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05-02-2022 Planning Commission Agenda Packet
April 4, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, April 4, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Rebecca Bryant, Vice-Chair; Art Dyas; Harry Kohler; John Worsham; Jason Langley, Water and Sewer Director; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Casey Potts, City Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Lee Turner, Chairman; Clarice Hall-Black; Hollie MacKellar; and Corey Martin, City Council Liaison. Rebecca Bryant called the meeting to order at 5:01 PM. Approval of the Minutes from March 7, 2022, Meeting: Allie Knutson, Secretary, stated that the minutes had been amended regarding Case SR 22.02, Fairhope Urology, since Planning Commission packets went out as one of the staff recommendations for approval had been removed due to the parking being satisfied. The amended conditions of approval were read to the Commissioners. 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, Harry Kohler, John Worsham, and Jason Langley. NAY: None. Abstain: Rebecca Bryant. UR 22.05 Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 14,449 linear foot of fiber optic conduit and appurtenances within the right of way of Spring Run Place, The Brennity Senior Li ving, Autumn Place, Spring Lake, Eastern Shore Mobile Home Village, and along Twin Beech Road, east of Greeno Road. Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed the installation route on the map. Recommendation: Staff recommends approval of UR 22.05, 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. April 4, 2022 Planning Commission Minutes 2 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. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 9. Utilities boxes shall be concentrated near existing boxes. Motion: John Worsham made a motion to approve Case UR 22.05, subject to staff recommendations. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. SR 22.04 Request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST 412 Fairhope, LLC, for Site Plan Approval of 412 Fairhope Avenue. The property is approximately 0.07 acres and is located on the south side of Fairhope Avenue between S. Section Street and Bancroft Street S. PPIN #: 15148 Summary: Hunter Simmons, Planning and Zoning Manager, presented case summary. Later, on the agenda there is a corresponding Multiple Occupancy Project to this Site Plan Review. Setback requirements are met, and the building meets the 40’ height restriction of B-2 within the CBD. However, the balcony design conflicts with an existing 9” tree. A Permit will not be issued to alter, trim, or relocate the tree. As an alternative to altering the balcony design, the applicant submitted two plans. Plan A proposed removing the tree and planting a new tree 5’ east of the existing location while Plan B proposed removing the tree and installing a planting island with a new tree. The floor plans were shown, there are two residential tenants and one commercial tenant. Recommendation: Staff recommends conditional approval of Case SR 22.04 with the following condition: 1. Redesign of the balcony to resolve the conflict with the existing street tree. Art Dyas asked what staff’s recommendation would be for modifying the balcony and if there was a precedent for other buildings with balconies and conflicting trees. Mr. Simmons gave the recommendations of bringing the balcony in on both sides to align with the doors, remove the balcony, do a Juliet balcony, or the building façade could be moved 8-feet in. A parking space could also be removed to create a tree well. During the time that Mr. Simmons has been with the City, there has only been one building on Church Street that had conflicts, but it wasn’t just the balcony. However, Hampton Inn designed around a tree and Broken Egg saved an existing tree. April 4, 2022 Planning Commission Minutes 3 Larry Smith, SE Civil, stated that trimming the balcony’s size down would change the frontal view of the building, all of the doors are operable so one would have to become non operable or removed. Mr. Smith stated that he would prefer that the condition be worded that they can work with staff, arborist, and ROW Inspector to come to a resolution and go before City Council. Rebecca Bryant expressed that the tree is in the best spot it could be in right on the property line and was concerned that if the tree gets removed, others will want to remove trees as well and does not want to set a precedent. Ms. Bryant agreed that SE Civil should work with staff to find a solution. She also mentioned that the proposed site is historic building that is in bad shape but was the first African American owned business downtown. Mr. Smith asked if there was a plan in place to replace the tree in the near future, but Mr. Simmons stated there was not. Rebecca Bryant and Mr. Simmons discussed implanting ROW standards, including street trees, to help with development. Motion: Art Dyas made a motion to recommend approval of Case SR 22.04, 412 Fairhope Avenue, to City Council, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. ZC 22.03 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for an amendment to Article III, Section B, Table 3-1: Use Table, in the City of Fairhope’s Zoning Ordinance. Summary: Hunter Simmons, Planning and Zoning Manager, presented the summary of the amendment. Currently, a Bed and Breakfast is allowed “by-right” in B-3a and prohibited in B-3b. Hotels are allowed ‘by-right’ in both B-3a and B-3b. The proposed amendment would make three changes to the use table: A Bed & Breakfast in B-3b would be permitted only on appeal and subject to special conditions, a Hotel in B-3a would be permitted only on appeal and subject to special conditions, and a Hotel in B-3b would be permitted only on appeal and subject to special conditions. Recommendation: Staff recommends approval and adoption of the amendment. Rebecca Bryant opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. April 4, 2022 Planning Commission Minutes 4 Motion: John Worsham made a motion to recommend approval of Case ZC 22.03, an amendment to Table 3-1: Use Table, to City Council. Harry Kohler seconded the motion and the motion carried with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. 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 Preliminary Plat Approval of Skyline Village, a 114-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, 271784 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The proposed 114 units are intended as rentals that are owned and operated by a single entity with streets and utilities intended to be private. Comments that came in were forwarded to the Commissioners; drainage was a concern. Per the Subdivision Regulations, 46,870 cubic feet of storage is required, the proposed design provides 204,913 cubic feet. The City also contracted John Cameron with Neel-Schaffer to perform a third-party review of the drainage. In the latest submittal of Skyline Village, units were rearranged/removed to create a park greenspace type of 3.96 acres for a total of 5.02 acres of greenspace, including the pond, dog park, and butterfly garden. Although not required, the applicant included trees along the entire outer perimeter of the site. 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. Considering that this is unzoned property, staff cannot recommend denial based solely on location of the proposed development. Three intersections were studied during the traffic study: Highway 98/Dyer Road, Dyer Road/Bishop Road, Bishop Road/Gayfer Road Extension, concluding that all intersections would operate at an acceptable level of service. Planning Commission requested that Bishop Road/Fairhope Avenue be studied as well and was found to have a projected Level-of-Service of E with or without this development but did not recommend any improvements. Recommendation: Staff recommends approval of Case SD 22.03 Skyline Village MOP with the following conditions: 1. Final utility plans, any required easements, scheduling, fees and aid to construction costs shall be approved by the respective Superintendent before a building permit is released for installation of infrastructure. 2. The following note shall be added to the plan for recording: “The internal rights -of-way, roads, drainage facilities, and utilities outside of required easements are private and will be maintained by April 4, 2022 Planning Commission Minutes 5 the developer/owner. The internal rights-of-way, roads, private utilities, and drainage facilities will not be maintained by the City of Fairhope.” 3. A public access easement shall be provided for the sidewalk traversing private property and connecting public sidewalks on Bishop Rd and Dyer Rd (NE of the pond). Sidewalks within this easement shall be maintained by the developer/owner and shall remain ADA compliant. Larry Smith with SE Civil also gave a project summary showing project and unit data, amenities, and economic impact data. Rebecca Bryant opened the Public Hearing. Art Dyas clarified that the Comprehensive Plan is a guiding principle and that this property had been available for zoning since 1990. Smith Prestwood, 17 S. Rolling Oaks Drive, handed out a petition against Skyline Village along with a drainage report conducted by Kenneth Underwood, P.E. Mr. Prestwood gave a history of the property; March of 2021 it was submitted for a Zoning Change to be known as Baytown PUD, it was heard at the May 2021 Planning Commission Meeting with opposition from the neighborhood, but a decision was not made. He stated that the project was sold, but the land was not. In November of 2021, the land was sold to the applicant who had purchased the project, and submittal was made for the Multiple Occupancy Project while knowing the opposition that came with it. The project was tabled in February of 2022 after staff recommended denial and is now being heard for approval with minimal changes and with the total of discharge not being analyzed. Linda Price, 21318 Rolling Oaks Drive, stated that her home is the lowest point of the neighborhood. Fly Creek has expanded into her yard and in previous years, would dry up in between storms. Ms. Price’s property is experiencing erosion issues. Kendall Eringman, 21311 Rolling Oaks Drive, stated that rentals do not always mean “affordable housing” and that development needs to be done responsibly to build a sense of community. Building homes instead would allow the neighbors to retain their property values. Regarding petitioning to get the proposed property zoned prior to this, Mrs. Eringman stated that there was an attempt to zone it ten years ago. Brent Wiles, 21307 Rolling Oaks Drive, spoke about traffic issues on Highway 98, Bishop Road, Dyer Road, around Fairhope East Elementary, and soon to be The Reserve at Fairhope once building is complete. Mr. Wiles stated that the traffic study was outdated and not made available to citizens, thus more time is needed to request records. He also mentioned that high-density development needs to be controlled. William Eringman, 21311 Rolling Oaks Drive, passed out a document titled, Skyline Village Review and Commentary, stating drainage, traffic, and density concerns. Mr. Eringman also brought a Transportation Engineering textbook, defining Levels-of-Service as the studied intersections currently lie at “D” and “E”. He suggested lowering the density. Mr. Eringman also quoted from the City of Fairhope’s Subdivision Regulations regarding drainage, misinterpretation of the 10% rule, and exasperating flooding downstream. April 4, 2022 Planning Commission Minutes 6 Patrick Collins, 29 S. Rolling Oaks Drive, passed out a packet referring to a similar project in Montgomery that received opposition for traffic concerns. Mr. Collins stated that the Commissioners can consider the public health and welfare of the citizens. Mr. Collins referred to the Subdivision Regulations regarding traffic and congestion. Gerald Moore, 19905 Lawrence Road, stated that he represents citizens of Lawrence Road for a similar proposed project (The Gables on Lawrence, MOP) and that Skyline Village was last recommended for denial by staff, but a butterfly garden was added in addition to there being four less units. Mr. Moore discussed lawsuits for the City’s lift stations being out of compliance, issues with the traffic study, and a conflict of interest with Neel Schaffer. Lisa LaTourette, 4 Porch Place Way, her residence was one of the first in the neighborhood when the Auburn farm stretched to Gayfer Avenue. They were promised that there would be no water problems once the assisted living facility was built on Gayfer, but the water gets closer to her house every year. Jean Blake, 25 S. Rolling Oaks Drive, stated that they cannot get out of their neighborhood when there is heavy rain and that she had sent in photos of the flooding. Rebecca Bryant closed the Public Hearing. Chris Williams, City Attorney, stated for the record that two attorneys had spoken, the phrase “negligence of the Planning Commission” was used, case law and legal issues were referenced, and that the result of whatever the Planning Commission decides would be imminently likely for litigation. Therefore, if there are any questions regarding legal issues or legal consequences of action, it would be his recommendation that the Planning Commission move to Executive Session pursuant to Alabama Law. Art Dyas stated that the flooding is a problem to the point that a bridge may be needed and asked whose responsibility it is to solve the current drainage problems. He also spoke regarding traffic on Dyer, Bishop, Gayfer, and Fairhope Avenue and traffic improvements that are needed before anything else can be done. Larry Smith, SE Civil, addressed some of the public’s comments stating that the drainage did not meet the threshold of exceeding the 10% rule, so they only focused on the rate of runoff. The previous owners were not considering annexation to avoid downstream constraints. They met the greenspace requirements at both levels, Baldwin County and City of Fairhope. The sewer is gravity, they have been working with Jason Langley, and will make any necessary improvements, if needed. He also mentioned that SE Civil did not pay for the Traffic Impact Study. Art Dyas asked if they had looked at the culvert on Rolling Oaks. Mr. Smith stated that they had and that it does have flooding issues, but he was not sure whose road it was as County said it wasn’t theirs, but the City said it was. Shane Bergin, Neel Schaffer, stated that he completed the traffic analysis. The boundaries were determined by Baldwin County. The intersection of Bishop and Fairhope Avenue’s existing rating is “D” in the morning and “E” in the afternoon. Adding in the growth and development, that intersection April 4, 2022 Planning Commission Minutes 7 would be “E”. That intersection was rated “E” and “F” in 2006 and 2017 so traffic patterns have changed a little bit. He looked at the three original intersections in October of 2021 and the last intersection in February after it was asked by staff to be evaluated, other developments were not asked to be looked at. Rebecca Bryant asked for clarification on why staff’s recommendation changed. Mr. Simmons stated that a lot of it had to do with green space not meeting requirements and the access drive. He also mentioned that staff had been working with Neel Schaffer well before the application for Skyline Village was made. Mr. Williams stated voting options for the Commissioners; approve the MOP, approve the MOP with conditions, deny the MOP with stated reasons for denial, or to table the application for further study and additional information. Motion: Art Dyas made a motion to deny Case SD 22.03, Skyline Village, for the specific reason that there are drainage issues and concerns about the impact of traffic, congestion, and safety as well as the health, safety, and welfare of the public. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. An intermission was taken. SD 22.05 Public hearing to consider the request of the Applicant, Goodwyn, Mills, Cawood, LLC, on behalf of the Owner, The Teachers’ RSA, for Preliminary Plat Approval of Battles Trace Phase 8, a 51-lot Major Subdivision. The property is approximately 28.53 acres and is located on the north side of Battles Road, on the east and west sides of Colony Drive. PPIN #: 29244, 372296 Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed the proposed subdivision on the map. The water main is being relocated along Colony Drive and sewer upgrades will be required for the existing lift station. Gas will be installed in the utility easement furthest from the ROW. West side drainage will flow through a series of pipes, to a proposed pond, and eventually to Sweet Water Lake. East side drainage will flow through a series of pipes into an existing pond. If approved, the TR District requires that the overall gross density for residential areas be no greater than 3.5 units per gross area and shall provide at least 20% of open/green space. Both conditions are met. A remnant parcel was left over on the west side and is being proposed as a recreation area for pickle ball or croquet courts as an addition to the club house. The pickle ball courts could be removing more trees than shown with the original design. April 4, 2022 Planning Commission Minutes 8 Recommendation: Staff recommends approval SD 22.05 Battles Trace Phase 8 preliminary plat with the following conditions: 1. Provide a Schedule of Values Exhibit A of the Maintenance Agreement. 2. Provide revised O&M agreement that includes phases 1-8 and updated Stormwater Facility Maintenance Agreement. 3. All utility locations and improvements shall be coordinated with the respective utility department. 4. Provide revised drainage narrative including the drainage for the area currently labeled “remnant parcel” to be approved by the Public Works Director, Richard Johnson, P.E. 5. Revise plat to include the “remnant parcel” as Lot #, Reserved for Future Recreation. 6. Provide tree removal and landscape plan to be reviewed and approved by Planning and Zoning Director for proposed future recreation area. Art Dyas asked if this was the last phase of Battles Trace. Mr. Jeffries stated it was not and showed a conceptual plan for future development. Mr. Simmons also stated that this could be two-story townhome type buildings, but the developer wanted to match density of the surrounding homes. Jeremy Sasser with GMC stated that the recreational area layout was not finalized yet. Rebecca Bryant opened the Public Hearing. Debbie Manning, 934 Hibiscus Way, requested that Battles Trace, Phase 8, be tabled in order to have questions answered by RSA and Stuart Construction. The development has had a detrimental effect on Battles Trace and the amenities that homeowners pay for. To construct the road, many trees would have to be removed and there is a silt problem in the lake and retention pond, both of which would affect the bird population. The residents would like to see a silt mitigation plan and environmental impact study completed. Ms. Manning also mentioned that Lakewood cannot handle the number of memberships that Phase 8 would bring. The residents would like RSA and Stuart Construction to be held accountable by the Planning Commission and responsible for maintaining the beauty of The Colony. Charles Runnels, 6840 Battles Road and 16 Lupine, stated that he enjoys the woods behind his home and that it is important for children to grow up in nature, the woods also provide privacy. He suggested increasing the lot size by 50%. Laura Elliot, 910 Hibiscus Way, stated that she had originally lived at 428 Colony Drive and had been through a lot of the development stage of Battles Trace. She stated that she has sent photos to the City of the runoff and that she does not want trees to be cut down. Carolyn Huff, 436 Colony Drive, previously resided at 114 Mulberry Lane. Ms. Huff mentioned that the silt fences do not help as they do not get replaced. She also stated that the berm is not safe, and the environment is not being protected. Eric Smith, 18629 Colony Drive, Unit 704, stated that he lives in the tower and has safety concerns regarding being blocked in with homes. He also mentioned the clear-cutting of trees that occurred during the last three phases. April 4, 2022 Planning Commission Minutes 9 Ken Roozen, 838 Apricot Lane, stated that he likes the trees in the main entrance, and he would like a better landscape plan. He also thought that a high-rise was intended to the right of Colony Drive and wanted to know when that plan changed. Rebecca Bryant closed the Public Hearing. Mr. Simmons stated that a lot of items that were listed in the petition such as the way things were marketed, sold, access to facilities, and overcrowding of amenities, are more related to civil issues and RSA’s marketing, not the Zoning Ordinance. There is an O&M Plan to maintain drainage facilities and with each phase added, the O&M Plan is amended, and inspections are done every 3-5 years depending on how it is written. Rebecca Bryant stated that the proposed plan is less dense than it could be and that the tree removal plan didn’t show that many trees being removed. Mr. Jeffries stated that the tree removal plan only shows what will be removed to install utilities, not will be removed on individual lots. Rebecca Bryant asked for clarification for the Commissioners approving SD 22.05 without seeing the final plan for the recreation area. Mr. Simmons stated that they could revise what had been proposed. Art Dyas clarified that staff’s conditions stated that the recreation area would be reviewed and approved by the Planning and Zoning Director. Chris Williams stated voting options for the Commissioners; approve the preliminary plat, deny with stated reasons, approve with conditions, or table the application for further study. Motion: John Worsham made a motion to approve Case SD 22.05, Battles Trace Phase 8, subject to staff recommendations. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, and John Worsham. NAY: None. ABSTAIN: Jason Langley. SD 22.12 Public hearing to consider the request of the Applicant, Goodwyn, Mills, and Cawood, LLC, on behalf of the Owner, Eastpark, LLC, for Preliminary Plat Approval of South Section Townhouse Condominium, a 3-unit Multiple Occupancy Project. The property is approximately 0.40 acres and is located on the east side of S. Section Street at the eastern terminus of Gaston Avenue. PPIN #: 41038 Summary: Art Dyas recused himself. April 4, 2022 Planning Commission Minutes 10 Mike Jeffries, Development Services Manager, presented the case summary. This property was recommended for approval to City Council for a zoning change to R-3TH in September of 2021. There is an existing structure on the site that will be modified, and two townhomes will be added to the property, all buildings will be rear loaded. The landscape and drainage plans were shown. Drainage has been reviewed and approved by the Public Works Director, Richard Johnson, the site will utilize a pervious drive. Street trees and sidewalk will be installed along Section Street and there will be landscaping along the east and south property lines. Recommendation: Staff recommends approval of Case SD 22.12, with the following conditions. 1. Provide flow model for fire hydrant in front of property to ensure water and supply and pressure is adequate to provide fire protection for the proposed development. 2. Provide a signed O&M agreement before a building permit for the project will be issued. 3. Sidewalk and landscaping shall be installed before issuance of C/O. Scott Hutchinson with GMC was present. Rebecca Bryant opened the Public Hearing. Justin Reinhart, 251 S. Section Street, stated that and he and his family would prefer to have no side lighting facing their property to the south and requested amber LEDs to protect against cancer risk. Michael Reinhart, 251 S. Section Street, stated that water currently flows under their home when it rains and wanted to know if Richard Johnson, Public Works Director, approved the drainage plan. Rebecca Bryant closed the Public Hearing. Mr. Hutchinson showed that the drainage flows through the pervious paver driveway, resulting in the water retention. Rebecca Bryant asked about buffers and lighting restrictions. Mr. Simmons stated that he thought that could done and asked Craig Dyas if he would accommodate the lighting and could make it a condition of approval. Mr. Dyas stated that he would accommodate the light pollution. Motion: John Worsham made a motion to approve Case SD 22.12, South Section Townhouse Condominium, subject to staff recommendations plus an added condition. 1. Provide flow model for fire hydrant in front of property to ensure water and supply and pressure is adequate to provide fire protection for the proposed development. 2. Provide a signed O&M agreement before a building permit for the project will be issued. 3. Sidewalk and landscaping shall be installed before issuance of C/O. 4. Developer shall provide light mitigation on southern property boundary to reduce the impact of light pollution on adjacent properties. April 4, 2022 Planning Commission Minutes 11 Jason Langley seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Harry Kohler, John Worsham, and Jason Langley. NAY: None. ABSTAIN: Art Dyas. SD 22.13 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST 412 Fairhope, LLC, for Preliminary Plat Approval of 412 Fairhope Avenue, a 3- unit Multiple Occupancy Project. The property is approximately 0.07 acres and is located on the south side of Fairhope Avenue between S. Section Street and Bancroft Street S. PPIN #: 15148 Summary: Casey Potts, City Planner, presented the case summary. This Multiple Occupancy Project corresponds with the Site Plan Review that was heard earlier, SR 22.04. There are three water meters proposed at the rear of one of the parking spaces that staff recommends be relocated. Possible relocation of the sewer line at 410 Fairhope Avenue may be required and will be the responsibility of the applicant to move, if needed. Power will run underground to an existing line in the alley and gas will be utilized in all three units. An 8’ HDPE roof drain will convey stormwater to the alley and the developer is proposing to modify the existing neighboring downspouts and adjacent neighbor’s roof to convey stormwater to the existing system in the alley. Recommendation: Staff recommends approval of Case SD 22.13, with the following conditions. 