205-4) ~7 / \ \ / ,-,,----,r ----~~-~----, ' ~ ro,,,s,teA,eoc 910,404' I. / / \ ' '---...---... -----~r/r-r -----'j/--./ / / I \ 7 ~ T T \ \ -------------~~./ // ,,,----...---... \ RequH,dfa,,d,c.aoeA,,a(?S>I· \ '-, ----------~----/ /!--{____, __./., --./ / ~ /$ ,J P1ov,dcd L.and&c:ape A1ea. (25% l / '------_ ----h-/ ~ \______ --------~----ii-1 ............. ...,..,.. ./ ,-,-..,,_,.,_., ;\ -i, ---::=.----... --n--~ -==-J.il"lw\ diff ~-:-in--~. • 5tlllll.'!l~Sl/ll!lmli. ~NIM<TMI !Dcll.m )l:JWllllS ~ 1111...!!!!!. , LEGEND D PROPOSED GREENSPACE "' -----------/ T~RRKEtR~~/~TRUOR~ -----I "' I \ .....,;._..l,.Ji:::--,--------,;,?-~? I -0l I Jf/f~ (1/// Ii\ /I I \ 11 \ \ I\ ' ]\ \ \ \ 11\ \ 1\ \ \ Q\lj~'\,> !ii\-~If'\' ~ 1~1I\ " 1! '.Ill~, ll), Ii '-. :;; !,,~ fll k "' ::, :1 "'" ~ '"' ~ I "-._ ~ I '-._ "' "' ' " " " I I --~ =------I!==== I - -. - -I\_ ----------jt,------~ I I r-~~--\ r' ) \------::------,--------------------------------------------_JL....~-~~~l '71 Scale: 1 • -60' ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ -1.LlUL PERMIT RESUBMITTN. _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,..., DM Checked 212027-058 Project No. 04.07.21 oat, Sheet T1tle GREEN SPACE PLAN ShNI: No. GSlOO ::::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1/3/3/3., EIHIBBB¼H30El;HaEeH--l« .. nu u, n, -✓//~,v-,,Jun, /__. r------I \ ~ ~ r~ \ \ ' \ \ \ -~-H'H-HII·; l I \ \ -'\ \. ' I ·:I!,· I~"-!g~; Ji \ '-•-rl I ii\ '-. ~ I '-'-.. '-'--. -1-..J '-~ PERIMETER LANDSCAPE REQUIREMENTS (Sec 20 o-4k) Soutt-. 30 LF RON ~ .. ~ Easl 1 lr'l!'e per North 768.0LF = To1al Trees Ae-quired: Tolal Treiit~ P'rg.,..id":'ld. 1.326.0LF = To1.al Tru$ ~tcp.iir~d: Tola I Tr~i''S'. Prcrvid'!ld: 25.531ri!'riLS 26 trees 2-Q trll•$ "4201ree.~ .UtrU$ 44 tree~ To1al Trees Aequired: 'Tolal Tree-~ Pro'a'idol!rid. • EXISTING TREES AC'C'OlJ~T A'S PJi;OVIDED TR({5 10.COlri!'iLS 10 trees 9lr9'9$ 460~p.ace~ = ,.38.331ri!'li's P: &.q ui,e.d P,uk in,g T rt1 u : 3:8 tr&e-~ Pr(lvi<litd P~rkitig T14!1U. 3'8tr .. $ \------::------,--------------------------------------------____JL....~-~~~l '71 Scale: 1 • -60' ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ DM Checked 212027-058 Project No. 04.07.21 oat, Sheet T1tle LANDSCAPE PLANTING PLAN Shllllt No. LPl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~ / / ~ .J SNOII --/---= ___,-' I ~----7 ~~ \ __,.-=---------rc-t_-:::::.-:::::.2::::::===== -. ---. --_ -_ -_ -_ -_ --\--'-= -_ -_ -_•, I I ' \ I \------=-----,---------------------------------------------____JL....~-~~~l '71 Scale: 1 • -30' ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C 0 E 0 c~ a: +--< C a.. CD 0 E-a. a.-0 .Q (]) -E ~~ ~ !O ~ 0 '0~ C .9 <( ..,, ___ --------No. Date Revisions / Submissions -----~-----_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle LANDSCAPE PLANTING PLAN ENLARGEMENT Shllllt No. LP200 :::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$(10)$6(8)$*(7)6%(6)50(10)$6(8)$*(7)6%(6)50(10)$6(8)$*(7)6%(6)50(10)$6(8)$*(7)6%(6)50(10)$6(8)$*(7)6%(8)50(9)$6(7)$*(7)6%(8)50(8)$6(8)6%(7)6%(8)50(10)$6(7)6%(8)50(8)$*(8)6%(7)50(3)41(2)41(2)7'(2)41(2)7'(2)49(1)41(3)41(3)7'(3)49(2)7'(2)41(9)$6(2)49(10)$6(3)7'(8)$*(1)49(1)41(2)49(6)50(8)$*(5)7'(7)7'(8)49(6)/1(2)49(3)49(4)/1(3)49(7)/1(4)41(4)41(2)41(1)41(1)41(9)$6(7)$*(8)6%(5)50(1)49(9)$*(10)$6 QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1(1/$5*(0(17\ \ \ ~,~'\,;::;;,si:;:,_,~ \ \ \ l I / Scale: 1 • -30' \ \ .,.--..,1,....=-\ ---- ---- ---- ---- ---- -\ ~ %/ 1/" ( ) \ \ \ I \ '\ \ \ \ ~ "' " \_ ~ ~ '-~ '--"' ~ '\ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C 0 E 0 c~ a: +--< C a.. CD 0 E-a. a.-0 .Q (]) -E ~~ ~ !O ~ 0 '0~ C .9 <( ..,, ___ --------No. Date Revisions / Submissions ----------'--------_ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle LANDSCAPE PLANTING PLAN ENLARGEMENT Shllllt No. LP201 :::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$::&$%$%$%$%$$$$$&$$$&$&$$$(6)50(10)$6(8)$*(7)6%(6)50(2)41(2)7'(1)49(4)/1(2)/1(3)49(2)/1(4)49(1)49 QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+/$1'6&$3(3/$17,1*3/$1(1/$5*(0(17I I I I I --r-------------------=-z=-\.-S-ca-,e-, -,.-_-3-0•,-----------------------------------------------------------------------------------_J~~=~::::~I ~ ::.n.:-':,I DESIGN landscape architects ~@lJ IF@IR! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ------------No. Dote Revisions / Submissions --------'---------_ 05.24.21 P£RMIT SUBMITTAL _ ~ PERMIT SUBMITTAL _ ~ PERMIT RFSIJBMITTAl _ ...11.J.6..2.L PERMIT RFSUBMITTAl _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAI. YJ Drown DM Chocked 212027-058 Pn>jeotNo 04.07.21 Dal, Sheet T1tle LANDSCAPE PLANTING PLAN ENLARGEMENT ShNtNo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••••••••••••••••••••*(1(5$/3/$17,1*127(675((127( 75(1&+('*($ODEDPD6DIHO\'LJ ',* &HOOXODU &DOO0 0 0 0 0 0 0 0 1. ALL COMMON AREA SPACES TO BE LANDSCAPED WITH VARIOUS PLANTING MATERIALS SUCH AS TURF, PLANTINGS, CANOPY TREES AND UNDERSTORY TREES TO PROVIDE A BALANCED LANDSCAPE THROUGHOUT THE DEVELOPMENT. ANY DISTURBED AREAS SHALL RECEIVE SOD OR MULCH AS NECESSARY PER MUNICIPALITY REQUIREMENTS. ALL LANDSCAPE BEDS ARE TO RECEIVE 3" DEPTH LONG LEAF PINE STRAW, SETTLED QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT -=~~=1--CURB + 1klrllJ1TIJJr¥111=-11=111-•· SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. ~ 2 X ROOTBALL PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING --SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. MULCH LAYER i CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN QR TOP OF CURB/ PAVING GRADE WN NOTE: TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. 0 3•~ ,·-o· 329413.23-02 ~~---PLANT SPACING PER PLAN/PLANT SCHEDULE ;_ ____ 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) ~8,--------PREPARE BED PER SPECS UNDISTURBED SUBGRADE NO HERITAGE PROTECTED TREES ON SITE GENERAi CONDIJIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. LANDSCAPE AREA SOIL PREPARATION PLANTING SOIL SHALL BE CREATED BY AMENDING TOPSOIL WITH THE ADDITION OF COMPOST. 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 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 ¼'ITH COMPOST INCORPORATION, AS REQUIRED PER SOIL TEST (IF REQUESTED BY OWNER). 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. Pl ANT MATERIAi AND Pl ANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT ANY TIME. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF -AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24 -BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, 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 LONG LEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. o~,-.--,-,_-,r ______________ 3_2_9_33-3-.,-3---.,-o NOT TO SCALE 329399-04 o .. 3---_-,-._-o------------------32_9_3_13 ___ 0_1 o .... , ,-, -_-,-._-o-----------------32_9_3-43-.-26 ___ 0_2 o .... ,.-_-,-.-----------------32_9_3-99---0-, ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C 0 E 0 c~ a: +--< C a.. CD 0 E a. a. (]) 0 .Q -E ~~ ~ !O ~ 0 '0~ C .9 <( ..,, ____ -----------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ .1LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL YJ ,...,, DM Checked 212027-058 Project. No. 04.07.21 Sheet T1tle LANDSCAPE PLANTING DETAILS Shllllt No. LP500 ::::::::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$:::::::::::&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+6,7(/,*+7,1*3/$1/(/(/(/(J-I~ I I I I L 0.1 0.0 0.0 0.1 -a:,\ 0.0 0.1 0.1--\°"I " r I I I / / / / I I I / --' / / I ---~ "\"a-.. ~◊----<" "° 00 0 o.~ 0.0 0.0 0.0 \0.0 :-I :~I I I I I _J -'II~+-!-,---- ----- -~~ ~---------\------=------,--------------------------------------------____JL....~-~~~I ~ ::..II.:' ':.ii DESIGN landscape architects [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (]) 0 .e C 0 E 0 c~ a: +--< C a.. CD 0 E a. a. (]) 0 .Q -E ~~ ~ !O ~ 0 '0~ C .9 <( ..,, ____ -----------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL BH ,...,, DM Checked 212027-058 Project No. 04.07.21 Sheet T1tle SITE LIGHTING PLAN Shllllt No. LElOO :::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$%$$$$$$$$$%$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+6,7(/,*+7,1*3/$1(/1$5*(0(17I / 0.0 0.0 0.0 0.0 0.0 \ 0.0 0\ 0.0 0.0 \ 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .._____ 0.0 '-.._ ...____ 0.0 0.0 0.0 I I I / 0.0 0.0 0.0 0.0 ---------0.0 0.0 0.0 0.0 0.0 --0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 ---------{HJ--. ~ / I o}' o.o I I 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 , .. 0.0 0.0 0.0 0.1 ---------0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 ~----7 o.o ---crcr ---0-1-01---y~~ 0.3 \ ;;!;:➔==~~~ 4~~-r--~=:'.::::'. -~~--+~2--:'.=_= __ '.:::::._f-=~l;l:L== _= _= _~!!=~ t~ "? 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CD 0 E-a. a.-0 .Q (]) -E ~~ ~ !O ~ 0 '0~ C .9 <( ..,, ___ ---------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL BH ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle SITE LIGHTING PLAN ENLARGEMENT Shllllt No. LE200 :::::::::::::::::::&$%$%$%$%$$$$$&$$$&$&$$$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$%$$$$$$$$$%$%$$$$$%$%$%$$$$$%$%$%$%$$$$$$$$$%$&$%$%$%$%$$$$$&$$$&$&$$$ QFSIXHFUJFWHMNYJHYZWJQFSIUQFSSNSLUQFHJRFPNSL+TQJ^&QFGFRF5 2TGNQJ&QFGFRF5/FHPXTS2NXXNXXNUUN5 5JSXFHTQF+QTWNIF5 \\\\FXIJXNLSHTR1257+6,7(/,*+7,1*3/$1(/1$5*(0(170.0 \ 0.0 0.0 \ 0. 0.0 \0 \ \ ~o 0.0 \ 0.0 \ 0.0 \ 0.0 'o~ 01///, 1/, 1//V/, 0.0 0. 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NOT TO EXCEED 15' IN HEIGHT PER CITY REQ'S ENGINEERING COORDINATION NOTE: CONTRACTOR IS RESPONSIBLE TO VERIFY /PROVIDE STRUCTURAL REQUIREMENTS AND/OR WIND LOADING. LUMINAIRE, LANTERN TYPE, BY BALDWIN EMC, 150 WATT HIGH PRESSURE SODIUM BULB, TYP. POLE, FIBERGLASS, SMOOTH TEXTURE, PAINTED BLACK ANCHOR BOLTS, NUMBER, SIZE, AND LOCATION TO BE PER FIXTURE/POLE MANUFACTURER REQUIREMENTS. GROUND ROD, GROUND AS REQ'D BY CODE AND MANUFACTURER CONDUIT, TO LIGHT FIXTURE FOOTING, PIP CONCRETE WITH VERTICAL REBAR AND HORIZONTAL TIES VOLTS 120V 1P 2W 0112·-265613-01 NOTE 3 KING LUMINAIRE: WASHINGTON K118EO ACORN PRISMATIC LENS IN LOUVER PORTION, WlTH FROSTED ACORN ABOVE ONE 150W CLEAR HPS LAMP (MOGAL BASE). LUMEN RATING -16000 LMS. KING LUMINAIRE COMPANY INC. BURLINGTON, ONTARIO DlafnlllCLUa'ICAD:111 ,,.. , .. ... , QUANTITY 56 ............. "'--1 ... __ ... ..... -DEFAULT ELEVATION 15'-0" .. -. ...... ---~-~-... _.,._ --« ---•t111Jl!ll'lla>1•~•1,m ... 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(]) 0 ,Q € ~~ ~ !O ~ 0 'O ~ C .9 <( Re,I ____ -----------No. Date Revisions / Submissions _ 05.24.21 PERMIT SUBMITTAL _ 06.21.21 PERMIT SUBMITTAL _ JlZ.1llL PERMIT RFSIJBMITTAl _ J.LlUL PERMIT RESUBMITTAL _ 12.20.21 PERMIT RESUBMITTAL _ 01.18.22 PERMIT RESUBMITTAL BH ,...,, DM Checked 212027-058 Project No. 04.07.21 Date Sheet T1tle SITE LIGHTING DETAILS Sheet No. LE500 .(<3/$1/(*(1' 7$* &3 &/ ),%(5&(0(17%2$5' %$77(1 [%$77(16 2& ),%(5&(0(17/$36,',1*(;32685( '(6&5,37,21 &2/25 0$18)$&785(5 :+,7( :+,7( -$0(6+$5',( 7$*'(6&5,37,21 &2/25 0$18)$&785(5 $5$63+$/76+,1*/(522)'$5.*5$<7%' &7),%(5&(0(1775,0:+,7( -$0(6+$5',( -$0(6+$5',( &/),%(5&(0(17/$36,',1*(;32685(/,*+7*5$<-$0(6+$5',( %7%5$&.(7 :+,7()<32125(4 $6'(&25$7,9(35(),1,6+('0(7$/%$+$0$6+877(56 7%''$5.*5$< &3&+$5&2$/-$0(6+$5',( 0,1,08002817,1*+(,*+7)25(;7(5,25/,*+76,6 $))7<3 (;+$8679(17672(;,7$762)),725%$/&21<&(,/,1*:+(5(,1',&$7(':,7+.(<127( )255,6(55220/2&$7,2166+$//5()(5726,7(3/$1 6+((763 127(6 %5%5,&.9(1((5 %5,&.0257$5 *5$< )5267< 7%' 0257$0,; &7'(&25$7,9(75866 :+,7(7%' 959,1</5$,/,1*:+,7(7%' 9:9,1</:,1'2:7%':+,7( ),%(5&(0(17%2$5' %$77(1 [%$77(16 2& /(9(/ /(9(/ 75866%5* &7&3%7$5&/$6&/&/&7&3 &3&3$6$6&/%7 %5%5%5 &7+(,*+772&(17(5/,1(2)522) +(,*+7725,'*( &7&7959:959: &7 /(9(/ /(9(/ 75866%5* &7&/&3%7$5&/$6&7&3&/ &3$6&7$5&/$6 &3%5%5%5 %7 &7+(,*+772&(17(5/,1(2)522) +(,*+7725,'*( &7&7959:959: &3 /(9(/ /(9(/ 75866%5* &/$5$6%7&7&7&3 &/ &3%5%5 &/+(,*+772&(17(5/,1(2)522) +(,*+7725,'*( &79:95 /(9(/ /(9(/ 75866%5* &/$5$6&/&7&3%7 %5%5 &/ +(,*+772&(17(5/,1(2)522) +(,*+7725,'*( &7959:352-(&7180%(5 6+((7180%(5 7,7/( '5$:,1*5(/($6('$7(&/,(17 '(6,*1 3($&+75(('81:22'<5'%8,/',1*&68,7($7/$17$*$7(/(3+21( '<1$0,.'(6,*1&20&2168/7$17 6($/ &23<5,*+7'<1$0,.'(6,*1 $% %8,/',1*% (/(9$7,21652&.:(//3/$&($33$570(176678($67),567675((7%$<0,1(77($/352-675((7352-68,7()$,5+23($/1RWH .H\SODQPXVWILWZLWKLQWKH[ER[([SRUW )ORRU3ODQB.H\3ODQ([SRUWYLHZIURP5HYLWWR&$'OLQN EDFNLQWRWKLVIDPLO\DQGVFDOHGRZQDVQHHGHG5HH[SRUW DQGUHORDGOLQNLIIORRUSODQXQLWER[HVFKDQJH $GMXVWUHQDPHPDVNLQJUHJLRQVDQGYLVLELOLW\SDUDPHWHUV DVQHFHVVDU\ 6&$/( 6287+(/(9$7,21 6&$/( 1257+(/(9$7,21 6&$/( ($67(/(9$7,21 6&$/( :(67(/(9$7,21 ------------¼ L_ - - ------",- I I I I I I I II I I I I I - - -~ of-------- X < z >-n - l-o:: ~~ I- f/) Project Description The Rockwell Townhomes are located along the east side of State Highway 181 approximately 1,800 feet to North of County Road 104. The address of the property is 23100 Hwy 181. The property is in Baldwin County and is unzoned. It is also located within the City of Fairhope Extraterritorial Jurisdiction (ETJ). The 36.02 acres development will consist of 252 apartment units and 13.0 acres of future commercial development. This drainage reports pertains the Rockwell Place apartment development on the east portion of the site. The development will include streets, sidewalks, a clubhouse area with amenities and a single retention pond. facilities. The site naturally slopes from the west to the east along natural drainages. The retention pond will be constructed at the northeast corner of the development. Affected Drainage Areas Pre and Post Development The affected drainage area both before and after construction is 20.9 acres. Onsite stormwater will be collected and conveyed to the stormwater retention ponds located at the northeast corner of the property via underground piping. The retention pond and release structure were designed to release stormwater below Pre-Development release rates. Baldwin County requires the SCS method be used for sizing detention/retention ponds. The project is located within the Fish River Watershed which has been modeled. In this watershed, detention ponds are designed to detain the 2-, 5-, 10- and 25-year storm events and withstand the 100-year storm event. For this project, the detention ponds within the Rockwell Townhome development are designed to detain all storm interval including the 100-year storm event and release peak runoff below pre-development levels. Pre-Development vs. Post Development Surface Conditions The property was previously used for agriculture and row crops. Straight row crops have a CN value of 85 but in this case a CN value of 74 was used to reflect the grass, brush and ungrazed area that exists currently. A CN value of 90 was used to model the developed condition. A CN of 90 represents 1/8 acre lots or an area that is 35 percent pervious and 65 percent impervious. That is slightly conservative as the development is approximately 43 percent impervious as designed. CN Pre-developed – 74 CN Post Developed - 90 Total Acreage = 20.9 Impervious Surface after Development (Buildings, Concrete parking, and roads) = 9.0 acres Green Space (Grass and Landscaping) = 5.2 acres Other grass areas outside of Green Space = 6.7 acres Total Impervious Area Percentage 43% (9.0/20.9) As shown, the ponds are conservatively designed based on the chosen CN values for storm water modeling. Hydro CADD© Modeling for Stormwater Detention The Hydro CADD© Modeling program was utilized to analyze the 2, 5, 10, 25, 50, and 100-year, 24-hour storm events using the SCS method for determining stormwater run-off and detention requirements. The peak pre-development and post development discharge rates (Q) for each Return Period are displayed by the Hydrographs and summaries shown in Appendix A. The results reflect that the Post- Development Discharge Rates are less than the Pre-Development Discharge Rates for the for each Storm Event Analyzed and there is no breach of the pond during a 100-year event. Retention Pond Outlet Control Structure The retention pond is designed to hold water at a minimum depth of 4 feet. The normal pool elevation in each pond will remove 80% total suspended solids (TSS) to meet the City of Fairhope requirements. The Outlet Control Structures consists of concrete box structures with slotted weirs along one side and weir openings at the top. The southeast corner pond has a normal pool elevation of 101 feet and a berm elevation of 106 feet. The pond has an interior side slope of 3:1 and exterior slopes of 4:1. The following provides the peak discharges for post developed flow compared to the pre-developed flow for each storm interval. A summary of the results is presented below in the Table below. Table 1 Storm Frequency Pre Development On-Site “Q” (cfs) Post Development Total from Pond “Q” (cfs) 2 yr 39.91 38.72 5 yr 55.08 50.61 10 yr 68.83 60.84 25 yr 88.68 75.78 50 yr 104.71 87.69 100 yr 120.93 100.05 The stormwater retention pond will detain stormwater runoff from 20.9 acres of the developed site with a controlled discharge rate less than the discharge rate prior to development for each storm return period. Stormwater Collection and Conveyance System The Stormwater Collection and Conveyance System is shown on the Design plans. The system has been designed to carry the 25-year storm event. Appendix A Hydrographs Pre-Development for Existing Site Pre-Development for Off-Site Drainage Post Development Discharge from Detention Pond TRAFFIC IMPACT ANALYSIS for Rockwell Apartments Final Report December 2021 Prepared by: I I;;, I PROPOSED ROCKWE LL APARTMENTS 21± ACRES .-------------------------------------------------- ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Intersection of AL Highway 181 and AL Highway 104 ................................................. 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 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 Residential ...................................................... 4 - 4 Figure 4.3 Site Traffic Assignment Commercial ..................................................... 4 - 5 4.3 Non-Site Traffic Forecast ............................................................................................. 4 - 6 4.4 Year 2024 Total Traffic ................................................................................................. 4 - 6 Figure 4.3 2024 Non-Site Traffic ............................................................................ 4 - 7 Figure 4.4 2024 Total Traffic .................................................................................. 4 - 8 4.5 Year 2024 Traffic Analysis ........................................................................................... 4 - 9 Table 4.3 Year 2024 Non-Site Traffic Level-of-Service ........................................ 4 - 9 Table 4.4 Year 2024 Total Traffic Level-of-Service .............................................. 4 - 9 Section 5 Conclusions ...................................................................................................... 5 - 1 5.1 Auxiliary Lane Warrant ................................................................................................. 5 - 1 5.2 Conclusions .................................................................................................................. 5 - 1 Table 5.1 Improved Level-of-Service .................................................................... 5 - 1 Figure 5.1 Recommended Improvements .............................................................. 5 - 2 ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec1_intro.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro Analysis Year 2024 Synchro & HCS Analysis Auxiliary Lane Warrants Analysis ROCKWELL APARTMENTS FAIRHOPE, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Sawgrass Consulting, LLC for the construction of the Rockwell Apartments. The project site is located on AL Highway 181 north of AL Highway 104 in Fairhope, Alabama. Development of the site is planned to include the construction of a 252-unit apartment complex and unknown commercial area. 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. ROCKWELL APARTMENTS FAIRHOPE, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 the future AL Highway 181 with the proposed Driveway. 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 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. ROCKWELL APARTMENTS FAIRHOPE, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 the proposed Driveway. Turning movement counts conducted in February 2021 were utilized for this study. A review of the historical 24-hour daily traffic volumes from ALDOT traffic counts was conducted to see the historical impacts of traffic growth on the roadways adjacent to the project site. The comparison of traffic volumes is provided in Table 3.1. Table 3.1 – Historical Daily Traffic Volumes Year Location Hwy 181 N of Hwy 104 Hwy 181 S of Hwy 104 2019 18,223 16,791 2018 17,302 15,943 2017 17,290 15,950 2016 17,290 15,950 2015 16,880 15,570 Annual Growth Factor 1.93% 1.91% Based on the historical traffic counts in the area, a 1.93% compounded annual growth rate was used to forecast non-site traffic from Year 2021 to Year 2024. Figure 3.1 illustrates the Year 2021 Existing Traffic Volumes. ROCKWELL APARTMENTS FAIRHOPE, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 Highway Capacity Manual 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 SeNice C D E F De lay (seclveh) 21 -35 36 -55 56-80 >80 Eastbound Westbound Northbound Southbound Overall I AM Pea k Intersection P M Peak ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 252-unit apartment complex development. In addition, there is an area set aside for future commercial use. The development is planned to have a new access onto AL Highway 181. Figure 4-1 illustrates the proposed site plan for this development. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the apartments was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 11th Edition. A trip generation of the commercial was also completed using possible future land uses. 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 Multifamily Housing (Low-Rise) 252 Dwelling Units 1,691 101 24 77 129 81 48 Fast-Food Restaurant w/ Drive- 31000 SF GFA1,4021346866995148 Strip Retail Plaza (<40k)30 1000 Ft 2 GLA 1,496 59 35 24 170 85 85 Automated Car Wash 1 Tunnels 78 39 39 Total 4,589 294 127 167 476 256 220 Daily Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 6.41*(X) + 75.31 Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 467.48 Strip Retail Plaza (<40k) [ITE 822] = T = 42.20(X) + 229.68 AM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 0.31*(X) + 22.85 ; (24%in/76%out) Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 44.61 ; (51%in/49%out) Strip Retail Plaza (<40k) [ITE 822] = Ln(T) = 0.66*Ln(X) + 1.84 ; (60%in/40%out) PM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 0.43*(X) +20.55 ; (63%in/37%out) Fast-Food Restaurant w/ Drive-Through [ITE 934] = Average Rate = 33.03 ; (52%in/48%out) Strip Retail Plaza (<40k) [ITE 822] = Ln(T) = 0.71*Ln(X) + 2.72 ; (50%in/50%out) Automated Car Wash [ITE 948] = Average Rate = 77.5 ; (50%in/50%out) T - Trips Source: ITE Trip Generation, 11th Edition While internal capture and pass-by trips would likely occur with the commercial area, no reduction was taken in this analysis to remain conservative. The estimated site traffic volumes are illustrated in Figure 4.2 and Figure 4.3. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 6 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell 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 2024 for the study intersections as discussed previously in Section 3.1. Figure 4.4 illustrates the Year 2024 Non-Site Traffic Volumes. 4.4 Year 2024 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2024) traffic volumes. Figure 4.5 illustrates the Year 2024 total traffic volumes. ROCKWELL APARTMENTS FAIRHOPE, AL 4 - 9 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec4_Panalysis.doc 4.5 Year 2024 Traffic Analysis An analysis of the Year 2024 Non-Site and Total traffic volumes was conducted using the information provided in the Highway Capacity Manual, Sixth Edition. The lane geometry and traffic control for the non-site and total traffic analysis includes the new roadway geometrics that are under construction. The total traffic analysis also includes a full median opening as shown in the site plan. The results of the analysis are shown in Table 4.3 and Table 4.4. Table 4.3 – Year 2024 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 – 17 B – 17 B – 16 B – 18 B – 17 PM B – 16 B – 16 B – 17 B – 18 B – 17 Table 4.4 – Year 2024 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 – 17 B – 18 B – 16 B – 19 B – 17 PM B – 18 B – 17 B – 17 B - 20 B – 18 Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Driveway AM A A – 2 - C – 24 - PM A A – 3 - E – 48 - All intersections are anticipated to operate at acceptable levels-of-service in Year 2024 with the construction of the 252-unit apartment complex. When the assumed commercial uses are added to the driveway, the westbound approach is anticipated to operate at capacity. I I I I ROCKWELL APARTMENTS FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Section 5 Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway were evaluated to determine if the warrants outlined in the National Cooperative Highway Research Program (NCHRP) Report 457, Evaluating Intersection Improvements: An Engineering Study Guide are anticipated to be met for constructing auxiliary turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2024 total traffic volumes at the intersection of AL Highway 181 and the Proposed Driveway. Based on anticipated traffic volumes, a southbound left turn lane is warranted, and a northbound right turn lane is warranted at the AL Highway 181 and proposed Driveway intersection. 5.2 Conclusions Development of the project site with a 252-unit apartment complex is not anticipated to create capacity related deficiencies along the existing roadways. In addition, turn lane warrants are met for a northbound right turn lane and a southbound left turn lane. ALDOT is constructing a southbound left turn lane with 100 foot of storage. The storage length is adequate for the development as the 95% queue length is less than one vehicle. Figure 5.1 illustrates the recommended improvements. With the assumed commercial uses, the proposed driveway operates at capacity in the PM Peak hour. When the auxiliary turn lanes are considered, the levels-of-service improve. Table 5.1 shows the improved levels-of-service. Table 5.1 2024 Improved Levels-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total AL Hwy 181 / Driveway AM A A – 1 - C – 22 - PM A A – 2 - D – 35 - The proposed roadway lines up with a median opening that ALDOT is constructing. In addition, there is a Publix Shopping Center currently under construction with a driveway that will line up with this median opening. It is likely that a traffic signal would be warranted in the future. At buildout of the apartments, the Publix driveway will likely be the higher volume of the side roads that could warrant a signal. It is not known at this time what commercial developments will occur or time frame within this development or the outparcels of the Publix development. Once additional commercial development occurs, additional analysis of the median opening should be completed to determine the appropriate traffic control at that time. I I ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 Synchro Analysis Year 2024 Synchro & HCS Analysis Auxiliary Lane Warrant Analysis ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Year 2021 Existing Traffic Volumes File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 1 CR181 @ SR104 Fairhope, Alabama Groups Printed- Automobiles - Trucks - Buses CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total 06:30 20 95 26 0 22 44 18 0 12 85 7 0 12 30 8 0 379 06:45 18 75 27 0 34 57 17 0 16 103 8 0 23 33 19 0 430 Total 38 170 53 0 56 101 35 0 28 188 15 0 35 63 27 0 809 07:00 18 98 36 0 16 71 24 0 17 114 13 0 17 56 9 0 489 07:15 22 88 51 0 14 73 34 0 20 114 3 0 26 93 15 1 554 07:30 20 91 54 0 25 75 19 0 21 88 13 0 35 61 22 0 524 07:45 16 107 33 0 29 77 27 0 25 117 22 0 31 40 22 0 546 Total 76 384 174 0 84 296 104 0 83 433 51 0 109 250 68 1 2113 08:00 14 99 24 0 28 75 25 0 25 86 6 0 34 53 28 0 497 08:15 28 104 27 0 18 53 17 0 21 90 8 0 15 39 16 0 436 08:30 19 77 34 0 17 61 21 0 28 75 18 0 12 34 10 0 406 08:45 25 71 34 0 24 65 16 0 19 64 11 0 20 34 15 0 398 Total 86 351 119 0 87 254 79 0 93 315 43 0 81 160 69 0 1737 09:00 23 71 19 0 14 47 19 0 16 73 14 0 22 36 11 0 365 09:15 23 66 23 0 11 51 23 0 14 79 20 0 15 35 16 0 376 ***BREAK*** Total 46 137 42 0 25 98 42 0 30 152 34 0 37 71 27 0 741 ***BREAK*** 14:00 15 82 23 0 16 54 18 0 20 86 15 0 28 46 22 0 425 14:15 25 90 22 0 12 50 16 0 24 90 14 0 20 49 17 0 429 14:30 18 82 31 0 19 43 23 0 19 86 15 0 29 54 22 0 441 14:45 24 100 15 0 13 42 17 0 18 87 14 0 26 62 20 0 438 Total 82 354 91 0 60 189 74 0 81 349 58 0 103 211 81 0 1733 15:00 17 85 27 0 21 62 14 0 23 92 16 0 30 56 15 0 458 15:15 17 97 19 0 39 78 20 0 20 87 15 0 37 75 30 0 534 15:30 31 120 23 0 26 54 28 0 11 98 17 0 42 69 20 0 539 15:45 23 104 10 0 18 62 26 0 23 106 16 0 31 75 22 0 516 Total 88 406 79 0 104 256 88 0 77 383 64 0 140 275 87 0 2047 16:00 15 101 24 0 19 55 31 0 24 112 16 0 39 68 18 0 522 16:15 28 105 17 0 22 44 29 0 14 89 21 0 27 71 28 0 495 16:30 21 113 21 0 19 45 18 0 20 106 15 0 28 63 25 0 494 16:45 21 108 17 0 21 59 26 0 22 76 23 0 39 89 21 0 522 Total 85 427 79 0 81 203 104 0 80 383 75 0 133 291 92 0 2033 17:00 29 114 20 0 21 49 18 0 19 99 24 0 28 76 22 0 519 17:15 18 90 18 0 23 59 30 0 14 112 24 0 46 88 29 0 551 17:30 21 111 23 0 23 63 22 0 12 115 13 0 32 56 15 0 506 17:45 41 121 16 0 15 52 20 0 16 89 19 0 25 51 29 0 494 Total 109 436 77 0 82 223 90 0 61 415 80 0 131 271 95 0 2070 18:00 24 84 11 0 12 43 13 0 14 74 16 0 25 32 16 0 364 18:15 21 106 23 0 13 30 20 0 11 63 10 0 22 42 13 0 374 18:30 20 74 15 0 16 24 11 0 14 51 13 0 24 27 6 0 295 18:45 17 70 10 0 12 21 11 0 11 42 8 0 21 42 12 0 277 Total 82 334 59 0 53 118 55 0 50 230 47 0 92 143 47 0 1310 Grand Total 692 2999 773 0 632 1738 671 0 583 2848 467 0 861 1735 593 1 14593 Apprch %15.5 67.2 17.3 0 20.8 57.2 22.1 0 15 73.1 12 0 27 54.4 18.6 0 Total %4.7 20.6 5.3 0 4.3 11.9 4.6 0 4 19.5 3.2 0 5.9 11.9 4.1 0 Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! I I I I I I I I I I I I I File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 2 CR181 @ SR104 Fairhope, Alabama Groups Printed- Automobiles - Trucks - Buses CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total Automobiles 664 2817 746 0 602 1653 619 0 559 2676 434 0 822 1641 571 1 13805 % Automobiles 96 93.9 96.5 0 95.3 95.1 92.3 0 95.9 94 92.9 0 95.5 94.6 96.3 100 94.6 Trucks 28 172 25 0 27 82 52 0 24 165 30 0 37 92 22 0 756 % Trucks 45.73.2 04.3 4.7 7.7 0 4.1 5.8 6.4 0 4.3 5.3 3.7 0 5.2 Buses 0 10 2 0 3 3 0 0 0 7 3 0 2 2 0 0 32 % Buses 00.30.3 00.5 0.2 0 0 00.20.6 00.2 0.1 0 0 0.2 CR181 SR104 SR104 CR181 Right 746 25 2 773 Thru 2817 172 10 2999 Left 664 28 0 692 Peds 0 0 0 0 InOut Total 4117 4227 8344 254 225 479 91221 4380 88444464 Right619520671Thru16538231738Left602273632Peds0000OutTotalIn2739 2874 5613150 161 3115611289459353041Left 559 24 0 583 Thru 2676 165 7 2848 Right 434 30 3 467 Peds 0 0 0 0 Out TotalIn 3990 3669 7659 221 219 440 13 10 23 4224 81223898Left822372861Thru16419221735Right571220593Peds1001TotalOutIn2958 3035 5993131 151 2825493094628431902/23/2021 06:30 2/23/2021 18:45 Automobiles Trucks Buses North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! I I I I I I I [] ~C--------+-----_j' I I ~ f--------+--► [] ~ I I I T D I I t_ ~~ [] ◄-~HI I ~ [] I I I File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 3 CR181 @ SR104 Fairhope, Alabama CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 06:30 to 11:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 07:15 07:15 22 88 51 0 161 14 73 34 0 121 20 114 3 0 137 26 93 15 1 135 554 07:30 20 91 54 0 165 25 75 19 0 119 21 88 13 0 122 35 61 22 0 118 524 07:45 16 107 33 0 156 29 77 27 0 133 25 117 22 0 164 31 40 22 0 93 546 08:00 14 99 24 0 137 28 75 25 0 128 25 86 6 0 117 34 53 28 0115 497 Total Volume 72 385 162 0 619 96 300 105 0 501 91 405 44 0 540 126 247 87 1 461 2121 % App. Total 11.6 62.2 26.2 0 19.2 59.9 21 0 16.9 75 8.1 0 27.3 53.6 18.9 0.2 PHF .818 .900 .750 .000 .938 .828 .974 .772 .000 .942 .910 .865 .500 .000 .823 .900 .664 .777 .250 .854 .957 Automobiles 64 356 159 0 579 88 288 94 0 470 88 384 42 0 514 121 234 82 1 438 2001 % Automobiles 88.9 92.5 98.1 0 93.5 91.7 96.0 89.5 0 93.8 96.7 94.8 95.5 0 95.2 96.0 94.7 94.3 100 95.0 94.3 Trucks 828 2 0 38 71211 0 30 320 2 0 25 513 5 0 23 116 % Trucks 11.1 7.3 1.2 0 6.1 7.3 4.0 10.5 0 6.0 3.3 4.9 4.5 0 4.6 4.0 5.3 5.7 0 5.0 5.5 Buses 0110 21000 10100 10000 0 4 % Buses 0 0.3 0.6 0 0.3 1.0 0 0 0 0.2 00.2 0 0 0.2 0000 00.2 CR181 SR104 SR104 CR181 Right 159 2 1 162 Thru 356 28 1 385 Left 64 8 0 72 Peds 0 0 0 0 InOut Total 599 579 1178 36 38 74 123 636 1255619 Right94110105Thru288120300Left887196Peds0000OutTotalIn340 470 81023 30 53011363864501Left 88 3 0 91 Thru 384 20 1 405 Right 42 2 0 44 Peds 0 0 0 0 Out TotalIn 526 514 1040 40 25 65 213 568 1108540Left12150126Thru234130247Right825087Peds1001TotalOutIn535 438 97317 23 401015531014461Peak Hour Begins at 07:15 Automobiles Trucks Buses Peak Hour Data North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! □=□ ~ I I ._J I L► .... [] - _j T t_ ~ [] I I~ -► .__ HI I 7 7 [] ~ .... .... -[] ◄7 T ,► I I □'□ File Name : 21029 CR181 @ SR104 Site Code : 21029 Start Date : 2/23/2021 Page No : 4 CR181 @ SR104 Fairhope, Alabama CR181 Southbound SR104 Westbound CR181 Northbound SR104 Eastbound Start Time Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Left Thru Right Peds App. Total Int. Total Peak Hour Analysis From 12:00 to 18:45 - Peak 1 of 1 Peak Hour for Entire Intersection Begins at 15:15 15:15 17 97 19 0 133 39 78 20 0 137 20 87 15 0 122 37 75 30 0 142 534 15:30 31 120 23 0 174 26 54 28 0 108 11 98 17 0 126 42 69 20 0 131 539 15:45 23 104 10 0 137 18 62 26 0 106 23 106 16 0 145 31 75 22 0 128 516 16:00 15 101 24 0 140 19 55 31 0 105 24 112 16 0 152 39 68 18 0 125 522 Total Volume 86 422 76 0 584 102 249 105 0 456 78 403 64 0 545 149 287 90 0 526 2111 % App. Total 14.7 72.3 13 0 22.4 54.6 23 0 14.3 73.9 11.7 0 28.3 54.6 17.1 0 PHF .694 .879 .792 .000 .839 .654 .798 .847 .000 .832 .813 .900 .941 .000 .896 .887 .957 .750 .000 .926 .979 Automobiles 84 394 73 0 551 97 239 90 0 426 78 370 56 0 504 141 264 89 0 494 1975 % Automobiles 97.7 93.4 96.1 0 94.3 95.1 96.0 85.7 0 93.4 100 91.8 87.5 0 92.5 94.6 92.0 98.9 0 93.9 93.6 Trucks 226 3 0 31 51015 0 30 032 6 0 38 823 1 0 32 131 % Trucks 2.3 6.2 3.9 0 5.3 4.9 4.0 14.3 0 6.6 0 7.9 9.4 0 7.0 5.4 8.0 1.1 0 6.1 6.2 Buses 0200 20000 00120 30000 0 5 % Buses 00.5 0 0 0.3 0000 00 0.2 3.1 0 0.6 0000 00.2 CR181 SR104 SR104 CR181 Right 73 3 0 76 Thru 394 26 2 422 Left 84 2 0 86 Peds 0 0 0 0 InOut Total 601 551 1152 55 31 86 123 657 1241584 Right90150105Thru239100249Left9750102Peds0000OutTotalIn404 426 83031 30 61202437893456Left 78 0 0 78 Thru 370 32 1 403 Right 56 6 2 64 Peds 0 0 0 0 Out TotalIn 580 504 1084 32 38 70 235 614 1159545Left14180149Thru264230287Right891090Peds0000TotalOutIn390 494 88413 32 45000403929526Peak Hour Begins at 15:15 Automobiles Trucks Buses Peak Hour Data North Southern Traffic Services, Inc. 2911 Westfield Rd Gulf Breeze, Florida, 32563 Traffic is our only Business!!! □=□ ~ I 7 ◄J l L► [] _j T t_ ~ [] I I~ -► ◄- HI I 7 7 [] ~ .... .... ~ [] ◄7 T ,► I I □J_□ ROCKWELL APARTMENTS FAIRHOPE, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16238.100 Rockwell TIA\Report\Sec5_Precom.doc Peak Hour Volumes and Trip Distribution 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com August 2, 2021 Doug Chaffin, P.E. Sawgrass Consulting, LLC 30673 Sgt. E.I. Boots Thomas Drive Spanish Fort, AL 36527 Re: Wetland Assessment Report Rockwell Place Townhomes, State Highway 181, Fairhope, Baldwin County, AL WSI Reference #2021‐613 Dear Mr. Chaffin, As requested, Wetland Sciences, Inc. has completed a field wetland assessment for the properties located along the east side of State Highway 181 in Baldwin County, Alabama. The Baldwin County Revenue Commission identifies the parcel with parcel identification numbers: 05‐46‐01‐02‐0‐000‐001.503. The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetlands were delineated in accordance with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (Federal – Corps) via a pedestrian survey covering 100% of the subject property. I personally inspected the property on August 2, 2021. During inspection of the property I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on‐site determination method referenced in the Corps of Engineers Wetland Delineation Manual. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. During our field inspection of the property, we did not identify any hydric soil indicators within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water‐stained leaves. If at least one primary or two secondary indicators are observed, the ----~--~ ', -_ __y ~i INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com data point location was considered to have wetland hydrology. No wetland hydrologic indicators were noted within the subject property. Plant Community The subject property is comprised of a single ecological community, disturbed uplands. Disturbed uplands are areas that could not be ecologically classified due to prior anthropogenic impacts. The subject property has been under agricultural conversion from row crops to presently fallow. Field Identification of Wetlands During the site inspection, Wetland Sciences, Inc. did identify a wetland complex to the east of the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) and the Alabama Department of Environmental Management (ADEM) under 33 CFR 320‐330. It is our opinion, that the entire parcel is comprised entirely of uplands. Please be advised, the information presented within this report represents the professional opinion of the scientist that performed the work and is intended to furnish the client with a rough approximation of the status of wetland resources on the site under consideration. It is the responsibility of the regulatory agencies to verify our approximation before this determination can be considered legally binding. Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850) 453‐4700. Respectfully, WETLAND SCIENCES, INC. Craig D. Martin Senior Scientist DDSubject Property36.02± ACUplands36.02± AC016' 6Jis is not a surXey. All data YitJin tJis map aresupplied as is YitJout Yarranty. 6Jis product Jas not beenprepared Hor leIal enIineerinI or surXey purposes. Users oHtJis inHormation sJould reXieY or consult tJe primary datasources to ascertain tJe usability oH tJe inHormation.ApproximateParcel BoundaryI I CJ / ,, .... I ......... ,n::.~ ot1.IDI --.... -I• 11 .... N * 300 r 150 300 ---l l SCALE: 1"=300Feet ---PROJECT NAf.lE: 36 Acres Stae Highway 181 WETL~~tND ENVIRONMENTAL CONSULTANTS Sketch of Wetland Resources 3308 GULF BEACH HIGHWAY PROJECT NO.: 2021-613 SCIENCES PENSACOLA, FLORIDA 32507 TEL: B50.453.4700 DRAWN BY: AJN DATE: OB/02/2021 INCORPORATED CRAIG@WETLANDSCIENCES.COM SHEET: 1 OF 1 BISHOP RDROLLING OAKS DR SOUTHWOODCT GARDEN CIR DYER RD PORCHPLACE WAY SROLLING OA KSDR EZELL LNGAYFER RD EXT City of FairhopePlanning Commission February 7, 2022 ¯GARDENCIR DYER RD BISHOP RDSD 22.03 - Skyline Village Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential Planning Jurisdiction ^µ µ Project Name: Skyline VillageSite Data: 16.56 acresProject Type: 118-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 24268, 271784General Location: South side of Dyer Road and West side of Bishop Road. South of the Auburn Agricultural CenterSurveyor of Record: SE CIVIL, LLCEngineer of Record: SE CIVIL, LLCOwner / Developer: KOCH, CAROLYN AS TRUSTEE OF THE DEASchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: DenialPrepared by: Hunter Simmons $ $ &(57,),&$7(2))250$7,21 $ $ 675((7 1232%2;(6 0867%(/2&$7(' ,1$/$%$0$ ,1$/$%$0$2)5(*,67(5('2)),&( ,)',))(5(17)520675((7$''5(66 $ $ $ $ # $ ! $ $ $ 121352),7//& 121352),7 6(5,(6 //& 352)(66,21$/6(5,(6//& 352)(66,21$/ //&&203/<,1*:,7+7,7/($&+$37(5$$57,&/( 6(5,(6//&&203/<,1*:,7+7,7/($&+$37(5$$57,&/( )256262)),&(86(21/< 68V BTR Holdings, LLC Hansen Babington Hansen Babington 29891 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 BALDWIN Alabama Sec. Of State 905-997 DLL Date Time File County 09/16/2021 10:01:00 $100.00 $100.00 Exp $0.00 ------- Total $200.00 □ □ □ □ □ ! $ " $ ! 25*$1,=(5 6 237,21$/ Not Applicable 09/16/2021 Hansen Babington Organizer DATE ELECTRONIC SIGNATURE & TITLE 09/16/2021 10:01:21 □ 1 SD 22.03 Skyline Village MOP – February 7, 2022 Summary of Request: The subject property is Unzoned in Baldwin County but lies within Fairhope's Planning Jurisdiction and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. The subject property is located at the southwest corner of Dyer Rd and Bishop Rd. The applicant proposes 118 townhomes, on 16.56 acres, intended for rentals that are owned and operated by a single entity. All streets and utilities are proposed to be private and the responsibility of the property owner/manager. This project will also be reviewed by the Baldwin County Highway Department and the Baldwin County Planning Department. The Developer is 68V BTR Holdings, LLC and the current property owner is Carolyn Gill Koch, as Trustee. Also acting as Authorized Agents for the Developer are Larry Smith with SE Civil; Will Lowery with Terracore; Casey Pipes with Helmsing Law; Ron Yeager with MH Vertical; John Gray with Strategy PR; and Shane Bergin with Neel-Shaffer. Correction: The application we received originally lists the owner as Carolyn Gill Koch, as Trustee. During their review, Baldwin County located Instrument No. 1959061, which provides conveyance to the current owner, 68V BTR Holdings, LLC. Said instrument was filed on 11/18/2021. Comments: Utilities: All utilities are labeled to remain private inside the development. All connections and work within ROWS will require permitting from the appropriate jurisdictions. o Water – Water within the site will be private and will be master metered. Fairhope Utilities will extend water to the site at the Developer’s expense. An estimate of aid to construction costs was provided but will be recalculated at time of building permit to include potential revisions and material costs at that time. System development charges were amended and not included with the aid to construction estimates. o Sewer – As proposed, sewer will gravity feed to a lift station east of the subject property. All sewer within the site will remain private. Fairhope Utilities intends to install the off-site sewer main at the Developer’s expense. An estimate of aid to construction costs was provided but will be recalculated at time of building permit to include potential revisions and material costs at that time. o Power – Power will be provided by Fairhope Utilities. A proposed electrical site plan was submitted and is currently being reviewed by the Electric Superintendent, Jade Fleming. Final electrical plans, including, but not limited to, aid to construction costs, shall be approved by the Electrical Superintendent. Developer will install all electric utility infrastructure and provide meter base. Lead time on equipment (transformers/cable) is at least 40/50 weeks, delays are increasing daily. o Gas – Not requested o Communications – AT&T o Garbage will be collected in roll-out cans by Baldwin County Solid Waste. Traffic Study: A traffic study was completed by Shane Bergin, with Neel-Schaffer. Three intersections were studied: Hwy 98/Dyer Rd, Dyer Rd/Bishop Rd, and Bishop Rd/Gayfer Rd Ext. The study includes historical traffic counts as well as a forecast in Year 2024 with the proposed development. The analysis concluded that all intersections will operate at an acceptable level of service and auxiliary turn lanes were not warranted. 2 SD 22.03 Skyline Village MOP – February 7, 2022 The three intersections studied are illustrated as blue dots on the map below. Fairhope East Elementary School is located at the NE Corner of Fairhope Ave and Bishop Rd. Staff is concerned about the impacts of school traffic. As such, staff would like to see the intersection of Fairhope Ave and Bishop Rd (illustrated with a green dot on the below map) reviewed unless the applicant can provide compelling reasoning why it should not be reviewed. If reviewed, the peak hours prescribed in the Subdivision Regulations, namely 4PM-6PM, do not align with the time school ends. Staff may extend the geographic range of a traffic study but cannot alter the peak hours. The Planning Commission, if so compelled, may alter the peak hours and request additional studies. Drainage: The drainage narrative states water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into a proposed wet pond located at the northeast corner of the property. The wet pond achieves the required 80% TSS removal efficiency and the post development discharge is less than the predevelopment discharge. The City contracted John Cameron, of Neel-Schaffer, to perform a third-party review of the drainage. Mr. Cameron’s review comments and the applicant’s response and revisions are included in the packet. Landscaping: Landscape plans were revised to include more street trees. Note that landscape buffers, as required by the City of Fairhope Tree Ordinance, are no longer applicable outside of the City of Fairhope corporate limits. Staff asked the applicant to consider a privacy fence/landscape screen along south and west property boundaries. The revised landscape plans include trees along the entire outer perimeter of the site. Greenspace: The proposed project has a net density of 8.99 units per acre which requires 25% greenspace. In this case, that would require 4.14 acres minimum per the applicant’s calculations. 6.17 acres is the stated greenspace provided. Staff asked for the greenspace to be labeled, based on type, as listed in Table 4-1 Greenspace Categories and Types. Most of the greenspace was listed as Civic Type – Green (shown in the table below). 3 SD 22.03 Skyline Village MOP – February 7, 2022 The description provides clear criteria for the ‘Green’ greenspace type. The proposed greenspace appears to be what is left over after the buildings were fitted into place and does not meet the requirements for the Civic Use – Green typology. Of the greenspace provided, only 2.54 acres is bordered by public rights-of-way, which is less than the required greenspace. We like to allow for some design flexibility and not interpret the regulations too stringently, but we have this same conversation time and again. As proposed, Staff does not feel the greenspace meets the Subdivision Regulations. Access Drive The City of Fairhope Subdivision Regulations do not allow private streets. Planning Commission has approved MOPs with a private access drive. For example, singular loop drives were allowed in Carmel Park Flats and are recommended for approval within the Rockwell MOP being reviewed this month. The road network presented creates 90 degree turns and place buildings on the stub, or access, streets. As confirmed by E9-1-1, the layout as proposed will require a minimum of two street names. Correspondence with Baldwin County E911 is included within the packet. Staff sees two options, amend the location of all buildings so they are accessed and can be addressed on the same ‘street’, or provide public streets that meet the standards of Article V, Section D. Wetlands Delineation A wetland delineation was provided by Craig Martin with Wetland Sciences, Inc. Mr. Martin did not find any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers under 33 CFR 320-330. It was Mr. Martin’s opinion that the entire parcel is comprised of uplands. • Note, there is a review comment from Baldwin County that states “Please show wetlands as non- jurisdictional and include applicable building setbacks and buffer.” There are no non-jurisdictional wetlands shown on the wetland delineation report provided to the City of Fairhope. Please note that the City of Fairhope Subdivision Regulations require non-jurisdictional wetlands to be delineated and a 30’ buffer is required if present on site. Comprehensive Plan The comprehensive plan is an important decision-making guide as Fairhope grows. The preferred plan seeks to concentrate more intense development nearer to “Villages.” The Build-Out Analysis acknowledges areas around Village Centers will be dense and then transition to lower density developments. This planning principle has been successfully utilized for many years and has been known by different terms. An example that has been shared in recent years, known at the rural-urban transect, is shown below. Category Typ1: Green Description An greenspace for unstructur ed recr eat io n or aesthetic lan dscap i ng . A g reen i s border ed by pub l i c rig hts-of - w ay o n at least 2 sides , front building fa ca des, and form al landscaped elements to de fi ne i ts boundaries. Ge nerally, there are fe w constructed e lements exce pt as a formal entry to o r a focal po i n t for the g reen . M ust be specially de fined by landsca pi ng. Location Predom inant ly l ocated in res i dential neig hborhoods of subu rban or urban characte r. Size Recommendatio n 1/, to 3 acres Image 4 SD 22.03 Skyline Village MOP – February 7, 2022 The nearest Village node is illustrated on the map below. As the crow flies, Skyline Village lies .67 miles away from the centroid of the nearest Village. Travel distance by vehicle increases to 1.042 miles. Our Comprehensive Plan does not define the scale of density transitions. Staff, however, typically defines these transitions as 0.5 mile increments. When considering the distance from the site to the Village Center, the project density is too high to be outside of the 0.5 mile transect, or transition zone. However, staff also reviewed the area within a half-mile of the site, as shown on the map below. Land uses with similar densities exist nearby, including some with Fairhope Zoning such as R-3, R-4, R-5, and PUD that are comprised of apartments. For comparison, R-4 allows 7 units per acre and R-5 allows 10 units per acre. The proposed gross density of Skyline Village is 7.13 units per acre. With this in mind and considering this is currently Unzoned property, staff cannot recommend denial based solely on location of the proposed development. A T YPICAL R URAL-URBAN T RANSECT, \\~TH T RANSECT Zoi-rns 5 SD 22.03 Skyline Village MOP – February 7, 2022 General Comments: • If approved, future subdivision of the property shall be restricted. • The City of Fairhope’s address is incorrect on the E&O Insurance. Staff Recommendation of Case SD 22.03 Skyline Village MOP: Staff recommends Case SD 22.03 Skyline Village MOP be Denied. "vou.NTA AV 1!1 R1 A(:~ Al R1 "1 "' '"' B. ,., " ,., " ., ., Al :1 Al RI 82 "l ", R A,l RI II◄ R.-I 82 11,"' 8282 ~2 "'" .. """ 82 82 "' 82 ., ~ ., ., B2 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' N89°52'22"E 1058.38'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS (SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"CRS(SE CIVIL) 1"CTIFN00°06'55"E 441.22'THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST. P.O.C. MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED) SOUTH 40.0'(R) S00°11'31"W 40.00'S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 6 TOWNHOMEUNITS7,260 SFCLUBHOUSE4,275 SFPOOL6 TOWNH O M E UNITS 7,260 SF 6 TOW N H O M E UNITS 7,740 S F 6 TOWNHOME UNITS 7,740 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOMEUNITS7,740 SF4 TOWNHOMEUNITS5,160 SF6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 4 TOWNHOMEUNITS5,160 SF4 TOWNHOME UNITS 5,160 SF 4 TOWNHOME UNITS 5,160 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNH O M E UNITS 7,740 SF 115 12 12 8 WET DETENTION POND R25'R25' R 5 ' R2 5 'R20'R5' R 2 0 ' R 5 'R1449'R1066'R20' R 2 5 'R1032'9' 9' 9'9'5'20'20'20'20'9'20'HANDICAP PARKING SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE FLUSH W/ BOC CONCRETE PATIO TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.)WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE DRIVEWAY TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL CENTERLINE OF CONCRETE DITCH "A" 144' 112' 168' CENTERLINE OF CONCRETE DITCH "B" WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL HANDICAP PARKING SEE DETAIL INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC)23'24'23'28' 11' 11' 18' 21' 28' 20' 11'23'21'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.24'24'24'72'74'8' 6'23'23'29' 30'10'10'10' 10'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.SAWCUT AT EX. EOP SAWCUT AT EX. EOP 24'SKYLINE AVE.(PRIVATE)24'24'26'24'24'R25'R 2 5 ' R 2 5 ' R25'R1424'R1000'30' MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.5'SHEET 2 of 2 20200822 JRB DRAWN DATE SCALE JOB No. 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call PLANNED DEVELOPMENTSITE PLANPROPOSEDEXISTING SITE PLAN LEGEND TRAFFIC CONTROL ARROW CURB & GUTTER STANDARD PARKING QUANTITY MEDIUM DUTY ASPHALT PAVING ACCESSIBLE PARKING SPACE CONCRETE PAVING HEADER CURB VALLEY CURB BUILDING (UNDER ROOF) SITE ANALYSIS 145,980 SF SITE ACREAGE (PROPOSED) ±16.56 AC (721,204.76 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 30 FT 20 FT 30 FT 35' BUILDING HEIGHT +/- 21 FT PROVIDED PARKING 402 SPACES REQUIRED PARKING 236 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION BALDWIN COUNTY (C.O. FAIRHOPE ETJ) PERVIOUS AREA 8.83 AC (53.32%) IMPERVIOUS AREA 7.73 AC (46.68%) REQUIRED: ZONING UNZONED MAX. DENSITY: 12 UNITS/AC X Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE VICINITY MAP 1" = 1 MILE NOTE: THE INTERNAL RIGHTS-OF-WAY, ROADS, EASEMENTS AND DRAINAGE FACILITIES ARE PRIVATE AND WILL BE MAINTAINED BY THE DEVELOPER/OWNER. THE INTERNAL RIGHT-OF-WAYS, ROADS, EASEMENTS AND DRAINAGE FACILITIES WILL NOT BE MAINTAINED BY BALDWIN COUNTY. IF INDIVIDUAL LOTS, SITES, UNITS, ETC., ARE TO BE SOLD, THE DEVELOPER/OWNER SHALL BE REQUIRED TO MEET THE CURRENT BALDWIN COUNTY SUBDIVISION REGULATIONS IN EFFECT AT THAT TIME, AND THE PROPERTY SHALL BE BROUGHT INTO COMPLIANCE WITH THOSE REGULATIONS PRIOR TO SUCH SALE OR ATTEMPTED SALE. SITE DATA (BALDWIN COUNTY): 1. ACREAGE IN TOTAL TRACT: 16.56 ACRES 2. SMALLEST UNIT SIZE: 1210 SF 3. TOTAL SQUARE FEET OF EACH UNIT: 94,380 SF (24') & 51,600 SF (28') 4. TOTAL NUMBER OF LOTS OR UNITS: 118 5. LINEAR FEET IN STREETS: 2,661 LF (PRIVATE) 6. NUMBER OF PARKING SPACES: 484 SPACES* 7. AMOUNT OF IMPERVIOUS SURFACE: 336,784 SF 8. DENSITY: 7.1 UNITS/AC 9. TOTAL SF OF ALL AREAS RESERVED FOR TOTAL OPEN SPACE: 297,683 SF (6.83 AC) 10. TOTAL SF OF ALL AREAS RESERVED FOR USEABLE OPEN SPACE: 245,682 SF (5.59 AC) *EACH UNIT HAS SPACE FOR 2 VEHICLES IN THE DRIVEWAY & ONE (1) IN THE GARAGE, SO 354 PARKING SPACES ARE AT THE UNITS. FLOOD ZONE: PROPERTY LIES IN FLOOD ZONE "X" UNSHADED AS SCALED FROM FLOOD INSURANCE RATE MAPS NUMBER 01003C0642M, COMMUNITY NUMBER 015000, PANEL 0664, SUFFIX "M', DATED APRIL 19, 2019. UTILITY PROVIDERS: WATER - FAIRHOPE PUBLIC UTILITIES SEWER - FAIRHOPE PUBLIC UTILITIES ELECTRIC - FAIRHOPE PUBLIC UTILITIES TELEPHONE - AT&T OWNER/DEVELOPER: 68 V BTR HOLDINGS, LLC 29891 WOODROW LANE STC 300 SPANISH FORT, AL 36527 GREENSPACE CALCULATIONS (CITY OF FAIRHOPE): ACREAGE IN TOTAL TRACT: 16.56 ACRES WETLANDS: 0.00 ACRES PONDS: 1.92 ACRES ASPHALT ROADS: 1.51 ACRES NET ACREAGE: 13.13 ACRES DENSITY (NET) = 118 UNITS/13.13 ACRES: 8.99 UNITS/ACRE GREENSPACE REQUIRED (25% OF 16.56 ACRES): 4.14 ACRES GREENSPACE PROVIDED: 6.17 ACRES NOTE: IF INDIVIDUAL LOTS, SITES, UNITS, ETC., ARE TO BE SOLD, THE DEVELOPER/OWNER SHALL BE REQUIRED TO MEET THE CURRENT CITY OF FAIRHOPE SUBDIVISION REGULATIONS IN EFFECT AT THAT TIME, AND THE PROPERTY SHALL BE BROUGHT INTO COMPLIANCE WITH THOSE REGULATIONS PRIOR TO SUCH SALE OR ATTEMPTED SALE. CRF = CAPPED REBAR FOUND CRS = CAPPED REBAR SET CMF = CONCRETE MONUMENT FOUND RBF = REBAR FOUND (R) = RECORD DEED BEARING AND DISTANCE Skyline VillageTownhomesFairhope, Alabama 36532SITE 01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL 0 0 ~ ~ C=:::J @===:I C=:::J C=:::J ------------------------------------------------------------------------------------------------------------------------------------------------ - -____L i -t l I I I I L _______ _ -/ / I l \ ----+-----+----+------t----1-----+ ---f------I ----------- --- ----1 1 I I -------I -- i I I I ---i---c~~~~-• ~ • • ·• , \:: ~~ ~~a -=3":~ • • ~~:_ _,.:_-~ ------ 12 0121 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116117118105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WL A D N I E R P R O P E R T I E S S U B S L I D E 2 4 2 9 - C EZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 P.O.C. P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS117.60 117.60 117.60 Skyline VillageTownhomesFairhope, Alabama 36532Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656620002550100 50 SCALE SHEET AERIAL 20200822 JRB DRAWN DATE SCALE JOB No. 11/16/21 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call AERIAL WITH CONTOURS TABLE OF CONTENTS Developer: 68V BTR Holdings, LLC 29891 Woodrow Lane Stc 300 Spanish Fort, AL 36527 R Know what's below. before you dig.Call PROPOSED CONSTRUCTION PLANS for Skyline Village Townhomes Fairhope, AL 36532 Civil Engineering & Surveying 9969 Windmill RdFairhope, AL 36532251-990-6566 REVISIONS: NO.REVISIONDATE APPR. REVISIONS 0 ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope Municipal Code and to all other rules, regulations, laws, and ordinances applicable to my design. Project Engineer January 19th, 2022 Name of Project to which this Certificate Applies: Skyline Village Townhomes. Plans which are certified consist of Pages Cover Sheet thru C18. CONTACTS GAS DEPARTMENT CITY OF FAIRHOPE MR. JEREMY LITTLE 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 WATER & SEWER DEPARTMENT CITY OF FAIRHOPE MR. JASON LANGLEY 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 BUILDING DEPARTMENT CITY OF FAIRHOPE MR. ERIK CORTINAS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 PLANNING/ZONING DEPARTMENT CITY OF FAIRHOPE MR. HUNTER SIMMONS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 ISSUED FOR CITY/COUNTY APPROVAL12/13/21 TLS HIGHWAY DEPARTMENT MR. JOHN LUNDY 22070 HWY. 59, 4TH FLOOR ROBERTSDALE, ALABAMA 36567 251-580-1655 BALDWIN COUNTY POWER DEPARTMENT CITY OF FAIRHOPE MR. JADE FLEMING 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 COVER GRADING & DRAINAGE PLANC03 C05 C12 EROSION & SEDIMENT CONTROL PLAN C13 C14 C06-A UTILITY PLAN SIDEWALK, STREET LIGHT & SIGNAGE PLAN C02 C16 C10 SANITARY SEWER PROFILES C17 C01 GENERAL NOTES C11 C15 C07 CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS STORM SEWER PROFILES SITE PLAN GRADING & DRAINAGE PLANC04 C09 STORM SEWER PROFILES BOUNDARY & TOPOGRAPHIC SURVEY VICINITY MAP N.T.S. C08 C18 CONSTRUCTION DETAILS C06-B UTILITY PLAN CITY OF FAIRHOPE RE-SUBMITTALTLS01/19/221 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WGARDEN CIR. P.O.C. P.O.B. 16.56 AC. (UNZONED) Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 11 20200822S 20200822 1"=60' CHKD. DED DRAWN RDC FLOOD STATEMENT SURVEYOR'S CERTIFICATE STOIC EQUITY PARTNERS, LLC BOUNDARY & TOPOGRAPHIC SURVEYOR'S NOTES: SURVEY VICINITY MAP 1 INCH = 1 MILE SITE 00 30 60 120 60 SCALE LEGEND: f- 0 ~ r 1/2"<M (SE aw.) S89"45"16"E 208.60' I I \ / J.Cf ClEAR NO BUILDING SETBACKS SHOWN AS PROPERTY IS UNZONED PER BALDWIN COUNTY PLANNING DISTRICT 17 \l" s PROPERTY LIES IN FLOOD ZONE "X" AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0642M, COMMUNITY NUMBER 015000, PANEL 0642, SUFFIX "M". DATED APRIL 19, 2019. o5-"46-o~p1~-~ggg--001.00J ALAPOI.YlECHNICINSTlWTE C/000NLARGE..RVICEPRES AUBURNAL36e30 Mlltlll'I: CIIIP. I.MIi DB (R'--1)277 o-- 358.21' 357.76'(R) 1t.z•<EPF 2.e'SOUlH 1.2' a.EAR N89"52'22"E 1058.38" 1.8" C1EAR 05-<le-02-09-0-000-01 2001 F~fir=~~:32 INSTRUMENTN0.1082505 (UN ZONED) 05-46-02.