1. Approval of SR 22.04, 412 Fairhope Avenue Site Plan. 2. The three water meter boxes are subject to relocation at the discretion of the Water Superintendent. 3. Fire protection line shall be run separately from and parallel to the water line. There was going to be a fourth condition concerning the redesign of the balcony to resolve the conflict with the existing street tree, but Mr. Simmons stated that condition number four could be removed as it is a condition that will go to City Council with the Site Plan, SR 22.04. Larry Smith, SE Civil, stated that he was also going to request that condition number four be removed. He also stated that garbage pickup is being provided by Fairhope, but they provided a nook to store the three cans. Rebecca Bryant opened the Public Hearing. Having no one present to speak, the public hearing was closed. Motion: Art Dyas made a motion to approve Case SD 22.13, 412 Fairhope Avenue, subject to staff recommendations 1-3. John Worhsam seconded the motion and the motion carried unanimously with the following vote: April 4, 2022 Planning Commission Minutes 12 AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. Old/New Business SD 20.11 Hill Top Subdivision, Phase II – Request of the Applicant, Jade Consulting, LLC, for an extension of one-year to submit for Final Plat Approval. Hunter Simmons, Planning and Zoning Manager, stated that they have begun construction for the eight lots, but requested an extension. Staff is in support of the request for a one-year extension as one of the reasons for delay was a rezoning request to annex the project into the City as a PUD, including the commercial use. Motion: Harry Kohler made a motion to approve staff’s recommendation of a one-year extension for Jade Consulting, LLC, to submit for Final Plat Approval of SD 20.11, Hill Top Subdivision, Phase II. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. Adjournment John Worsham made a motion to adjourn, and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Jason Langley. NAY: None. Adjourned at 8:35 p.m. ____________________________ ________________________ Lee Turner, Chairman Allie Knutson, Secretary 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. LAWRENCE RDCity of FairhopePlanning Commission May 2, 2022 ¯ MARSHALLLN LAWRENCE RDSD 22.04 - Gables on Lawrence Legend Roads Parcels Planning Jurisdiction ^µ µ Project Name: Gables on LawrenceSite Data: 19.92 acresProject Type: 136-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 7618General Location: East side of Lawrence Road, south of County Road 48Surveyor of Record: SE CIVIL, LLCEngineer of Record: SE CIVIL, LLCOwner / Developer: 68V BTR Holdings, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: DenialPrepared by: Hunter Smmons Cl To avoid confusion only pertinent comments are included for the May review of SD 22.04. Some comments and documents referencing previously submitted plans, reviews, or supporting information was excluded from this packet, but are still available online in the February 2022 press packet found online at https://www.fairhopeal.gov/government/agendas-minutes/planning-commission-4031. . 1 SD 22.04 Gables of Lawrence MOP – May 2, 2022 Summary of Request: Applicant, SE Civil, LLC, acting on behalf of the Owner, 68V BTR Holdings, LLC, is requesting Preliminary Plat Approval of Gables on Lawrence, a 150 136-unit 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 Road. The subject property is unzoned 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. All streets and utilities are proposed to be private and the responsibility of the Developer/Landowner. This project will also be reviewed by the Baldwin County Highway Departments and the Baldwin County Planning Department. The Owner/Developer is 68V BTR Holdings, LLC. Also acting as Authorized Agents are 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. This project was held over at the request of the Applicant prior to the February Planning Commission meeting. Revised plans were received in March and re-reviewed by staff. A revised plan, illustrating 140 units (not 136) was sent to Baldwin County for review. Baldwin County Planning staff have performed a second preliminary review of the site plan. Reviews of the supporting documents will be reviewed during the construction plan reviews. 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 upgrade existing water lines to support the proposed development. The upgrade shall be solely the Developers 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 –All sewer, including the lift station, within the site will remain private to be installed and maintained by the Developer/Landowner. Fairhope Utilities intends to install the off-site sewer force main north on Lawrence Rd 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 Baldwin EMC. A revised availability letter was provided confirming Baldwin EMC will serve the entire site. Originally the concrete flume along the northern property line coincided with the utility easement required by Baldwin EMC. Revised plans illustrate the flume located outside of the utility easement. 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. The study includes historical traffic counts as well as forecast in Year 2024 with the proposed development. The level-of-service at the intersection of Co. Rd. 48 and Lawrence Rd currently operates at an acceptable level of service Northbound and Southbound 2 SD 22.04 Gables of Lawrence MOP – May 2, 2022 operate at an LOS of C. The analysis concluded with the recommendation an eastbound right turn lane be at the SW intersection of County Road 48 and Lawrence Rd. The Developer will be solely responsible for installing the recommended eastbound right turn lane as recommended. Both roads are maintained by Baldwin County Highway Department. During their preliminary review, Baldwin County Highway Department provided the following comment: The right turn lane on CR 48 will require additional ROW to achieve the additional turn lane, along with relocation of utilities that would not comply with the current utility manual for placement of utilities in the County ROW and that would be located within the safe clear zone (notably a power pole on the south west corner and natural gas valves). When asked about this comment, the applicant submitted an off-site improvement plan. Within those plans the applicant illustrates the required turn lane, drainage, and relocating the overhead powerlines within the existing ROW. Baldwin County Highway Department will review the proposed plans during construction plan review. Both intersecting roads are maintained by Baldwin County. Except for the Utilities, final approval of the proposed ROW improvements, including whether additional ROW is required, shall be the responsibility of Baldwin County Highway Department. Under Fairhope’s review, the recommendations set forth within the TIS are accommodated. The City assumes the Developer is paying for the recommended improvements but leaves that to the discretion of Baldwin County Highway Department. Fairhope Gas shall review final plans to ensure improvements do not conflict with existing gas valves. Drainage: The existing terrain of the site consists of three (3) separate basins. The First basin drains to the Right-of-Way ditch along the East side of Lawrence Rd. This basin discharges West under Lawrence Rd. via an 18”x28” RCAP where it eventually drains to an UT to Cowpen Creek. The second basin drains to the site’s Southern property line where it leaves the site and immediately enters an existing wet pond on the adjacent property owner’s property. This pond discharges into a UT to Still Branch. The third basin drains to the site’s Eastern property line where it is picked up by a different UT to Still Branch. The site is mostly vacant row crops with some areas that are grassed. A summary of highlights from the Drainage Narrative are listed below: - Water will be collected in a series of inlets and underground drainage pipes. The underground drainage pipes will discharge into one of two (2) wet detention ponds. Pond 1 is located at the Northeast corner of the site and discharges to the site’s Eastern property line. Pond 2 is located at the South portion of the site and discharges to the site’s Southern property line. - The total water quality volume provided within the two (2) wet ponds is 199,285 cubic feet of storage which is greater than the 69,503 cubic feet required. - Per the Subdivision Regulations, wet ponds have an 80% TSS removal. - 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. - The City contracted John Cameron, of Neel-Shaffer, to perform a third-party review of the drainage. Mr. Cameron’s review comments were included in previous packets. Most of those comments were addressed within revised plans. Along with Mr. Cameron, Public Works Director Richard Johnson agreed the drainage design meets the minimum development standards but they both shared the same concern about the two outfalls and their respective flow paths to a delineated (blue line) channel. Included within the packet is a copy of Mr. Johnson’s correspondence forwarded to the applicant, along with a response from the developer’s 3 SD 22.04 Gables of Lawrence MOP – May 2, 2022 attorney concerning downstream adverse effects. The Commissioners are encouraged to carefully review the attached document labeled “Drainage Correspondence and Response”. Our Subdivision Regulations are minimal development standards. It is incumbent upon the Engineer of Record to understand the impacts of a development on adjacent property owners and provide designs to reduce adverse effects. No regulation can be written to include a solution for all conceivable problems. The Developer’s response states, “Per the engineering report, the applicable regulations have been met, and these regulations are written and intended, in part, to not cause harm to downstream properties”. The City, including third party consultants, have expressed concerns and the Engineer/Developer has had an opportunity to revise drainage plans. Staff and the Planning Commission are not in the position to speculate about what potential future damage or circumstances may occur under varying conditions. Staff and the Planning Commission can simply rely on certifications and opinions made by the subject-matter experts (like engineers and lawyers), apply the details of a project to the Subdivision Regulations, and attempt to make decisions in accordance with the Subdivision Regulations while keeping in mind the overall health, safety, and general welfare of the community. With that in mind, there are a few provisions of the Subdivision Regulations that should be mentioned: 2. Liability - The design criteria herein establishes minimum elements of design which must be implemented with good engineering and good construction practices. Use of information herein for placement of any structure, for use of any land, or any design basis shall not constitute a representation, guaranty, or warranty of any kind by the City of Fairhope or its agents, officers or employees of the practicability, adequacy or safety of design. (Art. V. F. 2). As mentioned in Mr. Johnson’s correspondence, the City of Fairhope Subdivision Regulations provide the following guidance on adverse effects: (Art. V.F.3.b). The City has “reasonably anticipated” concerns with capturing drainage that currently sheet flows and is proposed to be concentrated into two outfalls near adjacent properties. The Engineer has supplied a thorough drainage narrative which includes “a plan to mitigate damage to downstream property which would or might result from the subdivision”. The drainage narrative is too large to include within this packet, but will be sent, in full, to each Commissioner via email. Under Fairhope Subdivision Regulations, the Commission shall decide whether the solution proposed is acceptable. If the Planning Commission determines that that the Project has not sufficiently addressed the “Adverse Effects” of the runoff from the development on downstream property, the Planning Commission may withhold approval and deny this Project. Adverse Effects -Where i t can be reasonably anticipated that addi tional quanti t y or veloci t y of runoff from de velopment of a subdivision w ill o verload existing do w nstream drainage facilities, appro val shall be w ithheld until there is submitted to the Commission a plan to mitigate damage to do w nstream property w hich w ould or might result from the subdi vision under consideration . Do w nstream drainage structures should be considered when sizing detention outfall structures, w ith proof of this submitted to the Commission . The hydraulic ele vations resulting from channel detention shall not adversely affect adjacent properties . 4 SD 22.04 Gables of Lawrence MOP – May 2, 2022 As an additional note, the cover page of the drainage narrative provides a maintenance statement that reads “An HOA shall be formed and will be required to maintain any and all stormwater facilities and structures located outside of the publicly accepted”. This project is not reviewed as a multi-owner project that would require an HOA. The applicant has stated this property will be owned, leased, and maintained by a single entity. Maintenance of the stormwater management facilities shall be maintained by the Landowner. If this project is approved, and due to revisions to drainage and plans, the originally submitted O&M plan shall be revised and resubmitted to staff for review prior to recording with the Baldwin County Probate. Landscaping: o Landscape plans illustrate street trees. o 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. o A fence and landscaping is proposed around the lift station. o Staff asked the applicant to consider a privacy fence/landscape screen along north and south property boundaries. No perimeter screening was provided. No landscape was provided along the north, east or south boundary, although two trees are preserved along the east property boundary and several trees are shown to be preserved along the south property boundary. Greenspace: The proposed project has a net density of 8.27 units per acre which requires 25% greenspace. According to the calculations 4.98 acres minimum are required. 5.21 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 of the Subdivision Regulations. Greenspace previously labeled Civic been amended to include 4.60 acres of the “Park” Type (shown in the Table below) with the remaining .61 acres made up by counting 30% of the wet ponds. As proposed, staff does not feel the proposed plan meets the greenspace requirements of the City’s Subdivision Regulations. In addition to the purposes of the Greenspace Standards (Art.5.C), the description and graphics of a Natural Greenspace – Park typology within Table 4-1 (above) describe a minimum of 3 acres of contiguous undeveloped natural area. Like previous review comments, the proposed greenspace resembles remnant land after all other requirements/desires were met. Park An undevelope d natural area for unstructured recreation. A par k may include some areas for structured recreatio n, such as ball fields, but generally this area shou ld occupy no more than 25% of the total area. Parks are l ocated based on the presence of natural features o r based on convenience for surrounding residents. A park has a predominantly na tu ral landscape al though portions may be designed for aesth etic and recreation purposes, particularly for parks loca ted due to co nvenience. Parks may be located in rural and subu rban areas. At l eas t 3 acres 5 SD 22.04 Gables of Lawrence MOP – May 2, 2022 Relatedly, Article, V.C.3. states that eligible greenspace shall not include any retention, detention, or similar holding basins, unless the wet holding basin is clearly integrated into an open space/park (Art.V.C.3). In cases where the holding basin is clearly integrated into an open space/park site, greenspace credit shall not exceed 30% of the surface area of the wet holding basin at the basin’s static water level (Art.V.C.3.e). Staff does not believe the proposed greenspace meets the standards of a Park typology. Consequently, if the areas surrounding the wet basins are not park(s), or some other eligible greenspace, no percentage of the wet basins may be counted as greenspace. Subtracting the area attributed to the wet pond (.61 acres) from the area proposed as greenspace (5.21 acres) equates to 4.60 acres, less than the required 25% greenspace (4.98 acres). To approve the proposed greenspace, under Fairhope Subdivision Regulations, the Commission shall decide if the proposed greenspace meets the requirements of a park, and, if so, are the ponds clearly integrated. Access Drive The access drive was amended to create a loop without intersections. All buildings can be address from the looped access road that shall remain private. Section D106.3 of the International Fire Code requires Multiple-Family Residential Developments, where two access roads are required, the roads be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. However, the IFC allows an exception with a project having more than 100 dwelling units and less 200 dwelling units where all buildings, including nonresidential occupancies, are equipped throughout with approved automatic sprinkler systems in accordance with the IFC. The applicant stated that all dwelling units will have approved automatic sprinkler system. Staff would ask the applicant to confirm whether or not the clubhouse is a “nonresidential occupancy”. If so, code would require the clubhouse, in addition to the dwelling units, to have an approved sprinkler system. With the exemption within the IFC and approved sprinkler systems installed, the proposed access road is acceptable. Wetlands Delineation A wetland delineation was provided by Cathy S. Barnette, with Dewberry Engineers. Ms. Barnette concluded that the entirety of the subject property consisted strictly of uplands and had no wetlands 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 denser and 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 discussed in recent years, known as the rural-urban transect, is shown below. 6 SD 22.04 Gables of Lawrence MOP – May 2, 2022 The nearest Village node is illustrated on the map below. As the crow flies, The Gables on Lawrence lies 1.14 miles away from the centroid of the nearest Village. Travel distance by vehicle increases to 1.52 miles. The Comprehensive Plan does not include exact distances to determine how transitions from dense to rural are achieved. Staff has utilized a common unit of measure – one-half mile – to evaluate whether a proposed development, either now or in the future, can provide intermodal connectivity to a Village Center. One-half mile is a planning standard used to determine how far people are willing to walk. Utilizing this analysis alone, objectively, the density proposed in The Gables on Lawrence is too much for this location. However, staff also reviewed the area within a half-mile of the site as shown on the map below. The adjacent properties are all Unzoned, with most of the nearby properties being larger, rural, lots. There are also properties zoned R-1 and R-2 nearby. As the map illustrates, there is nothing remotely like the proposed project in the studied area. As proposed, the Gables on Lawrence is not consistent with the scale and character of the surrounding area. In previous cases, staff has been hesitant to utilize the Comprehensive Plan alone to recommend denial. However, in this case, staff believes the proposed project so grossly misses the intentions of the Comprehensive Plan, this alone should be grounds for denial. A T YPICAL R URAL-URBAN T RANSECT, \\~TH T RANSECT Zoi-rns 7 SD 22.04 Gables of Lawrence MOP – May 2, 2022 General Comments: • If approved, future subdivision of the property shall be prohibited. • The City of Fairhope’s address is incorrect on the E&O Insurance. Staff Recommendation of Case SD 22.04 Gables on Lawrence MOP: Staff recommends Case SD 22.04 Gables on Lawrence MOP be Denied. Rl RA R3R3 R3 R3 :R R3 R2 R3 :,: R!;: 20'46'18'22'32'10' 24'5'74'74'168' 144' X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) JOHNNY G SUBDIVISION (SLIDE 2193-D) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) LAWRENCE SUBDIVISION (MB 12 PG 84) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" 5+000+00 1+00 2+00 3+00 4+00 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 6 TOWNHOME UNITS 7,260 SF 4 TOWNHOME UNITS 4,840 SF 6 TOWNHOME UNITS 7,260 SF 4 TOWNHO M E UNITS 4,840 SF 6 TOW N H O M E UNITS 7,260 S F 4 TOWNHOM E UNITS 5,160 SF 4 TOWNHO M E UNITS 5,160 SF 6 T O W N H O M E UNI T S 7,26 0 S F 6 TOWN H O M E UNITS 7,740 SF 6 TOWNHOMEUNITS7,740 SF6 TOWNH O M E UNITS 7,260 SF 6 TO W N H O M E UNIT S 7,26 0 S F 6 TOW N H O M E UNITS 7,260 S F 6 TOW N H O M E UNITS 7,260 S F 6 TOWNHOME UNITS 7,260 SF CLUBHOUSE 4,275 SF 6 TOWNHOME UNITS 7,740 SF 6 T O W N H O M E UNI T S 7,26 0 S F 6 T O W N H O M E UNI T S 7,26 0 S F 6 TO W N H O M E UNIT S 7,260 S F CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE PATIO INSTALLED BY TOWNHOME CONTRACTOR VALLEY GUTTER TYPE "A" SEE DETAIL CENTERLINE OF GRASS LINED SWALE CENTERLINE OF CONCRETE FLUME CONCRETE DRIVEWAY INSTALLED BY TOWNHOME CONTRACTOR CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK (TYP.) SEE DETAIL FLUSH 12" RIBBON CURB (TYP.) SEE DETAIL INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) INSTALL SPEED LIMIT SIGN (SEE DETAIL) CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK TO BE FLUSH W/ BOC (TYP.) SEE DETAIL WET POND 1 WET POND 2 INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL HANDICAP PARKING SEE DETAIL POOL 30'X30' GRAVEL LIFT STATION PAD 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 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,740 SF 9 10 7 9 10 7 CONCRETE PATIO INSTALLED BY TOWNHOME CONTRACTOR VACATED 20 FOOT UNOPENED, UNIMPROVED RIGHT-OF-WAY EAST OF LAWRENCE ROAD FROM RESOLUTION NO. 2021-049 RECORDED AT INSTRUMENT #1905296 (EXCEPTION 13)76'10' 100' 80'100'24'24'24'24'12'6'20' 20' 9'15'20'33'22'18' 20' BUILDING SETBACK 20' BUILDING SETBACK FRONT BUILDING SETBACK LINEPUBLIC RIGHT-OF-WAY DEEDED TO BALDWIN COUNTY, ALABAMA IN (REAL PROPERTY BOOK 369 PAGE 1667) (EXCEPTION 16)(75' FROM THE CENTERLINE OF RIGHT-OF-WAY)30' BUILDING SETBACK10' UTILITY EASEMENT 10' UTILITY EASEMENT10' UTILITY EASEMENT 10' UTILITY EASEMENTFUTURE EMERGENCY EGRESS IF REQUIREDR324'R300'R453'R477'R862'R17'R250'R75'R190'R25'R2 5 ' R 2 5 'R25'R424'R62' R38'R255'R745'R395' R5 3 ' R53'R53'R105' R402'R250'R10' R 6 4 ' R 4 0 ' R105' R303' DOG PARK PLAYGROUND AREA CONCRETE PATH & BENCH PAD INSTALLED BY TOWNHOME CONTRACTOR CONCRETE BENCH PADS INSTALLED BY TOWNHOME CONTRACTOR SHEET C02 20210979 JRB DRAWN DATE SCALE JOB No. 4/13/22 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 X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE ACCESSIBLE PARKING SPACE CONCRETE PAVING RIBBON CURB VALLEY CURB X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566Gables onLawrenceFairhope, Alabama 3653220002550100 50 SCALE 1/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 I , I I I I 7 ! I I I N .. 0 0 ~ ~ c::==::J ~ c::==::J C=:::J ------------------------------------------------------------------- I ' I I ½-- -------__ ___,__, ----' \ I I I I I , I I I I I •4 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 April 13th, 2022 Hunter Simmons City of Fairhope Planning & Zoning Department 555 S Section St. Fairhope, Alabama 36532 Re: Gables on Lawrence – Resubmittal 3 Dear Hunter, On the greenspace concerns, we have removed the setbacks along all property lines from the calculation. As a result of these modification, we have also reduced the unit count to 136 units from 150 units, which helps lower the gross density to 8.3 units/acre. 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. RESPONSE: This project has been resubmitted to Baldwin County. We are still waiting to receive review comments on this resubmittal. Regarding the right-tum lane at County Road 48 and Lawrence Road, Baldwin County noted that additional land may be required to expand ROW. Please provide an off-site plan illustrating how these improvements will be installed, including relocation of public utilities, if required. Otherwise, please confirm all required improvements can be installed in existing ROW. RESPONSE: Additional land will not be required to expand the ROW to accommodate this turn lane addition. Off-site plans for the County Road 48 Improvements have been included in this resubmittal package. 