-09-0-000-013.000 TALLAWAt,~~r~~ES L LC FAIRHIPE,AL365JJ INSlRUMENT NO. 526211 1. lHERE MAY BE RECORDED OR UNRECORDED DEEDS, EASEMENTS, RIGHT-OF-WAYS. OR OlHER INSTRUMENTS 'M-IICH COULD AFFECT lHE BOUNDARIES OF SAID PROPERTIES. (UNZONED) 2. lHERE WAS NO ATTEMPT TO DETERMINE lHE EXISTENCE, LOCATION, OR EXTENT OF ANY SUB-SURFACE FEAlURES. 3. lHE LINES REPRESENTING lHE CENTERLINE AND RIGHT-OF-WAYS OF lHE STREETS ARE st-tov.,,i FOR VISUAL PURPOSES ONLY AND WERE NOT SUR\IEYED UNLESS RIGHT-Of-WAY MONUMENTATION IS ALSO SHOWN. 4. SUR\IEY WAS CONDUClED ON NOVEMBER 2020, AND IS RECORDED IN AN ELECTRONIC FlELD BOOK. 5. BEARINGS AND DISTANCES SHOWN HEREON WERE •coMPUTED• FROM AClUAL FIELD TRAVERSES, AND ARE BASED ON STATE PLANE GRID, ALABAMA WEST ZONE USING GPS OBSERVATIONS. 6. ELEVATIONS SHO'MII HEREON ARE RELAlED TO MEAN SEA LEVEL, BASED ON N.A.V.D. 1988 DAlUM. 7. NO 1111.E SEARCH OR REPORT WAS PROVIDED FOR lHIS SURVEY. 8. lHIS SUR\IEY HAS BEEN COMPLETED IN ACCORDANCE WllH lHE REQUIREMENTS OF lHE STANDARDS OF PRACTICE FOR SURVEYING IN lHE STATE OF ALABAMA, EFFECTIVE JANUARY 1, 2017. 5-46-02.-0!1-0-000-014.000 PPIN:772511 CREEi.. RYANl1"'sJ'f:~E, '¥1NCENTA MONTR0SE,ALJll559 INS(ltNZONED)95 THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH. RANGE 2 EAST. 05-<le-02-09-0-000-011.001 PPIN242tl9 2~~-~~~ ~g SILVERHIU.AL36578 INSTRUMENTN0. 1747317 (UN ZONED) 05-'4-e-02-09-0-000-015.000 PPIN:2~0 BALDWIN, RICHARD ETUX TAMARA 1~A:~~TE_:>;-Jr INSTRUMENT N0.1172530 (UNZONED) ,,.., -<-Q. 0 40.00' (A. R) (R) I»" c:nF .... OEPF R8F --- • ACTUAL • RECOAD IIEARING/l)ISTANOE • RECOAD IIEAAl,iQ/l)ISTANCE • CAPPED REBAR F'OUND • CRIMP 1llP -FOUND • C0NCRE1E IIDNI.AENT F0UN) • OPEN EN> PIPE FOUPIJ • REBM FOOND (NO CAP) • CCRPORAlKN LIE • SECIICN LINE • CHAIN UII< FENCE • PCST • MAE FENCE • W0DD FENCE • lltDERGROUtlJ POIER LI£ • FIBER Cl'1IC LINE • CNERl£AD POIER LI£ • WA1ER MM! • UTILITY PQLE -=--1EIDH0NE PEDESTAL • 1EIDH0NE MNltOI.E • SEWER MAMIDLE • -El£C1RIC IE1ER I Ill ,;c • •1ER IIE1ER • WA1ER VAL\£ • AIR CXI\ID111DtER • FIRE H'YDRANT !•OAK •PIIE • HCILY • PECAN 0•1111Jt/BAY •-- I HEREBY STATE THAT AU. PARTS OF THIS SURVEY AND DRAW1NG HAVE BEEN COMPLETED IN ACCORDANCE WlTH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNO\\\_EDGE, INFORMATION. AND BELIEF. COMMENCE AT A MAG NAIL IN ASPHALT AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST, AND RUN THENCE SOUTH 00 DEGREES 11 MINUlES 31 SECONDS WEST, A DISTANCE OF 40.00 FEET; THENCE RUN NORTH 89 DEGREES 45 MINUTES 16 SECONDS WEST. A O ' DISTANCE OF 30.00 FEET TO A CAPPED REBAR (ILLEGIBLE) AT THE '<-" INlERSECTlON OF THE SOUTH RIGHT-OF-WAY OF DYER ROAD AND THE I¼ '-0,,, WEST RIGHT-OF-WAY OF BISHOP ROAD FOR THE POINT OF BEGINNING; O ~ ~~N~s;u~IG~~~lJiF~~A~Eg~E~l~~clp M~NiAw.s li1:.f;~~rsor:4~l.2~L~~T <:> LOT f6 TO A REBAR (NO CAP); THENCE DEPARTING SAID 'NEST RIGHT-OF-WAY, "x"" os-45-02p~~N~o5~o-o,n.oo7 RUN NORTH 89 DEGREES 48 MINUTES 34 SECONDS WEST, A DISTANCE OF ~ 0 EA;!i~~:;~; C ~~~~:EfEf,1 ~u\;A~:E~E~6~~: ~tt,.?I~LEJis~:~iEo~u2ia~~~~EE0T0 TO INS1Ru~(R~4)11J11no ~E~~~: ~~T~Af)61J:gf ~~~0~~1"'r F~~r°~GR~E~R~JP M+~~1fio~\1PE ON THE EAST RIGHT-OF-WAY OF EZELL LANE (NOT OPEN OR IN USE); THENCE RUN NORTH 00 DEGREES 06 MINUlES 55 SECONDS EAST, ALONG SAID EAST RIGHT-OF-WAY, A DISTANCE OF 441.22 FEET TO A CAPPED REBAR (SE CIVIL): THENCE RUN SOUTH 89 DEGREES 45 MINUTES 16 SECONDS EAST, A DISTANCE OF 208.60 FEET TO A CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 00 DEGREES 04 MINUTES 19 SECONDS EAST. A DISTANCE OF 188.60 FEET TO A CAPPED REBAR (SE CML) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF DYER ROAD; THENCE RUN SOUTH 89 DEGREES 45 MINUTES 16 SECONDS EAST. ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1085.25 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 16.56 ACRES, MORE OR LESS. (DESCRIPTION COMPOSED FROM PROBATE RECORDS AND AN ACTUAL FJELD SURVEY) ~ 0 IZ·OI-Z.020 DrnEHLAL. P.L.S. NO. 26014 DATE SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SHEET C01 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 01/19/22 N.T.S.SEALAFFIXREVISIONDATEGENERAL NOTESCivil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. CONSTRUCTION ACTIVITIES. 14. 15. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI. PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN HANDICAP RAMPS SHALL BE PER ADA REQUIREMENTS AND LOCAL REGULATIONS. ALL DIMENSIONS AND RADII ARE TO THE EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING ON CLEAN ASPHALT OR CONCRETE. NOTIFY CITY OF FAIRHOPE & BALDWIN COUNTY 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. SITE PLAN NOTES REGULATIONS AND CODES. ALL WORK AND MATERIALS SHALL COMPLY WITH CITY OF FAIRHOPE & BALDWIN COUNTY INSPECTIONS. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 1. 2. 3. REMOVE VEGETATION/PAVEMENT ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS INSTALL THE CONSTRUCTION EXIT PER DETAILS. INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS. CONSTRUCTION SEQUENCE - PHASE 1 4. 5. 6. REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING. ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & DEMOLITION CAN BEGIN (PHASE 2). INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE. 4. 5. 6. INSTALL TEMPORARY SEEDING AND MULCH ON DISTURBED AREAS TO PREVENT EXPOSED SOILS. DURING ROAD AND UTILITY CONSTRUCTION, MAINTAIN TEMPORARY SEEDING. CONSTRUCTION SEQUENCE - PHASE 2 GRADE THE SITE TO SUB-GRADE ELEVATIONS, PREPARING THE SITE FOR FINAL SITE WORK. PERFORM GRADING TO INSTALL POND AND SEDIMENT FEATURES. ESTABLISH PERMANENT COVER1. INSTALL STORM SYSTEM AND UTILITIES. ON AREAS NOT EFFECTED BY ROAD AND UTILITY CONSTRUCTION. 2. 1. 2.CALL FOR AN INSPECTION FROM THE QCP. ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS AND TREE PROTECTION. STABILIZE ANY AREAS DISTURBED BY BMP AND TREE PROTECTION REMOVAL. CONSTRUCTION SEQUENCE - PHASE 3 3. INSTALL FINAL LANDSCAPING. 4. INSTALL CURBING, SIDEWALKS, AND PAVING. 7. AND CONSTRUCTION EXIT. DURING ROAD AND UTILITY CONSTRUCTION, INSPECT PERIMETER CONTROLS DAILY AND FIX ANY DEFICIENCIES.3. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT 1. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND SHALL BE APPROVED BY BALDWIN COUNTY PRIOR TO LAYING ASPHALT. REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. DRAINAGE EASMENTS, AND DETENTION PONDS. OTHER CLEARING PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. DEPENDING ON FINAL GRADING AND SLOPES. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. CONSTRUCTION. RESTAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN STAKING THROUGHOUT THE COUNTY SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO THE NEED FOR AN INSPECTION. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH UTILITY COMPANY SPECIFICATIONS. THE PUBLIC UTILITIES PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, VALVES, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING CONTRACTOR TO PROVIDE SURVEYED AS-BUILT OF WATER SYSTEM AS INSTALLED PRIOR TO REQUESTING A PUNCH LIST. REQUIREMENTS OF THE UTILITY PROVIDERS. THE CONTRACTOR SHALL BE INTIMATE ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 2. 3. 4. 5. 6. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. COMPANY PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND UTILITY 7. 8. 16. 17. 18. 19. 20. A MINIMUM OF 2-4" PVC UTILITY SLEEVES SHALL BE INSTALLED ACROSS ALL STREETS TO WATER MAIN VALVES AND WATER SERVICE TAPS SHALL NOT BE LOCATED UNDER SERVE ISLANDS WITH IRRIGATION. THE PROPOSED PAVEMENT. 9. 10. 21. 1. 2. 4. EROSION CONTROL NOTES AND STATE AND FEDERAL E.P.A. GUIDELINES FOR THE NPDES PROGRAM. ALL EROSION CONTROL MEASURES SHALL BE PER THE DIRECTION OF THE ENGINEER5. ABSOLUTELY NO SEDIMENT SHALL BE PERMITTED TO LEAVE THE SITE DURING CONSTRUCTION.6. IF HEAVY RAINS OR UNUSUAL SITE CONDITIONS RESULT IN THE POLLUTION OF ROADWAYS OR ALL DISTURBED AREAS SHALL BE TEMPORARILY AND PERMANENTLY SEEDED WITH "SOUTH" ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE GOVERNING OFFICIALS. IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO BE INTIMATE WITH THE LOCAL EROSION CONTROL LAWS AND TO REFLECT THIS KNOWLEDGE IN HIS/HER ACTIONS AND 7. 8. FOR EROSION CONTROL, SEDIMENT CONTROL AND STORMWATER MANAGEMENT ON ALL VEGETATION SHALL BE PLANTED AND MAINTAINED PER THE ALABAMA HANDBOOK IMMEDIATELY AND RESTORE THE AREAS TO THE ORIGINAL CONDITION WITHIN 24 HOURS. ADJACENT PARCELS THEN THE GRADING CONTRACTOR SHALL CLEAN THE DISTURBED AREAS TYPE SEEDINGS PER THE ALABAMA HANDBOOK. THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED BY THE INSTALLATION OF EROSION AND SEDIMENT CONTROL MEASURES AND PRACTICES PRIOR TO, OR CONCURRENT WITH LAND DISTURBING ACTIVITIES. 11. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED DAILY AND ANY DEFICIENCIES NOTED WILL BE CORRECTED BY THE END OF EACH DAY. ADDITIONAL EROSION CONTROL MEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-SITE INSPECTION THE EXISTING SITE IS UN-DEVELOPED. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE SEDIMENT BARRIERS HAVE BEEN CONSTRUCTED. CONTRACTOR SHALL REMOVE EROSION CONTROL DEVICES AFTER PERMANENT GRASSING IS IN PLACE AND ESTABLISHED. CONTACT DAVID KING, QCI 251-990-6566. CONSTRUCTION SITES AND URBAN AREAS (ALABAMA HANDBOOK). QUOTATIONS. REFERENCE THE CONSTRUCTION SEQUENCE FOR THE RELATIONSHIP BETWEEN THE INSTALLATION OF EROSION CONTROL FEATURES AND GENERAL CONSTRUCTION. 9. 10. BY THE GOVERNING OFFICIAL OR ENGINEER OF RECORD. 12. 13. THE CONSTRUCTION EXIT PAD SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH STONE, AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT OF ANY STRUCTURES USED TO TRAP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR DISTURBED AREAS LEFT IDLE FOR SEVEN DAYS OR LONGER ARE TO BE MULCHED. SEDIMENT / EROSION CONTROL DEVICES MUST BE CHECKED AFTER EACH STORM EVENT. EACH DEVICE IS TO BE MAINTAINED OR REPLACED IF SEDIMENT ACCUMULATION HAS REACHED 1/3 OF THE CAPACITY OF THE DEVICE. MAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES AND PRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THE TRACKED FROM VEHICLE OR SITE ONTO PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. 14. 15. 16. RESPONSIBILITY OF THE OWNER'S CONTRACTOR. 17. 18. 19. THE SITE IS TO BE CLEARED AND GRADED AS TO MINIMIZE THE AMOUNT OF SOIL EXPOSED 20. AT ONE TIME. EROSION CONTROL MEASURES SHALL BE MAINTAINED AT ALL TIMES. IF FULL IMPLEMENTATION OF THE APPROVED PLAN DOES NOT PROVIDE FOR EFFECTIVE EROSION CONTROL, ADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL OR TREAT THE SEDIMENT SOURCE. CONTRACTOR IS RESPONSIBLE FOR MONITORING DOWNSTREAM CONDITIONS THROUGHOUT THE CONSTRUCTION PERIOD AND CLEARING ANY DEBRIS AND SEDIMENT CAUSED BY 21. CONSTRUCTION. BMP'S SHALL BE INSTALLED AS PER THE ALABAMA HANDBOOK STANDARDS. 22. BMP'S SHALL BE INSTALLED WITH MINIMAL CLEARING ACTIVITY. 23. REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES. 24.NO DUST CONTROL IS ANTICIPATED. SHOULD DUST BE AN ISSUE, SITE WILL BE WATERED TO MINIMIZE GENERATION OF DUST. DUST CONTROL IS ALSO ACCOMPLISHED BY MINIMIZING THE EXPOSURE OF BARE SOILS. UTILIZE TEMPORARY VEGETATION AND MULCHING TO COVER BARE AREAS DURING CONSTRUCTION. UTILIZE PERMANENT VEGETATION TO CONTROL DUST FROM THE SITE AFTER CONSTRUCTION IS COMPLETE. 25.WHERE LABELED FIP/CIP, FABRIC INLET PROTECTION TO BE INITIALLY INSTALLED AND CONVERTED TO CURB INLET PROTECTION ONCE THROAT IS POURED. 3.AREA TO BE DISTURBED=±17.12 ACRES. PIPE LENGTHS SHOWN ARE LINEAR DISTANCES BETWEEN CENTER TO CENTER OF STRUCTURES. THE CONTRACTOR SHALL DETERMINE THE QUANTITY OF PIPE NEEDED FOR THE JOB, BASED ON SLOPE LENGTH AND WHOLE STANDARD PIPE SECTIONS. ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILS ENGINEER. GRADES NOT OTHERWISE INDICATED ON THE PLANS SHALL BE UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE GIVEN. ABRUPT CHANGES IN SLOPE SHALL BE WELL ROUNDED. ELEVATIONS REPRESENT FINAL GRADE. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE TREE PROTECTION, SAVE AREAS, SILT BARRIER INSTALLATION AND DETENTION FACILITIES ARE CONSTRUCTED. THE LAND DISTURBANCE PERMIT MUST BE DISPLAYED ON SITE AT ALL TIMES DURING CONSTRUCTION AND IN PLAIN VIEW FROM A PUBLIC ROAD OR STREET. ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS, LATEST EDITION. 10. 11. 12. 13. 14. 15. 16. 17. CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE END OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. 18. TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 19. ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.20. 21. JUNCTION BOX = RIM; THE TOP MOST PART OF THE RIM AND COVER CASTING. CATCH BASIN = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DROP INLET = GRATE; THE TOP MOST PART OF THE FRAME AND GRATE. WEIR INLET = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DEFINITION OF THE TYPE OF TOP IS AS LISTED: THE ELEVATION OF MANHOLE/INLET TOPS ARE TO BE AT THE FINISH ELEVATION SHOWN. THE THE CONTOUR INTERVAL IS ONE FOOT OR AS SHOWN. ALL DISTURBED AREAS NOT OTHERWISE COVERED BY PAVEMENT SHALL RECEIVE FOUR INCHES OF TOPSOIL AND STABILIZED PER THE LANDSCAPE PLAN. THE TYPE OF PIPE MAY BE ALTERED IF APPROVED BY THE ENGINEER. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPES STORM PIPE SHALL BE AS FOLLOWS: GRADING & DRAINAGE NOTES STANDARDS UNLESS APPROVED OTHERWISE BY THE ENGINEER. ALL STRUCTURES SHALL BE PRECAST CONCRETE PER ASTM C-478/C-913 AND ALDOT STEEPER THAN 3:1 SHALL BE COVERED WITH CURLEX BLANKETS BY AMERICAN EXCELSIOR ALL CAST IN PLACE CONCRETE TO HAVE A MIN. 28 DAY COMPRESSION STRENGTH OF 3000 P.S.I. RCP, CLASS III PER ALDOT SPECIFICATIONS. COMPANY OR EQUAL. 1. 2. 3. 4. 5. 6. 7. 8. 9. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE. CONTRACTOR SHALL PROVIDE A VIDEO OF THE STORM SYSTEM. 30" FOR ALL INTERNAL STREET INTERSECTIONS 36" FOR ALL INTERSECTION WITH EXISTING COUNTY, STATE AND FEDERAL ROADS R1-1 STOP SIGN- DIAMOND GRADE- MINIMUM 0.080" THICK TRAFFIC SIGNAGE SHALL MEET STANDARDS IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD): 6" TALL WHITE ALL-CAPITAL LETTERING ON GREEN BACKGROUND BRACKETS- VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUAL STREET NAME SIGN- 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, ALL OTHER SIGNS- HIGH INTENSITY PRISMATIC OR BETTER- MINIMUM 0.080" THICK EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION POST FOR ALL SIGNS- #2 GALVANIZED U-CHANNEL OF APPROPRIATE HEIGHT 23. 26.SITE INSPECTIONS TO BE PERFORMED WHEN 3/4" RAIN EVENT OR GREATER OCCURS. DISTURBED AREAS LEFT IDLE FOR FOURTEEN DAYS OR LONGER ARE TO BE SEEDED AND MULCHED. 24. 25. 26. 27. STANDARDS FOR NEW ROAD CONSTRUCTION (APPENDIX 4). ALL WORK AND MATERIALS WITHIN THE SITE SHALL COMPLY WITH BALDWIN COUNTY DESIGN BALDWIN COUNTY HIGHWAY INSPECTOR TO BE NOTIFIED ACCORDING TO BENCHMARK INSPECTION LIST.22. DETAILS AND LOCATIONS OF UTILITIES SHALL COMPLY WITH CITY OF FAIRHOPE & BALDWIN COUNTY UTILITY MANUAL. IF ANY MODIFICATIONS ARE MADE, THE CONTRACTOR SHOULD 11. ALWAYS BE IN COMPLIANCE WITH MANUAL. PVC WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 250 PSI, SDR 18 OR HEAVIER. WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241 FOR PRESSURE PIPE WITH IRON PIPE OUTSIDE DIAMETER OR AWWA C900. PIPE SHALL BE A MINIMUM CLASS 250 FOR ASTM D2241 OR SDR 18 OR HEAVIER FOR AWWA C900. ALL PVC WATER PIPE SHALL BE MARKED USING A TRACER WIRE BURIED BETWEEN 3 AND 6 INCHES ABOVE THE TOP OF THE PIPE. TRACER WIRE SHALL BE NO. 12 COPPER WIRE WITH PLASTIC COATING. WIRE SHALL BE CARRIED UP THROUGH VALVE BOXES AND TERMINATED A MINIMUM OF 2 FEET ABOVE THE GROUND TO PERMIT CONNECTION OF LOCATING EQUIPMENT. NONMETALLIC BLUE MARKER TAPE SHALL BE BURIED APPROXIMATELY 15 INCHES ABOVE THE TOP OF THE PIPE. TAPE SHALL BE A MINIMUM OF 3 INCHES WIDE AND ON THE OWNER'S LIST OF MATERIALS AND APPROVED MANUFACTURERS.Skyline VillageTownhomesFairhope, Alabama 3653201/19/22 CITY OF FAIRHOPE RE-SUBMITTAL DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' N89°52'22"E 1058.38'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS (SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"CRS(SE CIVIL) 1"CTIFN00°06'55"E 441.22'THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST. P.O.C. MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED) SOUTH 40.0'(R) S00°11'31"W 40.00'S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 6 TOWNHOMEUNITS7,260 SFCLUBHOUSE4,275 SFPOOL6 TOWNH O M E UNITS 7,260 SF 6 TOW N H O M E UNITS 7,740 S F 6 TOWNHOME UNITS 7,740 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOMEUNITS7,740 SF4 TOWNHOMEUNITS5,160 SF6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 4 TOWNHOMEUNITS5,160 SF4 TOWNHOME UNITS 5,160 SF 4 TOWNHOME UNITS 5,160 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNH O M E UNITS 7,740 SF 115 12 12 8 WET DETENTION POND R25'R25' R 5 ' R2 5 'R20'R5' R 2 0 ' R 5 'R1449'R1066'R20' R 2 5 'R1032'9' 9' 9'9'5'20'20'20'20'9'20'HANDICAP PARKING SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE FLUSH W/ BOC CONCRETE PATIO TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.)WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE DRIVEWAY TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL CENTERLINE OF CONCRETE DITCH "A" 144' 112' 168' CENTERLINE OF CONCRETE DITCH "B" WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL HANDICAP PARKING SEE DETAIL INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC)23'24'23'28' 11' 11' 18' 21' 28' 20' 11'23'21'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.24'24'24'72'74'8' 6'23'23'29' 30'10'10'10' 10'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.SAWCUT AT EX. EOP SAWCUT AT EX. EOP 24'SKYLINE AVE.(PRIVATE)24'24'26'24'24'R25'R 2 5 ' R 2 5 ' R25'R1424'R1000'30' MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.5'Skyline VillageTownhomesFairhope, Alabama 36532SHEET C02 20200822 JRB DRAWN DATE SCALE JOB No. 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLANPROPOSEDEXISTING SITE PLAN LEGEND TRAFFIC CONTROL ARROW CURB & GUTTER STANDARD PARKING QUANTITY MEDIUM DUTY ASPHALT PAVING ACCESSIBLE PARKING SPACE CONCRETE PAVING HEADER CURB VALLEY CURB BUILDING (UNDER ROOF) SITE ANALYSIS 145,980 SF SITE ACREAGE (PROPOSED) ±16.56 AC (721,204.76 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 30 FT 20 FT 30 FT 35' BUILDING HEIGHT +/- 21 FT PROVIDED PARKING 402 SPACES REQUIRED PARKING 236 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION BALDWIN COUNTY (C.O. FAIRHOPE ETJ) PERVIOUS AREA 8.83 AC (53.32%) IMPERVIOUS AREA 7.73 AC (46.68%) REQUIRED: ZONING UNZONED MAX. DENSITY: 12 UNITS/AC X Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE CRF = CAPPED REBAR FOUND CRS = CAPPED REBAR SET CMF = CONCRETE MONUMENT FOUND RBF = REBAR FOUND (R) = RECORD DEED BEARING AND DISTANCE 01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL 0 0 ~ ~ C=:::J @===:I C=:::J C=:::J ------------------------------------------------------------------------------------------------------------------------------------------------ - -____J_ i -t l i I I I L _______ _ / -/ I \ \ ----+-----+----+-------t---1-----+ ---f---------j --------------- I I I ---I ---I ----,~-~---- i I I I ---------- ---i---c~~~~-• ~ • • ·• , \:: ~~ ~~a -=3":~ • • ~~:_ _,.:_-~ 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WPORCHPLACE SUB.SLIDE 1990-B RT I E S S U BEZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G OS L IDM E A D O W B R OOM B1 GARDEN N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' N89°52'22"E 1058.38'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS(SE CIVIL) 1/2"CRS(SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"RBF 1"CTIF 1"CTIFN00°06'55"E 441.22'MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF 2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 1/2"CRF(GARSED)P.O.B. 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-4 EAST BA ADDR FAIR INSTRUM 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0 PPIN: 6816 TIMKO, JOH 2901 VIA VIEJAS IRVINE CA 9 INSTRUMENT NO (R-4) LOT #18 STONE, F INST LOT #19 05-46-02-09-0-00 PPIN: 8396 STONE, BETTY MERR OF THE FAM P O BOX 4 FAIRHOPE AL INSTRUMENT NO (R-2) 05-46-02 P CLEARMON (MA RP 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 46-02-09-0-000-009.000 PPIN: 50796 AIRHOPE ASSEMLY OF GOD CHURCH INC 8180 DYER RD FAIRHOPE AL 36532 DB 485, PG 487 (UNZONED) LOT #5 05-46-02-09-0-000-008.006 PPIN: 238487 GOW, MARCELYN DELORES 7 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1293678 (R-2) LOT #4 05-46-02-09-0-000-008.005 PPIN: 238486 GLOVER, JOHN LEROY ETAL GLOVER, JENNIFER 8 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1419821 (R-2) COMMON AREA #3 05-46-02-09-0-000-008.004 PPIN: 238485 PORCHPLACE L L C P O BOX 1942 FAIRHOPE AL 36533 INSTRUMENT NO. 0531789 (R-2) (UNZONED) SOUTH 40 S00°11'31 S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS6 TOWNHOMEUNITSFFE=122.896 TOWNH O M E UNITS FFE=122. 3 1 6 TOW N H O M E UNITS FFE=1 2 2 . 5 5 6 TOWNHOME UNITS FFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 3 TOWNHOME UNITS FFE=121.85 WET DETENTION POND 1 POND TOP=117.00 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.14 DHW(100-YR)=116.54CLUBHOUSEFFE=122.5012 3 123123 122 122122122 1 2 2 12 2 122122 121 121 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 123124 122 121 120 119 118117116 115114 113112 111 110 109 108 B5 B8 B6 B3 B4 B7 B2 B1 205 206 204 203 202 201 200 A2 A6 A4 A3 A7 A8 A10 A5 A9 A1 102 103 104 105 106 107 101 100 108 C4 C3 C2 C1 302 301 300 D1 D2 400 E1 E2500 F1 F2 600 123117.60 117.60 117.60 121.40 121.05 121.16 120.90 121.86 121.95121.60 121.51 INLET TYPE TO BE V4510: VALLEY GUTTER INLET INLET TYPE TO BE V4510: VALLEY GUTTER INLET A11 109 INLET TYPE TO BE V4510: VALLEY GUTTER INLET 20002550100 50 SCALE SHEET C03 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532GRADING & DRAINAGE PLANPROPOSEDEXISTING GRADING & DRAINAGE PLAN LEGEND STORM SEWER PIPING JUNCTION BOX (JB) CONTOURS SPOT ELEVATION XXX + XXX.XX XXX XXX.XX TYPE "S" 2- WING INLET (DWCB) WEIR INLET (WI) TYPE "S" 1- WING INLET (SWCB) MITERED END SECTION (MES)01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL .. l ..... ' [!] I -:--- 1 I I I L ______ _ I _J □ □ ~ ~ 1=1 ---------> =------ N li!iii:M □ □ C:::,.. L'.Cl,,,. 1-1 c::::::::J 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116117118105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WO P E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 P.O.C. P.O.B. 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+446 TOWNHOMEUNITSFFE=122.896 TOWNH O M E UNITS FFE=122. 3 1 6 TOW N H O M E UNITS FFE=1 2 2 . 5 5 6 TOWNHOM E UNITS FFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 3 TOWNHOME UNITS FFE=121.850+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 WET DETENTION POND 1 POND TOP=117.00 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.14 DHW(100-YR)=116.54 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 CLUBHOUSEFFE=122.5012 3 123123 122 122122122 1 2 2 12 2 122122 121 121 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 123124 122 121 120 119 118117116 115 114 113112 111 110 109 108123XXXXX XXXXXXX XXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFIP CIP FIPCIP FIPCIP FIP FIP FIP CIP FIP FIPCIP FIPCIP FIP FIPXXFIPCIPXXFIPCIP FIPCIP FIP CIP WWWWWWW TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TS MU PS TSMU PSXXFIP XXXXXXXXXXXXXXXXXXXXXXXXX X XXXXXXXXXXX X X X X X X X CEPXXFIPXXFIPTSMUPSXXFIP SB SB SB SB SB SB SB SB X X X X X X X X X X XXXXX X X X X X X XXXXX INSTALL 10 TONS CLASS 2 RIPRAP INSTALL 30 TONS CLASS 2 RIPRAP SB SB SB ECB ECB ECB ECB ECB ECB ECB ECB OP OP SKYLINE AVE.(PRIVATE)W W W OP INSTALL 70 TONS CLASS 2 RIPRAP XXFIPCIP W CIP CIP 20002550100 50 SCALE SHEET C05 20200822 JRB DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566FIP SB CEP LEGEND: MU TS PS Skyline VillageTownhomesFairhope, Alabama 36532ECB OP DV CIP FIP CIP W 01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL I I I I I ' ' ' ' ' 0 ~ 0 0 0 0 ----------------~ ' ', I ,v _____ "' __ _ Y?