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 two large open greenspaces with recreation areas, two wet pond amenity features, a playground 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. Four more units have also been removed since our last resubmittal for this project in order to provide a larger block of central greenspace that has accessible connectivity. The greenspace does not meet the minimum requirements. For example, parks require a three-acre minimum. RESPONSE: Accessible connectivity for the larger park space has been incorporated by removing four more units in the central portion of the site. So, this total park greenspace area adds up to a sum of 4.44 contiguous acres. More detail on the distinguishment of our amenity areas (swimming pool, playground, and dog park) within this park greenspace has been added to our revised greenspace plan. Please see the attached drainage comments provided by Richard Johnson, Public Works Director. RESPONSE: Please see attached letter. Per the Building Official, the distance between the access roads to the development do not meet section D106.3 (MULTl FAMILY RESIDENTIAL- MORE THAN 100 UNITS) Of the 2018 International Fire Code for separation: 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 o D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. RESPONSE: Section D106.1: Projects having more than 100 dwelling units of Section D106 (Multiple-Family Residential Developments) states that Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. With the following EXCEPTION: Projects having up to 200 dwelling units shall have not fewer than one approved fire apparatus access road where all buildings, including nonresidential occupancies, are equipped throughout with approved automatic sprinkler systems installed in accordance with Section 903.3.1.1 or 903.3.1.2. (International Fire Code) Due to this development having less than 200 dwelling units and approved sprinkler systems installed within the dwelling units, it is currently in compliance with International Fire Codes without the need for any additional fire apparatus access roads. We are consulting with Fire Authorities in other jurisdictions and the State for opinions or possible options on this issue and will provide any findings or comments we receive to the Planning Department as soon as possible. RESPONSE: Noted. Below are of list of items being transmitted: 1. (2) Sets of 11”x17” Revised Site Improvement Plans 2. (1) Set of 24”x36” Revised Site Improvement Plans 3. (1) Set of 24”x36” Off-Site Improvement Plans 4. (1) Copy of 24”x36” Revised Color-Coded Greenspace Plan 5. (1) Set of 24”x36” Revised Landscape Architecture Plans 6. (1) Copy of the Requested Letter from Attorney 7. A pdf of the Revised Site Improvement Plans (via email) If you should have any questions, please feel free to contact us. Sincerely, Larry Smith, PE larry@secivil.pro 87 88 89 9091 92 94 93 95 9696 95969594939 2 9193949596 979897 989798979695 95 96 97 9897 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 041031 0 3 102103 102 101 100 99989796 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 778182 83 84 85 86 82838 4858 68788899091929394 96 93 9 4 95 96 97 9899100101 95969791 92 93 94 95 96 9 7 9 8 9697989998979799981/2" CRF(ILLEGIBLE) 1/2" RBF 1" CTIF 1" CTIF 1/2" CRF (MOORE) 1/2" RBF1" IPF 1/2" RBF GELDING ST.GELDING ST.PALO M I N O S T . PALO MI N O S T.GALLOP DR.LAWRENCE RD 60 FT. R/W05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) SHEET AERIAL 20210979 JJM DRAWN DATE SCALE JOB No. 11/16/21 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call AERIAL WITH CONTOURSCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-656620002550100 50 SCALE Gables onLawrenceFairhope, Alabama 36532 TABLE OF CONTENTS COVER GRADING & DRAINAGE PLANC03 C05 C12 EROSION & SEDIMENT CONTROL PLAN Developer: 68V BTR Holdings, LLC 29891 Woodrow Lane Stc 300 Spanish Fort, AL 36527 C13 C14 C06 UTILITY PLAN SIDEWALK, STREET LIGHT & SIGNAGE PLAN R Know what's below. before you dig.Call C02 PROPOSED CONSTRUCTION PLANS for Gables on Lawrence Fairhope, AL 36532 C07 C16 Civil Engineering & Surveying 9969 Windmill RoadFairhope, AL 36532251-990-6566 REVISIONS: NO.REVISIONDATE APPR. REVISIONS C10 SANITARY SEWER PROFILES C17 0 C01 GENERAL NOTES 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 April 13th, 2022 Name of Project to which this Certificate Applies: Gables on Lawrence. Plans which are certified consist of Pages Cover Sheet thru C20. VICINITY MAP N.T.S 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 BALDWIN EMC MR. BRIAN SEALS P.O. BOX 220 SUMMERDALE, ALABAMA 36580-0220 251-989-6247 PLANNING/ZONING DEPARTMENT CITY OF FAIRHOPE MR. HUNTER SIMMONS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 C11 ISSUED FOR CITY/COUNTY APPROVAL11/16/21 TLS C15 HIGHWAY DEPARTMENT MR. JOHN LUNDY 22070 HWY. 59, 4TH FLOOR ROBERTSDALE, ALABAMA 36567 251-580-1655 BALDWIN COUNTY C08 CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS UTILITY PLAN STORM SEWER PROFILES CONSTRUCTION DETAILS C18 SITE PLAN C19 GRADING & DRAINAGE PLANC04 C09 STORM SEWER PROFILES SITE CONSTRUCTION DETAILSC20 D01 DEMOLITION PLAN BOUNDARY & TOPOGRAPHIC SURVEY 1 CITY OF FAIRHOPE RESUBMITTAL1/19/22 TLS 2 CITY OF FAIRHOPE RESUBMITTAL 23/14/22 TLS 3 CITY OF FAIRHOPE RESUBMITTAL 34/13/22 TLS riends metery pe,'(\,S COIQ ---~ ) ~~pm---7\-----1!::::r==i==~~~~j_ I : LAWRENCE RD 60 FT. R/WLEGEND: VICINITY MAP SITE Civil LAWRENCE ROAD (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 11 20210979S.DWG 20210979 1" = 60' CHKD.RDC DRAWN JAF TOPOGRAPHIC SURVEY SURVEYOR'S CERTIFICATE PROPERTY BOUNDARY SURVEY 03060 120 60 SCALE SURVEYOR'S NOTES: TerraCore Development Services, LLC FLOOD STATEMENT POINT OF BEGINNING POINT OF COMMENCEMENT (CULTIVATED / WOODED PROPERTY) 19.92± ACRES N [EJ = ELECTRIC BOX '.J;t = FIRE HYDRANT rn = TELEPHONE PEDESTAL G) = TELEPHONE BOX (INGROUND) ------:l = GUY W1RE ◊ = LIGHT POLE ~ = MAILBOX ® = SE\.VER MANHOLE CD__:, = UTILITY POLE !£M = WATER METER ~ = WATER VALVE -0 = TE MPORARY BENCH MARK ® = CRIMP TOP IRON PIN FOUND () = REBAR FOUND 0 = CAPPED REBAR FOUNO @ = OPEN END IRON PIPE FOUND @ = RECORD POINT OF COM MEN CEMENT @ = IRON PIN FOUND ®=MAGNOLIA 0 = OAK -= PINE e = POPCORN 0 = SWEETGUM CMP = CORRUG ATED METAL PIPE CPP = CORRUGATED PLASTIC PIPE (R) = RECORD DEED BEARING AND DISTANCE RCAP = REINFORCED CONCRETE ARCH PIPE INV = INVERT INS = INSTRUMENT # = NUMBER RPB = REAL PROPERTY BOOK PG = PAGE -G-G-= GAS LINE -ooP -= OVERHEAD POWER LINE -ss-ss -= SAN ITARY SEWER LINE -"' -fl -= UNDERGROUND FIBER OPTIC LINE -11-11-=WATERLINE ~ = WIRE FENCE ------0--------= WOOD FENCE 05-46-06-14-0-000-0 f J.006 PIN; ,f.~2-¢5 SMITH, ROBERT 0.REY ETM SJ.I/TH, KRISHA 20011 Ll WREN CE RD F,'.,/RHOPE ,._L J65J2 (/NS /16-1-8080) PARC£L "B" O~-,f.6-06-2.J-0-000-001. 000 PIN: 7619 CHA \.-£RS, PENNY P GILLIAN 1997.J L/o.'r+f?ENCE RD FAIRHOPE M .J6~.J2 (RPB 452 PG ,HQ) PARC£L 2 05-,f.6-06-2.J-0-000-002. 002 PIN: 7M04 PO'KLL, O,A,N/EL H £TUX LIND.A. J 19865 LAWRENCE RD f ,J.,/RHOPE M J65J2 (RPB 657 PG 1498) coo oe, 05-,f6-06-7 J-0-000-029. 000 PIH: 15678 GABEL, ERNEST W JR UM G,J.,8£L, BARBARA A 20/90 CO RD JJ F ~IRHOPE M J65J2 (INS J1545JB2) PROPERTY LIES IN FLOOD ZONE "X" UNSHADED AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0664M, COMMUNITY NU MBER 015000, PANEL 0664, SUFFIX "M", DATED REVISED APRIL 19, 2019. 1, THERE ~AY BE RECORDED OR UNRECORDED DEEDS, EASE~ENTS, RIGHT-OF-WAYS, OR OTHER INSTRU.,.ENTS WHICH COULD AFFECT THE BOUNDARIES OF SAID PROPERTIES 2. THERE WAS NO ATTE~PT TO DETER~INE THE EXISTENCE, LOCATION, OR EXTENT OF ANY SUB-SURFACE FEATURES 3 THE LINES REPRESENTING THE CENTERLINE AND RIGHT-OF-WAYS OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ~LY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY ~ONU~ENTATI~ IS ALSO SHOWN 4 SURVEY WA S CONDUCTED ON JULY 2021, AND IS RECORDED IN AN ELECTRONIC FIELD BOOK 5, BEARINGS AND DISTANCES SHOWN HEREON 'M::RE "C~PUTED" FRO~ ACTUAL FIELD TRAVi::RSES, AND ARE BASED ON STATE PLANE GRID, ALABA~A WEST ZONE USING GPS OBSERVATIONS 6 ELEVATIONS SHOWN HEREON ARE RELATED TO MEAN SEA LEVEL, BASED ON N,A,V.D. 1'.lBB DATU~. 7 THE UTILITY I1'.FOR~ATION SHOWN HEREON WAS OBTAl!'.ED BY SURVEYING AND PLOTTING THE VISIBLE ABOVE GROUND UTILITY FEATURES. 8. NO TITLE SE AR CH OR REPORT WAS PROVIDED FOR THIS SURVEY. 9 THIS SURVEY HAS BEEN CO~PLETED IN ACCORDANCE WITH THE REQUIRE.,.ENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING II'. THE STATE OF ALABA~A, EFFECTIVE JANUARY 1, 2017. I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF THE NORTH HALF OF THE NORTH WE ST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, SUBJECT TO A RIGHT-OF-WAY OVER AND ACROSS THE WESTERN END THEREOF FOR LAVi/RENCE ROAD, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO WIT COMMENCE AT THE NORTHWEST CORNER OF SECTION 24, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND RUN THENCE SOUTH s9·25'5s" EAST, ALONG THE NORTH LINE OF SAID SECTION 24, A DISTANCE OF 30.00 FEET TO A 1/2" CAPPED REBAR ON THE EAST RIGHT-OF-WAY OF LAWRENCE ROAD FOR THE POINT OF BEGINNING: CONTINUE THENCE SOUTH 89"26'58" EAST, ALONG SAID SECTION LINE, A DISTANCE OF 1305.32 FEET TO A 1/2" REBAR; THENCE RUN SOUTH 00'18'14" WEST, ALONG THE EAST LINE OF THE NORTH HALF OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24, A DISTANCE OF 167.27 FEET TO A 1'' CRIMP TOP PIPE; THENCE RUN SOUTH 00·13'34" WEST, ALONG THE EAST LINE OF SAID NORTH HALF, A DISTANCE OF 166.11 FEET TO A 1" CRIMP TOP PIPE; THENCE RUN SOUTH 00"38'02" WEST, ALONG THE EAST LINE OF SAID NORTH HALF, A DISTANCE OF 331.08 FEET TO A 1 /2" REBAR; THENCE RUN NORTH 89'27'29" WEST. ALONG THE SOUTH LINE OF THE NORTH HALF OF THE NORTHWEST QU ARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24, A DISTANCE OF 1305.16 FEET TO A 1/2" REBAR ON THE AFOREMENTIONED EAST RIGHT-OF-WAY OF LAWRENCE ROAD; THENCE RUN NORTH 00·27'21" EAST, ALONG SAID EAST RIGHT-OF-WAY, A DISTANCE OF 664.66 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 19.92 ACRES, MORE OR LESS. (DESCRIPTION COMPOSED FROM PROBATE RECORDS AND AN ACTUAL FIELD SURVEY) ~ 0-07-?.B-202/ D~L. P.L.S. NO. 26014 DATE SURVEY NOT VALID \\1THOUT ORIGINAL SIGNATURE ANO SEAL. PROPERTY IS LOG,', TED IN THE NORTH'r't£ST QUARTfcR OF SECnON 24, TO',lf,NSH/P 6 SOUTH, R.A.NGE 2 £.A.ST, BMD'rl,I/N COONTY, M,'-,8,J,.!J,', ' ' ' ' IV,-CRF (MOOf?E) 0- 05-46-06-1 J-0-000-0JO. 00 7 PIN: 10766.J DUNLOP, GERMD D P O BOX 781 FAIRHOPE AL 365.JJ (RPB 432 PG 6) 03-•6-06-2-f-0-000-001'. 005 PIN: 41049 SrR,J.,U!J, JOHN T JR P O BOX 906 CMIFORN!A !JD 2081~ (RPB 32 PG 67.J) ~-1 PARC£L "B" 05-45-06-24 -0-000-006. 001 PIN: 2,f.J80 JOHNSON, J~41/E BICC 19831 GUNNISON RD FAIRHOPE ,J.,L .J65J2 0.6'00 ! ' ' {INS /H21-'-'1) 20'46'18'22'32'10' 24'5'74'74'168' 144' X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) JOHNNY G SUBDIVISION (SLIDE 2193-D) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) LAWRENCE SUBDIVISION (MB 12 PG 84) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" 5+000+00 1+00 2+00 3+00 4+00 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 6 TOWNHOME UNITS 7,260 SF 4 TOWNHOME UNITS 4,840 SF 6 TOWNHOME UNITS 7,260 SF 4 TOWNHO M E UNITS 4,840 SF 6 TOW N H O M E UNITS 7,260 S F 4 TOWNHOM E UNITS 5,160 SF 4 TOWNHO M E UNITS 5,160 SF 6 T O W N H O M E UNI T S 7,26 0 S F 6 TOWN H O M E UNITS 7,740 SF 6 TOWNHOMEUNITS7,740 SF6 TOWNH O M E UNITS 7,260 SF 6 TO W N H O M E UNIT S 7,26 0 S F 6 TOW N H O M E UNITS 7,260 S F 6 TOW N H O M E UNITS 7,260 S F 6 TOWNHOME UNITS 7,260 SF CLUBHOUSE 4,275 SF 6 TOWNHOME UNITS 7,740 SF 6 T O W N H O M E UNI T S 7,26 0 S F 6 T O W N H O M E UNI T S 7,26 0 S F 6 TO W N H O M E UNIT S 7,260 S F CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE PATIO INSTALLED BY TOWNHOME CONTRACTOR VALLEY GUTTER TYPE "A" SEE DETAIL CENTERLINE OF GRASS LINED SWALE CENTERLINE OF CONCRETE FLUME CONCRETE DRIVEWAY INSTALLED BY TOWNHOME CONTRACTOR CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK (TYP.) SEE DETAIL FLUSH 12" RIBBON CURB (TYP.) SEE DETAIL INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) INSTALL SPEED LIMIT SIGN (SEE DETAIL) CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK TO BE FLUSH W/ BOC (TYP.) SEE DETAIL WET POND 1 WET POND 2 INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL HANDICAP PARKING SEE DETAIL POOL 30'X30' GRAVEL LIFT STATION PAD 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 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,740 SF 9 10 7 9 10 7 CONCRETE PATIO INSTALLED BY TOWNHOME CONTRACTOR VACATED 20 FOOT UNOPENED, UNIMPROVED RIGHT-OF-WAY EAST OF LAWRENCE ROAD FROM RESOLUTION NO. 2021-049 RECORDED AT INSTRUMENT #1905296 (EXCEPTION 13)76'10' 100' 80'100'24'24'24'24'12'6'20' 20' 9'15'20'33'22'18' 20' BUILDING SETBACK 20' BUILDING SETBACK FRONT BUILDING SETBACK LINEPUBLIC RIGHT-OF-WAY DEEDED TO BALDWIN COUNTY, ALABAMA IN (REAL PROPERTY BOOK 369 PAGE 1667) (EXCEPTION 16)(75' FROM THE CENTERLINE OF RIGHT-OF-WAY)30' BUILDING SETBACK10' UTILITY EASEMENT 10' UTILITY EASEMENT10' UTILITY EASEMENT 10' UTILITY EASEMENTFUTURE EMERGENCY EGRESS IF REQUIREDR324'R300'R453'R477'R862'R17'R250'R75'R190'R25'R2 5 ' R 2 5 'R25'R424'R62' R38'R255'R745'R395' R5 3 ' R53'R53'R105' R402'R250'R10' R 6 4 ' R 4 0 ' R105' R303' DOG PARK PLAYGROUND AREA CONCRETE PATH & BENCH PAD INSTALLED BY TOWNHOME CONTRACTOR CONCRETE BENCH PADS INSTALLED BY TOWNHOME CONTRACTOR SHEET C02 20210979 JRB DRAWN DATE SCALE JOB No. 4/13/22 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 X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE ACCESSIBLE PARKING SPACE CONCRETE PAVING RIBBON CURB VALLEY CURB X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566Gables onLawrenceFairhope, Alabama 3653220002550100 50 SCALE 1/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 I , I I I I 7 ! I I I N .. 0 0 ~ ~ c::==::J ~ c::==::J C=:::J ------------------------------------------------------------------- I ' I I ½-- -------__ ___,__, ----' \ I I I I I , I I I I I •4 87 88 89 9091 92 94 93 95 9696 959695 9 493 9 2 9193949596 979897 989798979696 97 9897 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 1041031 0 3 102103 102 101 100 99989796 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 778182 83 84 85 86 82838 4858 68788899091929394 96 93 9 4 95 96979899100101 95969791 92 93 94 95 96 9 7 9 8 96979997979998X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX18" RCP18" RCP18" RCP18" RCP24" RCP24" RCP18" RCP18" CPP18" CMP18"X28-1/2" RCAPINV 102.06'INV 101.85'INV 101.11'INV 101.16'INV 99.45'INV 99.23'INV 98.28'INV 98.62'INV 95.74'INV 95.51'INV 94.58'INV 95.08'INV 95.54'INV 95.67' INV 95.70'INV 95.75'INV 95.81'INV 96.215'INV 97.00'86'ASPHALT DRIVE ASPHALT ENTRANCE ASPHALT DRIVE GRAVEL DRIVE CONCRETE DRIVE CONCRETEDRIVE GRAVELDRIVE 5+000+00 1+00 2+00 3+00 4+00 PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 B8 300 F2 F1 600 G2 G1 700 206 A6 A7 A3 A1 A9 A8 104 102 101 100 107 106 105 B3 B2 B1 B9 B11 B10 209 208 207 201 200 A5 B5 203 B13 211 B4 202 109 A11110 108 A10 A12 C2 C1 E1 E2 500 103 A4 B7 B6 205 204 A2 INSTALL CONCRETE DITCH A SEE DETAIL INSTALL GRASS DITCH B SEE DETAIL HANDICAP PARKING AREA MAX. 2% SLOPE IN ALL DIRECTIONS INSTALL POND 2 OUTLET CONTROL STRUCTURE SEE DETAIL WET DETENTION POND 2 POND TOP=95.35 NWSE=91.00 POND BOTTOM=86.00 DHW(25-YR)=93.67 DHW(100-YR)=94.34 SAF E T Y B E N C H SAF E T Y B E N C H SAFETY BENCH SAFETY BENCHSAFETY BENCHSAFETY BENCH LIFT S T A T I O N PADFFE= 9 1 . 5 0 2 TOWNHOME UNITS FFE=97.25 6 TOWNHOME UNITS FFE=100.05 2 TOWNHO M E UNITS FFE=96.50 4 TOWNHOM E UNITS FFE=97.20 4 TOWNHO M E UNITS FFE=98.10 6 T O W N H O M E UNI T S FFE = 9 8 . 2 5 6 TOWN H O M E UNITS FFE=97.7 0 2 TOWNHOMEUNITSFFE=95.256 TOWNH O M E UNITS FFE=97.7 0 6 TO W N H O M E UNIT S FFE = 9 8 . 5 0 6 TOW N H O M E UNITS FFE=98 . 2 0 6 TOW N H O M E UNITS FFE=98. 1 5 6 TOWNHOME UNITS FFE=97.95 6 TOWNHOME UNITS FFE=98.85 2 T O W N H O M E UNI T S FFE = 9 2 . 7 5 2 T O W N H O M E UNI T S FFE = 9 2 . 0 0 6 TOWNHOME UNITS FFE=97.95 2 TO W N H O M E UNIT S FFE= 9 3 . 0 0 6 TOWNHOME UNITS FFE=101.85 DOG PARK EMERGENCY ACCESS IF REQUIRED IN THE FUTURE 6 TOWNHOME UNITS FFE=98.80 CLUBHOUSE FFE=100.35 6 TOWNHOME UNITS FFE=99.95 6 TOWNHOME UNITS FFE=101.15 6 TOWNHOME UNITS FFE=101.85 2 TOWNHOME UNITS FFE=95.75 2 TO W N H O M E UNIT S FFE= 9 4 . 5 0 2 TO W N H O M E UNIT S FFE= 9 1 . 5 0 D3 D1 D2401 400 2 TOWNHO M E UNITS FFE=95.00 2 T O W N H O M E UNI T S FFE = 9 1 . 2 5 2 T O W N H O M E UNI T S FFE = 8 9 . 7 5 2 T O W N H O M E UNI T S FFE = 9 1 . 0 0 2 T O W N H O M E UNI T SFFE = 9 0 . 0 0 2 TOWNHOMEUNITSFFE=96.252 TOWNHOMEUNITSFFE=94.25210 B12 WET DETENTION POND 1 POND TOP=87.00 NWSE=81.00 POND BOTTOM=76.00 DHW(25-YR)=84.69 DHW(100-YR)=85.95 212 B15 214 B16 213 B14 HANDICAP PARKING AREA MAX. 2% SLOPE IN ALL DIRECTIONS 95.35 95.35 95.35 95.35 95.35 96.03 95.86 96.12 96.29 99.88 99.74 100.15 100.00 101.07 99.63 97.87 97.99 100.72 100.68 100.33 100.33 100.15 100.20100.15 100.10 99.70 99.75 INSTALL SEEPAGE COLLAR SEE DETAIL INSTALL BERM CORE MATERIAL SEE DETAIL INSTALL BERM CORE MATERIAL SEE DETAIL 6 TOW N H O M E UNITS FFE= 9 7. 5 0 95 91 90 86 86 90 91 95 95 93 97 99 98 99 98 97 99 98 9710010099 98 97969594939291 90 89 8990919293949596 97 97 96 96 97 97 101100 100 99 98 9 7 96959493 92 91 9090 91 92 93 94 9596979899100101 81 85 90 92 87 87878582818591 90 89 8587 81 88908991 96 96 9797 98 97 96 95949392 91 90 90 91 9492 9395 97 979695 97 97 96949593929187 90 87 86858483101 98 99 101100 101101101102 99 98 97 96 94 9 3 92 9 0 8 9 89 90 91 9392 979695 97 97 96 96 97 96 98 98 97 97 93949599100 989796 97 9797 97 97 96 95 94 94 9593 95 96 9493 95 96 95 97 97 98 100100989796959697999898 98 98 98 97 101 100 PLAYGROUND AREA 8920002550100 50 SCALE SHEET C03 20210979 JRB DRAWN: DATE: SCALE: JOB No.: 4/13/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GRADING & DRAINAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566PROPOSEDEXISTING 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)Gables onLawrenceFairhope, Alabama 365321/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 -------'\ '- \ ------ \ \ \ \ \ \ '\ \ \ ~c::;.,; / -/ /~ ~-==----=--~ / / --=~-/ / / ----------"'--'-'-/_ ,- N □ □ ~ ~ 1=1 ,,.------------ ----~ -------.....,,, ------- □ -=-□ □ CI::::.. L'.Ct:,,. ~ c:::::::J 87 88 89 9091 92 94 93 95 9696 959695 9 493 9 2 9193949596 979897 989798979696 97 987 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 1041031 0 3 102103 102 101 100 99989796 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 778182 83 84 85 86 828384858 68788899091929394 96 93 9 4 95 96979899100101 95969791 92 93 94 95 96 9 7 9 8 96979997979998X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) M 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" RISHA PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 95 91 90 86 86 90 91 95 95 93 97 99 98 99 98 97 99 98 9710010099 98 97969594939291 90 89 8990919293949596 97 97 96 96 97 97 101100 100 99 98 9 7 96959493 92 91 9090 91 92 93 94 9596979899100101 81 85 90 92 87 87878582818591 90 89 8587 81 88908991 96 96 9797 98 97 96 95949392 91 90 90 91 9492 9395 97 979695 97 97 96949593929187 90 87 86858483101 98 99 101100 101101101102 99 98 97 96 94 9 3 92 9 0 8 9 89 90 91 9392 979695 97 97 96 96 97 96 98 98 97 97 93949599100 989796 97 9797 97 97 96 95 94 94 9593 95 96 9493 95 96 95 97 97 98 100100989796959697999898 98 98 98 97 101 100 89XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP FIP CIP CIP CIP CIP CIP CIP CIP CIP CIP CIP CIP CIP XXFIP W W W W W W W W W W W W SB SB SB SB SB SB CEP TSMU PS INSTALL 10 TONS CLASS 2 RIPRAP INSTALL 10 TONS CLASS 2 RIPRAP INSTALL 40 TONS CLASS 2 RIPRAP INSTALL 10 TONS CLASS 2 RIPRAP INSTALL 70 TONS CLASS 2 RIPRAP X X X X X X TSMU PS TSMU PSTSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TS MUPS TSMU PS TSMU PS TS MU PS TSMU PS TSMU PS TSMU PSXXFIPXXFIP TS MU PS TS MU PS TS MU PS TSMU PS TSMU PS TS MU PS TS MU PS TSMU PS TSMU PS TSMU PS TS MU PS TS MU PS TS MUPS TS MUPS TS MU PSXXXXXXXXXX XXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXTSMU PS TS MUPS TS MU PS TS MU PS XXFIP FIP CIP XXFIP XXXXXXXXFIP CIP FIP CIP XXFIP INSTALL 20 TONS CLASS 2 RIPRAP SB SB SBSB 0+001+002+003+004+005+006+007+008+009+009+19 0+00 1+00 2+00 3+00 4+00 5+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+0027+06 XXX DUMPSTER LOCATION MATERIALSTAGING AREACONCRETE/PAINT WASHOUT AREA PORT-O-LET LOCATION 20002550100 50 SCALE SHEET C05 20210979 JRB DRAWN: DATE: SCALE: JOB No.: 4/13/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566FIP SB CEP LEGEND: MU TS PS ECB OP DV CIP FIP CIP W Gables onLawrenceFairhope, Alabama 365321/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 N ce -~ -----------------------/ .../ )\ / II -, 87 88 89 9091 92 94 93 95 9696 959695 9 493 9 2 9193949596 979897 989798979695 95 96 97 9897 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 1041031 0 3 102103 102 101 100 99989796 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 7781 82 83 84 85 86 828384858 68788899091929394 96 93 94 95 96979899100101 95969791 92 93 94 95 96 9 7 9 8 96979997979998X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXWWWWWWWWWWWW W05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) JOHNNY G SUBDIVISION (SLIDE 2193-D) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) LAWRENCE SUBDIVISION (MB 12 PG 84) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299)OHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHPOHP OHP FFOLFOLFOLFOLFFOLFOLFOLFOLGGGGGGGGGGGGGG18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" 5+000+00 1+00 2+00 3+00 4+00 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+0 0 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 95 91 90 86 86 90 91 95 95 93 97 99 98 99 98 97 99 98 9710010099 98 97969594939291 90 89 8990919293949596 97 97 96 96 97 97 101100 100 99 98 9 7 96959493 92 91 9090 91 92 93 94 9596979899100101 81 85 90 92 87 87878582818591 90 89 8587 81 88908991 96 96 9797 98 97 96 95949392 91 90 90 91 9492 9395 97 979695 97 97 96949593929187 90 87 86858483101 98 99 101100 101101101102 99 98 97 96 94 9 3 92 9 0 8 9 89 90 91 9392 979695 97 97 96 96 97 96 98 98 97 97 93949599100 989796 97 9797 97 97 96 95 94 94 9593 95 96 9493 95 96 95 97 97 98 100100989796959697999898 98 98 98 97 101 100 890+001+002+003+004+005+006+007+008+009+009+19 0+00 1+00 2+00 3+00 4+00 5+00 WWWWWWWWWWW C.O. W W W W W W WWW C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O.W W W W W W W WWW W W W W W W W W W W W W WWSS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSS SS SS SS SS SS SSSSSSSSSSSSSSSSSS SSWWC.O.WMH-13 MH-12 MH-11 MH-10 MH-8 MH-4 MH-5 MH-6MH-7 MH-2 MH-1 WC.O.WC.O. C.O.WC.O.WWC.O. C.O. C.O. C.O.WWC.O.WC.O.WS110 S108 S107 S106 S103 S104 S105 S102 S100 MH-3 MH-9MH-9 S111 S109 S101 FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM FM C.O.C.O.WC.O.FMFMCLEAN OUT (TYP.) SEE DETAIL 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. CLEAN OUT (TYP.) SEE DETAIL 8" PVC C-900 WATER MAIN 8" PVC C-900 WATER MAIN 8" PVC C-900 WATER MAIN 8" PVC C-900 WATER MAIN CLEAN OUT (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 8" - 45° BEND W/ MEGALUGS 8" WATER METER AND BFP PER UTILITY SPECIFICATIONS 6" PVC CL250 FORCE MAIN 6" - 90° BEND W/ MEGALUGS 6" PVC CL250 FORCE MAIN 8" TAP, SADDLE & VALVE 6" - 90° BEND W/ MEGALUGS EXISTING 6" WATER MAIN CONTRACTOR TO FIELD VERIFY EXACT LOCATION EXISTING FIRE HYDRANT DIRECTIONAL BORE 33LF - 8" WATER LINE WITH 16" STEEL ENCASEMENT IRRIGATION METER (2) 4" SCH. 40 SLEEVES W/ CAPS TWO (2) SCH. 40 SLEEVES W/ CAPS INSTALL 3 4" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND TO LIFT STATION (2) 4" SCH. 40 SLEEVES W/ CAPS EXISTING CABLE BOX TO BE RELOCATED COORDINATE WITH UTILITY PROVIDER EXISTING OHP POLE TO BE RELOCATED COORDINATE WITH BALDWIN EMC REPAIR EXISTING DIRT DRIVE APPROX. LOCATION OF GAS MAIN CONTRACTOR TO FIELD VERIFY EXACT LOCATION PROPOSED WATER LINE CONNECTION POINT CITY OF FAIRHOPE TO CONSTRUCT NEW 8" WATER LINE FROM FAIRHOPE AVE. TO THIS POINT 6" PVC CL250 FORCE MAIN INSTALL (2) 8" - 45° BENDS W/ MEGALUGS 6" SS LATERAL @ 1.04% MIN. CLEAN OUT (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL 6" - 22.5° BEND W/ MEGALUGS INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 45° BEND INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL GATE VALVE, 18LF - 8" DIP, AND CAP AT END OF WATER MAIN 6" SS LATERAL @ 1.04% MIN. C.O. SANITARY STRUCURES STRUCTURE: MH-1 MH-2 MH-3 MH-4 MH-5 MH-6 MH-7 MH-8 DETAILS: RIM = 91.00 INV IN = 79.18(S100) RIM = 91.00 INV IN = 79.32(S101) INV OUT = 79.22(S100) RIM = 90.50 INV IN = 79.57(S102) INV OUT = 79.47(S101) RIM = 89.19 INV IN = 80.17(S106) INV IN = 85.19(S103) INV OUT = 80.07(S102) RIM = 93.39 INV IN = 89.39(S104) INV OUT = 89.29(S103) RIM = 97.62 INV IN = 90.29(S105) INV OUT = 90.19(S104) RIM = 100.64 INV OUT = 91.98(S105) RIM = 91.87 INV IN = 85.28(S107) INV OUT = 81.16(S106) SANITARY STRUCURES STRUCTURE: MH-9 MH-10 MH-11 MH-12 MH-13 DETAILS: RIM = 95.73 INV IN = 86.17(S108) INV OUT = 86.07(S107) RIM = 96.39 INV IN = 86.68(S109) INV OUT = 86.58(S108) RIM = 96.95 INV IN = 88.37(S110) INV OUT = 88.27(S109) RIM = 96.07 INV IN = 89.17(S111) INV OUT = 89.07(S110) RIM = 97.15 INV OUT = 90.58(S111) SANITARY PIPES NAME S100 S101 S102 S103 S104 S105 S106 SIZE & TYPE 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC LENGTH 10LF 36LF 124LF 153LF 200LF 423LF 247LF SLOPE 0.42% 0.42% 0.40% 2.68% 0.40% 0.40% 0.40% SANITARY PIPES NAME S107 S108 S109 S110 S111 SIZE & TYPE 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC LENGTH 200LF 104LF 398LF 174LF 353LF SLOPE 0.40% 0.40% 0.40% 0.40% 0.40% 20002550100 50 SCALE SHEET C06 20210979 JRB DRAWN: DATE: SCALE: JOB No.: 4/13/22 1"=50'SEALAFFIXREVISIONDATEUTILITY PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566UTILITY PLAN LEGEND VALVE WATER SERVICE 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 SANITARY SEWER SERVICE W S W S Gables onLawrenceFairhope, Alabama 36532MATCH LINE - SEE SHEET C07 1/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 □ ~ - - -===--=-- 1, /\r ) I I I ii l Iii I / 1,~ ------__ ,,,,.,,,,,. ---✓-- / / I ---------- / N --- >! 0 @ I 0 /~ ~---~---./ ------~ ------,,,.----y__@-----,.,.,---- • .,..:----./ ---/ -......,,,------~ ----------J ~---~11 --~--I --' -✓' _/---J X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) JOHNNY G SUBDIVISION (SLIDE 2193-D) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) LAWRENCE SUBDIVISION (MB 12 PG 84) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" 5+000+00 1+00 2+00 3+00 4+00 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 SIDEWALK TRANSITION SEE DETAIL SIDEWALK TRANSITION SEE DETAIL SIDEWALK TRANSITION SEE DETAIL SIDEWALK TRANSITION SEE DETAIL CLUBHOUSE 4,275 SF SIDEWALK TRANSITION SEE DETAIL SIDEWALK TRANSITION SEE DETAIL CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE SIDEWALK (TYP.) SEE DETAIL INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST. (SEE DETAIL) INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST. (SEE DETAIL) CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL SPEED LIMIT SIGN (SEE DETAIL) INSTALL SPEED LIMIT SIGN (SEE DETAIL) PLAY GROUND DOG PARK SHEET C08 20210979 JRB DRAWN DATE SCALE JOB No. 4/13/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SIDEWALK, STREET LIGHT,& SIGNAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566Gables onLawrenceFairhope, Alabama 3653220002550100 50 SCALE PROPOSEDEXISTING SIDEWALK, STREETLIGHT & STOP BAR VALLEY GUTTER STREET LIGHT 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 RIBBON CURB EDGE OF PAVEMENT SIGNAGE PLAN LEGEND 1/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 I I I I I 7 i I I I C=:::J C=:::J I 4-- ...,.. ~ ~ e e N e e 0 e f---. f---------j -----+---+----+-----+-----+--I---------l ------j t) r I m R Know what's below. before you dig.Call SHEET C12 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" 8" 2'-6"R18"1'-3"1'-3"R8"3000 PSI CONCRETE ADDITIONAL CURB INFORMATION 1. 3/4" EXPANSION JOINTS WITH BITUMINOUS SEALANT AT 30 FEET INTERVALS AND AT ALL RADII AND AT DRAINAGE STRUCTURES. 2. CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 3,000 PSI. 3. LIGHT BROOM FINISH ON ALL SURFACES, ALL RADII TO BE TRUE ARCS. 4. PROVIDE (2) #4 BARS, 10' LONG, CENTERED OVER ALL TRENCH CROSSINGS. 5. PROVIDE (2) #6 X 2.5' LONG BARS TO CONNECT EXISTING AND NEW CURBS. 6. GUTTER SHALL PITCH AS REQUIRED TO CONVEY DRAINAGE. TYPE 'A' VALLEY GUTTER SCALE: NTS 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. 24" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE GEOTECHNICAL 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 RoadFairhope, 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' R20210979 JJM 3/14/22 N.T.S.Gables onLawrenceFairhope, Alabama 365321/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 J . . .~ :. ·."'-, .. :,~_-·;_~ ~-~--1-. ·~ ~ ---A-- ____Li:=- 87 88 89 9091 92 94 93 95 9696 95969594939 2 9193949596 979897 989798979696 97 9897 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 1 0 3 102103 100 9996 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 778182 83 84 85 86 82838 4858 68788899091929394 96 93 9 4 95 96979899100101 95969791 92 93 94 95 96 9 7 9 8 96979805-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) () LIS M A J 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, S E A B R O N S O L O N I I I E T A L P H I P P S , L 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON S O L O N I I I E T A L P H I P P S , L 1/2" CRF(ILLEGIBLE) 1/2" RBF 1" CTIF 1" CTIF 1/2" CRF (MOORE) 1/2" RBF1" IPF 1/2" RBF PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 95 91 90 86 86 90 91 95 95 93 97 99 98 99 98 97 99 98 9710010099 98 97969594939291 90 89 8990919293949596 97 97 96 96 97 97 101100 100 99 98 9796959493 92 91 908990 91 92 93 94 9596979899100101 81 85 90 92 87 87878582818591 90 89 8587 81 88908991 96 96 9797 98 97 96 95949392 91 90 90 91 9492 9395 97 979695 97 97 96949593929187 90 87 86858483101 98 99 101100 101101101102 99 98 97 96 94 9 3 92 9 0 8 9 89 90 91 9392 979695 97 97 96 96 97 96 98 98 97 97 93949599100 989796 97 9797 97 97 96 95 94 94 9593 95 96 9493 95 96 95 97 97 98 100100989796959697999898 98 98 98 97 101 100 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 18" 36" 24" 22" 24" 36" 20" 30" 20" 20" 18" 26" 18" 20" 24" © 00 100'200'N O R T HScale: 1"= 100' TREE PRESERVATION & REMOVAL 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 PRESERVAlluN CREDITS -Soc 20 .5-1 m) Tot:i.l Tr<fle s To Be Pre-s eN,a-(j : Tolal Tr41E' C ,e-dih Earn-ed : 42Credits ~ =il =1 COMMON ~AMF 01.Y CAFOIIS PER JBFF TOTAi CREDITS M~tlllOlli.1 1 2 2 :Si ' Ou1:"rc1.1~ ·~1~e:ini.iii<, Jr Que rcu~ ..,1rgi111~i 1-1 y r ' Our,,,·u~ \!l f P,1111 ,lll,l :8'' l'inus J.:r' P11l u ~ ?.4 "" Pir1 11~ :2'(," Pinus TnEE f'IEMOVAL Tolal Tr-ee-s. To Be Remov-ed: Tol."lil Tr,ee-Debit~: [lfilj GEJllilli '.8"' (,1r -y ,_,, 3(," Can-a :,a ·• I 1q .J1 d,.1111l1 ,1· ~1~·r,,;,fl:_.i,, 30 ·· Li.;:i..,i dami.:,a• ~t·r·r2~ifl;..1a rr n 1,(••~~~ 2.1-·· 0 Ul'r(:,J~ Pi r1 11~ Pi nu s P 111 u ~ Li y 12 Oa ~ Li~•p 0.'I < L,~·•' (),1 , ~l.;ish r, ... e ..:.1.,~h 1-'1:lL' )l,1~h P11ll' 'Sl,,~h r, ... e COH MON NA ~d E CITY l--litkcir•i H1ck~rr' ':,1", l'-1.:'~ f,ll 111 s ..... e-e-:[;um 'Sl,1~t1 P1:1 t' 'Sl<1 shr ,,e 'i l.,~h 1-'1:lL' DEBITS PER TREE 15Tre--es ¥.a Debits TOTAi DEBITS Crown d~ip line or other limit of Tree Protection area See ree preservation plan for fence alignment. • TREE SU RVEY DISC! Al~ER: 1. ;'.t. ~~t SURVEY INFORM AT10N HAS BEEN PROVIDED TO LANDSC APE ARCHITECT BY TREE PRESERVATION /REMOVAi NOJES• " " 0. ~ ·~-- -------- ------ I I I I I I ---:~ 1 / I I • I -----I-ti I 1..,- landscape architecture londplonning plocemoking Foley, Alabama P. 251.948.7181 MobMe, Alabama P. 251.344.+o23 :.;, ~ ~ Jackson, Mississippi D ES I G N :~n~~~:i:~·~~!~a P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision1 ~ ~ Revisions / Submissions _ 10.25.21 ~CITY"'----"S""UB,ecMITTe,:AL'--------- -~ ~C=ITY~S=UBccMITT'-"AI."------- -~ ~C=ITY~S=UB,:cMITT"'AI."------- -3.14.22 ~CITY"'----"S""UB,ecMITTe,:AL'--------- 04.11.22 CITY SUBMITTAL cut 2021 WAS Design Inc. These documents and their :isioos, ~tt,:a=~ ~ ~ =n~m:~w!°:the expresswrittenconsentofWISDeoginisprohibitedbylaw. BC ,...,, vrw Project Manager LCW Prindpal 213421-003 Project No. 10.25.21 Oat, Sheel:Tltle TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO 87 88 89 9091 92 94 93 95 9696 95969594939 2 9193949596 979897 989798979696 97 9897 96 96 9 8 99 97 100 101 102101 1001011021 0 3104 1 0 3 102103 100 9996 95 94 93 92 88 89 90 91 87 86 84 85 83 82 81 787980 778182 83 84 85 86 82838 4858 68788899091929394 96 93 9 4 95 96979899100101 95969791 92 93 94 95 96 9 7 9 8 96979805-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) () LIS M A J 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, S E A B R O N S O L O N I I I E T A L P H I P P S , L 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON S O L O N I I I E T A L P H I P P S , L 1/2" CRF(ILLEGIBLE) 1/2" RBF 1" CTIF 1" CTIF 1/2" CRF (MOORE) 1/2" RBF1" IPF 1/2" RBF PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) WET DETENTION POND 2 POND TOP=95.35 NWSE=91.00 POND BOTTOM=86.00 DHW(25-YR)=93.67 DHW(100-YR)=94.34 SAF E T Y B E N C H SAF E T Y B E N C H SAFETY BENCH SAFETY BENCHSAFETY BENCHSAFETY BENCH LIFT S T A T I O N PADFFE= 9 1 . 5 0 2 TOWNHOME UNITS FFE=97.25 6 TOWNHOME UNITS FFE=100.05 2 TOWNH O M E UNITS FFE=96.50 4 TOWNHO M E UNITS FFE=97.20 4 TOWNHO M E UNITS FFE=98.10 6 T O W N H O M E UNI T S FFE = 9 8 . 2 5 6 TOWN H O M E UNITS FFE=97.7 0 2 TOWNHOMEUNITSFFE=95.256 TOWNH O M E UNITS FFE=97.7 0 6 TO W N H O M E UNIT S FFE = 9 8 . 5 0 6 TOW N H O M E UNITS FFE=98 . 2 0 6 TOW N H O M E UNITS FFE=9 8. 1 5 6 TOWNHOME UNITS FFE=97.95 6 TOWNHOME UNITS FFE=98.85 2 T O W N H O M E UNI T S FFE = 9 2 . 7 5 2 T O W N H O M E UNI T S FFE = 9 2 . 0 0 6 TOWNHOME UNITS FFE=97.95 2 TO W N H O M E UNIT S FFE= 9 3 . 0 0 6 TOWNHOME UNITS FFE=101.85 DOG PARK EMERGENCY ACCESS IF REQUIRED IN THE FUTURE 6 TOWNHOME UNITS FFE=98.80 CLUBHOUSE FFE=100.35 6 TOWNHOME UNITS FFE=99.95 6 TOWNHOME UNITS FFE=101.15 6 TOWNHOME UNITS FFE=101.85 2 TOWNHOME UNITS FFE=95.75 2 TO W N H O M E UNIT S FFE= 9 4 . 5 0 2 TO W N H O M E UNIT S FFE= 9 1 . 5 0 2 TOWNHO M E UNITS FFE=95.00 2 T O W N H O M E UNI T S FFE = 9 1 . 2 5 2 T O W N H O M E UNI T SFFE = 8 9 . 7 5 2 T O W N H O M E UNI T S FFE = 9 1 . 0 0 2 T O W N H O M E UNI T S FFE = 9 0 . 0 0 2 TOWNHOMEUNITSFFE=96.252 TOWNHOMEUNITSFFE=94.25WET DETENTION POND 1 POND TOP=87.00 NWSE=81.00 POND BOTTOM=76.00 DHW(25-YR)=84.69 DHW(100-YR)=85.95 6 TOW N H O M E UNITS FFE= 9 7. 5 0 95 91 90 86 86 90 91 95 95 93 97 99 98 99 98 97 99 98 9710010099 98 97969594939291 90 89 8990919293949596 97 97 96 96 97 97 101100 100 99 98 9796959493 92 91 908990 91 92 93 94 9596979899100101 81 85 90 92 87 87878582818591 90 89 8587 81 88908991 96 96 9797 98 97 96 95949392 91 90 90 91 9492 9395 97 979695 97 97 96949593929187 90 87 86858483101 98 99 101100 101101101102 99 98 97 96 94 9 3 92 9 0 8 9 89 90 91 9392 979695 97 97 96 96 97 96 98 98 97 97 93949599100 989796 97 9797 97 97 96 95 94 94 9593 95 96 9493 95 96 95 97 97 98 100100989796959697999898 98 98 98 97 101 100 INSTALL CONCRETE DITCH A SEE DETAIL INSTALL GRASS DITCH B SEE DETAIL HANDICAP PARKING AREA MAX. 2% SLOPE IN ALL DIRECTIONS HANDICAP PARKING AREA MAX. 2% SLOPE IN ALL DIRECTIONS INSTALL POND 2 OUTLET CONTROL STRUCTURE SEE DETAIL INSTALL SEEPAGE COLLAR SEE DETAIL INSTALL BERM CORE MATERIAL SEE DETAIL INSTALL BERM CORE MATERIAL SEE DETAIL 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 20" 24" TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS IE 6 ILEX X ATTENUATA `EAST PALATKA` EAST PALATKA HOLLY B&B OR CONT 2"CAL 6` LN 14 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEAD LT 15 LIRIODENDRON TULIPIFERA TULIP TREE B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY QN 85 QUERCUS NUTTALLII NUTTALL OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY QP 28 QUERCUS PHELLOS WILLOW OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY QV 10 QUERCUS VIRGINIANA SOUTHERN LIVE OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY TD 15 TAXODIUM DISTICHUM BALD CYPRESS B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS LP4 82 LOROPETALUM CHINENSIS `BURGUNDY` BURGUNDY LOROPETALUM 3 GAL 60" 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 DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP WOODEN FENCE TO SCREEN LIFT STATION DOG PARK W/ BENCHES UNDER SHADE TREES PLAYGROUND W/ BENCHES 0 0 0 0 0 0 0 0 ----- ----- -----_-----,,--I -- -;_,,-:i _j / \ ------- ----- -""- -------- ------ --I I/ I --r I / -1__,, j -+ -----I I / r 1..,- londscopeorchitecture land planning plocemoking Foley, Alabama P. 251.948.7181 ~obMe, Alabama P. 251.344.+o23 :_. ~ ~ ~~c~~~~-,9~i~~:~ippi D ES I G N Peasocolc. ·Flccldc P. 850.203.4252 landscape architects www.wos-design.com RINision1 [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ~ ~ Revisions / Submissions _ 10.25.21 =CITY~S=UBM=ITTAl.ce.___ __ _ -~ _CITY~S=UBM=ITTAI.-=-------- -~ .=,CITYe.._,S""'UBM'"'-'ITTAI.""--------- -3.14.22 =CITY"---'S"""UBM"'!c'ITTAl."'c.___ __ _ _ 04.11.22 =CITY.'....:'S"""UBM"'!c'ITTAI.'!,___ __ _ ~t 202~ WAS Design Inc. These documents and their =isioos, ~ifka=~ ~ ~ =n~m:~w!°:the presswrittenconsentofWISDeoginisprohibitedbylaw. BC ,...,, vrw Project Manager LCW Prindpol 213421-003 Project No. 10.25.21 Dot, Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LPlOO © SHRUB PLANTING1 MULTI-TRUNK TREE STAKING x x 3 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. TRENCH EDGE RE: DETAIL TENSION BAR 1" GUYLINE WEBBING ARROWHEAD ANCHOR KEEP TURF CLEAR FOR A 24" RADIUS CIRCLE AROUND THE TREE - MULCH WITH A 3" THICK LAYER OF SHREDDED BARK. SET ROOTBALL CROWN 1 1/2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE KEEP MULCH 2" - 3" FROM BASE OF TREE MULCH WATER WELL AREA TO 3" DEPTH. ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURUER'S INSTRUCTIONS FINISHED GRADE EXISTING SUBSOIL ROOTBALL 3" HIGH WATER WELL AT SHRUB AREA FINISHED GRADE AT SHRUBS ROOTBALL 2X ROOTBALL ROOTBALL +3" PLANTING AT SHRUB AREAS FINISHED GRADE AT LAWN PLANTING AT LAWN AREAS 4 A A B B TYPICAL PLANT SPACING2 x x x x x x x x x x x x x x x x x x x x GENERAL PLANTING NOTES5 "-cuRB SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT t- i! O-1-•--1-•--VJ'---------------D-El'._A_IL---FI_LE_ = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. '-2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. T'li~~~~llsl21&>:::.,-'•'F"c':J -- _: ~ ==··---FORM SAUCER WITH 3" ~ ::=f" -1 -CONTINUOUS RIM f""i'i'"'--t,'f-L,f-'-"'li'=_ t_ 3" MULCH I ~ SPECIFIED PLANTING MIX. WATER 111, Ill_ I' 2X BALL DIA. AND TAMP TO REMOVE AIR POCKETS. GENERAi CONPITIONS 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. LANDSCAP E AR EA SOI L PR EPARATION 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 DEPTI-l OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTI-l 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 OTI-lER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION WITH COMPOST INCORPORATION, AS REQUIRED PER SOIL TEST (IF REQUESTED BY OWNER). RAKE SOIL SURFACE SMOOTI-l PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF TI-lEM 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 PL.ANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. Pl ANT MATERIAi AND Pl ANTING PL.ANT 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 C8:J 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. 0 NOT TO SCALE 329399-D4 of,-1/_2 _____ 1_, __ 0_" _______________ 3_29-3-43---0-1 O-1-.-_-1-•--0-.---------------32_9_3-43-.2-6 ___ 0_2 O-1----1-.-----------------,,,32"9"'3""99,-_-:0-,-1 landscape architecture land planning placemaking 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'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 10.25.21 ~C~ITY~SU=B=MITT~AI.~------ -~ _C_ITY_SU_B_MITT_AL ______ _ _ ~ ~C~ITY~SU=B~MITT~AI.~------ -3.14.22 ~C~ITY~SU=B=MITT~AI.~------ -04.11.22 ~C~ITY~SU=B=MITT~AI.~------ --------------- --------------- --------------- Copyriltlt 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'/ reproductions, rwision11, rnodificotions or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. BC ,...,, vrw Project Manager LCW Prindpol 213421-003 Project No. 10.25.21 Dot, Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX 05-46-06-24-0-000-006.005 PIN: 41049 STRAUM, JOHN T JR P O BOX 906 CALIFORNIA MD 20619 (RPB 32 PG 673) 05-46-06-24-0-000-006.004 PIN: 27222 MARADIK, JOHN E ETAL MARADIK, THERESE R; 19951 GUNNISON RD FAIRHOPE AL 36532 (INS #1664400) 05-46-06-24-0-000-006.006 PIN: 21519 STOLAR, JOHN JR 11260 MARSHALL LN FAIRHOPE AL 36532 (INS #1721130) 05-46-06-13-0-000-030.007 PIN: 107663 DUNLOP, GERALD D P O BOX 781 FAIRHOPE AL 36533 (RPB 432 PG 6) PARCEL "B" 05-46-06-24-0-000-006.001 PIN: 24380 JOHNSON, JAMIE BICE 19851 GUNNISON RD FAIRHOPE AL 36532 (INS #1421881) STRAUM FAMILY SUB (SLIDE 2324-D & 2751-A) 05-46-06-13-0-000-029.000 PIN: 15678 GABEL, ERNEST W JR ETAL GABEL, BARBARA A 20190 CO RD 33 FAIRHOPE AL 36532 (INS #1545382) JOHNNY G SUBDIVISION (SLIDE 2193-D) PARCEL "B" 05-46-06-23-0-000-001.000 PIN: 7619 CHAVERS, PENNY P GILLIAN 19973 LAWRENCE RD FAIRHOPE AL 36532 (RPB 452 PG 440) PARCEL 1 05-46-06-23-0-000-002.000 PIN: 25251 MOORE, GERALD LEE ETUX PHYLLIS M 19905 LAWRENCE RD FAIRHOPE AL 36532 (RPB 543 PG 344) LAWRENCE SUBDIVISION (MB 12 PG 84) PARCEL 2 05-46-06-23-0-000-002.002 PIN: 76004 POWELL, DANIEL H ETUX LINDA J 19865 LAWRENCE RD FAIRHOPE AL 36532 (RPB 657 PG 1498) 05-46-06-24-0-000-008.000 PIN: 46698 FRISBEE, GLORIA M 19846 LAWRENCE RD FAIRHOPE AL 36532 (RPB 378 PG 1103) 05-46-06-24-0-000-008.001 PIN: 27397 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806300) 05-46-06-24-0-000-008.002 PIN: 21607 PHIPPS, SEABRON SOLON III ETAL PHIPPS, L 19822 LAWRENCE RD FAIRHOPE AL 36532 (INS #806299) 18" 48" 18" 18" 22" 18" 18" 18" 18" 18" 18" 26" 26" 18" 24" 24" 18" 24" 20" 30" 30" 30" 20" 24" 24" 18" 18" 24" 30" 36" 22"22"30" 5+000+00 1+00 2+00 3+00 4+00 05-46-06-14-0-000-013.006 PIN: 46245 SMITH, ROBERT CAREY ETAL SMITH, KRISHA 20011 LAWRENCE RD FAIRHOPE AL 36532 (INS #1648080) PALOMINO S T . (PRIVATE)LAWRENCE RD 60 FT. R/WPALOMINO ST. (PRIVATE) 27+06 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+ 0 0 11+ 0 0 12+ 0 0 13+0014+0015+00 16+00 17+0 0 18+ 0 0 19+00 20+0021+00 22+00 23+00 24+00 25+0026+0027+00 0+001+002+003+004+005+006+007+008+009+009+19 20' BUILDING SETBACK 20' BUILDING SETBACK FRONT BUILDING SETBACK LINEPUBLIC RIGHT-OF-WAY DEEDED TO BALDWIN COUNTY, ALABAMA IN (REAL PROPERTY BOOK 369 PAGE 1667) (EXCEPTION 16)(75' FROM THE CENTERLINE OF RIGHT-OF-WAY)30' BUILDING SETBACK10' UTILITY EASEMENT 10' UTILITY EASEMENT10' UTILITY EASEMENT 10' UTILITY EASEMENTGREENSPACE TYPE: PARK 4.44 AC WET POND GREENSPACE CREDIT 0.30 AC WET POND GREENSPACE CREDIT 0.31 AC FENCED DOG PARK WITH BENCHES UNDER SHADE TREES PLAYGROUND WITH BENCHES SWIMMING POOL NATURAL GREENSPACE TYPE: PARK (SEATING) 0.16 AC SHEET GS 20210979 JRB DRAWN DATE SCALE JOB No. 4/13/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GREENSPACE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566Gables onLawrenceFairhope, Alabama 36532GREENSPACE CALCULATIONS (CITY OF FAIRHOPE): ACREAGE IN TOTAL TRACT: 19.92 ACRES WETLANDS: 0.00 ACRES PONDS: 2.02 ACRES ASPHALT ROADS: 1.45 ACRES NET ACREAGE: 16.45 ACRES DENSITY (NET) = 136 UNITS/16.45 ACRES: 8.27 UNITS/ACRE GREENSPACE REQUIRED (25% OF 19.92 ACRES): 4.98 ACRES GREENSPACE PROVIDED: 5.21 ACRES OPEN SPACE (GREEN SPACE) CALCULATION DENSITY: 9.38 UNITS PER ACRE REQ'D 25% OF TOTAL GROSS AREA = 4.98 ACRES WETPOND 1 = 1.02 ACRES X 0.30% = 0.31 ACRES WETPOND 2 = 1.00 ACRES X 0.30% = 0.30 ACRES GREEN, POOL, PLAYGROUND, ETC. = 4.60 ACRES TOTAL = 5.21 ACRES GREENSPACE - TYPE: PARK WET PONE GREENSPACE CREDIT AREA PLAYGROUND, POOL, OR DOG PARK AMENITY AREA AREAS NOT INCLUDED LEGEND 20002550100 50 SCALE 1/19/22 CITY OF FAIRHOPE RESUMBMITTAL3/14/22 CITY OF FAIRHOPE RESUMBMITTAL 24/13/22 CITY OF FAIRHOPE RESUMBMITTAL 3 I I I I I I 7 i I I I I I N e e e ~ ~ c=J ------------------------------------------------------------------- I 4-- r I I I I I I • I I I I I I I : ' I I • I A-101A A A-101A SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'A' FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet UnitsA A-101A SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'B' 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATKlN OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FlXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING />S REQUIRED AT TOIL.ITS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVIDE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. [g] NEW 4"/6" WD. 0 INDICATES INTERIOR STUD PARTITION TYPE WALL 0 WINDOW ~ NEW 4n WO. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING GJ SEE FINISH SCHEDULE §NEW4"WD. INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING <f> SEE SHEET A-501 <g> SEE SHEET A-5D1 WINDOW/ DOOR SCHEDULE DESCRIPTION SIZE @3060 3'-o"x6'-o" 246B 2'-4"x6'-8" DR. 266B 2'-6nx6'-8" DR. 306B 3' -o"x6' -a" DR. 9070 9'-o"x7'-o" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR Ll\1NG 1000 SQ. SECOND FLOOR LIVING 370 SQ. TOTAL LIVING 1370 SQ. GARAGE 205 SQ. FT. FT. FT. FT. PORCH 90 SQ. FT. 0 I -:.,. "' 24'-o" / CENTER LINE OF TENANT SEPARATION. ,_ ________________________ _, 4'-5" 12'-o" 7'-7'' 4'-10½" 4'-10½" 3'-4" 5'-4' ~ ~ ~ 0 ,-----rr;::::1~~~~:::i=;-1.-------------r ® ® ~'t----;,---r;:== <g>BF::JE~=c:::::c:=<g>:::/B::::;i I ® I EW BEDROOM-2 mD 4'-2,Jf 5'-3" EW EW -4• STR. MULL MASTER B@)M (b-_ "-5B -H h==:-=;::::~-;:,l~WAY ! ~ t:f'~ coo 1/ '.;:==;:=~ 246B ,F=;;;:;;;;;;;:;j It----+ I)( -F===;:==-==:'..'.:::l\~•6s BATH ~ mD ;;, /QI~ \.u M I w --i-7 REFRIG.I I ~ I 0 -H [; STOVE ~~ITCHEN 0 I "' I "' 0 ~@D - I : mSINK ! !:fio I , , ! D/W ! . I ~ _J_ '----, N \HOP COUNTER (TYPICAL EA UNIT) 7'-6"± ~ - 0 MASTER 0 BATH Gill ~ 2~ [Jg <~ 246B MASTER UTILITY~RYER CLT. GE) Gill 2468 B ~ j ::!~ STAIRS I c: ~ J 0 -. " c= '---'[> "' ~ < I ;,-, ,-----,GARAGE SLOPES IG : :oowN 2· ~ I 1 FROM REAR i ATTIC i TO FRONT : ACCESS: j ' ' ' ' ' ' ' ' ' ' ' ' INTERIOR PANEL BOX GARAGE @) 0 I 0 N ' - ~ "' I -:.,. 00 I ;,-, ~ 0 ' in ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGKTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO ~=======""""===1.Jl __ s_:_O_:_F_,,_FIT (EACH SIDE OF BLDG). !I 0 I ;,-, I ® ® EXIT-1 A_ --<g> }3068~ ~ MIN. '\_ ALL EXTERIOR WALLS TO HAVE R-13 BATT. INSULATION l ½"II ..,__--+----I ,._ ____ ...,,, 5'-0" 10'-7½" 1. ALL INTERIOR WALLS ARE 4" WD. STUDS WITH ½" G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6M WD. STUDS WITH Jf G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVf STAIRS: LVT (EQUAL TO) ROKPLANK SPC VINYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BD. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER 0 I CENTER LINE OF TENANT SEPARATION. 4'-5" 4'-10½" 4'-10½" 24'-o" 12'-o" 7'-7'' 3'-4" 5'-4' ® "''t--;,---i~=:::/:::=iE~~rr=='=::::/::::;-i ® EW EW ;,- I ;._ 0 I -:.,. -H 0 I 0 BEDROOM-2 mD 5'-3" 00 ~ TOVE KITCHEN ~o ~GID : mSINK 1 ':fio I , , ! D/W ! 1 _J_ '---' N HOP COUNTER (TYPICAL EA UNIT) 3068 4• STR. MULL MASTER BEDROOM OID ,-----!GARAGE SLOPES : :oowN 2· : :rnoM REAR : ATTIC :ro FRONT : ACCESS: j ' ' ' ' ' ' ' ' ' ' ' ' INTERIOR PANEL BOX GARAGE @) 0 I 0 N ALL EXTERIOR WALLS TO HAVE R-13 BATT. INSULATION 10'-7½" 1. ALL INTERIOR WALLS ARE 4" WD. STUDS WITH ½" G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS WITH Jf G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVT STAJRS: LVT (EQUAL TO) ROKPLANK SPC VlNYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BD. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER CENTER LINE OF TENANT SEPARATION. ~ -sf I "' 00 I ;.-, WATER HEATER DISCONNECT (TYP. EA UNIT) ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BLDG). PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Til le FIRST FLOOR PLANS A AND B WITH NOTES AND LEGEND A-101B Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet UnitsA A-101B SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'C' 1 A-101B SCALE: 1/4"=1'-0" KEY PLAN FOR 4 PLEX BUILDING 6 PLEX BUILDING - SIMILAR FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATION OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. All MATERIALS, FIXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFlCATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING AS REQUIRED AT TOILETS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROv1DE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. [g] NEW 4"/6" WO. ~ INDICATES INTERIOR STUD PARTITION TYPE WALL @ WINDOW [§ NEW 4" WO. STUD lYPE WALL WITH EXTERIOR ROOM NUMBER, LAP Sl~NG ~ SEE FINISH SCHEDULE NEW 4" WO. ~ INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING 0 SEE SHEET A-501 ¢ SEE SHEET A-5D1 WINDOW I DOOR SCHEDULE DESCRIPTION SIZE @ 3060 3•-o·x6'-0" 2468 2'-4.x6'-8" DR. 2668 2'-6•x6'-8" DR. 3068 3'-0nx6'-8" DR. 907D 9'-0Mx7'-0" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR LIVING 1000 SQ. SECOND FLOOR LIVING 370 SQ. TOTAL LIVING 1370 SQ. FT. FT. FT. GARAGE 205 SQ. FT. PORCH 90 SQ. FT. 'o I -:.,-"' 'o I "' 'o I "' "' 'o I ;,., '":.,. 0 I -- k-----' 'o I -:.,- ~ ~ "' I -"' ~ - -H 'o I 0 - - A e 0 CENTER LINE OF / TENANT SEPARATION. 24'-o" 4'-5" 12'-Q" 7'-7" 4'-10½" 4'-10½" 3'-4" 5'-4' ~ ~ --,-- : ¢ w ® l ® ¢ ~ g;: EW EW ffi"'O I ® I 0..5_1 4• • 0"' STR. MULL EW "'~ ½" MIN. I ~ MASTER BEDROOM ¢-BEDROOM-2 @) @) 8 4'-½" 5'-3" /" A ~ 2468 0 hl -rr ' \/ ~ HALLWAY MASTER /\ 107 @) BATH B 0 i Gill 2~ \y - BATH Jg <i!>-@) g 1G) 2468 MASTER \ '/ UTIUTY~RYER CLT. Gill II~ (JQD ,-7 REFRIG. 2468 f3 ~ I I 112 I [; ~ @,ITCHEN STAIRS 1 " -J D - ~TOVE '[> ;,, ~ ~GID c= ~ I 0 ;,., I : IlJls1NK, 'lJa 3D68 le ~ 1-----IGARAGE SLOPES J_ o o I_~~-!~ : :□OWN 2" : :rnoM REAR : ATTIC : TO FRONT \HOP COUNTER : ACCESS: j -' ' ' ' (lYPICAL EA. UNIT) ' ' ' ' ' ' 7'-6"± ' ' INTERIOR PANEL BOX □ □ 'o I GARAGE 0 @D N ~ LMNG RM. OID ¢-UNIT OD □ ® ® EXIT-~ ~ 3068 I I ¢ t I ~1 ½"I \_ ALL EXTERIOR WALLS MIN. 4'-4" TO HAVE R-13 BATT. INSULATION I 5'-0" 13'-4½" 10'-7½" 1. ALL INTERIOR WALLS ARE 4" WO. STUDS WITH J," G.B. EACH SIDE, - - CENTER LINE OF NANT SEPARATION. TE ~ ..,. I "' - ~ "' I -:.,- 'ix, I ;,., ;,I;: 0 ' ;,., ~~~~ ER HEATER ONNECT - (lYP . EA. UNIT) /,"\. ~ ALL RAT ED WALLS (UL -#U373) ARE SEAL.£□ TIGHTLY TO TO BE UNDERSI DE OF ROOF DECK. SEPARATION WALLS MUST TINUOUS FROM somT TO EACH SIDE OF BLDG). TENANT BE CON SOFFIT ( ~ ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS WITH ½" G.B. EACH SIDE (lYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVT STAJRS: LVT (EQUAL TO) ROKPLANK SPC VINYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BO. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER □D 1H UNIT U OD □ □ □D 1H UNIT U CID □ 96'-o" □ □D 1H UNIT UCID □ □ □D 1H UNIT U OD □ PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e-- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e-- i w ~ 2§ 0 c"i Q' Sh ee!Til le FIRST FLOOR PLAN C WITH NOTES AND LEGEND A-102A Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet UnitsA A-101A FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'A'A A-101A SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'B' 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATION OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FIXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PR0"1DE BLOCKING AS REQUIRED AT mLETS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVlDE SOUND BATT IN AU_ INTERIOR WALLS AROUND RESTROOMS. § NEW 4"/6" WO. <8> INDICATES INTERIOR STUD PARTITION TYPE WALL 0 WINDOW [§ NEW 4" WO. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING CD SEE FlNISH SCHEDULE NEW 4" WO. ~ INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING 0 SEE SHEET A-501 ~ SEE SHEET A-501 WINDOW I DOOR SCHEDULE DESCRIPTION SIZE @3060 3•-o·xs'-0" 2468 2'-4•x6'-8" DR. 2668 2•-s•xs'-8" DR. 3068 3'-o•xs'-8" DR. 9070 9'-0"x7'-0" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR LIVING 1000 SQ. FT. SECOND FLOOR LIVING 370 SQ. FT. TOTAL LIVING 1370 SQ. FT. GARAGE 205 SQ. FT. PORCH 90 SQ. FT. 24'-o" ~------------16'-7.1-f 7'-4}1" 5'-7" 5'-~" -'S I 0 BEDROOM-3 GE) 7'-4" HAl..iWAY Gill 5'-6" L ______ LlS==~~ 6 5 I I I I 4 3 I HVAC I AREA I I I ;c, I -,..., I ,-------- 1 ALL EXTERIOR WAL.LS TO HAVE R-13 BATT. INSULATION 10'-s½" ~------------~ 11 ~==========,=====~ I I I I I I L_ _____ _j 1. ALL INTERIOR WALLS ARE 4" WD. STUDS WITH Jr G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS WITH J;" G.B, EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS, LVT STAIRS: LVf (EQUAL TO) ROKPLANK SPC VINYL PLANK WALLS, PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG, SMOOTH FINISH GYP. BO. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER rCENTER LINE OF / TENANT SEPARATION. "ro I "' ~ sl' I '-a- <XJ I ·o, ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BLDG). 'o I "' 'o I "' u, rCENTER LINE OF / TENANT SEPARATION. rCENTER LINE OF / TENANT SEPARATION. 24'-o" ,-----------------------------.t ~------------16'-712" 7'-4}1" 5'-7" 5'-~" 5'-6" BEDROOM-3 GE) 7'-4" ALL EXTERIOR WALLS TO HAVE R-13 BATT. INSULATION 5'-9" 10'-s½" 1. ALL INTERIOR WALLS ARE 4" WO. STUDS WITH ½~ G.8. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS WITH J;" G.B. EACH ~DE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVf ST.'JRS, LVT (EQUAL TO) ROKPLANK SPC VINYL PLANK WALLS, PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG, SMOOTH FINr.iH GYP. BO. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER 00 I "' ~ I ·.,. <XJ I 0, ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BLDG). PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Sh eel Til le SECOND FLOOR PLANS A AND B WITH NOTES AND LEGEND A-102B Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet UnitsA SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'C' A-102B FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATION OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FIXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PR0"1DE BLOCKING AS REQUIRED AT mLETS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVlDE SOUND BATT IN AU_ INTERIOR WALLS AROUND RESTROOMS. § NEW 4"/6" WO. <8> INDICATES INTERIOR STUD PARTITION TYPE WALL 0 WINDOW [§ NEW 4" WO. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING CD SEE FlNISH SCHEDULE NEW 4" WO. ~ INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING 0 SEE SHEET A-501 ~ SEE SHEET A-501 WINDOW I DOOR SCHEDULE DESCRIPTION SIZE @3060 3•-o·xs'-0" 2468 2'-4•x6'-8" DR. 2668 2•-s•xs'-8" DR. 3068 3'-o•xs'-8" DR. 9070 9'-0"x7'-0" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR LIVING 1000 SQ. FT. SECOND FLOOR LIVING 370 SQ. FT. TOTAL LIVING 1370 SQ. FT. GARAGE 205 SQ. FT. PORCH 90 SQ. FT. 'o I 'c--J 'o I 'c--J en r CENTER LINE OF / TENANT SEPARATKlN. 24'-0" C 7 I I 7'-4X," 5'-7" 5•-?'-· I ® -----7 i' I '!-=--=--=--=-~-=-EW BEDROOM-3 GE) o 3'-6" 'c--J o HALLWAY @) STAJRS 6 L ______ 5 4 3 HVAC AREA ill I ;.,-, ,-------- ALL EXTERIOR WALLS TO HAVE R-13 BATT. INSUlATION 1. ALL INTERIOR WALLS ARE 4" WO. STUDS WITH ½" G.B. EACH SIDE, ALL INTER~R PLUMBING WALLS ARE 6" WO. STUDS WITH ½" G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVT STAIRS: LVT (EQUAL TO) ROKPLANK SPC V1NYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. 8D. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER I I i' I I II I I 1: 11 11 11 11 11 11 11 11 11 11 11 11 11 (X) I io (X) I "' PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Till e SECOND FLOOR PLAN C WITH NOTES AND LEGEND A-201 A A-201 SCALE: 1/4"=1'-0" FRONT ELEVATION 'A' Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet UnitsB A-201 SCALE: 1/4"=1'-0" FRONT ELEVATION 'B'C A-201 SCALE: 1/4"=1'-0" FRONT ELEVATION 'C' C A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'C'B A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'B'A A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'A' CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROOF SHEATHING ATTIC BATT. INSULATION R-32 (lYPICAL)\ .J-BEARING HGT. '1" \ \I 6:12 SLOPE 0 I CX) FLASHING (lYP.) " ' '<. " ~ T.O. ~ .J-WD. 1-JDISTS '1" V VINYL FASCl~A AND SOFFlT WITH CONT. VENT 0 4" CEMENTTIIOf~S TRIM-P-'JNTED I "' ~ CEMENTITIOUS LAP SIDING-P;JNTED • .,I_ '" .,_ T.O. SLAB NI CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROOF SHEATHING ~ ,,, .. ,:, f-- ~ f-- f-- ~ ~ f-- f-- ~ f-- f-- RIDGE VENT - 'I IZ ""' ..._ ' = □ □DD ~~ □DD □DD □DD '---L_ VINYL DCORS AND WINDOWS- IMPACT RATED RIDGE VENT N 1./ N R TYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-5" EACH SIDE OF TENANT SEPARATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302 .2.2 6:12 SLOPE ~2~~s~!;2~~s~~~2;2~~s~;;~~~~;~i2;2~~~~!;2~~s~!;2;~~~~i,,--;[~~~/1:~_Rr.~~A~CH 0 I CX) 0 I "' T.O. WD. SIDE OF TENANT SEPARATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302.2.2 FLASHING (lYP.) 2x10 BAND '! ' N N ), _"-.I_ 1_./ ~ 1:::: N~ 1:::: T= Nf- 1:::: f '' N ' N N N I f--i= r= Nf-- I ::::= Nf-- I f-- ~ N ~ v,.......__'l " ~ N ,..._ ' 1Z ~ '-J / N = f-- ~ □ □DD f-- f-- □DD ~ ~~ r. ~ f-- f--□DD h ~ f-- f--□DD R ..._ ---- - - ---- -- '---L_ VINYL DCORS AND WINDOWS- IMPACT RATED RIDGE VENT ~ f-- f-- f-- f-- f-- f-- ~ f-- f-- f-- ..._ <n w f-- f-- f-- f-- f-- f--,~ f-- f-- f-- f-- f-- f-- ~ ====== -□ --- ~~ - = --- - - - '--....\_ VINYL DOORS AND WINDOWS- IMPACT RATED ~ -~ -j/ N ,/ ~~ - ====' - -- --~ ~ - ===! - - = = -----'I. TYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-5" EACH SIDE OF TENANT SEPARATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302.2 6:12 SLOP FLASHING (lYP.) p SI lYPICAL FIRE RETARDANT LYWOOD MIN. 4'-5~ EACH DE OF TENANT SEPARATION. .2 E N A 0 ATTIC VENTING OR OPENING LLOWED, PER IRC SECTION R302.2.2 FLA ( SHING lYP.) 2x10 BAND ' N _), .'-1.. 1 _./ ~ ~ I I T I i " N N N N I f-- Nf-- I ~ r= Nf-- I ::::= Nf-- I f-- ~ v,.......__'l "-- ' 1 "" ..._ '-J = f-- ~ □ □DD f-- f-- ~ ~~ □DD ~ f-- f--□DD ~ f-- f--□DD ---- - - ---- -- '---L_ VINYL DOORS AND WINDCWS- IMPACT RATED RIDGE VENT ~ f-- f-- f-- f-- f-- f-- ~ f-- f-- f-- ' <n w f-- f-- f-- f-- f-- f--,_ f-- f-- f-- f-- f-- f-- ~ ====== -□ --- ~~ - = --- - - - '--....\_ VINYL DOORS AND WINDOWS- IMPACT RATED ~~ - -- -- - = ~ ~ -- - -- - -= = ~ r CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROOF SHEATHING r ~~~CLA~~i;: R-32 (lYPICAL) .J-BEARING HGT . '1" 0 I CX) T.O. .J-WD.1-Jcms '1" '-VINYL FASCIA AND SOFFIT WITH CONT. VENT >:4" CEMENTITIOUS 0 TRIM-PAINTED I "' ~ u:E~6111~~iAINTED , .,_ T.O . SLAB '1" CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROOF SHEATHING !/"-ATTIC BATT. INSULATION R 32 (lYPICAL) .J.. BEARING HGT. 'I" FLASHING (TYP.) 0 I CX) T.O. .,_ WD. I JDISTS '1" VINYL FASCIA AND SOFFIT WITH CONT. VENT >'.4• CEMENTITIOUS 0 TRIM-PAINTED I ·a, r-u:Et6111~~iAINTED T.O. SLAB PCDA ARCHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee !Til le FRONT AND REAR EXTERIOR ELEVATIONS A A-201 SCALE: 1/4"=1'-0" SIDE ELEVATIONS SCALE: 1/4"=1'-0" 1 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION 2 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION (TYPICAL ENDWALL) A-202 Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55A 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, AL 36526 Lawrence 24 feet Units3 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROOF SHEATHING ATTIC BATT. INSULATION R-32 (TYPICAL) ✓ / X ;_ BEARING HGT. / -, 'o co I / ,,., ~/ T.O. .J. WD. I JOISTS 'f' 'o I / VINYL FASC -:q-AND SOFFIT 1..--- CONT. VENT ~ f-- 4" CEMENTrTlf~US f-- f-- TRIM PAINTED f-- f-- CEMENTITIOUS E'S LAP SIDING PAJNTED f-- t= .J-T.O. SLAB f-- '1" VINYL WINDOWS- IMPACT RATED ® RIDGE VENT , , , , , , ✓ ✓ ✓ ✓ WINDOW & FRAME TYPES SCALE: 1/4" = 1'-0" 1. DP RATING OF ±50 UNLESS OTHERWISE DIRECTED BY ENGINEER. 2. WINDOW SIZES ARE A ESTIMATE MEASUREMENT -CONTRACTOR TO VERIFY FRAME SIZE & ROUGH OPENING WHEN A MANUFACTURER IS CHOSEN. 3. EXTERIOR WINDOWS ARE TO BE LOW-E. 3'-o" 9'-o" II { {mill DD □ VINYL DOORS DD □ IMPACT RATED DD □ DD □ IMPACT RATED IMPACT RATED DOOR TYPES 1. ALL EXTERIOR DOORS SHALL HAVE A DP RATING OF 50. 2. ALL INTERIOR DOORS ARE PRE-HUNG DOORS -SELECTED BY OWNER. ..,, , , , ..,, , y , , . ..,, , , , , 0 ~ ----....__ ---' -- COUNTER TOPS AND CABINETS SELECTED BY OWNER COUNTER TOPS AND CABINETS SELECTED BY OWNER FIELD VERIFY REFRIG. PCDA ARCHITECTURE ,' ,'-,, ,"-,....__ ,....__ '' ' ....__ ' "'- 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee !Til le 1YPICAL SIDE EXTERIOR ELEVATIONS A-101A A A-101A SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'A' FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet UnitsA A-101A SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'B' 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATKlN OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FlXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING />S REQUIRED AT TOIL.ITS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVIDE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. [g] NEW 4"/6" WD. 0 INDICATES INTERIOR STUD PARTITION TYPE WALL 0 WINDOW ~ NEW 4• WO. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING GJ SEE FINISH SCHEDULE §NEW4"WD. INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING <f> SEE SHEET A-501 <g> SEE SHEET A-501 WINDOW/ DOOR SCHEDULE DESCRIPTION SIZE @2958 2'-9"xs•-a• @ 3050 3'-o·xs·-o· 2468 2'-4"x6'-8" DR. 2668 2·-e·xs'-a· DR. 3068 3' -o"x6' -a• DR. 9070 9'-o"x7'-o" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR Ll\1NG 1000 SQ. SECOND FLOOR LIVING 540 SQ. TOTAL LIVING 1540 SQ. GARAGE 205 SQ. FT. FT. FT. FT. PORCH 90 SQ. FT. 2a'-o" rCENTER LINE OF / TENANT SEPARATION. 15'-5" 12'-7" 5'-5" 10'-0" ~ ~ I ,-~~-------,--, I N ~=f =5'E~~3F~~3i'::::::::f=~!!:Lir-;;r.~ N MULL 2668 LIVING Rt.4. Gill 3068 @ N 3'-10,Yz" HALLWAY Gill UNIT OD INTERIOR PANEL BOX '::, I <D MASTER BEDROOM (ill) GARAGE SLOPES DOWN 2• FROM REAR TO FRONT I GARAGE CJID 9070 '::, I N N I <D WATER HEATER DISCONNECT (TYP. EA. UNIT) ~ ~ 10-- '::, I N N 10-- ~ ~ I "' ~ ~ n I "' .-- A e 0- ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST R WALLS 13 BATT. ALLEXTERI~ TO HAVE R- INSULATION 12'-7" 2a'-o" 1. ALL INTERIOR WALLS ARE 4" WD. STUOS 111TH ½" G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6~ WD. STUDS WITH )f G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVf STAIRS: LVT (EQUAL TO) ROKPLANK SPC '1NYL PLANK WALLS, PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG, SMOOTH FlN~H GYP. BD. GARAGE FLOOR, CONCRETE. FINISH SELECTED BY OWNER BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIOE OF BLOG). rCENTER LINE OF / TENANT SEPARATION. 2a'-o" 15'-5" 12'-7" 5'-5" 10'-0" 6'-2,Jf 6'-4½" 4• ~ D ~ <g> ,(srn. MULL~ ~· .a"' I @ !1-8 ~ ½" ~ ,.~ MIN. m EW I 8\_4" 'V ~ EXIT-2 0- STR. MULL 2668 MASTER BEDROOM LIVING RM. (ill) Gill 26:1/8 6'-5" 5' -8½" , --ml~----HOP COUNTER u~ I ' ' ! D/w ! ., ~ I ' ' I ~ ~ I ~ 1 KITCHEN MASlER BATH 0 GID STOVE ~Qill ;;7,J. I ~ 2468 UTILITY~ I 2468 CJID DRYE L -1 REFRIG. II MAST£ CLT. 2468 8 mD ~ l~e 1d'==, ~ ~ GARAGE SLOPES -~ -u f DOWN 2" B, illr.l1>lf.,\I/ 't "' 3068 FROM REAR lll TO FRONT ,rr'\ rJ) @o I 2~ 0 MIN ~ ~·-2 3'-10½" INTERIOR PANEL BOX @~ - G) HALLWAY GARAGE ~ Gill CJID '::, 4'-0" I UNIT N OD N ~8 CLT. @D 3068 <k> 5'-9" ~ BEDROOM-2 Gill ½"~ MIN. '::, 0-<g>-'3 I !!'! EW 4• (/) SIM. <D v ~TR 11'-6,Yz" MULL <g>-9070 <k> 5'-9" 3'-10½" 12'-7" 2a'-o" 1. ALL INTERIOR WALLS ARE 4" WO. STUOS WITH ½" G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS WITH ½,• G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS, LVT STAIRS: LVf (EQUAL TO) ROKPLANK SPC "1NYL PLANK WALLS, PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BO. GARAGE FLOOR, CONCRETE. FINISH SELECTED BY OWNER rCENTER LINE OF / TENANT SEPARATION. f- '::, ' :.,. - ~ ~ n I in '<o I ;,-, I ~ <D ~ I co ..,. I\_WATER HEATER DISCONNECT (TYP. EA. UNIT) A t:';Y f- ALL RATED WALLS (U L-#U373) ARE LY TO TO BE SEALED TIGHT UNOERSIDE OF ROOF OECK. TENANT SEPARATION BE CONTINUOUS FRO WALLS MUST M SOFFIT TO F BLDG). SOFFIT (EACH SIDE 0 PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, en I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Til le FIRST FLOOR PLANS A AND B WITH NOTES AND LEGEND A-101B Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet UnitsFLOOR PLAN LEGEND WALL TYPES GENERAL NOTES A A-101A SCALE: 1/4"=1'-0" FIRST FLOOR PLAN 'C' 1. DIMENSIONS ARE SHOWN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. Af-JY CHANGE IN LOCATION OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FlXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING AS REQUIRED AT TOILETS, TUB/SHOWER FOR GRAB BARS, CLOSET SHEL"1NG AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION, 6. PROVIDE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. [g]NEW 4"/6" WD. 0 INDICATES INTERIOR sruo PARTITION TYPE WALL @ WINDOW [§ NEW 4" WD. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING CD SEE FINISH SCHEDULE §NEW4"WD. INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING 0 SEE SHEET A-501 ~ SEE SHEET A-501 WINDOW/ DOOR SCHEDULE DESCRIPTION SIZE @2958 2'-9Nx5'-8N @3050 3' -oftx5' -o" 2468 2'-4Nx6'-8ft DR. 2668 2'-6ftx6'-8" DR. 3068 3'-0Nx6'-8ft DR. 9070 9'-a~x7'-o" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SEUECTED BY OWNER. NAME AREA FIRST FLOOR LIVING 1000 SQ. SECOND FLOOR LIVING 540 SQ. FT. FT, TOTAL LIVING 1540 SQ. FT. GARAGE 205 SQ. FT. PORCH 90 SQ. FT. "' I in <D I .N a I "' N CENTER LINE OF TENANT SEPARATION. 15'-5" 5'-5" 10'-o" MULL 2668 LIVING RM. Gill 7 --~I--: HOP COUNTER : ~jo/w j I I 00 OO STOVE 28'-o" / CENTER LINE OF TENANT SEPARATION. 12'-7" 6'-2)f 6'-4½" MASTER BEDROOM a (ill) ' ;,, I ;.., 'r==:=::t~+---<-~ INTERIOR l!tt--+t-1"""r--,/''-.l~---fl PANEL BOX GARAGE SLOPES DOWN 2• FROM REAR TO FRONT I GARAGE CJID ~ a I "' 3'-10½" 9070 12'-7" "' N 8 1. ALL INTERIOR WALLS ARE 4" WD. STUDS Vl1TH Jf G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WO. STUDS W~H J," G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVT STAIRS: LVT (EQUAL TO) ROKPLANK SPC "1NYL PLANK WALLS, PAINTED GYP. -COLOR SELECTED BY OWNER BASE, P~NTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BD. GARAGE FLOOR, CONCRETE. FINISH SEUECTED BY OWNER WATER HEATER DISCONNECT (TYP. EA. UNIT) AUL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BUDG). PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, en I >-w co e- i w ~ 2§ 0 c'i Q' Sh eel Til le FIRST FLOOR PLAN C WITH NOTES AND LEGEND A-102A Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet UnitsA A-101A SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'A'A A-101A SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'B' FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES 1. DIMENSIONS ARE SHOWN TD FACE OF STUDWORK & TD CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATKlN OF INTERIOR WALLS TO BE CONFIRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FlXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING />S REQUIRED AT TOIL.ITS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFIRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVIDE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. [g] NEW 4"/6" WD. 0 INDICATES INTERIOR STUD PARTITION TYPE WALL 0 WINDOW ~ NEW 4• WO. STUD TYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING GJ SEE FINISH SCHEDULE §NEW4"WD. INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING <f> SEE SHEET A-501 <g> SEE SHEET A-501 WINDOW/ DOOR SCHEDULE DESCRIPTION SIZE @2958 2'-9"xs•-a• @ 3050 3'-o·xs·-o· 2468 2'-4"x6'-8" DR. 2668 2·-e·xs'-a· DR. 3068 3' -o"x6' -a• DR. 9070 9'-o"x7'-o" GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR Ll\1NG 1000 SQ. SECOND FLOOR LIVING 540 SQ. TOTAL LIVING 1540 SQ. GARAGE 205 SQ. FT. FT. FT. FT. PORCH 90 SQ. FT. ~ <g> "' I ~ ~ ~ t:';Y 0 I <O __,_ ,.,_ I ~ m 0 I ;,-, ~ ~ 00 I ;,-, 28'-Q" 7'-Q" 16'-7" 3'-6" 3'-6" BEDROOM-3 G§D - G§D ~ CLT. I ~ ~r__,________.,-, ½1~ ~-- ;,-, '-' A v11v II LJ HAl..l.WAY , "" GID I I I 11 11 11 "r=====,i I 11 I' /'n I 11 I/ 11 I 11 I I I :' I I l l l 5'-8" I I 11 I 11 11 I 11 11. 11 I 11 -'A"-' CENTER LINE OF TENANT SEPARATION. C) I ;,-, " I ;,, ~ "' " I I ·oo ,.,_ v A\. ~ 11 I 11 "YI _,,__ _ _,,__ ____ ll _________________________ JJ LL-_-_-_-_-_-_-_-_-_-_-_-_-__ J~ ____ ..,. 1. ALL INTERIOR WALLS ARE 4~ WD. STUDS WITI-l )f G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WD. STUDS WITH ½" G.B. EACH SIDE (TYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: Lvr STPJRS: LVT (EQUAL TO) ROKPLANK SPC VINYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PAINTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BD. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BLDG). 0 I <O __,_ rCENTER LINE OF / TENANT SEPARATION. 7'-Q" 3'-6" 3'-6" "' I C) ~ I +-----1~1==== ~ 0 I ;,-, ~ m I C) ,.,_ I m ~ 00 I ;,-, BEDROOt.1-3 G§D ~ A vi I" II LJ HAl..l.WAY STAIRS GID 15'-10½" 28'-Q" 16'-7" 6'-5½" 5'-8" I t 'f'====:,7 :! :: :: 111 11 11 * :: 1: 111· CENTER LINE OF TENANT SEPARATION. "' I CJ() v 11 :1 If +---+-----LL _________________________ JJ ~~ - -- - -- - - - - - -- --LI ____ ..,. 1. ALL INTERIOR WALLS ARE 4" WO. STUDS WITH ½M G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6" WD. STUDS WITH ½" G.B. EACH SIDE (TYP. EA. UNIT). 2. PR0"1DE AT LEAST 1 FIRE EXTINGU5HER PER EACH KITCHEN AREA FLOORS: LVT STAIRS: LVT (EQUAL TD) ROKPLANK SPC VINYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: PPJNTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BD. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER ALL RATED WALLS (UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TO SOFFIT (EACH SIDE OF BLDG). PCDA A R CHI TE CTURE 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Till e SECOND FLOOR PLANS A AND B WITH NOTES AND LEGEND A-102B Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet UnitsA A-101B SCALE: 1/4"=1'-0" SECOND FLOOR PLAN 'C' FLOOR PLAN LEGEND WALL TYPES GENERAL NOTES 1. DIMENSIONS ARE Sl-10WN TO FACE OF STUDWORK & TO CENTERLINE OF WINDOWS & EXTERNAL DOORS. 2. ANY CHANGE IN LOCATION OF INTERIOR WALLS TO BE CONFlRMED WITH ARCHITECT BEFORE PROCEEDING. 3. ALL MATERIALS, FlXTURES, ETC. SHALL BE NEW UNLESS OTHERWISE SPECIFIED. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 4. PROVIDE BLOCKING AS REQUIRED AT TOILIETS, TUB/SHOWER FOR GRAB BARS, CLOSET SHELVING AND TOWEL BARS. 5. G.C. TO CONFlRM WITH OWNER DESIRED FLOORING PRIOR TO CONSTRUCTION. 6. PROVIDE SOUND BATT IN ALL INTERIOR WALLS AROUND RESTROOMS. § NEW 4"/6" WO. 0 INDICATES INTERIOR STUD PARTITION lYPE WALL @ WINDOW [§ NEW 4" WO. STUD lYPE WALL WITH EXTERIOR ROOM NUMBER, LAP SIDING CQ SEE FINISH SCHEDULE ~ NEW 4•wo. INTERIOR STUD ~ DOOR WALL 1 HOUR SIZE RATING 0 SEE SHEET A-501 <§> SEE SHEET A-501 WINDOW I DOOR SCHEDULE DESCRIPTION SIZE @295B 2'-9"xs·-a· @ 3D5D 3'-0nx5'-o· 246B 2· -4•x6' -a• DR. 2668 2'-6nx6'-a• DR. 3068 3'-o"x6'-a· DR. 9D7D 9'-o•x7'-o• GARAGE DR. 1. ALL INTERIOR DOORS ARE PRE-HUNG DOORS-SELECTED BY OWNER. NAME AREA FIRST FLOOR Llv1NG 1000 SQ. FT. SECOND FLOOR LIVING 540 SQ. FT. TOTAL Llv1NG 1540 SQ. FT. GARAGE 205 SQ. FT. PORCH 90 SQ. FT. rCENlER LINE OF / TENANT SEPARATION. 28'-o" 4'-5)f 7'-0" 16'-7" 3'-6" 3'-6" 4'-5,lf b a I ;.,, ~ ITT I A\. ---~ BEDR00M-3 G§D s ~IQ) /',,, <g> ;.__ -I "' 0 I I~ "' .,. -:.,. CLT. I 11 ~ G§D 11 "' 11 r--I r"·' 11 I <Xl -.,. .,. 11 I ~ -"' 0 A I "'I I" ;.,, -II LJ HALLWAY ~ STAIRS CX) Gill I ;.,, 1': I II 1: I 1: "====~ : I 11 11 I /j;-.-+ 11 11 I 'O' I 11 11 I 11 11 11 I "' I 0 I 11 :: 1: ~-~----~-------------~ c---------------~----~ 1. ALL INTERIOR WALLS ARE 4" WD. STUDS WITH )f G.B. EACH SIDE, ALL INTERIOR PLUMBING WALLS ARE 6N WO. STUDS WITH )f G.8. EACH SIDE (lYP. EA. UNIT). 2. PROVIDE AT LEAST 1 FIRE EXTINGUISHER PER EACH KITCHEN AREA FLOORS: LVT STAIRS: LVf (EQUAL TO} ROKPLANK SPC VINYL PLANK WALLS: PAINTED GYP. -COLOR SELECTED BY OWNER BASE: P,t,JNTED -SELECTED BY OWNER CLG: SMOOTH FINISH GYP. BO. GARAGE FLOOR: CONCRETE. FINISH SELECTED BY OWNER ALL RATED WALl.S {UL-#U373) ARE TO BE SEALED TIGHTLY TO UNDERSIDE OF ROOF DECK. TENANT SEPARATION WALLS MUST BE CONTINUOUS FROM SOFFIT TD SOFFIT (EACH SIDE OF BLDG}. PCDA A R CHI TE CTURE 0 n- Q_ u Q_ Q_ <( n- C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 n-u 2 ~ w =, V, en I >-w co e- i w ~ 2§ 0 c'i n- Shee !Til le SECOND FLOOR PLAN C WITH NOTES AND LEGEND A-201 A A-201 SCALE: 1/4"=1'-0" FRONT ELEVATION 'A' Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet UnitsBA-201 SCALE: 1/4"=1'-0"FRONT ELEVATION 'B'C A-201 SCALE: 1/4"=1'-0" FRONT ELEVATION 'C' C A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'C'B A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'B'A A-201 SCALE: 1/4"=1'-0" REAR ELEVATION 'A' OMPOSITE SHINGLES R RESISTANT MEMBRANE CLASS H C OVER WAIT OVER ROO F SHEATHING ATTIC BATT INSULATION (1YPICAL) - 0 I CJ) R-32 ~ "1NYL FASCIA AND somT WITH CONT. VENT 4• CEMENTITlfzUS TRIM-PAJNTED CEMENTITIOUS LAP SIDING-PAINTED- .;. T.D. SL.AB NJ -,- ~ ~ ~ ~ f--f-- ~ ~ ~ ~ t:::s f-- ~ ~ ~ f--f-- ~ ~ ~ ~ ~ RIDGE VENT /, I/ --□ --- ~~ --------- '-l.._ VINYL DOORS AND WINDOWS- IMPACT RATED RIDGE VENT g~s W~T~~M:~s~~iAN\Hl~~~~~NE :::::::::::::::::::::=:::::::;::::::;::::::::=::::::::::::::::::;==:::::::;::::::;::::=:::::::;:::::::::::::::::::: OVER ROOF SHEATHING ATTIC BATT. INSULATION R-32 (lYPICAL) ----~ VINYL FASCIA AND SOFFIT WITH CONT. VENT CEMENTITIOUS LAP ~DING-PAJNTED T.O. SLAB II N V ~ ,;,---..._, V,; ., ., N V ~ Y/ ' ' □DD E3 □DD t=I □DD El □DD R TYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-5" EACH SIDE OF TENANT SEPARATION. ND ATTIC VENTING OR OPENING N ALLOWED, PER IRC SECTION R302.2.2-......: TYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-Sft EACH SIDE OF TENANT SEPAAATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302.2.2 FLASHING (1YP.) -.. ~ N N T T-y- T== T= y== -------- --- -"-s;::-- ' RIDGE VENT ,::: / -~ □ ~ f--- ~ ~~ ~ f--- ~ ~ f--- ~ ~ ~ f--- "-,L_ VINYL DOORS AND WINDOWS- IMPACT RATED / I / ~ ,;.,,.......--,_',( / '" ., N / // IIU N ~ ' □DD =3' □DD =I □DD =l □DD ==i TYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-5" EACH SIDE OF TENANT SEPARATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302.2.2 lYPICAL FIRE RETARDANT PLYWOOD MIN. 4'-Sft EACH SIDE OF TENANT SEPAAATION. NO ATTIC VENTING OR OPENING ALLOWED, PER IRC SECTION R302.2.2 FLASHING (1YP.) N " " N N T -T~ --Tf-----1~ --T~ - --y:=== - ->s;:-- RIDGE VENT 'i I/ --□ --- ~~ --------- '-l.._ VINYL DOORS AND WINDOWS- IMPACT RATED RIDGE VENT ~',( // " .J ., / ,, IIUI ~ ~ -□DD ---□DD --- □DD --- □DD --- $ BEARING HGT. T.O. 0 I 'ix, WO. I-JOISTS T.O. SL.AB 0 I CJ) PCDA A R CHI TEC TUR E 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Til le FRONT AND REAR EXTERIOR ELEVATIONS SCALE: 1/4"=1'-0" A-202 Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH October 7th, 2021 2021.55B 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 fairhope, AL 36526 Lawrence 28 feet Units1 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION 2 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION 3 A-202 SCALE: 1/4"=1'-0" INTERIOR ELEVATION a I ;,-, N T.O. .J.. GRADE 'f' a I co a I "' ~ REFINISH OUVERS _.,,. CLASS H COMPOSITE SHINGLES - / OVER WATER RESISTANT MEMBRANE 12 OVER ROOF SHEATHING BEARING HGT. ::s:~ATTIC BATT. T ~ INSULATION R-32 ~ (1YPICAL) ' [~~I~~~ '~ ~'/ ':::::~ T.O. 6r1'--/ ~~ .J.. WD. I-JOISTS ~ ~ T VINYL FASCIA ~ AND SOFFIT WITH ~ CONT. VENT f--- ~ ~ ~ ~1i~~f1~W~~ ~ ~ r=:: CEMENTITKJUS ~ ~ LAP SIDING-PAINTED---.... f--- .i. T.O. SLAB is:= 3'-o" 3'-o" 1 ~ !~ VINYL WINDOWS- IMPACT RATED '..,_ I 7.5 S.F. "' ·.,, I "' @ ® 7.5 S.F. WINDOW & FRAME TYPES SCALE: 1/4" = 1'-0" 1. DP RATING OF ±50 UNLESS OTHERWISE DIRECTED BY ENGINEER. 30" 36" 36" /PAINTED WALL WALL WALL GYP. BD. 2. WINDOW SIZES ARE A ESTIMATE MEASUREMENT -CONTRACTOR TO VERIFY FRAME SIZE & ROUGH OPENING WHEN A MANUFACTURER IS CHOSEN. 3. EXTERIOR WINDOWS ARE TO BE LOW-E. IMPACT RATED DOOR TYPES 9'-o" □DD □DD □DD □DD IMPACT RATED 1. ALL EXTERIOR DOORS SHAU_ HAVE A DP RATING OF 50. 2. ALL INTERIOR DOORS ARE PRE-HUNG DOORS -SELECTED BY OWNER. VINYL DOORS IMPACT RATED "' I a I ;,, "' I "' ;,, 18" 18" WALL WALL FIELD VERIFY REFRIG. COUNTER TOPS AND CABINETS SELECTED BY OWNER "' I ·.., COUNTER TOPS AND CABINETS SELECTED BY OWNER <D I 0 I ;,, PCDA ARCHITECTURE 0 Q' Q_ u Q_ Q_ <( Q' C, ti 0 "' ii' I u C, z ~ z ~ Q e- Q_ o2 Q' u 2 ~ w =, V, V, I >-w co e- i w ~ 2§ 0 c'i Q' Shee l Til le 1YPICAL SIDE EXTERIOR ELEVATIONS 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Table of Contents Project Description ........................................................................................................................1 Proposed Hydraulic Analysis ........................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality Calculations ..........................................................................................................4 TSS Removal ..................................................................................................................................4 Downstream Analysis ....................................................................................................................4 Appendix A .....................................................................................................................................6 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................7 HydroCAD Report (Site) ....................................................................................................... Appendix C .....................................................................................................................................7 HydroCAD Report (Downstream) ......................................................................................... Appendix D .....................................................................................................................................8 StormCAD Report Tables ...................................................................................................... Appendix E .....................................................................................................................................9 Soil Information ..................................................................................................................... Appendix F ...................................................................................................................................10 NOAA Rainfall Data .............................................................................................................. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 1 | Page PROJECT DESCRIPTION Gables on Lawrence is a proposed one hundred forty (140) townhome Multiple Occupancy Project located in Fairhope, Alabama and Baldwin County jurisdiction. The site contains approximately 19.92 acres. The site is located at the Northwest corner of Sections 24 of Township 6 South, Range 2 East and is along the East side of Lawrence Road ½ mile South of the intersection of Lawrence Road and County Road 48. The existing terrain of the site consists of three (3) separate basins. The First basin drains to the Right-of-Way ditch along the East side of Lawrence Rd. This basin discharges West under Lawrence Rd. via an 18”x28” RCAP where it eventually drains to an UT to Cowpen Creek. The second basin drains to the site’s Southern property line where it leaves the site and immediately enters an existing wet pond on the adjacent property owner’s property. This pond discharges into a UT to Still Branch. The third basin drains to the site’s Eastern property line where it is picked up by a different UT to Still Branch. The site is mostly vacant row crops with some areas that are grassed. A map showing the vicinity can be seen in Appendix A. Water will be collected in a series of inlets and underground drainage pipes. The underground drainage pipes will discharge into one of two (2) wet detention ponds. Pond 1 is located at the Northeast corner of the site and discharges to the site’s Eastern property line. Pond 2 is located at the South portion of the site and discharges to the site’s Southern property line. A PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published depth curves specific to this area and the 2, 5, 10, 25, 50 and 100- year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated using the grade change from the most remote point of the drainage area to the location of the proposed inlet or pipe. This grade change and the total travel length can be applied to the TR-55 method to calculate the time of concentration. The TR-55 method computes travel time for each type of flow that is present, sheet flow, shallow concentrated flow or channel flow. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The 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. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 2 | Page StormCAD was used to analyze the closed drainage systems for the proposed project. A 25-year return period was used for design. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. Grassed areas were estimated using a C-value of 0.25 and pervious areas were estimated using a C-value of 0.95. In each inlet drainage area, impervious areas were hand calculated and weighted with respect to pervious areas to establish a composite C-value for each individual inlet basin. According to our post developed calculations, there will be no adverse effects from our development. SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one- hundred-year return events. Please see HydroCad summary in Appendix B showing the pre- developed flow rates and post-developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. Because there was no available survey data or As-Built drawings of the adjacent property South of the site, the existing pond to the South was modeled based on GIS contours and assumed to have a 10’ overflow outfall. A brief summary of the pre vs. post development discharge rates for the project may be seen on the following page. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 3 | Page FLOW RATES (cfs) PRE (TO LAWRENCE RD. ROW)POST (TO LAWRENCE RD. ROW)REDUCTION 2 YEAR 6.93 3.12 3.81 5 YEAR 10.43 4.61 5.82 10 YEAR 13.94 6.09 7.85 25 YEAR 19.48 8.41 11.07 50 YEAR 24.65 10.55 14.10 100 YEAR 30.07 12.80 17.27 POND TOP ‐‐‐ PRE (TO SOUTH PL)POST (TO SOUTH PL)REDUCTION HW (POND 2) 2 YEAR 20.33 19.49 0.84 92.47 5 YEAR 30.28 27.92 2.36 92.86 10 YEAR 40.24 36.23 4.01 93.21 25 YEAR 56.01 51.77 4.24 93.67 50 YEAR 70.64 66.88 3.76 94.02 100 YEAR 85.97 82.62 3.35 94.34 POND TOP ‐‐‐95.35 PRE (EX. POND TO SOUTH OUTFALL)POST (EX. POND TO SOUTH OUTFALL)REDUCTION PRE HW (EX. POND TO SOUTH)POST HW (EX. POND TO SOUTH) 2 YEAR 19.59 19.14 0.45 85.82 85.81 5 YEAR 29.45 27.49 1.96 86.08 86.03 10 YEAR 39.28 35.72 3.56 86.30 86.22 25 YEAR 54.75 50.79 3.96 86.63 86.55 50 YEAR 69.20 65.68 3.52 86.91 86.84 100 YEAR 84.32 81.18 3.14 87.17 87.12 POND TOP ‐‐‐88.00 88.00 PRE (TO EAST PL)POST (TO EAST PL)REDUCTION HW (POND 1) 2 YEAR 23.89 22.27 1.62 83.04 5 YEAR 35.30 32.01 3.29 83.56 10 YEAR 46.67 41.06 5.61 84.03 25 YEAR 64.62 53.97 10.65 84.72 50 YEAR 81.22 64.49 16.73 85.34 100 YEAR 98.60 73.79 24.81 85.99 POND TOP ‐‐‐87.00 I r r ---- r r r r r r r r r r r r ---- r r r r r r r r r r r r r r r r r ----r r r r r r r r r r r r r r r r ----r r r r r r r r r r r r r 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 4 | Page WATER QUALITY CALCULATIONS A = Area of the Site = 19.92 acres I = Percentage of Imperviousness = 53.01% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (53.01) = 0.503 WQv = P * Rv * A/12 = 1.8 inches * 0.503 * 19.92 / 12 = 1.503 ac-ft = 65,471 ft3 The water quality volume is provided within the Wet Pond Storage of Ponds 1 & 2. Pond 1: The primary overflow orifice for the pond is set at an elevation of 81.00. The volume of the wet pond between an elevation of 76.00 (pond bottom) and 81.00 (overflow orifice) is 100,015 ft3. Pond 2: The primary overflow orifice for the pond is set at an elevation of 91.00. The volume of the wet pond between an elevation of 86.00 (pond bottom) and 91.00 (overflow orifice) is 99,270 ft3. The total water quality volume provided within the two (2) wet ponds is 199,285 cubic feet of storage which is greater than the 69,503 cubic feet required. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. DOWNSTREAM ANALYSIS The site discharge ends up in one of three (3) basins. The West portion of the site discharges into the Right of Way ditch along the East side of Lawrence Rd. This basin then flows West under Lawrence Rd. via an 18”x28” RCAP culvert where it eventually drains to an UT to Cowpen Creek. At the upper invert of the 18”x28” RCAP culvert where the run-off from our site enters this existing basin, the upstream drainage basin is approximately 3.54 acres. The area within our development that discharges to this basin is approximately 1.11 acres (31.36% of the drainage basin at that point). The Central portion of the site is collected by Pond 2. Pond 2 discharges to the Southern property line of the site where it leaves the site and immediately enters an existing wet pond on the adjacent property owner’s property. This pond discharges into an UT to Still Branch. Just South of the Pond 2 stilling basin where the run-off from our site enters this existing basin, the upstream drainage basin is approximately 12.34 acres. The area within our development that discharges to this basin is approximately 9.69 acres (78.53% of the drainage basin at that point). All of the offsite flow to this basin will be treated and reduced by Pond 2. The Northeast portion of the site is collected by Pond 1. Pond 1 discharges to the Eastern property line of the site where it enters a separate UT to Still Branch. Just East of the Pond 1 stilling basin where the run-off from our site enters this existing basin, the upstream drainage basin is approximately 14.31 acres. The area within our development that discharges to this 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 5 | Page basin is approximately 9.11 acres (63.66% of the drainage basin at that point). Most of the of the offsite flow to this basin will be collected by a proposed concrete ditch along the North perimeter of the site which flows East and is collected by Pond 1. A small portion of the offsite flow will bypass the Pond 1 and flow to the Eastern site discharge point. The overall existing downstream basin where the UT to Still Branch coming from our East site discharge meets the UT to Still Branch coming from our South site discharge is 206.73 acres total. The overall proposed downstream basin going to this study point is 209.15 acres. The difference in the two numbers is 2.43 acres which is the difference in our pre and post area within our development discharging to Right-of-Way ditch along the East side of Lawrence Road. Since our site consists of 19.92 acres, it only comprises 9.5% of the total proposed downstream basin. Pre and post development discharge rates for the 2 year, 5 year, 10 year, 25 year, 50 year, and 100 year storm events to the downstream study point are shown below. See Appendix A for Pre and Post Downstream Basin Area Maps. See Appendix B for HydroCAD Report including pre and post flow calculations and hydrographs. FLOW RATES (cfs) PRE (DOWNSTREAM BASIN)POST (DOWNSTREAM BASIN)REDUCTION 2 YEAR 260.29 254.87 5.42 5 YEAR 417.60 408.37 9.23 10 YEAR 581.06 567.48 13.58 25 YEAR 847.23 826.83 20.40 50 YEAR 1101.20 1075.33 25.87 100 YEAR 1371.85 1339.68 32.17 POND TOP ‐‐‐ 1 1 1 - 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 6 | Page APPENDIX A VICINITY & DRAINAGE MAPS From:Richard Johnson To:Hunter Simmons Cc:john.cameron@neel-schaffer.com; Mike Jeffries Subject:Gables on Lawrence - Neel-Schaffer Review - Additional Drainage Commentary Date:Monday, April 4, 2022 4:10:31 PM Hunter: As you know Mr. Cameron has conducted the 3rd Party review of drainage/engineering for the above referenced development. It is both our opinions that the design meets the minimum development standards. There however remains hesitation on both our parts concerning the two outfalls and their respective flow paths to a delineated (blue line) channel. Article V, Section F.b. requires: Adverse Effects - Where it can be reasonably anticipated that additional quantity or velocity of runoff from development of a subdivision will overload existing downstream drainage facilities, approval shall be withheld until there is submitted to the Commission a plan to mitigate damage to downstream property which would or might result from the subdivision under consideration. Downstream drainage structures should be considered when sizing detention outfall structures, with proof of this submitted to the Commission. The hydraulic elevations resulting from channel detention shall not adversely affect adjacent properties. The design proposes two minimally sized retention/detention structures (ponds) – one central on the south side of the parcel and one located at the northeast corner of the tract. The south pond proposes to discharge due south in close proximity to the south property line – approximately 100+ feet downstream is an existing farm pond on the neighboring property. This small triangle-shape pond is fed by a very gentle draw coming from the north. From the GIS aerial it can clearly be observed that the property owners drives across this grassy area to access the east end of his property. With a point discharge 100+ feet due north, it is clear where the storm water is being directed to. The engineer did conduct and submit an analysis/hydraulic evaluation of the existing pond and stated no anticipated adverse effects. Even though the EOR has proven by calculations and design that the post-development rate is equal to or less than the pre-development stormwater rate, it is acknowledged that the volume over time will be greater. The concern is what will be the prolong effect of more volume over time through this short flow path reach. If soil degradation occurs and a defined channel forms – then what is the property owner’s recourse to the adverse effects. If he has to pipe and bridge the area that becomes impassible due to flow and/or saturation is that not an adverse effect? The northeast pond proposes to discharge due east in close proximity to the east property line – in this location there is a significant topographical draw that clearly channels water to a delineated channel (blue line) approximately 630 feet to the east of the point discharge of the northeast pond. This draw meanders between two developed large residential properties. There appears to be old ponds – grady or manmade – within the flow path. The condition of this channel and/or ponds is unknown but it is clear that it is hydraulically active. When a development proposes to discharge to a ditch or system within a public ROW or unto public land – then the reviewer’s (City or County) have the ability to evaluate the risks and then accept the potential adverse effects of that decision. If there is degradation to the public infrastructure, the public jurisdiction has means and methods to address it. On the other hand when the discharge is to and through multiple privately held properties, the reviewer may understand any potential risks but the burden of adverse effects is placed on the receiving private property owner(s). How do we resolve this dilemma and protect the rights of the developer and equally the rights of the adjacent property owners that may face adverse (drainage) effects as a result of the development of the land? It is the acknowledged and recognized that the Engineer of Record, through accepted engineering design and practices, has met the minimal development standard. It is accepted that the property in its current state drains to these two locations. The question that needs to be answered is that what are the clear legal rights of the developer to concentrate the stormwater flow and direct more volume over time through these channel paths through private properties. I feel it is incumbent on the Legal Counsel for the Developer to render a legal opinion in writing to the prescriptive drainage easements that will convey the stormwater flow from these two ponds across private properties until it reaches a delineated channel (blue line). Or better yet, acquire a drainage easement granting such rights without reservation. Regards, RDJ Richard D. Johnson, PE Public Works Director richard.johnson@fairhopeal.gov Office: 251-929-0360 Cell: 251-423-7418 From:Gerald Moore To:Allie Knutson Cc:Mark Ryan Subject:Fairhope Planning Commission Agenda Item SD22-04 Date:Monday, April 25, 2022 2:27:36 PM Attachments:Name Reservation Gable on Lawrence.pdf SENT FROM AN EXTERNAL ADDRESS Ms Knutson: I apologize for being late. These are just a few facts we need to consider for the subject project. The name "Gables on Lawrence" is reserved with the AL Secretary of State by Gerald L. Moore. No approval has been given to the developer to use this name. Copy attached. Traffic Study The traffic study for the ALDI development shows the intersection of Hwy 181 and CR 48 with a total of 617 cars traveling east on CR 48 at the peak traffic time of 7:30 to 8:30 AM. The traffic study submitted for the development in question at the February meeting was not updated for the May 2 meeting. That study shows only 195 cars traveling east on CR 48 and Lawrence Road in the AM peak time. What happened to the other 422 cars in the one mile from the intersection of Hwy 181 and CR48? The study was reported as being completed in October 2012 but not the date of the study. There were four out of twelve days in October that no school was scheduled. Did they do the survey on an off day? Sewage Plan The developer plans to add the sewage from the 140 units through a force main to CR 48 and join a force main from Pine Run subdivision. The main is connected to the River Mill sewage system. There are 189 houses in River Mill and Pine Run. The same developer plans for the Overland Development on CR 48 and the site under consideration will add 227 units to the system. This more than doubles the flow rate. To maintain the flow velocity and thus the friction losses in the line the River Mill lift station discharge should be increased from 10in piping to 14in piping. At today's cost this represents a material expense to the Fairhope system of $423,665 to replace 7703 of piping to the Quail Creek #1 lift station. There are no plans in the Fairhope report to the court concerning the ADEM lawsuit to make any improvements to the River Mill station #32. The homeowners of the Lawrence Road area expect to pay approximately $17,631.10 in legal fees to defend our community from this development. Gerald Moore, PE Project Manager 251-656-8917 cell US geraldmoorepe@gmail.com John H. Merrill Secretary of State P.O. Box 5616 Montgomery, AL 36103-5616 I, John H. Merrill, Secretary of State of Alabama, having custody of the Great and Principal Seal of said State, do hereby certify that pursuant to the provisions of Title 10A, Chapter 1, Article 5, Code of Alabama 1975, and upon an examination of the entity records on file in this office, the following entity name is reserved as available: Gables on Lawrence LLC This name reservation is for the exclusive use of Gerald Lee Moore, 19905 Lawrence Road, Fairhope, AL 36532 for a period of one year beginning December 06, 2021 and expiring December 06, 2022 In Testimony Whereof, I have hereunto set my hand and affixed the Great Seal of the State, at the Capitol, in the city of Montgomery, on this day. December 06, 2021 Date RES990046 John H. Merrill Secretary of State STATE OF ALABAMA LA\¥/ OF FICES OF RYAN & WILKES MARK O. RYAN mdr@mryanlaw.com A PROFESSIO NAL CORPORATION MAILING ADDRESS POST OFFICE Box 528 ORANGE BEACH, ALABAMA 36561 SAMUEL K. WILKES sw ilk es@ mryanlaw .com (25 I) 580-0500 FAX (251) 580-0655 City of Fairhope Planning and Zoning Department Attn: Allie Knutson, Planning Clerk planning@fairhopeal.gov P.O. Box429 Fairhope, AL 36533 Re: SD 22.04 April 22, 2022 Gables on Lawrence-68V Submittal II (3.03 .22) Dear Planning Commission Members: ORANGE BEACH O FFICE: SANROC C AY M ARINA 27267 PERDIDO B EACH B LVD., SU ITE C202 ORANGE B EACH, A LABAMA 36561 I again submit a memorandum on behalf of Mr. John Stolar, Mr. John Maradik, Ms. Renee Maradik and Mrs. Gloria Frisbee as adjacent property owners to the proposed site as well as on behalf of numerous surrounding landowners along Lawrence Road, in renewing opposition to the revised and resubmitted development application filed by 68 V BTR Holdings, LLC (68V) seeking to obtain approval of a Multiple Occupancy Project Development on Lawrence Road. The site plan has been amended in numerous respects, including removal of the property subject to the void right-of-way vacation and a minor reduction of proposed units. However, the revised proposal will still result in significant increases in the pre-and post-discharge volumes and rates of stormwater impacting adjacent privately owned parcels, as well as channeling and rerouting the natural drainage of surface flows of runoff so as to cause flooding and erosion on adjacent parcels. CHANNELING AND REROUTING THE NATURAL FLOW OF SURFACE WATERS As pointed out in our initial objection , under the hybrid civil/common enemy Alabama rule of law, an upper landowner may change the natural drainage of surface water to improve his property by channeling and directing the water toward his neighbor provided that he does not unduly burden and damage the property of the lower owner by increasing the volume and veloc ity of the surface water disbursed. Correspondingly, the lower landowner has the right not to be injured or damaged by the activities of the upland landowner in the channeling or altering the natural :flow of surface waters. As the hydraulic analysis demonstrates, massive amounts of post-development runoff is contemplated with this current proposal. Fairhope Subdivision Regulations Article V, (F)(7)(a) requires that the retention and/or detention facilities must be designed to control peak flow from the outlet of the site for the 2, 5, 10, 25, 50 and 100-year design storms such that the post-development flows are equal to or less than the pre-development eak flows. The revised design completely fails th.is requirement. In the course of the independent review of 68V' s proposed revised development plans by Mr. Kenneth Underwood, a hydraulic engineer, it is readily apparent that the revised plans also do not comply with the fundamental requirements of applicable law and regulations . The total increase in volume of storm water discharge onto the east bordering properties ranges from an additional 514,749 gallons in a 2-year rain event up to an additional 1,232 ,339 gallons 1 in a 100- year rain event. The rate of :flow in CFS increases for the 2 and 5-year design sto1m events. Occupied homes and a barn sit just to the east of the discharge poirtt and would be directly and immediately impacted with flood waters. The same is true for the effects on Mrs. Frisbee's property to the south, but even worse as both the volume and rate increase significantly under the post-development condition for all design storm events . The total increase irt volume of storm water discharge onto the south bordering property ranges from an additional 410,100 gallons in a 2-year rain event up to an additional 699 ,922 gallons in a l 00-year design storm event. The rate of discharge in CFS increases substantially at the south discharge point across all storm events. (K. Underwood , Attch. 5; Ltr. p. 2) Fairhope Subdivision Regulations provide in Article V (F) (5) (f). Lands Outside the City - • Within the extra-territorial jurisdiction of the Fairhope Planning Commission, all engineering plans shall be subject to the more restrictive requirement of these provisions or of Baldwin County's Storm Water Management Plan. In those areas, the County Engineer's review shall be completed and his certificate of review shall accompany all plans submitted to the Commission." The Baldwin County Subdivision Regulations provide that "when a proposed new drainage system will divert water into an unnatural water system or on private land adjacent to the subcLivision, drainage rights must be secured by the a lican t and indicated on the final plat." Mr. John Stolar, Mr. John Maradik, Ms. Renee Maradik and Jvfrs. Gloria Frisbee as adjacent property owners to the proposed site have not and will not grant any drainage easements to 68V to allow the propo sed deluge and flooding of their properties to accommodate the proposed high-density development. The revisions for the proposed development fail to make a material change to the initial proposal and threats of dismption and damages to the surrounding owners ' use and peaceable enjoyment of their prope1ties remain, causing foreseeable and predictable damage through flooding and eros10n. early one million additional gallons of stmmwater will discharge from the site with 1. The initial design increased the total volume for a 100-year design storm event by 1, 104 ,246 gallons i.e. the revised design is even worse than the origi,nal design at the east boundary. Kenneth D. Underw ood, P. E. P. 0. Box 125 Magnolia Spring , Alabama 36555 April 20, 2022 Report on Stonn Water Discharge Design Gables on Lawrence Proje t ( ubmittal dated 3/3/2022) Section 24; Township 6-S; Range2-E Baldwin County, Alabama GE ER.Al, DI CUS IO : All storm water discharge rates and total volume of discharge values were taken from the above referenced reporr. To better understand tenns used in this report cubic feet per second (CFS) is commonly used to define flow rate, Acre feet (ACRE-FEET) is commonly used to define total volume of stonn water discharge and gallons per second (GALJSEC.) is another way to define flow rate. One A RE-FOOT is defined as one acre of area covered by on - foot of water. Rainfall :frequencies tabu.lated in the A TT ACHME TS are commonly referred to as a 2-Year event, for example. A 2-Year rainfall/runoff eve nt has a fifty percent (50 %) probability of occurrence in any given year while a 100-Year event has a probability of one percent (1 %) occurrence io any given year. Stonn water discharges presented in the attachments to this report were derived directly from tbe referenced report and considered only those discharges from the proposed proj ect property that discharged onto the adjacent-properties, not al locations further down the wate rsheds. Considered storm water discharge included all "Bypass' discharges in the subject report. East Side Property: Total stonn water volume discharged from the propo sed project onto the east side property increased during all.rainfall events considered. This increase in total runoffyolume for all rainfall event.~ would also lengthen the total time period of stonn water rw,off flows over the property. This longer period of runoff flow would increase the flooding and erosion potential of property along the flow channel. 