-- '- ~:rCXJNlR(J._ ot/1l£T PROTECTION CURBINLET l'ROTECll<X< -------------------------------------------- N ' ' / -)--, ___ --~~~~-------/ ---=-=~~~ t I /,, ~~-J --~~ ,-, -- DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WR P R O P E R T I E S S U B 2 4 2 9 - C EZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR.OHPP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPFOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLWWWWWWWW 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000- PPIN: 633 EAST BAY PROPERTY ADDRESS: P O BOX FAIRHOPE AL 3653 INSTRUMENT NO. 1736 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0- PPIN: 83967 STONE, BETTY MERRI OF THE FAMI P O BOX 45 FAIRHOPE AL 3 INSTRUMENT NO. (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016. PPIN: 78120 CLEARMONT TERRACE C (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) PRES AUBURN AL 36830 DB 186, PG 277 (R-1) AL 4 9 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 W W W W W W W W W W W FOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLSS SS SS SS SS SS SS SS SS SS SSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O.C.O. C.O.C.O. C.O. C.O. C.O. C.O. C.O. C.O.W8" - 90° BEND W/ MEGALUGS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & TWO (2) 90° BENDS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS & M.J. GATE VALVE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" TEE W/ MEGALUGS & TWO (2) M.J. GATE VALVES INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL MH-14 MH-13 S112 MH-12S111 S110MH-11 MH-10 S109 MH-9 S108 MH-8 S107 MH-7 S106 MH-6 S105 MH-5 S104 MH-4 S103 S102 (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS WWWWWWWWWWWWWWWWWW W W W W W W W WWW WWWWW 8" WATER METER & BFP PER UTILITY SPECIFICATIONS EXISTING OVERHEAD POWER LINE TO BE REMOVED.WWWWWWTAP, SADDLE & VALVE EXISTING WATER MAIN APPROX. LOCATION OF WATER MAIN. CONTRACTOR TO VERIFY EXACT LOCATION AND SIZE.WWWW WWWWWW W W W W W W W W W W W W W W W W IRRIGATION METER PROPOSED WATER LINE. TO BE INSTALLED BY F.P.U. INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL CAP END OF MAIN FOLFOLFOLFOLFOLFOL 44"LIVE 24" 120 120 PAVEMENTDIRECTIONAL BORE OF 8" PVC SDR26 GRAVITY SEWER MAIN W/ 16" STEEL CASING (32 LF) SANITARY STRUCTURE: MH-1 MH-2 MH-3 MH-4 MH-5 MH-6 DETAILS: RIM = 109.85 INV IN = 102.08(S100) RIM = 107.67 INV IN = 102.46(S101) INV OUT = 102.36(S100) RIM = 118.96 INV IN = 111.13(S102) INV OUT = 111.03(S101) RIM = 119.80 INV IN = 112.34(S103) INV OUT = 112.24(S102) RIM = 119.28 INV IN = 112.70(S104) INV OUT = 112.60(S103) RIM = 123.02 INV IN = 114.10(S105) INV IN = 114.10(S110) INV OUT = 114.00(S104) SANITARY NAME S100 S101 S102 S103 S104 S105 S106 S107 S108 S109 S110 S111 S112 SIZE & TYPE 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC LENGTH 70LF 130LF 278LF 65LF 309LF 221LF 200LF 191LF 215LF 174LF 158LF 400LF 259LF SLOPE 0.40% 6.62% 0.40% 0.40% 0.42% 0.41% 0.40% 0.42% 0.40% 0.81% 0.96% 0.40% 0.58% SANITARY STRUCTURE: MH-7 MH-8 MH-9 MH-10 MH-11 MH-12 DETAILS: RIM = 120.86 INV IN = 115.10(S106) INV OUT = 115.00(S105) RIM = 121.64 INV IN = 116.00(S107) INV OUT = 115.90(S106) RIM = 122.49 INV IN = 116.90(S108) INV OUT = 116.80(S107) RIM = 121.53 INV IN = 117.85(S109) INV OUT = 117.75(S108) RIM = 122.94 INV OUT = 119.27(S109) RIM = 121.98 INV IN = 115.71(S111) INV OUT = 115.61(S110) SANITARY STRUCTURE: MH-13 MH-14 DETAILS: RIM = 121.06 INV IN = 117.39(S112) INV OUT = 117.29(S111) RIM = 122.57 INV OUT = 118.90(S112) 20002550100 50 SCALE SHEET C06-A 20200822 DRL DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532UTILITY PLANUTILITY PLAN LEGEND VALVE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER LOW PRESSURE FORCE MAIN THRUST BLOCK UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW FM CLEAN OUT C.O. S MATCH LINE01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL ---------------------------------------------------------------------------------------------------------------------------------------------------IJJ - -____J_ ---- t- t ~ I I" .f 1 1 1t ::r-----i--:;@tt-+-1tt-{~~~ ~ l L ____________________________________________________________ _ I-----+----t---.., ---f----I ----+ ----+----+------+--- >t 0 @ 0 • ..________ ~--=-----:=Jt:::::::=--------t::=~~~~~~ -;;;_ @ l ------7 I I . . • I N DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 P.O.C. P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST SEE DETAIL INSTALL SPEED LIMIT SIGN SEE DETAIL INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST SEE DETAIL INSTALL SPEED LIMIT SIGN SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STOP SIGN & STREET NAME SIGN SEE DETAIL INSTALL STOP SIGN & STREET NAME SIGN SEE DETAIL CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL 2' STOP BAR (CLASS 2 THERMOPLASTIC) INSTALL 2' STOP BAR (CLASS 2 THERMOPLASTIC) WET DETENTION POND SIDEWALK TRANSITION SEE DETAIL.SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL.SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL.Skyline VillageTownhomesFairhope, Alabama 36532Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE SHEET C07 20200822 JRB DRAWN DATE SCALE JOB No. 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SIDEWALK, STREET LIGHT,& SIGNAGE PLANPROPOSEDEXISTING SIDEWALK, STREETLIGHT & STOP BAR VALLEY GUTTER STREET LIGHT MEDIUM DUTY ASPHALT PAVING X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE TRAFFIC CONTROL SIGNAGE CONCRETE WORK BY TOWNHOME CONTRACTOR CONCRETE SIDEWALK BY SITE CONTRACTOR HEADER CURB EDGE OF PAVEMENT SIGNAGE PLAN LEGEND 01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL c::==::J c::==::J c::==::J -0- ~ ~ C=::J --____J_ -----------------= ~ -~ 4 ---f-----+ ---+------+-----+----+-------t---1---4 ---f---, 1 i -t 11 . I l I .f I I I! ·i ---------7 ~~-7 ---------------------------/ / I \ \ I -I ---/ ............ I _____ ..,,,,,,._,,,, ---............. ---------- fi§JJ ~-~--~---f-----+------~-~--~---f-----+----~-~ -----1, • ---------- ------ -------------• - ------_..__..----------------~ R Know what's below. before you dig.Call SHEET C11 SCALE:SEALAFFIXREVISIONDATETYPICAL SIDEWALK DETAIL ALL SIDEWALKS SHALL BE 4" THICK CONTRACTION JOINTS SHALL BE SPACED AT 5'-0" FOR SIDEWALKS 5' WIDE AND FOR SIDEWALKS 5' TO 8' WIDE, SPACING OF CONTRACTION JOINTS SHALL BE EQUAL FOR SIDEWALKS OVER 8' WIDE, SPACE CONTRACTION JOINTS AS SHOWN ON DRAWINGS CONTRACTION JOINTS SHALL BE 1" DEEP AND EDGED WITH 1/8" RADIUS. PROVIDE 1/4" EXPANSION MATERIAL WHERE SIDEWALK ABUTS CONCRETE A LAYER OF #15 FELT IS REQUIRED BETWEEN WALK AND ADJACENT 20' MAX. SPACING BETWEEN EXP. JOINTS CONTRACTION JOINTS LESS. TO WIDTH. STRUCTURE, EVERY 20 FEET AND ALL PC & PT. PARALLELING CONCRETE CURB. 8. 7. 6. 5. 4. 3. SCALE: NTS NOTES:CURB OR PAVEMENT1. 2. 1/4" EXP. JOINT BUILDING PAD 12" SEE NOTE #6 3'-0" 4" 1/4" EXP. JOINT 1/2" EXP. JOINT CONCRETE. FOR SIDEWALKS 10' OR GREATER OR WHEN SIDEWALKS ABUT PARKING WHERE THERE IS NOT A CURB, THICKEN WALK TO 12" IN 3'. 6"5"6" 2'-6"R18"1'-3"1'-3" NOTE: ALL HANDICAPPED RAMPS SHOULD COMPLY WITH ADA REGULATIONS MODIFIED CURB RAMP SCALE: NTS 3000 PSI CONCRETE 1. 424-A SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATE SIZE MIX, ELAS RANGE B (165 LB/SY) 2. 401-A BITUMINOUS TREATMENT, TYPE 'A' (0.25 GAL/SY) (IF MOISTURE CONTENT REQUIRES PRIOR TO PAVING) 3. 301-A COMPACTED GRANULAR SOIL BASE COURSE (SAND/CLAY) TYPE "A", MINIMUM 4" COMPACTED THICKNESS 4. 301-A COMPACTED GRANULAR SOIL BASE COURSE (SAND/CLAY) TYPE "A", MINIMUM 4" COMPACTED THICKNESS 5. 18" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 6. STRIP EXISTING TOPSOIL, THICKNESS VARIES (SEE GEOTECHNICAL REPORT) 7. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS 8. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL. 9. UNDERCUT REQUIRED (AS DIRECTED BY GEOTECHNICAL ENGINEER) *CONTRACTOR TO REFERENCE GEOTECHNICAL REPORT FOR ADDITIONAL SOILS & COMPACTION INFORMATION. TYPICAL ROADWAY SECTION SCALE: NTS 12" 24" 1 3 12'-0" 12" 24" CENTER LINE & PROFILE GRADE LINE 1 3 12'-0" TYPE "A" GUTTER 2'-6"5'-0" SIDEWALK MAX. 1/4" PER FT. 6" SEED, FERTILIZE & MULCH 5'-0" SIDEWALK MAX. 1/4" PER FT. 6" @ 1/2" PER FT. EXISTING GROUND EXISTING GROUND TYPE "A" CURB 2'-6" SEED, FERTILIZE & MULCH 1/4" PER FT.1/4" PER FT. 76 8 5 4 3 2 6 7 8 9 REQ'D ASPHALT PAVING 1/4" 3000 PSI CONCRETE REQUIRED OVERLAPPING ASPHALT SCALE: NTS ALL SIDEWALKS SHALL BE INSTALLED BY THE DEVELOPER DURING SUBDIVISION CONSTRUCTION. 9. 10.SEE PLAN FOR LOCATION OF SIDEWALK & HANDICAP RAMPS. 11.ALL HANDICAP ACCESS AREAS SHALL COMPLY WITH ADA REGULATIONS. 12.TRUNCATED DOMES ON RAMPS ARE REQUIRED. 13.Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566PERFORATED UNDERDRAIN PIPE W/ SOCK COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN THIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFALL LEACH ZONES. 1'-0" PLUS PIPE DIAMETER MINIMUM TYP. UNDERDRAIN SCALE: NTS 1 SIDEWALK TO HAVE MAX. CROSS SLOPE=2%, RUNNING SLOPE=5%. 14.CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 3,000 PSI. *RAMP SLOPES SHALL MEET ADA REQUIREMENTS PER ADA- TRUNCATED DOME SURFACE DOME SURFACE AREA COLORATION TO BE FEREAL COLOR #20109 12" PERFORMED EXPANSION JOINT MATERIAL 12:1 MAX SLOPE TRUNCATED DOME SURFACE PER ADA 5" THICK CONC. PAVING GUTTER VALLEY GUTTER 4" THICK CONCRETE SIDEWALK TYPICAL HANDICAP RAMP SCALE: NTS PLAN VIEW NTS A A ISOMETRIC VIEW NTS 12:1 MAX SECTION "A-A" NTS *2% MAX CROSS SLOPE, 8.3% MAX RUNNING SLOPE DRAWN: DATE:JOB No.:CONSTRUCTION DETAILS2' RJRB N.T.S. 20200822 01/19/22Skyline VillageTownhomesFairhope, Alabama 3653201/19/22 CITY OF FAIRHOPE RE-SUBMITTAL _Jj j' . J ~~~~~~~~ · ... · ... · .. ·.·.· ... · .. ·.· .. ·.·.·. >< . . . ... _ .... • , .. =-~. • ... i ~· ..... 1. ·. •·~ ~ 1/ /,1// -A--~ DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WR P R O P E R T I E S S U B 2 4 2 9 - C EZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR.OHPP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPFOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLWWWWWWWW 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000- PPIN: 633 EAST BAY PROPERTY ADDRESS: P O BOX FAIRHOPE AL 3653 INSTRUMENT NO. 1736 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0- PPIN: 83967 STONE, BETTY MERRI OF THE FAMI P O BOX 45 FAIRHOPE AL 3 INSTRUMENT NO. (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016. PPIN: 78120 CLEARMONT TERRACE C (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) PRES AUBURN AL 36830 DB 186, PG 277 (R-1) AL 4 9 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 W W W W W W W W W W W FOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLSS SS SS SS SS SS SS SS SS SS SSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O.C.O. C.O.C.O. C.O. C.O. C.O. C.O. C.O. C.O.W8" - 90° BEND W/ MEGALUGS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & TWO (2) 90° BENDS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS & M.J. GATE VALVE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" TEE W/ MEGALUGS & TWO (2) M.J. GATE VALVES INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL MH-14 MH-13 S112 MH-12S111 S110MH-11 MH-10 S109 MH-9 S108 MH-8 S107 MH-7 S106 MH-6 S105 MH-5 S104 MH-4 S103 S102 (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS WWWWWWWWWWWWWWWWWW W W W W W W W WWW WWWWW 8" WATER METER & BFP PER UTILITY SPECIFICATIONS EXISTING OVERHEAD POWER LINE TO BE REMOVED.WWWWWWTAP, SADDLE & VALVE EXISTING WATER MAIN APPROX. LOCATION OF WATER MAIN. CONTRACTOR TO VERIFY EXACT LOCATION AND SIZE.WWWW WWWWWW W W W W W W W W W W W W W W W W IRRIGATION METER PROPOSED WATER LINE. TO BE INSTALLED BY F.P.U. INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL CAP END OF MAIN FOLFOLFOLFOLFOLFOL 44"LIVE 24" 120 120 PAVEMENTDIRECTIONAL BORE OF 8" PVC SDR26 GRAVITY SEWER MAIN W/ 16" STEEL CASING (32 LF) SANITARY STRUCTURE: MH-1 MH-2 MH-3 MH-4 MH-5 MH-6 DETAILS: RIM = 109.85 INV IN = 102.08(S100) RIM = 107.67 INV IN = 102.46(S101) INV OUT = 102.36(S100) RIM = 118.96 INV IN = 111.13(S102) INV OUT = 111.03(S101) RIM = 119.80 INV IN = 112.34(S103) INV OUT = 112.24(S102) RIM = 119.28 INV IN = 112.70(S104) INV OUT = 112.60(S103) RIM = 123.02 INV IN = 114.10(S105) INV IN = 114.10(S110) INV OUT = 114.00(S104) SANITARY NAME S100 S101 S102 S103 S104 S105 S106 S107 S108 S109 S110 S111 S112 SIZE & TYPE 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC LENGTH 70LF 130LF 278LF 65LF 309LF 221LF 200LF 191LF 215LF 174LF 158LF 400LF 259LF SLOPE 0.40% 6.62% 0.40% 0.40% 0.42% 0.41% 0.40% 0.42% 0.40% 0.81% 0.96% 0.40% 0.58% SANITARY STRUCTURE: MH-7 MH-8 MH-9 MH-10 MH-11 MH-12 DETAILS: RIM = 120.86 INV IN = 115.10(S106) INV OUT = 115.00(S105) RIM = 121.64 INV IN = 116.00(S107) INV OUT = 115.90(S106) RIM = 122.49 INV IN = 116.90(S108) INV OUT = 116.80(S107) RIM = 121.53 INV IN = 117.85(S109) INV OUT = 117.75(S108) RIM = 122.94 INV OUT = 119.27(S109) RIM = 121.98 INV IN = 115.71(S111) INV OUT = 115.61(S110) SANITARY STRUCTURE: MH-13 MH-14 DETAILS: RIM = 121.06 INV IN = 117.39(S112) INV OUT = 117.29(S111) RIM = 122.57 INV OUT = 118.90(S112) 20002550100 50 SCALE SHEET C06-A 20200822 DRL DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532UTILITY PLANUTILITY PLAN LEGEND VALVE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER LOW PRESSURE FORCE MAIN THRUST BLOCK UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW FM CLEAN OUT C.O. S MATCH LINE01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL ---------------------------------------------------------------------------------------------------------------------------------------------------IJJ - -____J_ ---- t- t ~ I I" .f 1 1 1t ::r-----i--:;@tt-+-1tt-{~~~ ~ l L ____________________________________________________________ _ I-----+----t---.., ---f----I ----+ ----+----+------+--- >t 0 @ 0 • ..________ ~--=-----:=Jt:::::::=--------t::=~~~~~~ -;;;_ @ l ------7 I I . . • I N 12 0 121 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 119 121122 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WACE SUB.IDE 1990-B EZELL LANE 60 FT. R/W (NOT OPEN)P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000LOT #1 05-46-02-09-0-000-015.000 PPIN: 2500 L S 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED)09-0-000-009.000 IN: 50796 PE ASSEMLY OF CHURCH INC 0 DYER RD OPE AL 36532 485, PG 487 ZONED) LOT #5 -02-09-0-000-008.006 PPIN: 238487 MARCELYN DELORES ORCH PLACE WAY AIRHOPE AL 36532 RUMENT NO. 1293678 (R-2) LOT #4 6-02-09-0-000-008.005 PPIN: 238486 ER, JOHN LEROY ETAL LOVER, JENNIFER PORCH PLACE WAY AIRHOPE AL 36532 RUMENT NO. 1419821 (R-2) COMMON AREA #3 46-02-09-0-000-008.004 PPIN: 238485 PORCHPLACE L L C P O BOX 1942 FAIRHOPE AL 36533 TRUMENT NO. 0531789 (R-2)MITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS6 TOWNHOMEUNITSFFE=122.896 TOWNH O M E UNITS FFE=122. 3 1 6 TOW N H O M E UNITSFFE=1 2 2 . 5 5 6 TOWNHOME UNITS FFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 3 TOWNHOME UNITS FFE=121.85CLUBHOUSEFFE=122.5012 3 123123 122 122122122 1 2 2 12 2 122122 121 121 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 123124 122 121 120 119 118117116 115114 113112 111 110 109 108123 117.60 117.60 117.60 121.40 121.05 121.16 120.90 121.86 121.95121.60 121.51 INLET TYPE TO BE V4510: VALLEY GUTTER INLET INLET TYPE TO BE V4510: VALLEY GUTTER INLET © 00 50'100'N O R T HScale: 1"= 50' TREE PRESEVATION PLAN1 TREE PRESERVATION NOTES TREE PROTECTION 1/4" = 1'-0" Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 2 FX-PL-FX-TRMT-02 TREE REMO VAL Tchal Tten To B• Ff.R moved'.:: Tclml i ,ee 0.b~c Oll.tl l;f;l!W ~ ,QMMQ!l tl!>MC Q.D:'. g1;:ms E:eBlKs lll" Ca,ya Ulinoiflensi!i ""'3n , 22 • t,,y,, lillnoil"lt1U(5 P><>n 14" c.,-.;, Ul~f,ne,n5~ Pecan 9 z,,;• °'"'' llllnoln<n>I> Peean 2 211 " C!!y> lllinOinffl!il Peitiln .lO" Ca.-ya lllinoirlensis Pocan 32 " C;aifVil Ulinoinl!IHi:s PK.In 36" C.rv, Ullnoine:nsls Pecan ZO" Cedrus ,p. ~cfar 14" Cedrus , •. c.d,r 48 ' ™"" ,., c.d,r 22" Quera15 , .. Oak 38' 0,!Jercu.s , .. o,k 42 ' Querws ·•· o,k lll" Pinu s , .. ft.lne 36" m .. ... Hol~ , .. Belula , •. Birth • ◄1 Tien 121Dt!blts" ~ 14 4 17 6 IS 4 u JBFf SI JR VEY QISGI AIMER· 1. ALL TREE SURVEY INFORMATION HAS BEEN PRO\/1DED TO LANDSCAPE ARCHITECT BY S.E. Cl\11L. IEEE PBESFBYr61TION /REMOVAi NPJES· 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY W/ AN -x- ON TOP, WHILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK . Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. - landscape architecture land planning placemakin~ Foley, Alabama ,!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+023 ·•-~,. ,,.J Jackson,Mississippi .A..: __.-.: _.... P. 601.790.0781 D ES I G N Peosocolo. Flo,ldo P. 850.203.4252 landscape architects www.was-design.com ~@lJ lil@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RIIYiaion_, ___________ _ ~ ~ Revisions / Submissions _ ~ ~C~ITY~SU=B=MITT~AL~------ -~ _C_ITY_SU_B_MITT_AL ______ _ --------------- --------------- --------------- --------------- --------------- --------------- ~ 2021 WAS Oesi11n Inc. These documents and their contents are the p,ope,ty of WAS Design. MY rep,oductlons, 111Yision11, rnodificolione or use of these documenta without the expresswrittenconaentof'WISDeoginisprohibiledbylaw. WI '"""' WI Project Manager cw Principal 213421-004 Project.No. 11.12.21 Date Sheet Title TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 121122 106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WEZELL LANE 60 FT. R/W (NOT OPEN)R OADP.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 7725805 46 02 09 0 000 013 000 05-46-02-09-0-000-012.001 LOT #1 05-46-02-09-0-000-012.000 05-46-02-09-0-000-015.000 PPIN: 2500 LOT #5 05-46 PP TIMK 2901 VIA IRVI INSTRUM L S L 05-46-02- PP STONE, BETT OF T P O FAIRH INSTRUM ( 0 CLE 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED)00 F 08.006 ELORES WAY 532 293678 008.005 6 OY ETAL FER WAY 6532 419821 A #3 008.004 5 L L C 42 36533 0531789 LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS6 TOWNHOMEUNITSFFE=122.896 TOWNH O M E UNITS FFE=122. 3 1 6 TOW N H O M E UNITS FFE=1 2 2 . 5 5 6 TOWNHOM E UNITS FFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 3 TOWNHOME UNITS FFE=121.85 WET DETENTION POND 1 POND TOP=117.00 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.14 DHW(100-YR)=116.54CLUBHOUSEFFE=122.5012 3 123123 122 122122122 1 2 2 12 2 122122 121 121 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 123124 122 121 120 119 118117116 115114 113112 111 110 109 108123TREESCODEQTYBOTANICAL NAME COMMON NAME CONT CAL HT REMARKS AR 14 ACER RUBRUM 'FLORIDA'FLORIDA RED MAPLE B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY IE 12 ILEX X ATTENUATA `EAST PALATKA` EAST PALATKA HOLLY B&B OR CONT 2"CAL 6` LN 12 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10`MINIMUM 3 TRUNKS; FULL HEAD QN 73 QUERCUS NUTTALLII NUTTALL OAK B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY QP 58 QUERCUS PHELLOS WILLOW OAK B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY QV 13 QUERCUS VIRGINIANA SOUTHERN LIVE OAK B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY TD 9 TAXODIUM DISTICHUM BALD CYPRESS B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY UA 58 ULMUS PARVIFOLIA `DRAKE`DRAKE ELM B&B OR CONT 2"CAL 10`FULL HEAD, SPECIMEN QUALITY SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS AZ 6 ALPINIA ZERUMBET 'VARIEGATA' VARIEGATED SHELL GINGER 3 GAL 42" o.c. DM2 31 DISTYLIUM 'VINTAGE JADE' VINTAGE JADE DISTYLIUM 3 GAL 48" o.c. LP4 30 LOROPETALUM CHINENSIS `BURGUNDY` BURGUNDY LOROPETALUM 3 GAL 60" o.c. AG 9 RHODODENDRON `GEORGE TABOR` GEORGE TABOR AZALEA 3 GAL 60" o.c. SHRUB AREAS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS JD 45 JUNIPERUS CHINENSIS `PARSONII` PARSON`S JUNIPER 3 GAL 30" o.c. MS 91 MISCANTHUS SINENSIS `ADAGIO` ADAGIO MAIDEN GRASS 3 GAL 42" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING AB2 84 AGAPANTHUS AFRICANUS `BLUE` BLUE LILY OF THE NILE 1 GAL 18" o.c. DV 36 DIETES VEGETA WHITE AFRICAN IRIS 1 GAL 24" o.c. PLANT SCHEDULE © 00 50'100'N O R T HLANDSCAPE PLANTING PLAN1 DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP PER I MET E R REQU IREM ENTS -Sec. 2 0.5-4 (5) Pi:iad Fron•aa a Qve,story Tre es l tsae per JO LF ~w @ 1<220LF• Raq ul,8d Frol'lotege Over1;1o;yTu1e1: Provided FrontDge Over'S 1ot:y Trees: Re maining Outside Loi Perimeter 1 tree per 30 LF PefimE!'ler @ 2340 0 LF • Pe1kin9 Area l lrHper Aequiroel Po fimet&r Tr ees: Provided Pe rimete r Trees; 1 2 spaces @ !50 speas ■ Raqulmd Po,klng T 1ee1: Pr<Nided Parklng Trees: 01 0 0 Scale: 1 "= 50' .. 7A01rM I 1111 8 tr ees 78 .00lress 78tteiitl 78 tree s S lre e s 0 0 0 0 0 a 0 0 0 ffi 0 0 -0 Q l--Q----0 . . . o --er _ ... - I 1..,- londscopeorchitecture land planning plocemoking Foley, Alabama ,!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+o23 ·•-l,. ,,.J Jackson,Mississippi .A.: __. -.: ___. P. 601. 790.0781 D ES I G N Peasocolc, Flccldc P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ ~ 0C=ITY~SU=B=MITT=AL~----- -~ _C_ITY_SU_B_MITT_AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- Copyriltit 2021 WAS Oesi11n Inc. These documents and their contents are the property of WAS Design. Ifft reproductions, 1WYillion11, rnodifk:ations or U11e of tt-documents without. the expmswrittencormentofWISDeoginillprohibitedbylaw. CXX ,...,, vrw Project Manager LCW Prindpal 213421-004 Project No. 11.12.21 Dot, Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LPlOO DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 P.O.C. P.O.B. 05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-46-02-09-0-000-016.007 PPIN: 633 EAST BAY PROPERTY L L C ADDRESS: P O BOX 4 FAIRHOPE AL 36533 INSTRUMENT NO. 1736770 (R-4) 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0-000-016.006 PPIN: 68160 TIMKO, JOHN III 2901 VIA VIEJAS OESTE IRVINE CA 91901 INSTRUMENT NO. 1736773 (R-4) LOT #18 05-46-02-09-0-000-018.018 PPIN: 83967 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #19 05-46-02-09-0-000-018.019 PPIN: 83968 STONE, BETTY MERRITT TRUSTEE OF THE FAMILY P O BOX 455 FAIRHOPE AL 36533 INSTRUMENT NO. 1315184 (R-2) LOT #1 05-46-02-09-0-000-016.002 PPIN: 78120 CLEARMONT TERRACE CONDO (MASTERCARD) RP 207 PG 139 (R-4) 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) 05-46-02-09-0-000-001.003 PPIN: 210903 ALA POLYTECHNIC INSTITUTE C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 05-46-02-09-0-000-019.000 PPIN: 13766 FOLEY, TOWN OF D/B/A RIVERA UT FOLEY AL 36536 DB 0146 PG 481 (UNZONED)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS0+001+002+003+00 4+00 5+00 6+00 6+806+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+180+001+002+002+440+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 CIVIC OPEN SPACE TYPE: GREEN AREA= 2.54 AC. WET POND GREENSPACE CREDIT AREA= 0.45 AC. CIVIC OPEN SPACE TYPE: GREEN AREA= 1.61 AC. CIVIC OPEN SPACE TYPE: GREEN AREA= 0.35 AC. CIVIC OPEN SPACE TYPE: GREEN AREA= 0.73 AC.CIVIC OPEN SPACE TYPE: GREEN AREA= 0.33 AC. CIVIC OPEN SPACE TYPE: PLAYGROUND AREA= 0.16 AC.Skyline VillageTownhomesFairhope, Alabama 36532Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE SHEET GS 20200822 JRB DRAWN DATE SCALE JOB No. 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GREENSPACE PLANGREENSPACE CALCULATIONS (CITY OF FAIRHOPE): ACREAGE IN TOTAL TRACT: 16.56 ACRES WETLANDS: 0.00 ACRES PONDS: 1.92 ACRES ASPHALT ROADS: 1.51 ACRES NET ACREAGE: 13.13 ACRES DENSITY (NET) = 118 UNITS/13.13 ACRES: 8.99 UNITS/ACRE GREENSPACE REQUIRED (25% OF 16.56 ACRES): 4.14 ACRES GREENSPACE PROVIDED: 6.17 ACRES OPEN SPACE (GREEN SPACE) CALCULATION DENSITY: 8.99 UNITS PER ACRE REQ'D 25% OF TOTAL GROSS AREA = 4.14 ACRES WET POND = 1.50 ACRES X 0.30% = 0.45 ACRES GREEN, POOL, PLAYGROUND, ETC. = 5.72 ACRES TOTAL = 6.17 ACRES CIVIC OPEN SPACE - TYPE: GREEN CIVIC OPEN SPACE - TYPE: PLAYGROUND 30% WETPOND GREENSPACE CREDIT AREA AREAS NOT INCLUDED LEGEND 01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL ---c=J --+----f------, ---f-------, ----+-----+----+-----+----+----f------, ---f-------, ----+--_,, . - ------- - ---------~ I I I I I I I I I 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 January 19th, 2022 Hunter Simmons City of Fairhope Planning & Zoning Department 555 S Section St. Fairhope, Alabama 36532 Re: Skyline Village – SD 22.03 Multiple Occupancy Project Dear Hunter, Attached is our resubmittal package. Below are of list of items being transmitted: 1. (2) Copies of 11”x17” Revised Site Improvement Plans 2. (1) Copy of 24”x36” Revised Site Improvement Plans 3. (1) Copy of 24”x36” Revised Preliminary Plat (Overall Site Plan for Recording) 4. (1) Copy of 24”x36” Revised Color-Coded Greenspace Plan 5. (1) Copy of 24”x36” Revised Landscape Plan 6. (1) Copy of 24”x36” Electrical Site Plan 7. (1) Copy of Each Agent Authorization Letter 8. (1) Copy of 911 Addressing Approved Street Names 9. A pdf of the Revised Site Improvement Plans (via email) Below please find our responses to your comments from your letter dated January 11th, 2022 (sent on January 13, 2022). See our responses in red: In accordance with Article IV.C.1.3 provide names and addresses of all associated investors the Gables on Lawrence. (Assuming you mean Skyline Village) Response: 68 Ventures LLC is the sole member of 68 V BTR Holdings LLC. Nathan Cox is the Sole member of 68 Ventures LLC. Larry Smith is listed as Authorized Agent and Contact Person. All comments will go to Larry Smith. If there is another entity that will represent this case, please include an authorization letter for that entity and a contact person for each entity. There is no limit on the number of authorized agents, but please provide one point of contact for each entity. This may seem like a formality, but technically we should not be discussing the project with a separate entity, without this authorization. All correspondence will be directed to the point(s) of contact. Response: A copy of all agent authorization letters for all related entities has been added to this resubmittal package. The respective points of contact for all entities are as follows: - SE Civil: Larry Smith (251)990-6566 - TerraCore: Will Lowery (251)625-1198 - Helmsing Law: Casey Pipes (251)432-5521 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 - MH Vertical: Ron Yaeger (251)776-0908 - Strategy PR: John Gray (251)432-9200 - Neel-Schaffer: Shane Bergin (251)471-2000 In previous discussions, we discussed the difference between an access drive and a street. A looped private street can be approved by the Planning Commission as an access drive, but the submitted plan illustrates two streets with separate names. While an access drive is allowed, the Fairhope Subdivision Regulations prohibit private streets. Any configuration that would require separate road names are prohibited. A singular named ‘street’ is allowed for the access drive but should be labeled STREET NAME (Private) on the plat. Response: Separate internal street names have been removed on all plan sheets in the Revised Site Improvement Plans as well as the Preliminary Plat. Street name should be approved by Baldwin County E9-1-1. We did not receive the required approval letter within the application. Response: The street names have been approved by Baldwin County E9-1-1. Please see E9-1-1 approval letter valid from 10/15/21 to 10/15/22 provided in this resubmittal package. Site Plan (C-02) within the Site Improvement Plan is confusing when compared with the preliminary plat. Please label setbacks and easements on C-02. Make sure setbacks coordinate with plat. C-02 may still show Fairhope front/rear setbacks. Response: Sheet C-02 has been revised to show all the setbacks and easements on site. Streets and all infrastructure shall be labeled as private. We will send you final language to place on the plat. Response: When we receive final language to include on the plat, we will update it accordingly. The note regarding sale of individual lots, sites, units, etc. is not the intent of this review. This project, including but not limited to compliance with City of Fairhope Subdivision Regulations and Fairhope Utility Standards, is based on the presented plan to operate and maintain the project as a sole owner who is responsible for all maintenance and repairs of said infrastructure. Prior to the Planning Commission meeting, we may provide alternate language to include on the plat. Response: When we receive final language to include on the plat, we will update it accordingly. There is no crosswalks/ADA included on the sidewalk plan. While private, I believe ADA compliance is still warranted. Confirm with Building Superintendent. Response: Twenty-two (22) modified valley gutters have been added to the revised site plan in order to provide ample ADA access for the site. A sidewalk transition area has been added to these modified curb areas to provide an ADA sidewalk transition. The sidewalk detail has been added to Sheet C12 to further illustrate this. 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 Confirm the proposed design meets the requirements prescribed in the International Fire Code, specifically regarding fire access roads and hydrants. Response: The proposed design meets all applicable requirements designated in the international fire code. Confirm permitting requirements for Land Disturbance Permit with Erik Cortinas. Response: Per our conversation at the DRC meeting, we will get a Land Disturbance Permit when we lay our utilities. Consider a privacy fence/landscape screen along the south and west property boundaries. Response: Noted. While it may be challenging to meet the strictest guidelines of Article V.D.5 (Street Guidelines), the landscape plan includes sparse street trees. Street tree spacing of 10’-50’ O.C. is required. Response: Street trees have been added. Regarding Article V.B, describe how the proposed project is consistent with the City’s Comprehensive Plan. Response: This project helps to address three (3) main issues outlined in Section 1 of the City’s Comprehensive Plan. These three issues we are addressing with this development are to promote new growth as walkable and human scale, to retain affordability and divers ity in housing, and to support the success of community business. In Section 3.2 of the Comprehensive Plan, Physical Image/Environment objectives 4 and 5 are adhered to with this project. This project provides several open greenspaces with recreation areas, a large wet pond amenity feature, and a clubhouse/pool area for the residents. All of these community amenity features are accessible by several pedestrian walkways and trails. This project also complies well with regards to connectivity strategies outlined in Section 4.4.3 of the City’s Comprehensive Plan. With a street layout that provides 4 links and 2 nodes, this development has a connectivity ratio of 2.0 (A ratio of 1.4 is acceptable for neighborhoods and a ratio of 1.8 is acceptable for village centers). Describe how the proposed greenspace meets the standards of Article V.C.1 Purpose. Response: This project accomplishes Comprehensive Plan goals a, b, d, and e of Article V.C.I. by providing several large open greenspaces with recreation areas, a large wet pond amenity feature, and a clubhouse/pool area for the residents. These are all community amenities that promote recreational uses, and social gathering among neighbors. These amenities are also easily accessible via a system of several internal walkways, external walkways, and adjacent off-street parking. Provide a revised/alternate greenspace plan that illustrates each greenspace type from Table 4-1: Greenspace Categories and Types used to meet the requirements. You may utilize multiple Natural and Civic types, but if so, include the acreage of each type. If more than one type is proposed, illustrate with a color-coded plan. Response: A Revised Color-Coded Greenspace Plan has been added to our resubmittal package. We referenced Table 4-1 to specify each type of civic open space used, defined their respective acreages, and assigned each category its own color in the legend. 