1 t has been reported by the adjacent property owners that under exiting conditions the adjacent property and structures are often threatened by flooding. South Side Property: Peak storm water runoff rates discharged onto the adjacent south side property increased for all rainfall ev ents considered. This increased runoff-rate would increase the flooding and erosion potential of property along the flow channel . Water discharged from Pond 2 discharge structure would create a erosion probl em as the discharge is from a discrete poin t while the bypass runoff sheet flows onto th_e adjacent property. Total storm warer discharged from the proposed project onto the adja ent south sid e l)roperty increased during all rainfall events considered. This increase in total runoff volume for all rainfall events would also lengthen the total time period of storm water runoff flow s over the property. Th is longer period of runoff flow would increase the flooding and erosion potential of property along the flow chanooL The maximum stonn water discharge rate for all events also increased the flooding and erosion potential. West Property Line (Lawrence Road): By reducing the tota.1 area contributing stonn water nmoffto the culvert Wlder Lawrence Road, the proposed project design reduced. tbe total discharge volumes and maximum di charge rates to the property west of Lawrence Road. FJNDINGS: Findings in this report are based on evaluation of data and drawings included in a report entitled, ''Drainage, Narrative and Calculations" for ''Gables on Lawrence' prepared by SE. Civil Engineering & urveying (Project umber 2021 0979, dated 3/3f22). In order to assess the report's findings relative to storm water discharges from the project onto adjacent properties two drawings were of particular interest, 'PRE BASINS" (Attachment t) and "POST BASINS'' (Attachment2). Th e tWo drawings indicate drainage areas discharging from tile property prior to project development and post project development. torm water discharges from the site directly onto adjace nt properties are presented in Appendix B, the ''Hydrocad Report (Site)", EA ST PROPERTY LINE STORM WA ER DISCHARGES: Attachment 4 presents findings fo r storm water discharges from the project to tile east property line. These discharges include Pre-Project and Po t-Project discharges onto adjacent private property. Total storm water discharge volumes !ll"e increased for all six rainfall frequency events con idered. Total storoi water discharged for a 2-year event in creased by 514 719 gallons or 52 .3 percent and the 100-year event incteased by 1,232,339 gallons or 29.9 percent Peak discharge rates for a 2-year event increased by 8 gallons per econd or 4.2 percent and the 100-- year event decreased by 121 gallons per second or -15.7 ,percent. These increases in total volume dischar ged and discharge rate increases are because of the project development and site drainage area alteration . Project total acreage discharging onto the-east property line increased from 12.240 acres to 14 .310 acres or 16.9 percent. A review of Sheet C03 of the "Proposed ConstructionPh:ms" (Attachm ent 3) shows no provisions made for an "Emergency Spillway" for Pond I. An emergency spillway would discharge storm water in the event tbat the detention capacity of a pond is exceeded and/or the di scharge structure is blocked or capacity is exceeded. An emergency spillway would discharge waterto prevent overtopping of the dam and dam failure by erosion. SOUTH PROPERTY LINE STORM WATER DlSHARGES: Attachment 5 presents findirtgs for storm water discharges from the project to the south property line . These discharges include Pre-Project and Post~Project discharges onto adjacent private property . Total storm water discharge volumes and peak storm water discharge rates are increased for all six rainfall frequency events considered. Total storm water discharged for a 2-year event increased by 410, I 00 gallons or 44.0 percent and the l 00 -year event increased by 699,922 gallons or 17 .6 percent otal and peak discharge rates for a 2-year event increased by 15 gallons per second or 9.4 percent and the I 0Q-year event in creased by 49 gallons per second or 7.4 percent. These increases in total volume discharged and clischarge rate increases are because oftbe project development and site drainage area alteration. Project total acreage discharging onto the south property line increased from 11.990 acres ,to 12 .340 acres or 2.9 percent. A review of Sheet 003 of the "Proposed Construction Plans'' (Attachment 3) shows no provisions made for an "Emergen cy pillway" for Pond 2 . An emergency spillway wouJd discharge storm water in the ey,ent that the detention capa jty of a pond is exceeded and/or the discharge stru cture is blo cked or capacity is exceeded. An emergency spillway would discharge water to prevent overtopping of the dam and dam failure by erosion. WEST PROPERTY LINE STORM WATER DISCHARGES: Attachment 6 presents fmdings for storm water discharges from the project to the west property line or Lawrence Road. Total storm water runoff resulting from the six rainfalJ frequencies discharge lower total volumes and rates tor all rainfall events. Total scorm water discharged for a 2-year event decreased by 176 ,3 40 ga llons or 66.3 percent and the 100-yea.r event decreased by 783~505 gallons or 67 .6 percent Peak discharge rates for a2-year event decreased by 30 gallons per second or 55.0 percent and the 100-year event decreased by 100 gallons per second or 57.4percent Project total acreage discharging to Lawrence Road decreased from 3.530 acres to l .100 aces or 68 .8 percent CONCLUSIO S: 'EAST PROPERTY LINE DISCHARGES : Total and peak discharges from this proposed project wouJd increase flows onro the adjacent property from the Bypass Area and from the pond discharge structure, which is a discrete point That concentrated disclmge from the pond will subject tlie adjacent property to increased storm water flow velocities and total storm water discharge volumes and that will sjgnificantly increase th.e flooding and erosion potential or that adjacent property. In the pre- project condition stonn water nmoffto the adjacent property is m.ostly shallow sheet flow with some channelized flow where topography dictates. The potential for stonn water infiltration into the ground would be significantly reduced by the project as considerable hard surface acreage would be created which prevents infiltration, th.ereby increasing total runoff volumes. 2 SOUTH PROPERTY LINE DISCHARGES: Total and peak discharges from this proposed project would increase flows onto adjaceot property and discharge at a discrete point. The discharge from Pond 2 is a di screte poiot. That concentrated discharge will subject the adjacent property to increased stonn water flow velocitie and total stonn water discharge volumes thereby increasing tbe flooding and erosion potential for that adjacent property. 1n the pre-project condition stonn water runoff to the adjacent property is mos tly shallow sheet flow with some channelized flow where ropography dictates. Toe potentia l for storm water infiltration into the ground would be reduced by the project as considerable hard surface acreage would be created which prevents infiltration, thereby increasing total runoff volumes. WEST PROPERTY LI E DISCHARGES : Total and peak discharges from lh.is proposed project would acrually decrease flows onto acjjacent property and discharge at a di crete point, the culvert under Lawrence Road. These reductions in total volumes discharged and in the peak discharge rates would occur because oftbe reduction in project total area draining to Lawrence Road. Attachments: (as stated) 3 Sincerely, /(~D.~ Kenneth . Underwood, P. E. Alabama P. E. Registration No . 10302 GABLES ON LAWRENCE STORM WATE R DISCHARGES TO EAST PROPERTY LJN E (SUBMITTED 3/3/2022) TOTAL DISC HARGE COMPARISON CONDITION AREA TOTAL DISCHARGE (ACRE-FEET) (AC) 2YR. 5 YR. lOYR. 25 YR. SOYR. 100 YR. PRE-PROJECT 12.240 2.898 4.260 5.638 7.845 9.931 12.149 PROJECT-POND 1 DISCHARGE 13.480 4.176 5.829 7.455 10.006 12 .382 14.884 PROJECT-BYPASS 0.830 0.237 0.337 0.435 0.591 0 .737 0.892 PROJECT-TOTALS 14.310 4.413 6.166 7.890 10.597 13.119 15.776 PROJECT INCREASE 2.070 1.515 1.906 2.252 2.752 3.188 3.627 PROJ ECT TOTALS (GAL) 1499396 2095009 2680770 3600521 4457416 5360180 PROJEctlNCREASE(GAL) 514749 647598 765158 935042 1083180 1232339 • CHANGE(%) 16.9 52.3 44.7 39.9 35.1 32.1 29.9 PEAK DISCHARGE RATE COMPARISON CONDITION AREA M AXIMUM DISCHARGE RATE {CFS) (AC.) 2 YR. 5 YR. lOYR. 25 YR. 50YR. 100 YR. PRE-PROJECT 12.240 23.890 35.300 46.670 64.620 81.220 98.600 PROJECT-POND 1 DISCHARGE 13.480 21.730 31.200 39.990 52.530 62.760 71.800 PROJECT-BYPASS 0.830 3.170 4.470 5.730 7.690 9.480 11.340 PROJECT-TOTALS 14.310 24.900 35.670 45.720 60.220 72.240 83.140 PRE-PROJECT (GAL/SEC.) 186 275 364 504 634 769 POST PROJECT (GAL/SEC.) 194 278 357 470 563 648 PROJECT CHANGE (GAL/SEC) 8 3 -7 -34 -70 -121 PROJECT CHAN GE (%) 16.9 4.2 1.0 -2.0 -6.8 -11.1 -15.7 -ATTACHMENT 4 GABLES ON LAWRENCE STORM WATER DISCHARGES TO SOUTH PROPERTY LINE (SUBMITTED 3/3/2022) TOTAL DISCHARGE COMPARISON CONDITION AREA TOTAL DISCHARGE (ACR E-FEET ) (Ac.) 2 YR. 5 YR . 10YR. 25 YR. 50YR. l OOYR . PRE-PROJECT 11.990 2 .742 4.056 5.391 7.533 9.563 11.724 PROJECT-POND 2 DISCHARGE 11.230 3.668 5.061 6.428 8.567 10.557 12.649 PROJECT-BYPASS 1.110 0 .281 0.408 0.536 0.740 0 .931 L 135 PROJECT-TOTALS 12.340 3 .949 5.469 6 .964 9.307 11.488 13.784 PROJECT-TOTALS (GAL.) 1341744 1858191 2366144 3162221 3903255 4683362 PROJECT-INCREASE (GAL.) 410100 480092 534455 602748 654053 699922 PROJECT-CHANGE(%) 2 .9 44.0 34.8 29.2 23.5 20.1 17.6 PEAK DISCHARGE RATE COMPARISON CONDITION AREA MAXIMUM DISCHARGE RATE (CFS) (AC.} 2YR. 5 YR. 10YR. 25 YR. 50YR. 100 YR. PRE -PROJECT 11.990 20.330 30.280 40.240 56.010 70.640 85.970 PROJECT-POND 2 DISCHARGE 11.900 18.730 27.640 34.620 49.310 63.610 78.460 PROJECT-BYPASS 1.060 3.510 5.100 6 .670 9 .180 11.450 13.830 PROJECT-TOTALS 12.960 22.240 32.740 41.290 58.490 75.060 92.290 PROJECT INCREASE 0.970 1.910 2.460 1.050 2.480 4.420 6 .320 PRE-PROJECT (GAL./SEC.) 159 236 314 437 551 671 POST-PROJECT (GAL/SEC.) 173 255 322 456 585 720 PROJECT-CHANGE (GAL/SEC.} 15 19 8 19 34 49 PROJECT-CHANGE(%) 8 .1 9.4 8.1 2.6 4 ,4 6 .3 7.4 ATTACHMENT 5 GABLES ON LAWRENCE STORM WATER DISCHARGES TO WEST PROPERTY LINE -LAWRENCE ROAD (SUBMITTED ON 3/3/2022) TOTL DISCHARGE COMPRISON CONDITION AREA TOTAL DISCHARGE (ACRE-FEET) (AC) 2 YR . 5 YR. lOYR. 25 YR. S0YR. 100 YR. PRE-PROJECT 3.530 0.783 1 .165 1.555 2.181 2 .777 3.411 POST-PROJECT 1.100 0.264 0.388 0.513 0 .714 0.903 1.105 PROJECT CHANGE -2.430 -0 .519 -0.777 -1 .042 -1.467 -1 .874 -2.306 PROJECT TOTALS (GAL.) 97619 143470 189765 264014 333901 408594 t PROJECT CHANGE (GAL.} -176340 -264000 -353970 -498440 -636725 -783505 t CHANGE(%) -68-.8 ,66.3 -66 .7 -67.0 -67 .3 -67.5 -67.6 PEAK DISCHARGE RATE COMPARISON CONDITION AREA MAXIMUM DISCHARGE RATE (CFS) (AC.) 2YR. 5 YR. lOYR. 25 YR . S0YR. 100 YR. PRE-PROJECT 3.530 6 .930 10.430 13.940 19.480 24.650 30.070 POST-PROJECT 1.100 3.120 4 .610 6.090 8.410 10.550 12.800 PRE-PROJECT (GAL/SEC.) 54 81 109 152 192 235 POST-PROJECT (GAL/SEC) 24 36 48 66 82 100 CHANGE(%} -68.8 -55.0 -55.8 -56.3 -56.8 -57.2 -57.4 ATTACHMENT 6 PLANNING AND ZONING DEPARTMENT Main Office - 251.580.1655 22251 Palmer St., Robertsdale, AL 36567 Foley Office - 251.972.8523 201 East Section Ave., Foley, AL 36535 ZONING VERIFICATION REQUEST Case #: ZV21-000372 This zoning verification is for informational purposes only. Specific uses for the zoning classification should be verified through the Baldwin County Zoning Ordinance and associated maps or through consultation with the Planning and Zoning staff. Applicant Name: Larry Smith Address: 880 Holcomb Blvd., Suite 2F Fairhope AL 36532 Business Name: S.E. Civil, LLC Business Address: 880 Holcomb Blvd., Suite 2F Fairhope AL 36532 Site Information Parcel ID Number: 05-46-06-24-0-000-007.000 Physical Address (E-911): 19958 LAWRENCE RD FAIRHOPE, AL 36532 Project Information Applicant's Description of Proposed Use: Townhomes Staff Review City Limits: Extra Terratorial Jurisdiction (ETJ): Building Permit Jurisdiction: Zoning Status: Un-Zoned Planning District: 14: County zoning has not been instituted Zoning Classification: Fire District: N/A - Except for Location Verification for Liquor License Verification Status: Completed Date of Verification: Planner's Comments: Unzone Planning District 14 Not Govern by the Baldwin County Zoning Ordinance. Reviewed By: Crystal Bates, Planning Technician TRAFFIC IMPACT ANALYSIS for Lawrence Road Townhomes Final Report November 2021 Prepared by: I L NEEL~SCHAFFER - LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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 County Road 48 ......................................................................................................... 2 - 1 2.2 Lawrence Road .......................................................................................................... 2 - 1 2.3 Intersection of County Road 48 and Lawrence Road .................................................. 2 - 1 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 County Road 48 and Lawrence Road ......................................................................... 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 ........................................................................ 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 Section 5 Recommendations and Conclusions ............................................................... 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................. 5 - 1 5.2 Conclusions ................................................................................................................ 5 - 1 Figure 5.1 Recommended Improvements ............................................................. 5 - 2 LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes TIA\Report\Sec1_intro.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 LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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 Lawrence Road Townhomes. The project site is along Lawrence Road south of County Road 48 in Baldwin County, Alabama. Development of the site is planned to include the construction of a 150-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. To analyze the related impact to the surrounding area, existing roadway capacity and non-site traffic levels-of-service were also evaluated. LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions The project site is located on the east side of Lawrence Road south of County Road 48. Currently, the proposed site is currently land use is agricultural. Direct access to the property is limited to Lawrence Road. The study area is comprised of one adjacent existing intersection: County Road 48 with Lawrence Road. 2.1 County Road 48 County Road 48 is an undivided two-lane roadway. County Road 48 has a typical section that consist of two 12-foot lanes and open ditches in the vicinity of the proposed site. County Road 48 is functionally classified as a major collector and has a posted speed limit of 45 miles per hour near the proposed project site. In 2020, the Alabama Department of Transportation indicated an ADT of 8,392 vehicles per day on County Road 48 west of Lawrence Road. 2.2 Lawrence Road Lawrence Road is an undivided two-lane roadway. Lawrence Road has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Lawrence Road 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 930 vehicles per day on Lawrence Road south of County Road 48. 2.3 Intersection of County Road 48 and Lawrence Road The intersection of County Road 48 and Lawrence Road is currently an unsignalized intersection. The northbound and southbound approaches are stop controlled. All approaches to the intersection are single lane approaches. LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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 intersection of County Road 48 with Lawrence 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 existing peak hour volumes at the unsignized intersection of County Road 48 and Lawrence Road. LEGEND XX -AM PEAK (XX) -PM PEAK ----STOP SIGN COUNTY ROAD 48 1-L NEEL-SCHAFFER ;: Solutions you can build upon --0 L 40(23) -N"" :::::: :::::: a ~ 572(263) -1, L_ f 5181 (13)8J (461)195~ (28)77 Cl 0:: w u z: w 0:: 3: <( _J LAWRENCE ROAD TOWNHOUSES 2021 EXISTING TRAFFIC VOLUMES V) 1-z j DRIVEWAY FIGURE 3.1 LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes TIA\Report\Sec3_Xanalysis.doc 3.4 County Road 48 and Lawrence Road The County Road 48 and Lawrence 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 Lawrence Road being stop controlled. Figure 3.2 – Existing Intersection Level-of-Service County Road 48 and Lawrence Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. Level of Service Delay (seclveh) Northbound Southbound Eastbound Westbound 20 sec/veh 20 sec/veh 20 sec/veh 1 21 sec/ve h D E F 26-35 36-50 >50 I AM Peak PM Peak LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 150-unit townhome development. The proposed development is planned to have full access to Lawrence Road. Figure 4-1 illustrates the proposed site plan for this development. LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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) 150 Dwelling Units 1,037 69 17 52 85 54 31 Total 1,037 69 17 52 85 54 31 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. 5% j LEGEND XX -AM PEAK .J,1 -(XX) -PM PEAK - ----STOP SIGN Vl f-z ~ -65% ' ,4(13) COUNTY ROAD 48 25% ...... (35)117 ---, • r "<l""~N ~---N-o-r-- N -- L 49(29) TOTAL IN OUT -AM 69 17 52 -II) PM 85 54 31 lO ~ ◄, 3(2) r DRIVEWAY --~ - Cl a:: w u z w 5% a:: 3: < _J 1-L NEEL-SCHAFFER LAWRENCE ROAD TOWNHOUSES FIGURE .._,. Solutions you can build upon SITE TRAFFIC ASSIGNMENT ~.2 - LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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 Lawrence Rd - S of CR 48 2020 930 2019 1,005 2018 1,005 2017 1,010 2016 1,010 3-Year Annual Growth Factor (excludes 2020) -0.17% The historic counts show no increase in traffic volumes from 2016. Year 2020 was discarding due to possible COVID-19 impacts. The 3-Year growth factor was -0.17% 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. j LEGEND XX -AM PEAK .J-1 -(XX) -PM PEAK - ..... -STOP SIGN (/) I-z ---L 41(24) = N '<T ~ 589(271) ---'<T IV"'l N , 5(8) COUNTY ROAD 48 ~ ' ~ ...... (13)8J ---, • r ~ ~ ~ (475)201~ - -I..D ... LI1 - (29)77 N-- ◄ DRIVEWAY Cl a:: w u z w a:: 3: < _J 1-L NEEL-SCHAFFER LAWRENCE ROAD TOWNHOUSES FIGURE .._,. Solutions you can build upon 2024 NON =SITE TRAFFIC VOLUMES 4L3 - j LEGEND XX -AM PEAK .J,1 --(XX) -PM PEAK ..... -STOP SIGN <.n I-z -L41(24) --- -I.{') "'" ~ 589(271) ~~-, 9(21) "'1"VN COUNTY ROAD 48 ~' ~ ...... (13)8J ---, • r I""") co I.{') I.{') - -(475)201~ ---"'"r--I""") (64)187 ... ~:::: -- L 49(29) O"'I- "'" I.{') ~~ I.{') lO --·~ ◄, 3(2) •r DRIVEWAY r---~;;; I.{') ~ I""") Cl a:: w u z w a:: 3: < _J 1-L NEEL-SCHAFFER LAWRENCE ROAD TOWNHOUSES FIGURE .._,. Solutions you can build upon 2024 TOTAL TRAFFIC VOLUMES .4J . .4J - LAWRENCE RD TOWNHOMES BALDWIN COUNTY, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16670 Lawrence Rd Townhomes 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 CR 48 / Lawrence Rd AM C – 21 C – 21 A – 1 A – 1 - PM C – 21 C – 22 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 CR 48 / Lawrence Rd AM C – 25 C – 22 A – 1 A – 1 - PM C – 25 C – 25 A – 1 A – 1 - Lawrence Rd / Driveway 1 AM A A – 4 - A – 9 - PM A A – 4 - A – 9 - All intersections are anticipated to operate at acceptable levels-of-service with the construction of the Lawrence Road Townhomes. I I LAWRENCERDTOWNHOMESBALDWINCOUNTY,AL 5Ͳ1 NeelͲSchaffer,Inc. Mobile,AlabamaM:\Projects\NSͲ16670LawrenceRdTownhomesTIA\Report\Sec5_Precom.doc Section5 RecommendationsandConclusions 5.1 AuxiliaryLaneWarrants The traffic volumes at the intersections of County Road 48 with Lawrence Road and Lawrence Road with Driveway 1 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 County Road 48 with Lawrence Road and Lawrence Road with Driveway 1. Based on anticipated traffic volumes an eastbound right turn lane is warranted at the intersection of County Road 48 and Lawrence Road. 5.2 Conclusions The development of the project site with a 150-unit townhome development is not anticipated to create capacity related deficiencies at the study intersections. An eastbound right turn lane is recommended at the intersection of County Road 48 and Lawrence Road. Figure 5.1 illustrates the recommended improvements and lengths for the auxiliary lane. October 21, 2021 Megan Smith 880 Holcomb Blvd, Suite 2F Fairhope, AL 36532 Re: The Gables at Lawrence Road (PIN 7618) Dear Megan Smith: This letter is to confirm that a portion of the referenced development is in Baldwin E.M.C.’s service territory. Baldwin EMC is willing to service the development as long as the necessary easements are granted using our standard easement form and all other appropriate documents and fees are finalized in advance. Baldwin EMC must be given proper notice and planning time with respect to required system upgrades (transmission line, substation and distribution line). All system upgrades and line extensions will be in accordance with Baldwin EMC’s current Line Extension Policy. Please contact me to discuss necessary easements and fees. Below is our typical required easements for subdivisions: There is a dedicated herewith a 10 foot utility easement on all lot lines and common areas adjacent to the right-of-ways and a 5 foot utility easement on each side of lot and common area lines, unless otherwise noted. If you have any questions or if I can be of further assistance, please do not hesitate to contact me at 251-989-0226. Sincerely, Brett Morrow Supervisor of Staking BM/ss BALDWIN EMC Yo ur Touchstone Ene rgy" Cooperative ~ -P.O. Box 220 Summerdale, AL 36580-0220 {251) 989-6247 www.baldwinemc.com ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.comATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.comOctober 05, 2021 Larry SmithS. E. Civil Engineering880 Holcomb Blvd.Fairhope, Alabama 36532 RE: The Gabels at Lawrence Rd. Dear Mr. Smith: This letter is in response to your request for information on the availability of service at the above proposed development by AT&T. This letter acknowledges that the above referenced development is located in an area served by AT&T. Any service arrangements for the proposed development will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter is not a commitment by AT&T to provide service to this location. Please contact me at the phone number included in this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design t))))) Page 1 of 2 Mr. Nathan Cox Lawrence Road October 8, 2021 October 8, 2021 Mr. Nathan Cox 29891 Woodrow Lane Spanish Fort AL, 36527 RE: Lawrence Road PPIN 007618 Township 6 South, Range 2 East, Section 24 Baldwin County Investigator(s): Daniel Calametti Dear Mr. Cox, Dewberry Engineers Inc. conducted a wetland delineation on the subject property identified as PPIN 007618 by the Baldwin County Revenue Commission. The purpose of the evaluation was to determine suitability for development by identifying the presence/absence and extent of wetlands on the subject property. Pre-evaluation of the site utilized USGS Topographic Maps, USDA Natural Resources Conservation Service Web Soil Survey, Baldwin County and Aerial photography. Onsite evaluations were made using the three criteria of soils, vegetation and hydrology to determine jurisdictional characteristics as determined by the US Army Corps of Engineers 1987 Wetland Delineation manual and amendments thereto. Site was found to be under typical conditions and therefore a level 2 routine approach was followed. Investigator conducted on-site reconnaissance by walking transects throughout the subject property on October 6, 2021. Weather was cloudy and approximately 86°F. The following characteristics were observed throughout the subject property: Soils •No hydric soils present on site. •Soils throughout majority site had a loamy consistency. Hydrology •A1 (High Water Table) •A2 (Saturation) t Dewberry· 9 Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 .990.9950 251 .990.9910 fax www.dewberry.com Page 2 of 2 Mr. Nathan Cox Lawrence Road October 8, 2021 Vegetation • Predominant Trees: Sweet Gum (Liquidambar styraciflua); Popcorn Tree (Triadica sebifera); Water Oak (Quercus nigra) • Additional vegetation included: Soybeans (Glycine max); Chamber Bitter (Phyllanthus urinaria); Crab Grass (Digitaria ciliaris) Conclusion As represented on attached exhibit, the entirety of the subject property consisted strictly of uplands had no wetlands on site. Additional observations Although no wetlands were found on site, three areas exhibited significant hydrology at time of inspection. Data sheets for these three areas were taken in these three areas and are attached below. Please do not hesitate to contact us with any additional questions. Respectfully, Cathy S. Barnette Senior Environmental Scientist Note: This report is for client use only and not to be utilized by third party without written consent of client and Dewberry Engineers, Inc. Attachments Topography Aerial Soils Map I Dewberry· Subject Property Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed Applicant: Terracore DevelopmentProject Name: Lawrence Road Township: 6S Range: 2E Section: 24Fairhope, AL ² 0 3,0001,500 Feet ID Dewberry· , 't!IP· '\ ---_\cP ..----::.- • -_........ 0 ,r ~ f ·; ft 0 • /4, .,,, -;; Sa (: - :, D ~ . • % ~ •e••-r.• ••.;•:;_ 1/S O • -- .. ---------- DP1 (UPL) DP2 (UPL)DP3 (UPL) Subject Property Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community Applicant: Terracore DevelopmentProject Name: Lawrence Road Township: 6S Range: 2E Section: 24Fairhope, AL ² 0 600300Feet tijj Dewberry· •• • Marlboro Very Fine Sandy Loam Grady Tifton Very Fine Sandy Loam Tifton Very Fine Sandy Loam Carnagie Very Fine Sandy Loam Carnagie Very Fine Sandy Loam Source: USDA NRCS, Esri, Source: USDA Natural Resources Conservation Service Applicant: Terracore DevelopmentProject Name: Lawrence Road Township: 6S Range: 2E Section: 24Fairhope, AL ² 0 1,000500Feet US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 WETLAND DETERMINATION DATA FORM – Atlantic and Gulf Coastal Plain Region Project/Site: City/County: Sampling Date: Applicant/Owner: State: Sampling Point: Investigator(s): Section, Township, Range: Landform (hillslope, terrace, etc.): Local relief (concave, convex, none): Slope (%): Subregion (LRR or MLRA): Lat: Long: Datum: Soil Map Unit Name: NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation , Soil , or Hydrology significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation , Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: HYDROLOGY Wetland Hydrology Indicators: Secondary Indicators (minimum of two required) Primary Indicators (minimum of one is required; check all that apply) Surface Soil Cracks (B6) Surface Water (A1) Aquatic Fauna (B13) Sparsely Vegetated Concave Surface (B8) High Water Table (A2) Marl Deposits (B15) (LRR U) Drainage Patterns (B10) Saturation (A3) Hydrogen Sulfide Odor (C1) Moss Trim Lines (B16) Water Marks (B1) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Sediment Deposits (B2) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Drift Deposits (B3) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Algal Mat or Crust (B4) Thin Muck Surface (C7) Geomorphic Position (D2) Iron Deposits (B5) Other (Explain in Remarks) Shallow Aquitard (D3) Inundation Visible on Aerial Imagery (B7) FAC-Neutral Test (D5) Water-Stained Leaves (B9) Sphagnum moss (D8) (LRR T, U) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 VEGETATION (Four Strata) – Use scientific names of plants. Sampling Point: Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. 