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 Attached are drainage comments provided by John Cameron with Neel-Shaffer. Response: See comments and comment dispositions for drainage review provided by John Cameron with Neel-Schaffer below all City of Fairhope comments. How is garbage being picked up? Response: Garbage will be collected in roll-out cans by Baldwin County Solid Waste. Baldwin County is also administratively reviewing the project for compliance with their Subdivision Regulations and Highway Department Standards. Please provide their comments so we can ensure their requirements are met prior to the Planning Commission meeting if possible. Response: We sent the Baldwin County Review comments via email to Hunter Simmons and Mike Jeffries ( hunter.simmons@fairhopeal.gov and mike.jeffries@fairhopeal.gov ) on January 13th, 2022. I still believe parking will be a problem. Stacked parking rarely works. Response: The required number of parking spaces for this development was 236 spaces. We have provided 402 parking spaces, which averages 3.4 parking spots per townhome. Of the 402 parking spaces provided, we have provided 48 off-street parking spaces. We believe this more than satisfies the parking requirement. Comments from Fairhope Utilities Electric Electrical site plan needed Response: Electrical Site Plan is Attached. Expected start date Response: March 1, 2022 Development will install all electric utility infrastructure and provide meter base Response: Noted. Project needs to understand lead time on equipment 40/ 50 weeks lead time on material (transformers, cable) Response: Understood. Water & Sewer From my understanding, the sewer lift station is being relocated. Revise plans approximately. Response: The lift station has been removed. We are proposing a gravity sewer main to an existing sanitary sewer lift station to the east. Fairhope is currently trying to acquire additional easements along the side of the affected lot. If we cannot get these easements, we will install the lift station and force main. An estimate of construction costs was provided but will be recalculated at building permit to include potential revisions and material costs at that time. 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 Response: Noted. System development charges were amended before Christmas and not included with the aid to construction estimates. Response: Noted. Gas Gas is not requested for this project. Response: There will be no gas service to this project. Neel-Schaffer Drainage Review Comments: Recommend inlets A7 and B8 be valley gutter type inlet since the proposed curb to be used at this site is a valley type curb. Response: Proposed curb inlet types have been updated to be East Jordan Iron Works Valley Gutter Type V-4510. Recommend checking gutter spread at the low points in the roadway to verify any issues of road flooding. There appears to be very long stretches of drainage flowing in curb lines between inlets. Response: The gutter spread was calculated and examined. Junction boxes A2 and A6 were converted to S1 inlets, and S1 inlet A11 was added to account for the issues. Install a yard inlet near the southeast corner of the property and grade the site to direct stormwater to it to keep it from flowing onto neighbors’ property at 21145 Bishop Rd. The site is currently graded where the back of the townhomes near this lot will drain onto this private property. Response: The ditch along the southern property line has been extended to catch the run-off to the south from the green-space area. The water run-off from behind the townhomes will enter an existing low point along the property line that flows around this property into the Bishop Rd right- of-way. This same sheet flow occurs in the existing conditions, however the flow in the proposed condition has been reduced. We anticipate these responses will satisfy your comments. If you should have any questions, please feel free to contact us. Sincerely, Larry Smith, PE lsmith@secivileng.com DRAINAGE NARRATIVE AND CALCULATIONS SKYLINE VILLAGE TOWNHOMES Prepared By: Civil Engineering & Surveying PROJECT NUMBER: 20200822 ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certify that I have reviewed the design herein which was done nnder my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision Regulations and to all other rules, regulations, laws, and ordinances applicable to my • MAINTENANCE STATEMENT The owner will be required to maintain any and all stormwater facilities and structures located outside of the publicly accepted right-of-way. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 Table of Contents General Information ......................................................................................................................1 Hydraulic Analysis .........................................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality Calculations ..........................................................................................................3 TSS Removal ..................................................................................................................................3 Downstream Analysis ....................................................................................................................3 Appendix A ....................................................................................................................................... Vicinity & Drainage Maps .................................................................................................... Appendix B ....................................................................................................................................... HydroCAD Report ................................................................................................................. Appendix C ....................................................................................................................................... StormCAD Report Tables ...................................................................................................... Appendix D ....................................................................................................................................... Soil Information ..................................................................................................................... 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 1 | P a g e PROJECT DESCRIPTION Skyline Village Townhomes is a proposed one hundred eighteen (118) townhome multiple occupancy project located in Fairhope, Alabama and Baldwin County jurisdiction. The project site contains approximately 16.58 acres, and is located at the SW intersection of Dyer Rd and Bishop Rd. The existing terrain of the site consists of two (2) drainage basins. The first basin drains from the west side of the property to the north east where it enters an existing drainage channel that crosses under Bishop Road where it will eventually drain to a UT to Fly Creek. The second basin is located at the southwest corner of the site where it exits the property into an existing private pond located on an adjacent property owner’s property. The elevations range from 124’ to 107’. The site consists of grass pasture land. 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 one (1) proposed wet pond at the northeast corner of the property before discharging into the existing drainage channel. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published intensity curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated by using the SCS Method for sheet flow and shallow concentrated 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. 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. According to our post developed calculations, there will be no adverse effects from our development. 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 2 | P a g e 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. FLOW RATES TO SW CORNER (cfs) PRE POST 2 YEAR 3.36 1.05 5 YEAR 4.85 1.51 10 YEAR 6.30 1.96 25 YEAR 8.63 2.69 50 YEAR 10.65 3.31 100 YEAR 12.85 4.00 FLOW RATES TO NE CORNER (cfs) PRE POST HW (POND) 2 YEAR 32.73 26.07 5 YEAR 47.60 36.56 10 YEAR 61.74 46.49 25 YEAR 83.78 57.84 115.14’ 50 YEAR 103.63 61.45 100 YEAR 125.53 65.30 116.54’ POND TOP 117.60’ 880 Holcomb Blvd., Suite 2F Fairhope, Alabama 36532 251-990-6566 3 | P a g e WATER QUALITY CALCULATIONS A = Area of the Site = 16.56 acres I = Percentage of Imperviousness = 46.68% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (46.68) = 0.444 WQv = P * Rv * A/12 = 1.8 inches * 0.444 * 16.56 / 12 = 1.103 ac-ft = 48,046 ft3 The water quality volume is provided within the Wet Pond Storage of Pond 1. 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 204,913 ft3. The total water quality volume provided within the wet pond is 204,913 cubic feet of storage which is greater than the 48,046 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 discharges into a culvert that goes underneath Bishop and Dyer Road. Once the water leaves our site it enters a larger drainage basin that spans about 183.38 acres. With our site only containing 16.56 acres, no downstream analysis is needed due to our site being less than 10%, (9.03%), of the overall drainage basin. 1-L NEEL-SCHAFFER ..... engineers planners surveyors -Soluclons you can b uild upon January 6, 2022 Mr. Hunter Simmons Planning and Zoning Manager City ofFairhope 161 North Section Street Fairhope, Alabama 36532 Re: Drainage Review -Skyland Village Townhouses SR 181 Dear Mr. Simmons: environmental scientists landscape architects We have reviewed the drainage from latest site plans submittal for the above referenced property. Please see the comments below from our review: 1. Recommend inlets A 7 and B8 be valley gutter type inlet since the proposed curb to be used at this site is a valley type curb. 2. Recommend checking gutter spread at the low points in roadway to verify any is sues of road flooding. There appears to be very long stretches of drainage flowing in curb lines between inlets. 3. Install a yard inlet near the southeast comer of the property and grade the site to direct stormwater to it to keep it from flowing onto neighbor's property at 21145 Bishop Road. The site is currently graded where the back of the townhomes near this lot wi ll drain onto this private property. If you have any questions, please give us a call. Sincerely, NEEL-SCHAFFER, INC. 9:±1::;;-- Senior Project Manager 851 -East 1-65 Service Road South, Suite 1000, Mobile, AL 36606 251.471.2000 , Fax 251 .471.5997 From:Jonathan McGehee To:john.cameron@neel-schaffer.com Cc:Larry Smith; Hunter Simmons; SFR TerraCore; Mike Jeffries Subject:Skyline Village Townhomes - Neel-Schaffer Review Date:Wednesday, January 19, 2022 9:57:30 AM Attachments:2. Revised Site Improvement Plans.pdf 20200822 - Revised DRAINAGE NARRATIVE.pdf SENT FROM AN EXTERNAL ADDRESS John, Attached are our Revised Site Improvement Plans and Revised Drainage Narrative for Skyline Village. Below is our comment disposition for your engineering review. Neel-Schaffer Drainage Review Comments: Recommend inlets A7 and B8 be valley gutter type inlet since the proposed curb to be used at this site is a valley type curb. Response: Proposed curb inlet types have been updated to be East Jordan Iron Works Valley Gutter Type V-4510. Recommend checking gutter spread at the low points in the roadway to verify any issues of road flooding. There appears to be very long stretches of drainage flowing in curb lines between inlets. Response: The gutter spread was calculated and examined. Junction boxes A2 and A6 were converted to S1 inlets, and S1 inlet A11 was added to account for the issues. Install a yard inlet near the southeast corner of the property and grade the site to direct stormwater to it to keep it from flowing onto neighbors’ property at 21145 Bishop Rd. The site is currently graded where the back of the townhomes near this lot will drain onto this private property. Response: The ditch along the southern property line has been extended to catch the run-off to the south from the green-space area. The water run-off from behind the townhomes will enter an existing low point along the property line that flows around this property into the Bishop Rd right-of-way. This same sheet flow occurs in the existing conditions, however the flow in the proposed condition has been reduced. Please let me know if you have any questions regarding our responses. Thanks, Jonathan McGehee 9969 Windmill Road Fairhope, AL 36532 251-990-6566 www.secivil.pro & Surveying 120121 1 2 2 1 2 3 122 123 121122123119 120 121 122 116117118 119 120 1211 2 2 1 11 11 2 11 3 11411 5 1201211081091081091101 1 1112113114115116 1 1 7 1 18 11 611711 8119120 114115116117118119120 114115116117118119 121122 11610 5106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WPORCHPLACE SUB.SLIDE 1990-B R T I E S S U BEZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G OS L IDM E A D O W B R OOM B1GARDEN N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' N89°52'22"E 1058.38'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS(SE CIVIL) 1/2"CRS(SE CIVIL) 1/2"CRS(SE CIVIL) 1/2"RBF 1"CTIF 1"CTIFN00°06'55"E 441.22'MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 1/2"CRF(GARSED)P.O.B. 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-4 EAST BA ADDR FAIR INSTRUM 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0 PPIN: 6816 TIMKO, JOH 2901 VIA VIEJAS IRVINE CA 9 INSTRUMENT NO (R-4) LOT #18 STONE, F INST LOT #19 05-46-02-09-0-00 PPIN: 8396 STONE, BETTY MERR OF THE FAM P O BOX 4 FAIRHOPE AL INSTRUMENT NO (R-2) 05-46-02 P CLEARMON (MA RP 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 46-02-09-0-000-009.000 PPIN: 50796 AIRHOPE ASSEMLY OF GOD CHURCH INC 8180 DYER RD FAIRHOPE AL 36532 DB 485, PG 487 (UNZONED) LOT #5 05-46-02-09-0-000-008.006 PPIN: 238487 GOW, MARCELYN DELORES 7 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1293678 (R-2) LOT #4 05-46-02-09-0-000-008.005 PPIN: 238486 GLOVER, JOHN LEROY ETAL GLOVER, JENNIFER 8 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1419821 (R-2) COMMON AREA #3 05-46-02-09-0-000-008.004 PPIN: 238485 PORCHPLACE L L C P O BOX 1942 FAIRHOPE AL 36533 INSTRUMENT NO. 0531789 (R-2) (UNZONED) SOUTH 40 S00°11'31 S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS6 TOWNHOMEUNITSFFE=122.896 TOWNHOMEUNITSFFE=122.31 6 TOWNHOMEUNITSFFE=122.55 6 TOWNHOMEUNITSFFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOMEUNITSFFE=122.38 3 TOWNHOME UNITS FFE=121.85 WET DETENTION POND 1 POND TOP=117.00 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.14 DHW(100-YR)=116.54CLUBHOUSEFFE=122.5012 3 1 2 3123 1 22 1221 2 2122 1 2 2 12 2 1 2 2122 121 121 121 1 2 1 1 2 1 12 0 1191 1 7 1 16 11 5 11 4 11 3 1 1 2 11 1 11 0 109 1 0 8 123 121 121 122 123123 123124 122 121 120 119 118117116 115 114 113112 111 110 109 108 B5 B8 B6 B3 B4 B7 B2 B1 205 206 204 203 202 201 200 A2 A6 A4 A3 A7 A8 A10 A5 A9 A1 102 103 104 105 106 107 101 100 108 C4 C3 C2 C1 302 301 300 D1 D2 400 E1 E2500 F1 F2 600 123117.60 117.60 117.60 121.40 121.05 121.16 120.90 121.86 121.95121.60 121.51 INLET TYPE TO BE V4510: VALLEY GUTTER INLET INLET TYPE TO BE V4510: VALLEY GUTTER INLET A11 109 INLET TYPE TO BE V4510: VALLEY GUTTER INLET 20002550100 50 SCALE SHEET C03 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532GRADING & DRAINAGE PLANPROPOSEDEXISTING GRADING & DRAINAGE PLAN LEGEND STORM SEWER PIPING JUNCTION BOX (JB) CONTOURS SPOT ELEVATION XXX + XXX.XX XXX XXX.XX TYPE "S" 2- WING INLET (DWCB) WEIR INLET (WI) TYPE "S" 1- WING INLET (SWCB) MITERED END SECTION (MES)01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' "r--------11 ', ~ ' ' ' ' ' ' ' I -i'-- 1 I I I __ _J -- L ______ _ □ □ ~ ~ 1=1 N !ii!iilCl!iilil □ □ c,,. L'.D::,. 1-1 c:::::::::J ---1 I ~~~=====,1=~-=-J----; -- I I I I I I I I I I / I I I I I I I v----t) From:Jonathan McGehee To:Hunter Simmons Cc:Larry Smith Subject:Skyline Village Drainage Comment Date:Monday, January 31, 2022 10:10:48 AM Attachments:Skyline Village Sheet C03.pdf SENT FROM AN EXTERNAL ADDRESS Hunter, I hope you are having a good morning. Please see our attached updated drainage sheet, C03, addressing the review comment from Neel-Schaffer. Please let me know if you need anything else. Thank you, Jonathan McGehee 9969 Windmill Road Fairhope, AL 36532 251-990-6566 www.secivil.pro ·Civil Engineering & Surveying 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WPORCHPLACE SUB.SLIDE 1990-B RT I E S S U BEZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G OS L IDM E A D O W B R OOM B1 GARDEN N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' N89°52'22"E 1058.38'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS(SE CIVIL) 1/2"CRS(SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"RBF 1"CTIF 1"CTIFN00°06'55"E 441.22'MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF 2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 1/2"CRF(GARSED)P.O.B. 36" CMP 30" RCP 18"X29" CMP 18"CPP05-46-02-09-0-000-011.001 PPIN 24269 KOCH, DEAN G 20401 CO RD 49 SILVERHILL, AL 36576 INSTRUMENT NO. 1747317 (UNZONED) 5-46-02-09-0-000-014.000 PPIN: 77258 CREEL, RYAN ETAL BOOTHE, VINCENT A P O BOX 175 MONTROSE, AL 36559 INSTRUMENT NO. 1744995 (UNZONED) 05-46-02-09-0-000-013.000 PPIN: 13818 TALLAWAMPA PROPERTIES L L C P O BOX 384 FAIRHOPE, AL 36533 INSTRUMENT NO. 526211 (UNZONED) 05-46-02-09-0-000-012.001 PPIN: 5826 SPLIT ROCK LLC P O BOX 529 FAIRHOPE AL 36532 INSTRUMENT NO. 1082505 (UNZONED) LOT #1 05-46-02-09-0-000-012.000 PIN: 33770 LADNIER PROPERTIES L L C 601 MAGNOLIA AVE DAPHNE AL 36526 INSTRUMENT NO. 1093893 (R-1) LOT #6 05-4 EAST BA ADDR FAIR INSTRUM 05-46-02-09-0-000-015.000 PPIN: 2500 BALDWIN, RICHARD ETUX TAMARA 105 HOMESTEAD VLG #4 FAIRHOPE AL 36532 INSTRUMENT NO. 1172530 (UNZONED) LOT #5 05-46-02-09-0 PPIN: 6816 TIMKO, JOH 2901 VIA VIEJAS IRVINE CA 9 INSTRUMENT NO (R-4) LOT #18 STONE, F INST LOT #19 05-46-02-09-0-00 PPIN: 8396 STONE, BETTY MERR OF THE FAM P O BOX 4 FAIRHOPE AL INSTRUMENT NO (R-2) 05-46-02 P CLEARMON (MA RP 05-46-02-09-0-000-010.000 PPIN: 12688 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY AL 36551 INSTRUMENT NO. 0628388 (UNZONED) C/O DON LARGE JR VICE PRES AUBURN AL 36830 DB 186, PG 277 (R-1) 46-02-09-0-000-009.000 PPIN: 50796 AIRHOPE ASSEMLY OF GOD CHURCH INC 8180 DYER RD FAIRHOPE AL 36532 DB 485, PG 487 (UNZONED) LOT #5 05-46-02-09-0-000-008.006 PPIN: 238487 GOW, MARCELYN DELORES 7 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1293678 (R-2) LOT #4 05-46-02-09-0-000-008.005 PPIN: 238486 GLOVER, JOHN LEROY ETAL GLOVER, JENNIFER 8 PORCH PLACE WAY FAIRHOPE AL 36532 INSTRUMENT NO. 1419821 (R-2) COMMON AREA #3 05-46-02-09-0-000-008.004 PPIN: 238485 PORCHPLACE L L C P O BOX 1942 FAIRHOPE AL 36533 INSTRUMENT NO. 0531789 (R-2) (UNZONED) SOUTH 40 S00°11'31 S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITS6 TOWNHOMEUNITSFFE=122.896 TOWNH O M E UNITS FFE=122. 3 1 6 TOW N H O M E UNITS FFE=1 2 2 . 5 5 6 TOWNHOME UNITS FFE=123.77 3 TOWNHOME UNITS FFE=121.35 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 6 TOWNHOME UNITS FFE=124.15 6 TOWNHOME UNITS FFE=123.19 6 TOWNHOME UNITS FFE=122.22 6 TOWNHOME UNITS FFE=122.01 6 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 3 TOWNHOME UNITS FFE=121.85 WET DETENTION POND 1 POND TOP=117.00 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.14 DHW(100-YR)=116.54CLUBHOUSEFFE=122.5012 3 123123 122 122122122 1 2 2 12 2 122122 121 121 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 123124 122 121 120 119 118117116 115114 113112 111 110 109 108 B5 B8 B6 B3 B4 B7 B2 B1 205 206 204 203 202 201 200 A2 A6 A4 A3 A7 A8 A10 A5 A9 A1 102 103 104 105 106 107 101 100 108 C4 C3 C2 C1 302 301 300 D1 D2 400 E1 E2500 F1 F2 600 123117.60 117.60 117.60 121.25 121.05 121.16 120.90 121.86 121.95121.60 121.51 INLET TYPE TO BE V4510: VALLEY GUTTER INLET INLET TYPE TO BE V4510: VALLEY GUTTER INLET A11 109 INLET TYPE TO BE V4510: VALLEY GUTTER INLET 121.50 121.90 121.50 121.90 121.95 FLOW PATH OF RUNOFF FLOW PATH OF RUNOFF FLOW PATH OF RUNOFF 20002550100 50 SCALE SHEET C03 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 01/19/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532GRADING & DRAINAGE PLANPROPOSEDEXISTING GRADING & DRAINAGE PLAN LEGEND STORM SEWER PIPING JUNCTION BOX (JB) CONTOURS SPOT ELEVATION XXX + XXX.XX XXX XXX.XX TYPE "S" 2- WING INLET (DWCB) WEIR INLET (WI) TYPE "S" 1- WING INLET (SWCB) MITERED END SECTION (MES)01/19/22 CITY OF FAIRHOPE RE-SUBMITTAL .. l ..... ' [!] I -:--- 1 I I I L ______ _ _J □ □ ~ ~ 1=1 ---------> =------ li!iii:M □ □ C:::,.. L'.Cl,,,. 1-1 c::::::::J N ~ -----=----, ,--r ~~"'---'--"--' ______ fl _______ } I .,1 , I I I I I I I I I I I I I I I 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com December 11, 2020 Jeremy Friedman Katapult Properties 19940 State Hwy 181 Fairhope, AL 36532 Re: Wetland Assessment Report 8400 Dyer Road, Baldwin County, AL WSI Project 2020‐847 Dear Mr. Friedman, As requested, Wetland Sciences, Inc. has completed a field wetland assessment on 8400 Dyer Road in Baldwin County, Alabama. The Baldwin County property appraiser identifies the property with the following parcel ID’s: 05‐46‐02‐09‐0‐000‐011.000 and 05‐46‐02‐09‐0‐000‐011.002. The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetland delineation was performed in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual, the 2012 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic & Gulf Coast Supplement (2010). According to both U.S. Army Corps of Engineers (USACE) guidelines, wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. Desktop Review Prior to performing the delineation, several map and aerial photograph resources were reviewed to assist with identifying potential WOTUS and wetland areas at the site. Each source of data is described in detail below. Natural Resource Conservation Service Soil Survey WSI reviewed the Natural Resources Conservation Service (NRCS) on‐line Web Soil Survey (WSS) to identify soil types in the vicinity of the site (Exhibit A). The property is comprised of Carnegie very fine sandy loam, Faceville fine sandy loam, Grady soils, Local alluvial land, Marlboro very fine sandy loam and Savannah very fine sandy loam. Carnegie very fine sandy loam consists of deep, well‐drained soils that are medium acid or strongly acid. The soils developed in sandy clay loam to sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 12 percent, but in most places, it is between 2 and 8 percent. ----~--~ ', -_ __y ~i INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com The Faceville series consists of deep, well drained soils that are very strongly acid. The soils developed in unconsolidated loam to sandy clay loam and are on uplands of the Coastal Plain. Slopes range from 0 to 8 percent, but in most places are between 0 to 5 percent. The Grady series consists of poorly drained, slowly permeable soils in upland depressions but are also along drains of the Southern Coastal Plain. These soils formed in clayey marine sediments. Typically, they are in depressions but are also along drains. Slopes range from 0 to 2 percent. Local Alluvial land consists of sediments that have been carried by small streams that flow out of tiny drainage basins. In place it consists of nearly homogeneous rock and soil material that have been deposited at the base of slopes. The deposits are too recent for soil profile to have developed. The Marlboro series consists of deep, well‐drained soils that are medium acid to very strongly acid. The soils developed in thick loam and sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 5 percent, but in most places it is between 0 to 2 percent. The Savannah series consists of very deep, moderately well drained, moderately slowly permeable soils on uplands and terraces in the Southern Coastal Plain. They formed in loamy marine or fluvial terrace deposits. These soils have a hydric rating between 5% ‐ 15%, with the exception of Grady soils which have a hydric rating of 85% (Exhibit B). This rating indicates the percentage of map units that meet the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of which is rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the higher positions on the landform, and map units that are made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower positions on the landform. Each map unit is rated based on its respective components and the percentage of each component within the map unit. Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. In order to determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soils have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasilas, 2006). 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Aerial Photograph WSI reviewed aerial photographs to identify suspected wetland areas on the site and to determine changes in wetland areas over time. Our review of the aerial photographs did not suggest any wetland resources within the subject property (Exhibit C). National Wetland Inventory Map The US Fish and Wildlife Service (FWS) is the principal US Federal agency tasked with providing information to the public on the status and trends of our Nation's wetlands. The US FWS National Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the abundance, characteristics, and distribution of US wetlands. Prior to our field inspection of the property, Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service’s National Wetland Inventory Data (Exhibit D). The NWI map suggests the property is comprised entirely of uplands. Field Review The desktop review was followed by a pedestrian survey. I personally inspected the property on December 10, 2020. I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on‐site determination method referenced in the 1987 USACE Manual and 2010 Atlantic and Gulf Coast Regional Supplement. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. It was determined during the desktop review that the soils within the subject property had a hydric rating between 5% ‐ 15%. A specific area is not necessarily considered to have hydric soils because it is dominated by soils on a hydric soils list. Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators. During our field inspection of the property, we did not identify any hydric soil indicators within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water‐stained leaves. If at least one primary or two secondary indicators are observed, the data point location was considered to have wetland hydrology. No wetland hydrologic indicators were noted within the subject property. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Field Identification of Wetlands During the site inspection, Wetland Sciences, Inc. did not identify any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) under 33 CFR 320‐330. It is our opinion, that the entire parcel is comprised of uplands. Please be advised, the information presented within this report represents the professional opinion of the scientist that performed the work and is intended to furnish the client with a rough approximation of the status of wetland resources on the site under consideration. It is the responsibility of the regulatory agencies to verify our approximation before this determination can be considered legally binding. Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850) 453‐4700. Respectfully, WETLAND SCIENCES, INC. Craig D. Martin M.S. Sr. Scientist (j Exhibit A USDA NRCS Soils Map Soil Map—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 1 of 33378100337815033782003378250337830033783503378400337810033781503378200337825033783003378350415370415420415470415520415570415620415670415720415770415820 415370 415420 415470 415520 415570 415620 415670 415720 415770 415820 30° 32' 6'' N 87° 52' 56'' W30° 32' 6'' N87° 52' 38'' W30° 31' 56'' N 87° 52' 56'' W30° 31' 56'' N 87° 52' 38'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,160 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. USDA = MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Baldwin County, Alabama Survey Area Data: Version 12, May 29, 2020 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Feb 6, 2015—Feb 7, 2015 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 2 of 3 § □ (I D (b 'C1 {j □ .... ~ 181 ,,,....., • +-H ◊ ~ X ~ . .. ~ 0 ~ A. • ~ 0 0 V + .... . . 0 J, p USDA = Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI CgC2 Carnegie very fine sandy loam, 5 to 8 percent slopes, eroded 3.4 20.6% FaA Faceville fine sandy loam, 0 to 2 percent slopes 0.7 4.5% Gr Grady soils 0.1 0.5% Lv Local alluvial land 1.8 10.9% MrA Marlboro very fine sandy loam, 0 to 2 percent slopes 10.0 60.1% SbA Savannah very fine sandy loam, 0 to 2 percent slopes 0.6 3.4% Totals for Area of Interest 16.6 100.0% Soil Map—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 3 of 3 USDA = Exhibit B USDA NRCS Hydric Soil Map Hydric Rating by Map Unit—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 1 of 53378100337815033782003378250337830033783503378400337810033781503378200337825033783003378350415370415420415470415520415570415620415670415720415770415820 415370 415420 415470 415520 415570 415620 415670 415720 415770 415820 30° 32' 6'' N 87° 52' 56'' W30° 32' 6'' N87° 52' 38'' W30° 31' 56'' N 87° 52' 56'' W30° 31' 56'' N 87° 52' 38'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,160 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. USDA = MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Soil Rating Lines Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Soil Rating Points Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Baldwin County, Alabama Survey Area Data: Version 12, May 29, 2020 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Feb 6, 2015—Feb 7, 2015 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydric Rating by Map Unit—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 2 of 5 □ t-H ~ D __, D ,,,_,. D -" D • D D .....,,. .. ,,, .. " .. " ■ □ □ □ □ □ ,,...._.,. USDA = Hydric Rating by Map Unit Map unit symbol Map unit name Rating Acres in AOI Percent of AOI CgC2 Carnegie very fine sandy loam, 5 to 8 percent slopes, eroded 5 3.4 20.6% FaA Faceville fine sandy loam, 0 to 2 percent slopes 5 0.7 4.5% Gr Grady soils 85 0.1 0.5% Lv Local alluvial land 10 1.8 10.9% MrA Marlboro very fine sandy loam, 0 to 2 percent slopes 10 10.0 60.1% SbA Savannah very fine sandy loam, 0 to 2 percent slopes 10 0.6 3.4% Totals for Area of Interest 16.6 100.0% Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 3 of 5 USDA = Description This rating indicates the percentage of map units that meets the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of which is rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the higher positions on the landform, and map units that are made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower positions on the landform. Each map unit is rated based on its respective components and the percentage of each component within the map unit. The thematic map is color coded based on the composition of hydric components. The five color classes are separated as 100 percent hydric components, 66 to 99 percent hydric components, 33 to 65 percent hydric components, 1 to 32 percent hydric components, and less than one percent hydric components. In Web Soil Survey, the Summary by Map Unit table that is displayed below the map pane contains a column named 'Rating'. In this column the percentage of each map unit that is classified as hydric is displayed. Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. In order to determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soils have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasilas, 2006). References: Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 4 of 5~ Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service. U.S. Department of Agriculture Handbook 436. Soil Survey Staff. 2006. Keys to soil taxonomy. 10th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. Rating Options Aggregation Method: Percent Present Component Percent Cutoff: None Specified Tie-break Rule: Lower Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 5 of 5~ Exhibit C Sketch of Wetland Resources Exhibit D NWI Map GeoEye, Maxar, Microsoft Subject Property National Wetland Inventory Marine Estuarine Palustrine Riverine Lacustrine All data within this map are supplied as is, without warranty. This product has not been prepared for legal, engineering, or survey purposes. Users of this information should review or consult the primary data sources to ascertain the usability of the information. Coordinate System: NAD 1983 Alabama State Plane West Data Source: USFWS Imagery Source: ESRI 0 0.06 0.11 0.17 0.220.03 Miles National Wetland Inventory Map 8400 Dyer Road Baldwin County, Al CJ D D -D ----- TRAFFIC IMPACT ANALYSIS for Skyline Village Final Report November 2021 Prepared by: SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village 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 US Highway 98 ............................................................................................................ 2 - 1 2.2 Dyer Road .................................................................................................................... 2 - 1 2.3 Bishop Road ................................................................................................................. 2 - 1 2.4 Gayfer Road Extension ................................................................................................ 2 - 1 2.5 Intersection of US Highway 98 and Dyer Road ............................................................ 2 - 1 2.6 Intersection of Dyer Road and Bishop Road ................................................................ 2 - 1 2.7 Intersection of Gayfer Road Extension and Bishop Road ............................................ 2 - 2 Section 3 Evaluation of Existing Conditions .................................................................... 3 - 1 3.1 Existing Traffic Volumes ............................................................................................... 3 - 1 Figure 3.1 Existing Traffic Volumes ..................................................................... 3 - 2 3.2 Basis of Analysis .......................................................................................................... 3 - 1 3.3 US Highway 98 and Dyer Road ................................................................................... 3 - 3 Figure 3.2 Existing Intersection Level-of-Service ................................................ 3 - 3 3.4 Dyer Road and Bishop Road ....................................................................................... 3 - 3 Figure 3.3 Existing Intersection Level-of-Service ................................................ 3 - 3 3.5 Gayfer Road Extension and Bishop Road ................................................................... 3 - 3 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 Table 4.2 Historical Daily Traffic Volumes ............................................................ 4 - 5 4.4 Year 2024 Total Traffic ................................................................................................. 4 - 5 Figure 4.3 2024 Non-Site Traffic ............................................................................ 4 - 6 Figure 4.4 2024 Total Traffic .................................................................................. 4 - 7 4.5 Year 2024 Traffic Analysis ........................................................................................... 4 - 8 Table 4.3 Year 2024 Non-Site Traffic Level-of-Service ........................................ 4 - 8 Table 4.4 Year 2024 Total Traffic Level-of-Service .............................................. 4 - 8 SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec1_intro.doc Section 5 Recommendations and Conclusions ................................................................ 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................... 5 - 1 5.2 Conclusions .................................................................................................................. 5 - 1 Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 HCS Analysis Year 2024 HCS Analysis Auxiliary Lane Warrant Sheets SKYLINE VILLAGE BALDWIN COUNTY, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village 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 the Skyline Village Development. The project site is along in the southwest corner of Dyer Road and Bishop Road in Baldwin County, Alabama. Development of the site is planned to include the construction of a 118-unit townhome complex. The purpose of this analysis is to estimate the trip generation potential for the project site and evaluate the impact of the site traffic on adjacent roadways and intersections. Based on these impacts, recommended improvements were evaluated to mitigate traffic concerns as they relate to the site development, if required. To analyze the related impact to the surrounding area, existing roadway capacity and non-site traffic levels-of-service were also evaluated. SKYLINE VILLAGE BALDWIN COUNTY, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions The project site is located in the southwest corner of the intersection of Dyer Road and Bishop Road. Currently, the proposed site is occupied by a single family residence. Direct access to the property is limited to Dyer Road and Bishop Road. The study area is comprised of three adjacent existing intersections: US Highway 98 with Dyer Road, Dyer Road with Bishop Road, and Gayfer Road Extension with Bishop Road. 2.1 US Highway 98 US Highway 98 is a divided four-lane roadway. US Highway 98 has a typical section that consist of four 12-foot lanes with an 8-foot paved shoulder and open ditches in the vicinity of the proposed site. US Highway 98 is functionally classified as a principal arterial and has a posted speed limit of 50 miles per hour near the proposed project site. In 2020, the Alabama Department of Transportation indicated an ADT of 25,408 vehicles per day on US Highway 98 north of Dyer Road. 2.2 Dyer Road Dyer Road is an undivided two-lane roadway. Dyer Road has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Dyer Road is not a functionally classified roadway and has a posted speed limit of 35 mph. 2.3 Bishop Road Bishop Road is an undivided two-lane roadway. Bishop Road has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Bishop Road is not a functionally classified roadway and has a posted speed limit of 25 mph. 2.4 Gayfer Road Extension Gayfer Road Extension is an undivided two-lane roadway. Gayfer Road Extension has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Gayfer Road Extension is functionally classified as a major collector and has a posted speed limit of 35 mph. In 2020, the Alabama Department of Transportation indicated an ADT of 4,814 vehicles per day on Gayfer Road Extension west of Bishop Road. 2.5 Intersection of US Highway 98 and Dyer Road The intersection of US Highway 98 and County Road 65 is currently an unsignalized intersection with Dyer Road being stop controlled. The northbound and southbound approaches widen to provide a dedicated left turn lane. The eastbound and westbound approaches are single-lane approaches. 2.6 Intersection of Dyer Road and Bishop Road The intersection of Dyer Road and Bishop Road is currently an unsignalized intersection with Bishop Road being stop controlled. All approaches to the intersection are single-lane SKYLINE VILLAGE BALDWIN COUNTY, AL 2 - 2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec2_Xconditions.doc approaches. 2.7 Intersection of Gayfer Road Extension and Bishop Road The intersection of Gayfer Road Extension and Bishop Road is currently an unsignalized intersection with Bishop Road being stop controlled. All approaches to the intersection are single-lane approaches. SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc Section 3 Evaluation of Existing Conditions 3.1 Existing Traffic Volumes The project area for this analysis includes the unsignalized intersections of US Highway 98 with Dyer Road, Dyer Road with Bishop Road, and Gayfer Road Extension with Bishop Road. Eight- hour turning movement counts were conducted at the existing study intersection in October 2021. The AM and PM peak hour traffic volumes for the intersections are shown graphically in Figure 3.1. 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 and unsignalized intersections (both four-way and two-way) is as follows: Signalized Intersections Unsignalized Intersections LOS Delay (s/veh) LOS Delay (s/veh) A A 10 B > 10 – 20 B > 10 – 15 C > 20 – 35 C > 15 – 25 D > 35 – 55 D > 25 – 35 E > 55 – 80 E > 35 – 50 F > 80 F > 50 The Highway Capacity Software was used to evaluate the existing peak hour volumes at the unsignalized intersections of US Highway 98 with Dyer Road, Dyer Road with Bishop Road, and Gayfer Road Extension with Bishop Road. SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc 3.4 US Highway 98 and Dyer Road The US Highway 98 and Dyer Road intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.2. This analysis is based on an unsignalized intersection with Dyer Road being stop controlled. Figure 3.2 – Existing Intersection Level-of-Service US Highway 98 and Dyer Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. 3.5 Dyer Road and Bishop Road The Dyer Road and Bishop Road 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 Bishop Road being stop controlled. Figure 3.3 – Existing Intersection Level-of-Service Dyer Road and Bishop Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. 3.6 Gayfer Road Extension and Bishop Road The Gayfer Road Extension and Bishop Road 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 Bishop Road being stop controlled. 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 Westbound I AM Peak PM Peak Level of Service B C D E F Delay (seclveh) 11-15 16-25 26-35 36-50 >50 Northbound Eastbound Westbound I AM Peak PM Peak SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc Figure 3.4 – Existing Intersection Level-of-Service Gayfer Road Extension and Bishop Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. Level of Service C D E F Delay (secNeh) 16-25 26 -35 36-50 >50 Northbound Southbound Eastbound Westbound I AM Peak PM Peak SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 118-unit townhome development. The proposed development is planned to have full access to Dyer Road and Bishop Road. Figure 4-1 illustrates the proposed site plan for this development. SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the apartment complex was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 11th Edition. The site traffic was assigned based on the demographic distribution in the study area and on the roadways that provide access to the project site. The trip generation calculations for the proposed site traffic are 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 Multifamily Housing (Low-Rise) 118 Dwelling Units 832 59 14 45 71 45 26 Total 832 59 14 45 71 45 26 Daily Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 6.41*(X) + 75.31 AM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] =T = 0.31*(X) + 22.85 ; (24%in/76%out) PM Peak Hour Traffic Generation Multifamily Housing (Low-Rise) [ITE 220] = T = 0.43(X) + 20.55 ; (63%in/37%out) T - Trips Source: ITE Trip Generation, 11th Edition The estimated site traffic volumes are illustrated in Figure 4.2. SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.3 Non-Site Traffic Forecast 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 4.2. Table 4.2 – Historical Daily Traffic Volumes Year Location Bishop Rd – S of Gayfer 2020 2,284 2019 2,399 2018 2,352 2017 2,350 2016 2,350 3-Year Annual Growth Factor (excludes Year 2020) 0.69% The historic counts show a slight increase in traffic volumes from 2016. Year 2020 was discarding due to possible COVID-19 impacts. The 3-Year growth factor was 0.69% from 2016- 2019. A 1.00% compounded annual growth rate was used to forecast the non-site traffic for the Year 2024. Figure 4.3 illustrates the Year 2024 Non-Site Traffic Volumes. 4.4 Year 2024 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2024) traffic volumes. Figure 4.4 illustrates the Year 2024 total traffic volumes. SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.5 Year 2024 Traffic Analysis An analysis of the Year 2024 Non-Site and Total traffic volumes was conducted using the information provided in the Highway Capacity Manual, Sixth Edition. The lane geometry and traffic control for the total traffic analysis includes the existing roadway geometrics. The results of the analysis are shown in Table 4.2 and Table 4.3. Table 4.3 – Year 2024 Non-Site Traffic Level-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total US Hwy 98 / Dyer Rd AM A – 1 A – 1 A B – 15 - PM A – 1 A – 1 A C – 16 - Dyer Rd / Bishop Rd AM A – 9 - A A – 4 - PM A – 9 - A A – 3 - Gayfer Rd Ext / Bishop Rd AM C – 17 C – 17 A – 1 A – 2 - PM B – 14 B – 18 A – 1 A – 1 - Table 4.4 – Year 2024 Total Traffic Level-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total US Hwy 98 / Dyer Rd AM A – 1 A – 1 A C – 16 - PM A – 1 A – 1 A C – 16 - Dyer Rd / Bishop Rd AM A – 9 - A A – 4 - PM A – 9 - A A – 3 - Gayfer Rd Ext / Bishop Rd AM C – 18 C – 19 A – 1 A – 2 - PM C – 15 C – 19 A – 1 A – 1 - Dyer Rd / Driveway 1 AM A – 9 - A A – 1 - PM A – 9 - A A – 1 - Bishop Rd / Driveway 2 AM A – 1 A A – 9 - - PM A – 3 A A – 9 - - All intersections are anticipated to operate at acceptable levels-of-service with the construction of the Skyline Village Development. SKYLINE VILLAGE BALDWIN COUNTY, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the intersections of Gayfer Road Extension with Bishop Road, Dyer Road with Driveway 1, and Bishop Road with 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 turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2024 total traffic volumes at the intersections of Gayfer Road Extension with Bishop Road, Dyer Road with Driveway 1, and Bishop Road with Driveway 2. Based on anticipated traffic volumes auxiliary turn lanes are not warranted at the study intersections. 5.2 Conclusions The development of the project site with a 118-unit townhome development is not anticipated to create capacity related deficiencies at the study intersections. In addition, auxiliary turn lanes were not warranted at the study intersections or proposed driveways. SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec5_Precom.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 HCS Analysis Year 2024 HCS Analysis Auxiliary Lane Warrant Sheets SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec5_Precom.doc Year 2021 Existing Traffic Volumes From:Jean Blake To:planning Cc:smith@prestwoodfirm.com Subject:Water runoff photos Rolling OaksDate:Tuesday, January 25, 2022 4:14:12 PM Attachments:Video.movVideo_1.MOV SENT FROM AN EXTERNAL ADDRESS ________________________________ Hi Alyssa,These videos are of Rolling oaks N. and S. Both were taken after rain events not hurricanes and both in 2021. I will also be sending one more photo. Thank you.Jean BlakeS. Rolling Oaks Sent from my iPad Kendall Eringman Kheringman@gmail.com 251-709-9614 Dear Council-member, I am writing in regards to the Skyline Village development that has been proposed for the corner of Dyer Rd. And Bishop Rd. I have been in contact with several neighbors in the area as I live just around the corner. The overwhelming response is that we are adamantly against the development not only due to the increased traffic, the water runoff, and the increase in population just in that small area, but also because we see our small town way of life slipping away from us. We, like you, have watched the city grow at such a rapid rate it feels at times like we are on a runaway train. For our fair city to have literally doubled in residents in the past 20 years is dizzying. I attended the council meeting in December when the moratorium was passed. While I am incredibly grateful to the council for swiftly putting that protection in place for our dear city, I was immediately gutted when I heard that the packages, including Skyline, submitted that very day would be exempt. Our Mayor spoke about the fact that response to the rapid growth has been reactive up to this point. This is an opportunity to be proactive. I know you are all aware of the county zoning proposal that will be voted on in February. It is overwhelmingly supported by the Dyer and Bishop area in hopes that we can protect our property values and general lifestyle (traffic, runoff, foot traffic) from exactly what has been proposed. Allowing such a dense development to be pushed through would be in direct opposition to the desire of the neighboring community. We understand the owner’s right to develop, but ask that you consider rejecting this particular proposal in favor of an R1 or R2 development such as Rolling Oaks and Porch Place which neighbor the property. Thank you for your time and devotion to ke eping our city the beautiful corner of Alabama such a special place. Sincerely, Kendall Eringman PETITION TO THE C ITY OF FAIRHOPE PLANNING COMMISSJON Meeting: Agenda Item: OBJECTI NG TO SKYLINE VILLAGE Fe bruary 7 2022 -5:00 PM -Fairhope C ity C ouncil Cham be rs Skyline Village -A pplication for Subdi v ision Pla t Approval The app li cant seek s approval by the City of Fairho pe Planning Commission of t he Sky lin e Vision s ubdi v is io n plat, wh ich is not w ithin the C ity·s limits but is w ithin the C ity's plaiu1in g juris dictio n and w ill substantiall y impac t s urrounding res idents in the City lim its . The propose d subdi v isio n seeks development of 118 multi-family un it s in an un suitable location. The s uJT oundin g residents, including tho se li ving on Jubil ee Trai l, Dyer Road, Bis hop Road, R o llin g Oaks Dri ve, and South Rolling Oaks Drive, adamantl y oppose Sky line V ill age a nd re quest d e ni a l of th e app li cation for the fo llowin g reasons: 1. The proposed subdivision is not consistent w ith the C ity's Comprehensive P la n. The s urrounding res idents agree that the Comprehensive Pl an e n vi sion s the s u bject property de veloped as re sidential. However , the proposed s ubdi v ision i s not con s isten t with th e C ompre he nsive Pla n, which a ll ocates denser (multi-family) d evelopments near the v illage or comme1·c ia l nodes . The s ubj ect prope 11y is located a t the in tersection of D yer Road and Bishop R oad , which is not near the v illage or at a commercial node. Thus , t he proposed subdivis ion wou ld be a stark divergence fro m the Compre h e ns ive Plan. The importance of compliance w ith the Compre he nsi ve P lan cannot be overs tated. Fairhope is rife w ith undeve loped land, which is inco nsi sten tly mi xed w ith resid e n tia l homes. Purc hasers of re s identi a l prope rty rel y on the Comprehens ive Pla n when they purchase homes ne ar undeve lo ped land in the City 's plmming jurisd iction. Re li a nce o n the Compre he n s ive Pl a n assures purc ha sers that nearb y land will not be developed in a way that is d etrimental to th e ir family's home . If the Plaiu1ing Co mmi ssion approves the Sky line Vi ll age proposa l, it w ill send a m essage to all future Fairhope buye rs th at t hey cannot re ly on the Co mprehe ns ive Pl a n, which wou ld re nder it meaningless. 2. The proposed s ubdi v is ion is not consistent w ith th e C ity's Subdivis ion Reg ula t ions. Asticle IV, Section Hof th e C ity's S ubdiv is io n Regulations req uires a ll mult ipl e occupa ncy proj ects to conform to the te rm s o f Article l , Section A, w hich se ts fo11h th e goals a nd purposes of th e S ub division Regulatio ns. T he Skyli ne Village proposal fa ils to promote many of those goa ls and purposes, inc l uding th e fo llow in g : 7. The avoidance of congestion of the population: The intersections of D yer R oad -Greeno Roa d, Gay fer A venu e -G reeno Road , a nd Bis hop Road -Gay fer A venu e a re nearby and s ubje c t to heavy traffic. D urin g high traffic t imes, it is nearly impossib le to turn left fro m D yer Ro ad onto G reeno Petition Objecting to Skyline Village Februcuy 7. 2022 Planning Commission Hearing Agenda It em: Skyline Village Petition Page 2 Road and to turn left from Bishop Road o nto Gayfer Ave nue . Furthermore. extensive back-ups are already conm1on w he n trave ling wes t on Gayfer A venue to th e Greeno Road intersecti on . The Skyline Village de velo pment wo uld subs tantia ll y increase the population o f the inm1 ediate area and exace rbate the already problematic traffic congestion. R eside nts are concerned that w itho ut upgrades planned for sto p signs or t raffic signals at Bi shop Road -Gayfer A venue a nd upgrades to turn lan es at Gay fer A venue -Greeno Road, om already trafficked in and out trips will take longer and be mo re congested at peak hours. Fairhope East Elementary School, Fairhope West E lementary School, Fairh ope Middle School, and Fairhope High School are already overwhelmed w ith stud ents. The Skyline Village development would exacerbate thi s problem by inund a ting th ose sch ool s w ith additional s tud e nts . 8. Proper and timely grading and improvements of streets and other ways; 9. Proper and timely installation of water and sewer and other utility mains, piping, or other facilities; 10. Aecom plishing coordinated, adjusted, and harmonious developm e nt of the City and neighboring territory ; 11. Promoting good civic design and arrangement; and 13 . Promoting adequate provision of public utilities and other public requirements: Cons truc tion of a hig h-d e nsity development would further overwhelm the C ity of Fairhop e's s train ed infrastruct ur e. T hi s issue has been squarely addressed by the Fairh o pe City Co uncil in it s recent moratorium of s uch developments. While the mo ratorium may not apply t o this spec ific deve lopm ent, the reasons for the mo ratorium are so me of the san1e reasons tha t Skyline Village fa il s to comp ly with the S ubdi vision Regulations and w hy Skyline Village sho uld not be approved. Individ ua l reside nts will add ress other areas whe re the Skyline V ill age proposal is inconsistent w it h the Subdivision Regulations at t he February 7, 2022 Plannin g Commi ss io n h earin g. 3. The proposed s ubdivi sio n endairn:ers the health. safety . we lfa re . and proper ty within the C ity's p lanning jurisdiction. Pedestrian Safety: ln addition to th e ve hicl e co ngesti o n id e ntifi ed a bove, Dyer Road and Bishop Road ar e f r equently utili zed by the surroundin g residents for rec reation due to the unavailability of walkable alternative routes. In creased traffi c on the se roads by the Skylin e V ill age re s idents and v isito rs wo ul d po se a s ig nifi can t thJeat to suc h pedestrians . Petitio n Objecting to Skyline Villag e Febma1y 7, 2022 Planning Commission Hearing Age ndu Ite m: Sky line Village Pe tition Page 3 Altho ugh Sky line Village proposes to include a s id ewalk, it lacks connect1v 1ty w ith s urroundin g a reas a nd th u s it does not solve the pedestrian safety p rob lem for a ll of Dyer Road a nd Bishop Road. Increased Crime: Higher density population conelates with increased crime . Placing 118 multi-famil y units into the subject property wo uld substantiall y in c rease the nearby population density a nd thereby increase nearby c rim e . S tormwater Runoff: Stormwater from the s ubj ect property that is no t absorbed by t he pervious surface naturally fl ows east, crosses South Rolling Oaks Drive, then disperses to th e east of Rolling Oaks Drive. Residents of R o lling Oaks Dri ve are affected by storm water runoff from the subj ect property during almost every rain event. During tim es of heavy ra in , the weste rn e nd of South Rolling Oaks Drive becomes inun dated w ith sto rm water to the point that it i s impassable. Thus, residents of South Rolling Oaks Drive are prevente d from ex itin g a nd unable to seek e m ergency services. Whil e t he proposed d eve lopment includes a pond to p urportedly account for the reduction in pervious s urface , it does not consid e r the downstream effects. T h e app li cant does not includ e a ny ana lysis of downs tream effects a nd does not take re sponsibi li ty for s tormwater flows after Sky li ne V ill age's o utlet stru c ture. Residents of Rolling Oaks Dri ve and So uth Rolling Oaks Drive are very concerned about these iss ues. Diminished Property Values: T he surro unding resid e nts occupy many s in g le -fami ly homes. Sky lin e V ill age would introduce hi gh-density, multi-family h ousing among the s ing le-family homes and diminish th e valu es of t he s in g le-fam il y homes. Light and Noise Pollution: Higher-de nsity deve lopments e nco mpass more li g hts and vehi c les tha n lower-d e n sity developments . T hese add iti o na l li ghts a nd vehi c les wo uld impose li g ht a nd no ise pollution upon the immediate a rea. The Planning Commissio n s hould be well awar e of public opposition in the Fairhope area to developme nts l ike Sky lin e Village . In additi on to the City Co unc il 's recent moratorium , the s ubj ect prope11y is part of a zo ning referendum for Planning D istrict 37. On F e bruary 15. 2022, the re s id e nts of Proposed Pl a nnin g Dis trict 37 w ill vote w hethe r to zo ne a ll of the propos ed di strict, w hi ch inc lud es the subject property . Finally. t he concerns expressed he re in a re not li mi ted to t he Fairhope a rea. Most of Baldwin County continu es to expe rience uncontro ll ed growth. At a rece nt Baldwi n County Planning a nd Z on in g Commi ssio n meeting, the conunission reconm1end ed that an apa1tm e nt com p lex not be approved due to co ncerns about overwhelmi ng school s in Spanish Fo11. T he above ite ms are on ly so me of the concerns of th e surrounding res ident s. T he resid e nts whose s ign atures appear below have addi ti onal indi v idual concerns. some of w hi c h they w ill pe rso na ll y present to t he Planning Commi ssion. (Signature Pages F ollow) Pelition Objecting lo SJ..yline Village Fehrua1}' 7, 2022 Planning Commission Hearing Agenda llem: S/..yfine Village Signah;re Page SIGNATURE NAME AND ADDRESS Date of Latest Form Revision: 11/6/2021 PLANNED UNIT DEVELOPMENT (SMALL) SITE PLAN REVIEW CHECKLIST CASE NAME: SKYLINE VILLAGE CASE NO. PUD21-000009 JURISDICTION CITY OF FAIRHOPE BC PLANNING DISTRICT: 17 ZONING: UNZONED NUMBER OF LOTS OR UNITS: 118 REVIEWED BY: Mary Booth / Weesie Jeffords /Miranda Smith DATE: 11/22/21; 12/15/21; 1/10/22 (1st) PARCEL ID # 05-46-02-09-0-000-011.002, 05-46-02-09-0-000-011.000 PIN: 271784, 24268 ENGINEER OR SURVEYOR: E-MAIL: lsmith@secivileng.com DEVELOPER: 68V BTR Holdings, LLC E-MAIL: sam@terracoredev.com Items reviewed by Highway are highlighted in green. Items reviewed by ROW are highlighted in blue. DISCLAIMER: Review annotations shown within this document are not necessarily official positions of the Planning and Zoning Department and are subject to change without notice. 9.3.2(a) Development Standards for Planned Unit Developments (a)Development area. A Planned Development shall have a minimum development area of 5 contiguous acres. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(b) Development Standards for Planned Unit Developments (b) Open space reservation. In addition to the other provisions contained in this Article 9, the following open space reservation requirements shall apply to Planned Developments in the unincorporated areas of Baldwin County which have elected to come within the planning and zoning authority of the Baldwin County Commission: (1) A minimum of 20% of the gross land area of the Planned Unit Development shall be set aside for permanent open space. - a. Steep slopes, internal street rights-of-way, driveways, off-street parking areas, and off-street loading areas or similar uses shall not be counted in determining open space. - b. A minimum of 50% of the required open space must be usable and accessible for passive or active recreation purposes such as parks, recreational facilities, pedestrian ways, and/or for conserving sensitive elements of the environment. The usable open space shall not include steep slopes, streams, ponds, watercourses, jurisdictional wetlands, floodways and/or floodplains. (2) The required open space shall be owned in common by the residents of the development or a trust, government entity or similar mechanism designed to ensure the perpetual intended use of the open space. Any open space set aside for conservation shall be subjected to a conservation easement granted to a qualified land trust, conservation organization or government agency. Such conservation easement shall be in legal form satisfactory to the County Attorney. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(c) Development Standards for Planned Unit Developments (c) Lot size. No minimum lot sizes are required so that housing can be clustered or otherwise concentrated or arranged in planned locations on the site to take advantage of its natural features; provided that the design shall not result in an Date of Latest Form Revision: 11/6/2021 increased density of lots that would otherwise result from a development based on the lot requirements described in Section 5.4(a) of these regulations. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(d) Development Standards for Planned Unit Developments Building Setbacks. (1) Individual Lots. An applicant may request a waiver from the minimum building setbacks outlined in the Development Matrix in Section 5.1.1 and in Section 5.4(h) . Such waiver to these requirements may be approved in order to provide for better site design, clustering of units/dwelling or otherwise to meet the purpose as described in Section 9.1 above; provided that such reduced setbacks will not threaten, compromise or create undo health or safety conditions or constitute a hazard to life, property or natural resources. (2) Multi-family/multi-unit structures. The required setback from the property line or from other buildings shall be 20 feet for up to a building height of 35 feet and shall be increased one (1) foot for each 10 feet of building height in excess of 35 feet. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(e) Development Standards for Planned Unit Developments (e) In approving a Planned Unit Development, the Baldwin County Planning and Zoning Commission and the Baldwin County Commission may, upon advice and consent of the County Engineer reduce the pavement width of any streets that would otherwise be required by the Subdivision Regulations and/or may waive the installation of curbs, gutters, and/or sidewalks if it finds that the reduction and/or waiver will: (1) improve site design; (2) protect the natural features of the site; (3) maintain harmony with neighboring uses; (4) promote the objectives and purpose of the master plan; (5) promote the intent and purpose of these regulations. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(f) Development Standards for Planned Unit Developments (f) An applicant who desires to reduce the pavement width of streets and/or obtain a waiver of the installation of curbs, gutters, and/or sidewalks as provided in Section 9.3.2(e) above shall submit a statement of justification for the reduction and/or waiver along with the site plan application. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5 Pre-requisites City Approval (Planning Jurisdiction cases) ☐N/A ☐ Accepted ☒ Revise and Resubmit Intake Review Annotations: If City approval is not included with a Planning Jurisdiction case, advise the applicant that review of the case may be delayed until City approval is submitted. Review Comments: This is located in Fairhope’s Planning Jurisdiction and therefore will not be heard by Baldwin County Planning Commission. Please provide Notice of Action Taken (NOA) from City of Fairhope. § 9.5.1 Final Site Plan Application Date of Latest Form Revision: 11/6/2021 The applicant shall file an application for approval of a Final Site Plan. No Final Site Plan application will be considered by the Baldwin County Planning and Zoning Commission until all of the following requirements have been met. A complete application shall: 9.5.1(a) Final Site Plan Application Be made on forms available at the offices of the Baldwin County Planning Director ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.1(b) Final Site Plan Application Be accompanied by the required application fee according to the current schedule of fees established by the County Commission for the particular category of application ☐N/A ☒ Accepted ☐ Revise and Resubmit Review Comments: 9.5.1(c) Final Site Plan Application Be accompanied by one (1) full-size set of black or blueline prints of the proposed Final Site Plan as outlined below, one (1) 11”x17” copy of the said proposed Final Site Plan and seven (7) copies of the overall site plan to send to other agencies ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for Citizen Serve applications. Review Comments: Online submittal satisfies this requirement. 9.5.1(d) Final Site Plan Application Be accompanied by a digital file of the proposed Final Site Plan, in suitable format to the Baldwin County Planning Director ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Applicant must submit an Adobe pdf and dwg file with every submittal. Review Comments: 9.5.1(e) Final Site Plan Application Be accompanied by a current (within 60 days from date of application) title policy, title opinion, or title report, verifying ownership. Said title document shall cover a period of no less than 30 years ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Make certain the 30-year evaluation period is clearly identified in the report. Review Comments: Please note the title commitment provided indicates title is vested in Carolyn Gill Koch, as Trustee of the Dean George Koch Revocable Trust Agreement dated April 21, 2010. We do not have an Agent Authorization form from Carolyn Gill Koch. No deed was provided but after further research by staff, Instrument No. 1959061 was filed on 11/18/2021 which shows conveyance to current owner, 68V BTR Holdings, LLC. 9.5.1(f) Final Site Plan Application Be accompanied by the Traffic Study and other information as required by Section 5.5.14 ☐N/A ☐ Accepted ☒ Revise and Resubmit Review Comments: Defer to Hwy comments below; please update traffic study as needed. HWY Comments: Traffic study by Neel-Schaffer, Shane Bergin 2.5 references “CR 65” and this is not in the vicinity of the site. Assumed this was meant to be Dyer Road. Traffic consultant did have a scoping meeting with highway staff and identified intersections were included in the study. No recommended traffic improvements and no adverse traffic impacts modeled from the creation of the development. 9.5.1(g) Final Site Plan Application Comply in all respects with the Conceptual Site Plan, as approved, except for minor modifications as outlined in Section 9.4.5 Modification of Conceptual Site Plan Date of Latest Form Revision: 11/6/2021 ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for small scale Planned Unit Developments (less than 1,000 acres) Review Comments: 9.5.1(h) Final Site Plan Application Be submitted to the Baldwin County Planning Director by the deadline established in 4.1.1(b)to be place on a regularly scheduled meeting of the Baldwin County Planning and Zoning Commission ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Not applicable for cases within a Planning Jurisdiction (that are considered by that Planning Jurisdiction’s Planning Commission) and may be submitted at basically any time. Review Comments: This is located in Fairhope’s Planning Jurisdiction and therefore will not be heard by Baldwin County Planning Commission. 9.5.1(i) Final Site Plan Application Be submitted within the Effective Period of Approval as per Section 9.4.3 Effective Period of Conceptual Site Plan Approval ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for small scale Planned Unit Developments (less than 1,000 acres) Review Comments: 9.5.1(j) Final Site Plan Application Be accompanied by a generalized drainage plan in accordance with Section 5.11.7, and written narrative that describes in detail the existing and proposed drainage patterns and characteristics of the proposed development as well as the proposed method of stormwater management to be used ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Technical Review Annotations: This will ultimately be submitted to Highway for review. Highway will determine whether submittal is sufficient. You are just making sure something was submitted when checking this section. Review Comments: Drainage Narrative and Calculations was provided. P&Z defers to Hwy for any additional comments. HWY Comments: Submitted narrative by Larry Smith outlines existing conditions and proposed means to keep flow in natural path, along with discharge mitigation via on site detention. 9.5.1(k) Final Site Plan Application Be accompanied by a transmittal letter listing all of the drawings, letters, attachments, and other information submitted for the application. ☒N/A ☐ Accepted ☐ Revise and Resubmit Intake Review Annotations: Not required for Citizen Serve submittals. Review Comments: Online submittal satisfies this requirement. § 9.5.6 Final Site Plan Requirements The Final Site Plan shall be prepared by a licensed engineer and shall be clearly and legibly drawn at a convenient scale of not less than one (1) inch equals 100 feet, and the sheets shall be numbered in sequence if more than one (1) sheet is used. All text shall be a minimum of 1/10 of an inch in height. The sheet shall not exceed 24 x 36 inches. Multiple sheets may be necessary. If the applicant submits a plan set for review as the Final Site Plan, the entire submitted plan set will need to be recorded as the Final Site Plan. The Final Site Plan shall show the following: 9.5.6(a) Final Site Plan Requirements Name and address of owner(s) of record displayed, along with the tax parcel ID number, on each parent parcel that is part of the development; ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: The public will need to know in the future what parcels associated with this owner were actually included in the site plan. Therefore, the site plan must have a separate note/heading with the owner name and the complete Tax Parcel ID for the property(s) that are part of the site plan. I I I I I Date of Latest Form Revision: 11/6/2021 Review Comments: Thomas Larry Smith, active P.E. #26348, expires 12/31/2023 1. Please add Tax Parcel ID to Owner Block 9.5.6(b) Final Site Plan Requirements Proposed name of Planned Unit Development, date, north point, scale, and location ☐N/A ☒ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(c) Final Site Plan Requirements Name, address and phone number of the responsible Licensed Professional Engineer and/or Land Surveyor registered in the State of Alabama; ☐N/A ☐ Accepted ☒ Revise and Resubmit Review Comments: Please add the PE and Surveyor block along with Owner/Developer. 9.5.6(d) Final Site Plan Requirements Vicinity map showing the location of the Planned Unit Development ☐N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(e) Final Site Plan Requirements Exact boundaries of the site shown with bearings and distances ☐N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(f) Final Site Plan Requirements Names, addresses and tax parcel ID #’s for the owners of land immediately adjoining the site as their names appear upon the plats in the office of the Baldwin County Revenue Commissioner and as their addresses appear in the directory of the County or on the tax records of the County ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Show on the plat itself each lot/parcel adjoining subject property with the above information required. If not already provided, require the full tax parcel ID # for each property to be shown on the site plan. Review Comments: Please see ROW comments below. ROW Comments: Make this information more visible & correct the owner information for the following parcels: 1.) #1.003 - “Alabama” 105 Samford Hall 2.) #11.001- Nelson, Allie M. JR, 21145 Bishop Rd, Fairhope AL 36532 #1876526 3.) #15.000-138 Hawthorne Cir 9.5.6(g) Final Site Plan Requirements Wooded areas, wetlands, streams, cultural resources, and any other conditions affecting the site ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Wooded Areas - Prior practice has been to require the applicant to identify any clearing of wooded areas (through cloud annotations, crosshatching, etc.) that will be carried out by the subdivision process. Wetlands – Cross check the wetlands in the wetland delineation vs. the wetlands shown on the plat, if applicable, to make certain any jurisdictional wetlands identified in the delineation are correctly-reflected on the plat. The US Fish and Wildlife Service Wetland Inventory is also a helpful cross-check of wetland areas and contains a built-in map capture tool similar to the County’s KCS map viewer. Cultural Resources – Check whether anything is noted on the Alabama Historical Commission website map ArcGIS ‐ Alabama Historical Commission ‐ Historic Preservation Map Initiative within the plat area. If so, historical resources are required to be labeled on the plat. Date of Latest Form Revision: 11/6/2021 Review Comments: Please show wetlands as non-jurisdictional and include applicable building setbacks and buffer. Please show any existing and proposed areas of clearing. 9.5.6(h) Final Site Plan Requirements The location of dams, existing stormwater management areas, and water impoundments including the limits of the top of such impoundment structure or embankment, the location of any related spillway(s) and/or outlet control structures ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: BC HWY DEPT may have additional review comments regarding these features. Review Comments: HWY Comments: N/A 9.5.6(i) Final Site Plan Requirements The location of existing streets, buildings, water courses, railroads, transmission lines, drainage structures, public utilities, jurisdiction lines, and any public utility easements on the site and on adjacent land within 100 feet of the site ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Reviewer will make a quick scan of aerial imagery to and note whether any items listed above appear to be missing. Also check the Title Search/Title Opinion/Title policy or Title Report for any recorded utility easements that may require reflection on the plat. ROW will conduct their own review to ensure County ROWs, etc. are properly displayed. Review Comments: Defer to ROW and HWY comments. ROW Comments: Dyer Rd has 80’ Deeded R/W, Bishop Rd has 60’ Deeded R/W and Ezell Lane has 30’ (on the west side) set out by DB 4 page 277. HWY Comments: It appears as the development is proposing to donate ROW on the West property line to make Ezell Lane 60ft. 9.5.6(j) Final Site Plan Requirements Proposed and existing rights-of-way or easements including location, widths, purposes, and street names ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Cross-reference 5.2.5(c) regarding utility easements. Reviewer merely examines whether these items appear to be shown on the site plan. The full technical review (whether the items are shown correctly) will be addressed elsewhere. Review Comments: no utility or drainage easements shown; if utility/drainage easements are desired, please add to the site plan 9.5.6(k) Final Site Plan Requirements The location and size of all lots ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used. Prior practice has been to require both acreage and square footage of each lot to be shown on the plat. See sections 5.16, 5.17, and 5.18 as appropriate. Review Comments: 9.5.6(l) Final Site Plan Requirements Proposed minimum building setback lines shown for each lot and clearly labeled on the plan view ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used for which setbacks are applied. Street side setbacks may be required by other jurisdictions. See sections 5.16, 5.17, and 5.18 as appropriate. Cross-refence section 5.4(h) regarding Highway Construction Setbacks. Review Comments: Minimum building setback is 30’ front and rear and 10’ side; please revise. Also note there can be no structures, etc. within the 30’ setback. Please adjust accordingly. I I Date of Latest Form Revision: 11/6/2021 9.5.6(m) Final Site Plan Requirements Proposed or existing parks, school sites, or other public open spaces, if any, that are within 100 feet of the proposed Planned Unit Development. All proposed uses in each common area must be identified separately by indicating the area (in sq. ft.) of each different use. ☐N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(n) Final Site Plan Requirements Site data (in tabular form): 1. Acreage in total tract; 16.56 acres 2. Smallest lot size; smallest unit/ 1210 SF 3. Total square feet of each lot or unit (residential or non-residential); 94,380 SF (24') & 51,600 SF (28') 4. Total number of lots or units; 118 5. Linear feet in streets; 2,661 LF Private 6. Number of parking spaces; 484 7. Amount of impervious surface; 336,784 SF 8. Density; 7.1 units / acre 9. Total square feet of all areas reserved for total open space 297,683 SF (6.83 AC) 10. Total square feet of all areas reserved for useable open space 245,682 SF (5.59 AC) ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used. See sections 5.16, 5.17, and 5.18 as appropriate. Review Comments: 9.5.6(o) Final Site Plan Requirements Any area within or adjacent within 100 feet of the proposed Planned Unit Development subject to inundation by the base flood as defined herein, or subject to periodic inundation by storm drainage overflow or ponding, shall be clearly shown and identified on the site plan; ☐N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Here the reviewer is only looking for the existence of a flood certificate (including for those areas in flood zone “X”) included on the plat. If no certificate is provided, reviewer may check the Alabamaflood.com maps and if no portion of the properties is in a flood zone (anything other than “X”) the reviewer may accept the plat without the flood certificate, but note in the review comments that “this review assumes no flood zones are present within this site plan”. Review Comments: Flood Zone “X” 9.5.6(p) Final Site Plan Requirements Special flood hazard areas and/or coastal high hazard areas as indicated on the latest Flood Insurance Rate Map (FIRM) for the area, along with a statement to that effect; ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Here the reviewer is only looking for the existence of high hazard areas reflected on the plat plus the FIRM panel number included on the plat. If these items are not provided, reviewer may check the Alabamaflood.com maps and if no portion of the properties is in a special flood hazard area or coastal high hazard area the reviewer may accept the plat without the FIRM panel number but note in the review comments that “this review assumes no flood zones are present within this site plan”. Review Comments: Located in Flood Zone “X” 9.5.6(q) Final Site Plan Requirements The requirements of Section 5.2.2 shall apply to Planned Unit Developments ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Carry out the full review of section 5.2.2 below in order to determine compliance with this section. Date of Latest Form Revision: 11/6/2021 Review Comments: 5.2.2 Wetlands and Waterways Lots may be platted only where sufficient upland areas exist to provide a building site for the principal structure and necessary ancillary facilities, unless the purpose of the lot is for conservation and no development or building shall occur. Fill may be used only where necessary to provide access to lots where approval for such fill has been received from the Corps of Engineers and other appropriate governmental agencies. The building setback line from jurisdictional wetlands shall be 30 feet, within which a minimum 5-foot natural buffer shall be provided upland of all jurisdictional wetlands. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Note that in zoned areas, the allowable density of wetland areas is reduced by 50%. See Zoning Ordinance 12.11.2. Review Comments: No fill of wetlands proposed; no wetlands shown 5.2.2(a) Wetland and/or Stream Delineation- If a proposed subdivision contains wetlands or a stream or is within thirty feet of wetlands or a stream, as shown of the Generalized Wetland map the applicant must perform a wetland and/or stream delineation showing jurisdictional and non-jurisdictional wetlands and/or streams within the subdivision boundaries. The wetland delineations shall be performed by a professional wetland delineator. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: The wetland delineation shall include the following: A wetland and/or stream delineation includes a site map with property and all wetland and/or stream boundaries, and mapped location of at least one upland and one wetland sampling point for each separate wetland area. The delineation should also include wetland and upland worksheets for the sampling points. The jurisdictional wetland boundary lines should be flagged on the site with tape and/or flags so that Planning and Zoning staff can verify the accuracy of the boundaries if necessary. Review Comments: wetland delineation provided, no existing wetlands 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (i) Jurisdictional Determination and USACE 404 Permit- If jurisdictional wetlands are identified in the required delineation and proposed to be filled to provide necessary access to lot, the wetlands shall be subject to Section 404(b)(1) guidelines concerning fill material disposal into jurisdictional wetlands and USACE permit shall be required. A USACE Jurisdictional Determination shall be submitted with the application and Preliminary Plat approval shall be contingent on receipt of the applicable USACE permits. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (ii) Alabama Department of Environmental Management Permitting (1) In coastal areas, an ADEM Coastal Area Management Program (Division 335-8) permit may also be required. If an ADEM permit is required, Preliminary Plat approval shall be contingent on receipt of the applicable permit. (2) Wetlands contained on any property parcel located wholly or partially in the coastal area of Alabama are subject to the regulatory requirements of ADEM Admin. Code 335-8-2-.02 including those wetlands determined to be “non- jurisdictional” by the U.S. Army Corps of Engineers. The term “coastal area of Alabama” generally means the waters and adjacent shorelands lying seaward of the continuous 10-foot contour. Applicants are responsible for communicating with ADEM to determine whether or not a proposed development lies within the coastal area of Alabama. Date of Latest Form Revision: 11/6/2021 ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (iii) If wetland fill and/or stream modification is not proposed, the Baldwin County Planning Director may, at his or her discretion, require the applicant to submit an USACE Jurisdictional Determination after documenting the following: 1. A site visit by a Baldwin County Planning and Zoning Staff member revealed potential wetlands on the site that differ significantly from the delineation supplied by the Applicant 2. A review of the Generalized Wetland Map reveals potential wetlands on the site that differ substantially from the delineation supplied by the Applicant; or 1. Knowledge of historic stormwater problems in and around the site area. When a jurisdictional determination is deemed necessary above in this subsection (ii), the Planning Director may, in lieu of a jurisdictional determination, accept a second wetland delineation prepared by a professional wetland delineator who is not affiliated with the specialist responsible for the original delineation. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (c) Filling of Existing Stormwater Management Areas – Where a proposed subdivision contains existing stormwater management areas, which may include non-jurisdictional wetlands, hydric soil areas, existing water features, ditches, etc., that contribute to the stormwater management of the site, the existing stormwater management areas shall not be filled unless comparable and equivalent stormwater management is provided as part of the development and approved by the County Engineer. The Planning and Zoning Department shall not regulate or protect non-jurisdictional wetlands when comparable and equivalent stormwater management is to be provided. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (d) Display of Wetlands and Existing Stormwater Management Areas on Plat or Site Plan (i) For jurisdictional wetlands not proposed to be filled, the Applicant shall display a thirty-foot wetland building setback, within which a minimum 15 foot natural buffer shall be provided upland of all jurisdictional wetlands. Wetlands to be filled shall be displayed as “To be filled” along with USACE permit number ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (d) Display of Wetlands and Existing Stormwater Management Areas on Plat or Site Plan (ii) Existing stormwater management areas, which may include non-jurisdictional wetlands, hydric soil areas, existing water features, ditches, etc., that contribute to the stormwater management of the site and are not proposed to be Date of Latest Form Revision: 11/6/2021 replaced with comparable and equivalent stormwater management shall be protected with a 5-foot natural buffer and a note indicating that the area shall not be filled or modified. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (e) In a minor subdivision (five lots or less with no infrastructure) where no development is proposed, in lieu of a wetland and/or stream delineation and USACE Jurisdictional Determination, the Planning Director may allow the Applicant to display on the plat those wetlands from the Generalized Wetland Map (provided by the Baldwin County Planning and Zoning Department) along with a 50-foot wetland building setback, and the following plat note: “Any future subdivision or development of lots shall comply with the wetland requirements of the Subdivision Regulations or Zoning Ordinance applicable at the time of such future subdivision or development, which may include completing a wetland delineation and USACE Jurisdictional Determination.” ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (f) Display of Waterways on the Plat or Site Plan – For jurisdictional streams, the Applicant shall display a thirty- foot minimum natural buffer from top of bank on both sides of the waterway. When wetlands are adjacent to a stream, the stricter (most protective) of the two setback and/or buffer requirements shall apply. These buffers shall be flagged prior to project implementation and protected by appropriate measures during all construction phases. No development other than for recreational purposes shall take place within the waterway natural buffer. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 9.5.6(r) Final Site Plan Requirements The name of each utility company proposed to provide water, sewer, electrical, and telephone service; ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Prior practice has been to treat telephone service as optional and a utility report is not mandatory. Review Comments: 9.5.6(s) Final Site Plan Requirements Proposed land uses and the location of proposed buildings and other structures including walls and fences; ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(t) Final Site Plan Requirements Number and location of parking spaces; ☐N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(u) Final Site Plan Requirements Sequence and location of development phases, if any ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: Date of Latest Form Revision: 11/6/2021 9.5.6(v) Final Site Plan Requirements Topography, showing existing contours at 1-foot intervals of the entire property and full width of all adjacent rights-of-way. Topographic information shall be based on the NAVD 88 datum. Elevations must be field verified. Greater intervals may be allowed, if approved by the Baldwin County Planning Director or his/her designee. ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Reviewer to confirm that 1-foot contours are displayed. Each contour line does not necessarily require labeling the elevation as long as sufficient labeling in a repeatable pattern is shown so that all contour elevations may be identified. If applicant requests a greater contour interval, approval may be granted by Development Review Planner. The expectation is that the entire set of plans encompassing the development is recorded – not just the individual “site plan” within the full set of plans. The contour map can be a standalone drawing within the full set of plans but all drawings within that set are recorded. Review Comments: Please provide a sheet showing topography 9.5.6(w) Final Site Plan Requirements The method proposed to maintain private common open areas, buildings, or other facilities, including copies of all legal documents necessary to accomplish this. ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Review Comments: Note on plat: THE INTERNAL RIGHTS-OF-WAY, ROADS, EASEMENTS AND DRAINAGE FACILITIES ARE PRIVATE AND WILL BE MAINTAINED BY THE DEVELOPER/OWNER. THE INTERNAL RIGHT-OF- WAYS, ROADS, EASEMENTS AND DRAINAGE FACILITIES WILL NOT BE MAINTAINED BY BALDWIN COUNTY. IF INDIVIDUAL LOTS, SITES, UNITS, ETC., ARE TO BE SOLD, THE DEVELOPER/OWNER SHALL BE REQUIRED TO MEET THE CURRENT BALDWIN COUNTY SUBDIVISION REGULATIONS IN EFFECT AT THAT TIME, AND THE PROPERTY SHALL BE BROUGHT INTO COMPLIANCE WITH THOSE REGULATIONS PRIOR TO SUCH SALE OR ATTEMPTED SALE. 9.5.6(x) Final Site Plan Requirements The endorsements, dedications, and certificates set forth in § 4.6.4(r). ☐N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Section 4.6.4(r) requires the following” 1. Licensed Surveyor's Certificate and Description of Land Platted; shown on plat 2. Owner’s Dedication; shown on plat 3. Notary's Acknowledgment of the Dedication Certificate referred to in "2". shown on plat 4. Mortgagee’s Acceptance (if applicable); please add (two outstanding mortgages are recorded) 5. Notary Acknowledgement of Mortgagee’s Acceptance referred to in “4:; please add for each mortgage 6. A Certificate of Approval by the affected utility providers; not shown, please add applicable utility certifications 7. Certificate of Approval by the Baldwin County E-911 Addressing; shown on plat 8. A Certificate of Approval by the Baldwin County Coastal Area Program (if applicable); N/A 9. A Certificate of Approval by the County Engineer of Baldwin County; shown on plat 10. A Certificate of Approval by the appropriate municipal planning commission (if applicable); please add 11. A Certificate of Approval by the Baldwin County Health Department (if applicable); N/A 12. A Certificate of Approval by the Baldwin County Planning Director; and shown on plat 13. A Certificate of Approval by the Baldwin County Planning and Zoning Commission (if applicable) N/A – please remove Review Comments: Please revise the certificates in red § 5.12.2(e) Minimum Requirements for Stormwater Detention/Retention and Design Criteria 5.12.2(e) General Location Retention/detention facilities shall be located within the parcel limits of the project under consideration. No retention/detention or ponding will be permitted within public road rights-of-way or within the Highway Construction Setback Line as per Act No. 94-572 of the Legislature of Alabama. Location of retention/detention facilities off-site will be considered by special request if proper documentation is submitted with reference to practicality, feasibility and proof of ownership or right-of-use of the area proposed. No retention/detention facility shall be located in jurisdictional wetlands. Date of Latest Form Revision: 11/6/2021 Any existing onsite areas that currently retain stormwater shall be preserved within common areas and in their current state. If approved by the County Engineer, a developer may fill in said areas if there are no jurisdictional wetlands involved, and if similar storage capacity is provided onsite and in the same drainage basin. In locations where the discharge from a development will be directly into a tidally influenced body of water, the County Engineer may consider waiving the stormwater management requirement, upon request by the design engineer. The County Engineer has the sole discretion of whether or not this will be allowed. This will not alleviate the developer from any erosion/sedimentation control requirements or requirements of other governmental agencies. However, the development will be required to control velocities of stormwater leaving the site. ☐N/A ☒ Accepted with comments ☐ Revise and Resubmit Annotations: Reviewed by both HWY and P&Z Staff. P&Z Comments: P&Z defers to Hwy comments HWY Comments: Location utilizes the existing fall of the property grade. Additional ditches are proposed to capture off-site water via ditches to the underground network. Supplemental Comments - Highway Annotations: Please provide any additional comments below Review Comments: Supplemental Comments – ROW ☒ Revise and Resubmit Annotations: Please provide any additional comments below Review Comments: Please see other ROW comments below. Supplemental Comments – E911 Annotations: Please provide any additional comments below in the event the development was not reviewed by E911 for street names, etc. prior to submission. Review Comments: E-911 provided letter of reserved road names Supplemental Comments – P&Z ☒ Revise and Resubmit Annotations: Please provide any additional comments below Review Comments: Please provide and updated PDF and DWG with revisions along with a complete disposition of comments. § 5.17 Special Requirements for Apartments / Condominiums / Townhomes The following standards are applicable to apartments, condominiums and townhomes: 5.17(a) Density/Units – Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable density requirements of the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall meet the following requirements in regards to number of units: 1. The maximum number of units for apartments, condominiums and townhomes shall be twelve (12) units per acre in order to allow for adequate unit size, access, open space and parking. 2. The applicant shall provide proof that electricity, water, sewer and fire protection, if available, are provided, either with onsite facilities or from a public provider, and are sufficient for the proposed development. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: Date of Latest Form Revision: 11/6/2021 5.17(b) Access – Apartments, condominiums and townhomes shall have direct access to a paved County, City, State or Federal highway or roadway. The applicant shall adhere to Section 5.5.3 in regards to existing roadways. A traffic study shall be performed in accordance with Section 5.5.14 of these regulations for (a) developments containing 50 or more sites / units or (b) phases that increase the overall number of sites / units to 50 or more, or as required by the County Engineer. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: A review chart for section 5.5.3 is contained elsewhere in this review checklist. Review Comments: 5.17(c) Internal Roadways - The internal roadways for apartments, condominiums and townhomes shall be built by the developer and, at a minimum, shall provide safe travel for the residents and emergency responders. The internal roadways shall meet the requirements of the Baldwin County Commission Design Standards for New Road Construction. The internal roadways shall be maintained by the developer/owner and will not be maintained by Baldwin County. The following note shall be placed on the Final Site Plan: The internal rights-of-way, roads, easements and drainage facilities are private and will be maintained by the developer / owner. The internal rights-of-way, roads, easements and drainage facilities will not be maintained by Baldwin County. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: If Road names for internal roads have not been obtained from E911, advise as a review comment that road names shall be obtained from E911. Review Comments: HWY: Note is included on plat 5.17(d) Parking – Parking for apartments, condominiums and townhomes shall be provided. Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable parking requirements in the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall provide a minimum of 1 parking space per bedroom, but not to be fewer than 2 parking spaces per dwelling unit. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: 5.17(e) Stormwater Management - Apartments, condominiums and townhomes shall meet the stormwater requirements of the Baldwin County Subdivision Regulations. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comment P&Z: Review Comments HWY: Proposed to meet Regulation requirements 5.17(f) Utilities - Utilities shall be provided for the proposed development and shall be adequate for the number of sites / units. The applicant shall provide proof from the appropriate utility companies and/or Health Department that the proposed utilities are adequate for the development. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: Utility letters of availability and willingness to serve have been provided 5.17(g) Setbacks – Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable setbacks in the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall meet the following setbacks: I I I I I I Date of Latest Form Revision: 11/6/2021 1. The setbacks for apartments, condominiums and townhomes shall be a minimum of 30 feet front, 30 feet rear and 10 feet sides. 2. In addition to the 10 foot minimum side setback, 1 foot of side setback shall be added for every 1 foot of building height greater than 35 feet. 3. A minimum 30 foot setback is required from all jurisdictional wetlands, including a minimum of 15 feet of a natural buffer. 4. Refer to Section 5.4 (h) of these regulations for Highway Construction Setback requirements. ☐N/A ☐ Accepted ☒ Revise and Resubmit Annotations: A review chart for section 5.4(h) is contained elsewhere in this review checklist. Review Comments: Minimum setback is 30’ front and rear; 10’ sides. Please adjust accordingly. 5.17(h) Minimum Lot Size - Apartments, condominiums and townhomes shall require a minimum lot size of 22,000 sq. ft. ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: 5.4(h) Highway Construction Setback Requirements (h) In accordance with Act No. 94-572 of the Legislature of Alabama enacted April 21, 1994, the following construction setbacks shall apply from any state or county road or highway: 1. Principal arterials require a 125-foot setback from the centerline of the right-of-way; 2. Minor arterials require a 100-foot setback from the centerline of the right-of-way; 3. Major collectors require a 75-foot setback from the centerline of the right-of-way and; 4. Minor collectors require a 50-foot setback from the centerline of the right-of-way; 5. All other paved roads require a 40-foot setback from the centerline of the right-of-way; 6. Unpaved roads require a 30 -foot setback from the margin of the right-of-way. No permanent structure shall be erected or constructed within the designated construction setback. The following is a non-exhaustive list of items that are either exempt or not considered permanent structures under the Highway Construction Setback law. 1. Billboards 2. Utility structures such as poles, utility lines, and other utility structures 3. Non-permanent structures permitted within the required construction setback Signs 4. Access drives or roads 5. Overflow parking in excess of required parking spaces 6. Landscaping 7. Fences 8. Portable accessory structures such as a yard shed 9. Sidewalks & bike paths The following is a non-exhaustive list of permanent structures that are prohibited within the required construction setback. 1. Any permanent structure not specifically permitted above. 2. Buildings 3. Houses 1 ____ 11 ________ __,1 Date of Latest Form Revision: 11/6/2021 4. Decks or porches 5. Mobile homes 6. Below-ground swimming pools 7. Drainage detention or retention structures 8. Septic tanks 9. Gas pumps 10. Underground storage tanks 11. Required parking spaces ☐N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments P&Z: Review Comments HWY: Concur with ROW Review Comments ROW: Bishop Rd and Dyer Rd are classified as Local Other ROW Comments: 1.) Subject Parcel #’s need to be added either under the Site Analysis or Owner/Developer Information. 2.) Drainage and Utility Easements are not shown. 3.) Mortgage Acceptance needs to be added. There are 2 open mortgages Budro Investments LLC (#1959062) and Tidewater Real Estate Inc (#1959063) 4.) Dedication verbiage to be added to Ownership Certificate. 5.) Add the distance of 1085.25ft to north property line for the bearing (S89°45’16”E). 6.) Make bearing and distance (S00°11’23”W 414.28’) more visible on the East property line. 7.) The bearing and distance for N89°52’22”E 1058.38’ does not match the legal, change accordingly: I l I Subdivision: Skyline Village Subdivision location: south off Dyer Road - Fairhope Requested by: David Diehl - S E Civil Email: ddiehl@secivileng.com Phone: 251-990-6566 Reservation valid through: 10-15-2022 We have approved the following road names for the development listed above. The road names are reserved for one year (365 days) from the date of this letter. If the road name changes in any way from what is listed on this confirmation letter, please contact our office for approval. If you find that you need these road names reserved beyond one year, you must contact us requesting as such or the road names will be automatically released and labeled “available for use”. PreMod PreDir PreType PreSep Street Name PosTyp PosDir PosMod SKYLINE DRIVE HORIZON LOOP Please feel free to contact our office with any questions or concerns. Signed: Samantha Roberts Date: 10-15-2021 PAUL MUELLER Chairman DAVID WILSON Vice Chairman BILLY PAPPAS Secretary/Treasurer JOBY SMITH Director RAYMOND LOVELL ALAINNA ELLIOTT AL TOLBERT ANTHONY LOWERY MARK D. RYAN General Counsel 911 TELECOMMUNICATOR CIRCLE, ROBERTSDALE, ALABAMA 36567 EMERGENCY POLICE • FIRE • MEDICAL DIAL 9-1-1 r l I I I 1 - - - L ...J From:Scott Warner To:Chris Ambron Cc:Samantha Roberts Subject:RE: Can you please give me a call today Date:Tuesday, February 1, 2022 9:05:33 AM Attachments:image001.png image002.png SENT FROM AN EXTERNAL ADDRESS If these are street questions this is how we like to see them named. I can call you if you have further or other questions. There needs to be 2 streets named in this first development. One would be something Loop. I see what appears to be 3 named streets here. --------·,;.·r"··------------------ --r ----._q:-~--=-:-f -r- ir,• r ------------ ------------ 1-'&J l ~-----= ~7! ---l p 'i SITE ANALYS IS t l i· SITE PLAN LEGEN D -. = = - 0 . = = ==-=-~- -..-.-.. ~-... --.,,...,---~., ... _ .... ~------- =::.=.-:.;:.~1::~---=--.... -----~----... - I I 1 I I ' I VICI NITY MAP ' j ~ ::=..,~-1·=1 MILE ~ ( -=:'::.;.-, 1~ -=::. •·---~--~-, - -Ii~~ 1 ~-:~ ' P"91l8-I . _. ~-.c -=-.=-.:---- '=::l;;;'----,,,. ... .. -=--=- ·-=-------.:.. --·t _ ....... -=~-==;~= ----[1•1--• ~~--I ,:J ;,; ~...:E;.,. -I F1i1!·== I It :_ I ) -:,\-__ . ·'~5 .11-i-:.......;,1 ~~; ---~~- \ ' --'"':l.: --------"'------------.,-. --~_,, -~--.. -----------~--.... -,._ ... __ ----~- t l - rR:--4f I ., ., , ATO 2155 OLD SHELL RD Suite MOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com ATO 2155 OLD SHELL RD Suite MOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com November 08, 2021 Larry Smith S. E. Civil Engineering 880 Holcomb Blvd. Fairhope, Alabama 36532 RE: Skyline Village - PPINs 24268 and 271784 Dear Mr. Smith: This letter is in response to your request for information on the availability of service at the above location by AT&T. This letter acknowledges that the above referenced proposed development is located in an area served by AT&T. Any service arrangements for the proposed development will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter is not a commitment by AT&T to provide service to this location. Please contact me at the phone number included in this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 November 1, 2021 Re: Skyline Village Dear Fairhope Resident: The City of Fairhope Resolution No. 2018-03 requires all property owners adjacent to property being considered for development approval to be notified by mail. The Baldwin County Revenue Office provided your information as a current adjacent property owner to the proposed development request described below. Terracore, LLC is requesting the Skyline Village project. This development will consist of 118 multifamily residential units. The property is located on Dyer Road in Fairhope, Alabama. The parcel numbers of the property are 05-46-02-09-0-000-011.000 and 05-46-02-09-0-000-011.002. S.E. Civil Engineering will hold a Community Meeting at 12:00 PM at the Fairhope Civic Center in Council Chamber at 161 N. Section St, Fairhope, Alabama, on Monday, November 15, 2021. Please note this is an informational meeting only. The city staff and Planning Commission will not be present and will not be voting on this project at this time. Should you have any questions or concerns, please contact me at (251)-990-6566. Sincerely, Larry Smith, PE larry@secivil.pro Skyline Village Community Meeting Meeting Notes Meeting Date: November 15, 2021 Meeting Time: 12:00 PM Meeting Location: Council Chambers, 161 N Section St, Fairhope, AL Hosted By: Larry Smith, PE, S.E. Civil In Attendance Larry Smith, PE, and Megan Smith, Administrative Assistant with SE Civil, LLC. 10 adjacent property owners or citizens from the community were present. Please see attached sign-in sheet. Larry Smith, the civil engineer, began the meeting by explaining the purpose of the community meeting and then gave an overview of the project. He explained that the project will consist of 118 residential townhome units. Each unit will include a first and second story level. They are intended for long term rental. The amenities of the neighborhood will include a wet pond, a dog park, play areas, clubhouse, and a pool. During the overview of the project, Larry spoke to the first planning meeting that was held while a different developer was proposing a project. Several key points that were made at that meeting included the excessive high density and the concern over the limited parking. Terracore, LLC, the current property owner and developer has made adjustments and improvements to the plan. The density rate has been lowered to 118 units. To help with the concern over parking, each unit will have their own single car garage and a concrete driveway that can hold two cars. In addition, there are approximately 40 additional parking places throughout the complex for overflow and guest parking. There are also approximately10 additional parking places in front of the clubhouse and pool. During the meeting, it was asked about the width of the roads. Larry shared that the roads will be 24 feet instead of the minimum 20 feet. That will help if any cars do happen to park along the road. The streets will have a rolled curb and a five foot sidewalk. Larry also shared that a traffic study has been completed. The report shows that the two access points are all that is warranted. The drainage pond is oversized to reduce the rate of runoff and is over and beyond what is required. It will not fix current drainage issues in the area but it will help. Larry acknowledged that the residents do have a road flooding issue. He has spoken with both the county and the city and neither believe that section of the road is their responsibility. Skyline Village meets the greenspace requirement. The developer will be keeping this project in the county. It will go through the City of Fairhope’s MOP process and the County’s Site Plan administrative review. Civil ,,_,~-Engineering & Surveying Mr. BJ Eringman, a resident on North Rolling Oaks in the adjacent neighborhood, expressed his three main concerns. Density, traffic, and drainage. The high density next to a single family residential neighborhood and farm land doesn’t make sense. He doesn’t understand the traffic study. The intersection at Bishop Rd and Gayfer Avenue is hard to make a left turn. Especially when school traffic is present in the morning and afternoon. Larry spoke that maybe this will trigger the county to look at this intersection again and perhaps consider making it a four way stop. Mr. Eringman is also concerned about drainage. He asked what regulations Larry follows. Larry said he follows Fairhope’s regulations and they are the most stringent. The volume of the pond is matched or exceeds the 100 year storm event. He uses NOAA Atlas 14. The residents in this area said that the City maintains the south Right of Way and the County maintains the north Right of Way. Other residents reiterated the same concern- the high density means too many people. It also changes the personality of the area. Many people get out and walk their dogs. It’s a quiet neighborhood. The Director of Gulf Coast Research & Extension Center (Auburn Ext), Mr. Malcomb Pegues, shared that the farm began there in 1930. He brought up fertilizer and peanut allergies (from the dust being stirred up). He would like the developer to consider planting a screen around the project. Questions were raised about the actual units. Larry was not sure of the square footage or rental fee of the units but shared that each unit would include a first and second floor. They are two and three bedroom townhomes. Mr. Price shared his concern for the current sewage issues in Fairhope and Mobile Bay. Larry shared that the sewage would be gravity to a lift station. It was asked if this would add to the overflow the city experiences. Larry said that this is not going to a lift station that has a problem. Larry explained that when there is a problem with a Lift Station the subdivision is tying into the City will have the developer make improvements by upgrading the Lift Station or the generator. One resident was concerned with the patios. They are very small. Another resident brought up the issue of lighting. The residents in that area love that they can see the stars in the sky and not have light pollution. It was asked if Dark Sky Compatible Lighting so there would be less impact for the Auburn Extension and the nearby residents. Larry said that they will use the standard residential lights, 200 feet on center. It was asked why the developer chose Multiple Occupancy for this piece of property. This is the second project on the same piece of property. They have the same concerns as last time. Larry could not speak to that. It was asked what the next steps are. TerraCore, LLC is not seeking to become part of the city. It is unzoned so it will go before Fairhope Planning Commission Meeting in January. Larry thanked the attendees for holding a cordial and beneficial conversation and ended the meeting at 12:45 and offered for anyone to contact him if they had any other questions. Next Steps: City of Fairhope Planning Commission will present the Subdivision application on Monday, January 3, 2022 at 5 PM. Attachment: • Sign In Sheet ~ , ~iYi~ & Surveying Skyline Village Property Signature I Email Address ALABAMA POLYTECHNIC INSTITUTE ?1 -~¼"12 iJ. (1.e -9u-e-t1t d_ Q C/0 DON LARGE JR VICE PRES .P <..(_..,,,-" OFFICE OF BUSINESS & FINANCE (/ CLu,'4t1/2-,r/.~ 105 SAMFORD HALL AUBURN, Al 36830 BALDWIN , RICHARD ETUX TAMARA 138 HAWTHORNE CIR FAIRHOPE, AL 36532 CLEARMONT TERRACE CONDO (MASTERCARD) 8541 GARDEN CIR FAIRHOPE, AL 36532 CREEL, RYAN ETAL BOOTH, VINCENT A PO BOX 175 MONTROSE, AL 36559 EAST BAY PROPERTY LLC PO BOX4 FAIRHOPE, AL 36533 FAIRHOPE ASSEMBLY OF GOD CHURCH INC 8180 DYER RD FAIRHOPE, AL 36532 FOLEY, TOWN OF D/B/A RIVERA UT PO BOX 1750 FOLEY, AL 36536 GLOVER, JOHN LEROY ETAL GLOVER, JENNIFER 8 PORCH WAY FAIRHOPE, AL 36532 Skyline Village Property Signature,, Email Address KOCH, CAROLYN Gill AS TRUSTEE OF THE li~c,i~~A T o e t -s cek o ch ~n oi,nar,'{ DEA 20401 CO RD 49 CJ. e {;)m SILVERHILL, Al 36576 LADNIER PROPERTIES LLC 601 MAGNOLIA AVE DAPHNE, Al 36526 LOFTIN, RICHARD H ETUX TERRI J 201085 JUBILEE TRL FAIRHOPE, Al 36532 NELSON, ALLIE M JR 21145 BISHOP RD FAIRHOPE, Al 36532 PORCHPLACE LLC PO BOX 1942 FAIRHOPE, Al 36533 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY, Al 36551 SPLIT ROCK LLC PO BOX 529 FAIRHOPE, AL 36532 STONE, BETTY MERRITT TRUSTEE OF THE FAMI PO BOX 455 FAIRHOPE, Al 36533