5. 6. 7. 8. = Total Cover 50% of total cover: 20% of total cover: Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. 6. 7. 8. = Total Cover 50% of total cover: 20% of total cover: Herb Stratum (Plot size: ) 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. = Total Cover 50% of total cover: 20% of total cover: Woody Vine Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover 50% of total cover: 20% of total cover: Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: (A) Total Number of Dominant Species Across All Strata: (B) Percent of Dominant Species That Are OBL, FACW, or FAC: (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A)(B) Prevalence Index = B/A = 3 - Prevalence Index is ≤3.01 Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Definitions of Four Vegetation Strata: Tree – Woody plants, excluding vines, 3 in. (7.6 cm) or more in diameter at breast height (DBH), regardless of height. Sapling/Shrub – Woody plants, excluding vines, less than 3 in. DBH and greater than 3.28 ft (1 m) tall. Herb – All herbaceous (non-woody) plants, regardless of size, and woody plants less than 3.28 ft tall. Woody vine – All woody vines greater than 3.28 ft in height. Hydrophytic Vegetation Present? Yes No Remarks: (If observed, list morphological adaptations below). Hydrophytic Vegetation Indicators: 1 - Rapid Test for Hydrophytic Vegetation 2 - Dominance Test is >50%X US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region – Version 2.0 SOIL Sampling Point: Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, MS=Masked Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Polyvalue Below Surface (S8) (LRR S, T, U) 1 cm Muck (A9) (LRR O) Histic Epipedon (A2) Thin Dark Surface (S9) (LRR S, T, U) 2 cm Muck (A10) (LRR S) Black Histic (A3) Loamy Mucky Mineral (F1) (LRR O) Reduced Vertic (F18) (outside MLRA 150A,B) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Piedmont Floodplain Soils (F19) (LRR P, S, T) Stratified Layers (A5) Depleted Matrix (F3) Anomalous Bright Loamy Soils (F20) Organic Bodies (A6) (LRR P, T, U) Redox Dark Surface (F6) (MLRA 153B) 5 cm Mucky Mineral (A7) (LRR P, T, U) Depleted Dark Surface (F7) Red Parent Material (TF2) Muck Presence (A8) (LRR U) Redox Depressions (F8) Very Shallow Dark Surface (TF12) 1 cm Muck (A9) (LRR P, T) Marl (F10) (LRR U) Other (Explain in Remarks) Depleted Below Dark Surface (A11) Depleted Ochric (F11) (MLRA 151) Thick Dark Surface (A12) Iron-Manganese Masses (F12) (LRR O, P, T) 3Indicators of hydrophytic vegetation and Coast Prairie Redox (A16) (MLRA 150A) Umbric Surface (F13) (LRR P, T, U) wetland hydrology must be present, Sandy Mucky Mineral (S1) (LRR O, S) Delta Ochric (F17) (MLRA 151) unless disturbed or problematic. Sandy Gleyed Matrix (S4) Reduced Vertic (F18) (MLRA 150A, 150B) Sandy Redox (S5) Piedmont Floodplain Soils (F19) (MLRA 149A) Stripped Matrix (S6) Anomalous Bright Loamy Soils (F20) (MLRA 149A, 153C, 153D) Dark Surface (S7) (LRR P, S, T, U) Restrictive Layer (if observed): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: WETLAND DETERMINATION DA TA FORM -Atlantic and Gulf Coastal Plain Region Project/Site : Lawrence Road City/County: Fairhope/Baldwin Sampling Date : 10/6/2021 Applicant/O wner : Terracore Development LLC State : _A_L ___ Sampling Point : _D_P_2 ___ _ lnvestigator(s): Daniel Calametti Section , Township , Range: _2_4_,_6_S_,_2_E _____________ _ Landform (hillslope , terrace , etc.): _H_i_lls_l_o_p_e ________ Local relief (concave , con vex , none ): _C_o_n_c_a_v_e ____ Slope (%): _2_-5 __ Subregion (LRR or MLRA): LRR p Lat: 30.514600 Long: -87.833769 Datum: CORS 86 Soil Map Unit Name: Carnagie v ery fine sandy loam NWI classification: _N_I_A _______ _ Are climatic/ hydrologic conditions on the site typical for this time of year? Yes _Y __ No ___ (If no, explain in Remarks .) Are Vegetation __ , Soil ___ , or Hydrology ___ significantly disturbed? Are "Normal Circumstances " present? Yes_Y __ No __ _ Are Vegetation __ , Soil ___ , or Hydrology ___ naturally problematic? (If needed , explain any ans wers in Remarks .) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hyd rophytic Vegetation Present? Yes_Y __ No ---Is the Sampled Area Hydric Soil Present? Yes ---No_N __ within a Wetland? Wetland Hydrology Present? Yes_Y __ No --- Remarks: HYDROLOGY Wetland Hydrology Indicators : Primary Indicators (minimum of one is required; check all that apply) D Surface Water (A1) D Aquatic Fauna (B13) @ High Water Table (A2) □ Marl Deposits (B15) (LRR U) @ Saturation (A3 ) D Hydrogen Sulfide Odor (C1) D Water Marks (B1) D Oxidized Rhizospheres along Living Roots (C3) B Sediment Deposits (B2) D Presence of Reduced Iron (C4) _ Drift Deposits (B3 ) D Recent Iron Reduction in Tilled Soils (C6 ) D Algal Mat or Crust (B4) D Thin Muck Surface (C?) D Iron Deposits (B5) D Other (Explain in Remarks) D Inundation Visible on Aerial Imagery (B7) D Water-Stained Leaves (B9 ) Field Observations : Surface Water Present? Water Table Present? Yes __ No_N __ Depth (inches): ____ _ Yes_Y __ No __ Depth (inches):_6 ____ _ Yes No N Secondary Indicators (minimum of two required) 0 Surface Soil Cracks (B6 ) IZJ Sparsely Vegetated Concave Surface (B8) D Drainage Patterns (B10 ) D Moss Trim Lines (B16 ) D Dry-Season Water Table (C2 ) D Crayfish Burrows (CS) 0 Saturation Visible on Aerial Im agery (C9) 0 Geomorphic Position (D2 ) □ Shallow Aquitard (D3) □ FAC-Neutral Test (D5) 0 Sphagnum moss (D8 ) (LRR T, U) Saturation Present? Yes _Y __ No __ Depth (inches): 1 Wetland Hydrology Present? Yes_Y __ No __ _ (includes caoillarv frinoe) Describe Recorded Data (stream gauge , monitoring well , aerial photos , previous inspections), if available : Remarks: US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0 VEGETATION (Four Strata) -Use scientific names of plants. Sampling Point : _D_P_2 __ _ Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft ) % Cover SQecies? status Number of Dominant Species 1. N/A That Are OBL , FACW, or FAC: 2 (A ) 2. Total Number of Dominant 3. Species Across All Strata : 2 (B) 4. 5. Percent of Dominant Species 100% That Are OBL, FACW, or FAC: (A/B) 6. 7. Prevalence Index worksheet: 8. Total % Cover of: MultiQIY by: 40 = Total Cover OBL species X 1 = 50% of total cover: 20 20% of total cover: 8 FACW species x2= SaQling/Shrub stratum (Plot size: 30 ft ) FAC species x 3= 1. N/A FACU species x 4= 2. UPL species x5= 3. Column Totals: (A) (B) 4. Prevale nce Index = BIA= 5. Hydrophytic Vegetation Indicators: 6. 7. - 1 -Rapid Test for Hydrophytic Vegetation L 2-Dominance Test is >50% 8. 3 -Pre va lence Index is :53.0 1 -= Total Cover _ Problematic Hydrophytic Vegetation 1 (Explain ) 50% of total cover: 20% of total cover: Herb Stratum (Plot size : 30 ft ) 1Indicators of hydric soil and wetland hydrology must 1. Phyllanthus urinaria 35 y FAC be present , unless disturbed or problematic . 2. Glycine max 35 y FAC Definitions of Four Vegetation Strata: 3. Solidago altissima 5 N FACW Ambrosia artemisiifolia 5 N FACU Tree -Woody plants , excluding vines , 3 in. (7 .6 cm ) or 4. more in diameter at breast height (DBH), regardless of 5. Andropogon virginicus 5 N FAC height. 6. Sapling/Shrub -Woody plants , excluding v ines , less 7. than 3 in. DBH and greater than 3.28 ft (1 m) tall. 8. Herb -All herbaceous (non-woody) plants , regardless 9. of size , and w oody plants less than 3.28 ft tall. 10. Woody vine -All woody vines greater than 3.28 ft in 11. height. 12. 85 = Total Cover 50 % of total cover: 42.5 20% of total cover: 17 Woody Vine stratum (Plot size: 30 ft ) 1. N/A 2. 3. 4. 5. Hydrophytic = Total Cover Vegetation Yes_Y __ 50% of total cover: 20 % of total cover: Present? No --- Remarks: (If observed, list morphological adaptations below). Sample area is on edge of planted soy bean field with no tree or sapling stratum present. US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0 SOIL Sampling Point: DP2----- Profile De scription: (Describe to the depth needed to document the indicator or con firm the abse nce of indicators.) Depth Matrix Redox Features (inches) Color (moist) ____.'.'&_ Color (moist) ____.'.'&_ � Loe" 0-13 7.5YR 4/2 100 --------- 14-24+7.5YR 5/6 100 --------- --------- --------- --------- --------- ---------1Type: C=Concentration, D=Depletion. RM=Reduced Matrix, MS=Masked Sand Grains. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) O Histosol (A1)Q Polyvalue Below Surface (SB) (LRR S, T, U) B Histic Epipedon (A2) 8 Thin Dark Surface (S9) (LRR S, T, U) Black Histic (A3) Loamy Mucky Mineral (F1) (LRR 0) 0 Hy drogen Sulfide (A4)0 Loamy Gleyed Matrix (F2)B Stratified Layers (A5) B Depleted Matrix (F3) Organic Bodies (AS) (LRR P, T, U) Redox Dark Surface (F6) B 5 cm Mucky Mineral (A7) (LRR P, T, U) B Depleted Dark Surface (F7) Muck Presence (AB) (LRR U) Redox Depressions (F8) 0 1 cm Muck (A9) (LRR P, T) 0 Marl (F10) (LRR U) Text ure Remarks s Loam S.Loam 2Location: PL=Pore Lining. M=Matrix. Indicators for Problematic Hydric Soils3: 0 1 cm Muck (A9) (LRR 0) E 2 cm Muck (A10) (LRR S) Reduced Vertie (F18) (outside MLRA 150A,B) "D Piedmont Floodplain Soils (F19) (LRR P, S, T)"D Anomalous Bright Loamy So ils (F20) (MLRA 153B) D Red Parent Material (TF2)D Very Shallow Dark Surface (TF12) :0 Other (Explain in Remarks)0 Depleted Below Dark Surface (A 11) □Depleted Ochric (F11) (M LRA 151) 0 Thick Dark Surface (A12) 0 Iron-Manganese Masses (F12) (LRR 0, P, T) 3 In di cat ors of hydrophytic vegetation and B Coast Prame Redox (A16) (MLRA 150A) B Umbric Surface (F13) (LRR P, T, U) wetland hydrology must be present, Sandy Mucky Mineral (S1) (LRR 0, S) Delta Ochric (F17) (M LRA 151) unless disturbed or problematic 0 Sandy Gleyed Matrix (S4)0 Reduced Verlie (F18) (MLRA 150A, 150B) B Sandy Redox (S5) B Piedmont Floodplain Soils (F19) (MLRA 149A) Stripped Matrix (S6) Anomalous Bright Loamy Soils (F20) (MLRA 149A, 153C, 153D) 0 Dark Surface (S7) (LRR P, S, T, U) Restrictive Layer (if observed): Typ e: Dep th (inches): Hydric Soil Present? Remarks: Yes ---No_N __ US Army Corps of Eng ineers Atlantic and Gulf Coastal Plain Region -Version 2.0 --------------- WETLAND DETERMINATION DA TA FORM -Atlantic and Gulf Coastal Plain Region Project/Site : Lawrence Road City/County: Fairhope/Baldwin Sampling Date : 10/6/2021 Applicant/O w ner : Terracore Development LLC State : _A_L ___ Sampling Point : _D_P_3 ___ _ lnvestigator(s): Daniel Calametti Section , Township , Range: _2_4_,_6_S_,_2_E _____________ _ Landform (hillslope , terrace , etc.): _H_i_lls_l_o_p_e ________ Local relief (concave , con vex , none ): _C_o_n_c_a_v_e ____ Slope (%): _N_IA __ Subregion (LRR or MLRA): LRR p Lat: 30.515208 Long: 87.835386 Datum: CORS 86 Soil Map Unit Name: Grady Soils NWI classification: _N_I_A _______ _ Are climatic/ hydrologic conditions on the site typical for this time of year? Yes _Y __ No ___ (If no, explain in Remarks .) Are Vegetation __ , Soil ___ , or Hydrology ___ significantly disturbed? Are "Normal Circumstances " present? Yes_Y __ No __ _ Are Vegetation __ , Soil ___ , or Hydrology ___ naturally problematic? (If needed , explain any answ ers in Remarks .) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hyd rophytic Vegetation Present? Yes_Y __ No ---Is the Sampled Area Hydric Soil Present? Yes ---No_N __ within a Wetland? Wetland Hydrology Present? Yes_Y __ No --- Remarks: HYDROLOGY Wetland Hydrology Indicators : Primary Indicators (minimum of one is required; check all that apply) D Surface Water (A1) D Aquatic Fauna (B13) □ High Water Table (A2) □ Marl Deposits (B15) (LRR U) l2J Saturation (A3 ) D Hydrogen Sulfide Odor (C1) 0 Water Marks (B1) D Oxidized Rhizospheres along Living Roots (C3) B Sediment Deposits (B2) D Presence of Reduced Iron (C4) _ Drift Deposits (B3 ) D Recent Iron Reduction in Tilled Soils (C6 ) D Algal Mat or Crust (B4) 0 Thin Muck Surface (C?) D Iron Deposits (B5) 0 Other (Explain in Remarks) D Inundation Visible on Aerial Imagery (B7) D Water-Stained Leaves (B9 ) Field Observations : No _N __ Depth (inches): ____ _ No _N __ Depth (inches): ____ _ Yes No N Secondart Indicators (minimum of two required) 0 Surface Soil Cracks (B6 ) IZJ Sparsely Vegetated Concave Surface (B8) D Drainage Patterns (B10 ) D Moss Trim Lines (B16 ) D Dry-Season Water Table (C2 ) D Crayfish Burrows (CS) 0 Saturation Visible on Aerial Im agery (C9) 0 Geomorphic Position (D2 ) □ Shallow Aquitard (D3) □ FAC-Neutral Test (D5) 0 Sphagnum moss (D8 ) (LRR T, U) Surface Water Present? Water Table Present? Saturation Present? (includes caoillarv frinoe) Yes __ Yes __ Yes_Y __ No __ Depth (inches):_2 ____ _ Wetland Hydrology Present? Yes_Y __ No __ _ Describe Recorded Data (stream gauge , monitoring well , aerial photos , previous inspections), if available : Remarks: US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0 VEGETATION (Four Strata) -Use scientific names of plants. Sampling Point: _D_P_3__ _ Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft ) % Cover S12ecies? Status Quercus virginiana 5 y FACU Number of Dominant Species 2 1. That Are OBL, FACW, or FAC: (A) 2. Total Number of Dominant 3. Species Across All Strata: 3 (B) 4. 5. Percent of Dominant Species 67% That Are OBL, FACW, or FAC: (A/B) 6. 7. Prevalence Index worksheet: 8. Total % Cover of: MultiQIY by: 40 = Total Cover OBL species X 1 = 50% of total cover: 20 20% of total cover: 8 FACW species x2= SaQling/Shrub Stratum (Plot size: 30 ft ) FAC species x3= 1.N/A FACU species x4= 2. UPL species x5= 3. Column Totals: (A) (B) 4. Prevalence Index = BIA= 5. Hydrophytic Vegetation Indic ators : 6. - 1 -Rapid Test for Hydrophytic Vegetation7. ..L 2 - Dominance Test is >50% 8. 3 -Prevalence Index is :,3.0 1 = Total Cover _ Problematic Hydrophytic Vegetation 1 (Explain) 50% of total cover: 20% of total cover: Herb Stratum ( Plot size: 30 ft ) 1 Indicators of hydric soil and wetland hydrology must 1.Digitaria ciliaris 55 y FAC be present, unless disturbed or problematic. 2.Glycine max 20 y FAC Definitions of Four Vegetati on Strata: 3.Tr ifolium repens 5 N FACU Tree -Woody plants, excluding vines, 3 in. (7.6 cm) or 4. more in diameter at breast height (DBH), regardless of 5. height. 6. Sapling/Shrub -Woody plants, excluding vines, less 7. than 3 in. DBH and greater than 3.28 ft (1 m) tall. 8. Herb -All herbaceous (non-woody) plants, regardless 9. of size, and woody plants less than 3.28 ft tall. 10. Woody vine -All woody vines greater than 3.28 ft in 11. height. 12. 80 = Total Cover 50% of total cover: 40 20% of total cover: 16 Woody Vine Stratum (Plot size: 30 ft ) 1.N/A 2. 3. 4. 5. Hydr ophytic = Total Cover Vegetation Yes_Y __ 50% of total cover: 20% of total cover: Present? No --- Remarks: (If observed, list morph ological adaptations below). Sample area is on edge of planted soy bean field with only one planted tree present. Herbace ous stratum is dominated by planted grass. US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0 SOIL Sampling Point: _D_P_3 __ _ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matri x Redox Features (inchesj Color (moistl ~ Color (moistl ~~ Loc L Te xture Remarks 0-2 7.5YR 3/2 100 S. Loam --------- 3-14 7.5YR 4/2 100 S. Loam --------- 15-24+ 7.5YR 6/3 100 S. Loam --------- --------- --------- --------- --------- 1Type: C=Concentration , D=Deplet io n, RM=Reduced Matri x, MS=Masked Sand Grains. 2Location : PL=Pore Lining , M=Matrix. Hydric Soil Indicators : (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3 : O Histosol (A1) 0 Polyvalue Below Surface (S8) (LRR S, T, U) 0 1 cm Muck (A9) (LRR 0) B Histic Epipedon (A2) B Thin Dark Surface (S9) (LRR S, T, U) B 2 cm Muck (A10 ) (LRR S) Black Histic (A3) Loamy Mucky Mineral (F1) (LRR 0) Reduced Vertie (F18) (outside M LRA 150A,8) 0 Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) TI Piedmont Floodplain Soils (F19 ) (LRR P, S, T) B Stratified Layers (A5) B Depleted Matrix (F3) TI Anomalous Bright Loamy Soils (F20) Organic Bodies (A6) (LRR P, T, U) Redox Dark Surface (F6) (MLRA 1538) B 5 cm Mucky Mineral (A?) (LRR P, T, U) B Depleted Dark Surface (F7) D Red Parent Material (TF2 ) Muck Presence (A8) (LRR U) Redox Depressions (F8) "D Very Shallow Da rk Surface (TF12) 0 1 cm Muck (A9) (LRR P, T) □ Marl (F10) (LRR U) :0 Other (Explain in Remarks ) 0 Depleted Below Dark Surface (A11) 0 Depleted Ochric (F11) (MLRA 151) 0 Thick Dark Surface (A12) D Iron-Manganese Masses (F12 ) (LRR 0, P, T) 3 Indicators of hydrophytic vegetation and B Coast Prairie Redox (A16) (MLRA 150A) B Umbric Surface (F13) (LRR P, T, U) we tland hydrology must be present , Sandy Mucky Mineral (S1) (LRR 0, S) Delta Ochric (F17) (MLRA 151) unless disturbed or problematic. 0 Sandy Gleyed Matrix (S4) □ Reduced Vertie (F18) (MLRA 150A, 1508) B Sandy Redox (S5) B Piedmont Floodplain Soils (F19 ) (MLRA 149A) Stripped Matrix (S6) Anomalous Bright Loamy Soils (F20) (MLRA 149A, 153C, 153D) 0 Dark Surface (S7) (LRR P, S, T, U) Restrictive Layer (if observed): Type: Depth (inches ): Hydric Soil Present? Yes --No_N __ Remarks: US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0 L A FAY E T T E DR STATE HWY 104 U S HWY 98U S HWY 98 HANCOCK RD LAFAYETTE DRGREENO RD NGREENO RD N City of FairhopePlanning Commission May 2, 2022 ¯ L A FAYETTE DR STATE HWY 104 HANCOCK RDLAFAYETTE DRGREENO RD NUSHWY98U S HWY 98GREENO RD N SD 22.14 - Colonial Acres Resub of Lots 25 & 26 Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^µ µ Project Name: Colonial Acres Resubdivision of Lots 25 & 26Site Data: 2.94 acresProject Type: 3-Lot Minor SubdivisionJurisdiction: City of FairhopeZoning District: R-1PPIN Number: 71837General Location: Between Lafayette Drive and City Hwy 104, and west of US Hwy 98Surveyor of Record: SE Civil, LLCEngineer of Record: SE Civil, LLCOwner / Developer: Lafayette Acres, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Casey Potts 1 SD 22.14 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres Part 2 May 2, 2022 Summary of Request: The owner is Lafayette Acres, LLC. SE Civil LLC is the applicant and surveyor for the project. This application is for a 3‐lot minor subdivision located between Lafayette Drive and City Hwy 104 and west of US Hwy 98. Subject property is within the municipal limits of the City of Fairhope and is zoned R‐1. The site data table is included below: General Comments: The original application was for a 4‐lot minor subdivision. Due to the location of the wetlands, the original design was reduced to three lots, as presented in the staff report. The three lots are within 450 feet of a fire hydrant, front on a publicly maintained road, and meet the lot size requirements. Sidewalks are required to be built along Hancock Road and Lafayette Drive. Because minor subdivisions allow concurrent Preliminary/Final Plat approval, the Plat shall not be signed until sidewalk is completed and inspected by Building Department. Lots 1‐3 shall only be accessed via Hancock Road and Lafayette Drive. Access to lots 1‐ 3 from HWY 104 and Greeno Rd shall be prohibited. The applicant agreed to implement a 20’ landscape buffer that shall remain undisturbed, with the exception of new planting materials to fill in the visual landscape screen along the HWY 104 and Greeno Rd ROW’s. The buffer shall remain undisturbed and maintained by the POA. The applicant is also preserving the historic landscape buffer adjacent to Lafayette Dr, which shall also remain undisturbed in perpetuity. Rear setbacks illustrated on the proposed plat are 20’, but shall be revised to 35’ in accordance with the R‐1 Zoning District. Drainage Comments: The existing flow patterns are not being changed. Utility Comments: Water, Sewer, Gas, and Electrical Utilities are provided by Fairhope. Site Data table on the plat needs to be updated to reflect the correct site data, including the following: Total Lots: 3 Density: 1.02 AC Rear Building Setback: 35’ SITE DATA Parcel ID:05-46-03-0B-0-003-003.000 PPIN: 71837 CURRENT ZONING: R-1 ZONING DISTRICT: 17 LIN. FT. STREETS:N /A TOTAL LOTS: 4 DENSITY: 1.36 / AC. MINIMUM LOT:18 ,5 69 SF SMALLEST LOT:18 ,5 69 SF LARGEST SF LOT:64 ,3 41 SF COMMON AREAS: N/A TOTAL AREA: 2.94 AC BLDG . SETBACKS: AS SHOW HEREON MAX BLDG HEIGHT: 30 FT WATER SERVICE: CITY OF FAIRHOPE SEWER SERVICE: CITY OF FAIRHOPE ELECTRIC SERVICE: CITY OF FAIRHOPE TELEPHONE SERVICE: AT&T GAS SERVICE: CITY OF FAIRHOPE 2 SD 22.14 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres Part 2 May 2, 2022 Connectivity: Sidewalk will be installed along Hancock Road and Lafayette Drive. While not required, a sidewalk connecting Hancock Road to “City Hwy 104” was discussed with the applicant originally. Due to reduction of one lot, providing the sidewalk was cost prohibitive. The applicant depicts a 15’ public access easement from Hancock Road to City Hwy 104 in lieu of the sidewalk. The intent of the public access easement is to provide the capacity for pedestrian connectivity in the future. There are no plans to install improvements at this time, nor is there a funding source for said future improvements. Comments: The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. “2. Consistency with Plans, Regulations and Laws ‐ The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; Meets c. The proposed subdivision is not consistent with these Regulations; Does not meet d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” Meets Recommendation: Staff recommends approval of SD 22.14 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres Part 2 minor subdivision with the following conditions: 1. In the General Notes, add a note specifying maintenance of the planting strip. Add a note that “Lots 1‐3 shall only be accessed via Hancock Road and Lafayette Drive. Access is restricted via City Hwy 104 and Greeno Road.” 2. Update the Site Data Table. Rear setbacks shall be revised to 35’. 3. Rename of City Hwy 104, subject to approval by City Council. 4. Revision of subdivision name and lot numbering, subject to approval by Baldwin County Revenue Department. 5. Provide Covenants and Restrictions to Planning Staff prior to plat recordation. 6. Inspection and approval of completed sidewalks along Hancock Rd. and Lafayette Rd. by City of Fairhope Building Department. 7. The buffers shown on the plans, shall remain natural, except for the allowance of plant materials to be installed where a visual buffer does not exist and a potential pedestrian path within the proposed pedestrian access easement. 8. Where a visual buffer does not exist within buffer areas shown on the plan, or required by a condition of approval, plant materials shall be installed to provide a visual barrier. FMFMFMFMFM FM OHP OHP OHP OHP OHPOHPGREENO ROAD NORTH RIGHT-OF-WAY VARIES LAFAYETTE DRIVE 50' RIGHT-OF-WAY CITY 104 80' RIGHT-OF-WAY HANCOCK ROAD 50 ' ROWLAFAYETTE DRIVE LOT 18LOT 19 LOT 22 LOT 23 LOT 24 OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP WWWWWW W W W W W W W W FM FM FM FM FM FM FM FM FM FM FM WW 30' BUFFER S S W SW LOT 1 LOT 2 LOT 330' BUFFER INSTALL SEWER SERVICE, TYP. INSTALL WATER SERVICE, TYP. EXISTING FORCE MAIN EXISTING WATER MAIN EXISTING FORCE MAIN EXISTING FIRE HYDRANT ASSEMBLY EXISTING FIRE HYDRANT ASSEMBLY 0.19± ACRES WETLANDW 20FT. PLANTING STRIP20' NON-DISTURBED BUFFER 20002550100 50 SCALE SHEET C1 SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Colonial AcresSubdivisionFairhope, Alabama 3653220211061 JDL DRAWN: DATE: SCALE: JOB No.: 02/22/22 1"=30' UTILITY PLAN LEGEND VALVE WATER SERVICE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER FORCE MAIN UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW FM S SANITARY SEWER SERVICE W S W S SS GRAVITY SEWER MAIN SS 46-03-08-0-003-004. 000 MINSO, GEORGE B., ETAL 605 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1575799) 46-03-08-0-003-019.000 SMITH, PAUL F. 676 HANCOCK RD. FAIRHOPE, AL 36532 (DB 433 PG 161) 46-03-08-0-003-020. 000 CAMERON, TRENT M. ETAL 754 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1596376) I \ ---/ I \ \ \ " " INV 108.20' --- \ \ \ \ \ \ \ I I I \ HIGHWAY CONSlRUC ----------" " " " " \ I I I I I \ '-.. '-- \ \ ---------, ____ ___ I / I I I 46-03-08-0-003-021. 000 PERRINE, THOMAS F. Ill ETAL 753 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1770324) \ I \ \ ------------I ------------ 46-03-08-0-003-022.000 PHILLIPS, MICHAEL J. UAL 859 LAFA YETT£ DR. FAIRHOPE, AL 36532 (INS #1780316) \ \ \ \ \ \ \ \ \ \ \ \ N \ 28" 27" 32" 27" 25" 24"36" 24" 24" 32" 36" 31" LIVE 36" LIVE GREENO ROAD NORTH RIGHT-OF-WAY VARIES LAFAYETTE DRIVE 50' RIGHT-OF-WAY CITY 104 80' RIGHT-OF-WAY Y HANCOCK ROAD 50 ' ROWLAFAYETTE DRIVE LOT 18LOT 19 LOT 22 LOT 23 LOT 24 30' BUFFER LOT 1 LOT 2 LOT 330' BUFFER INSTALL 5' CONCRETE SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK EXISTING STREET LIGHT EXISTING STREET LIGHT 0.19± ACRES WETLAND5' PUBLIC ACCESS EASEMENT TIE INTO EXISTING CONCRETE SIDEWALK INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. MAGNOLIA END OF SIDEWALK 20FT. PLANTING STRIP20' NON-DISTURBED BUFFER 15' PUBLIC ACCESS EASEMENT EXISTING FENCING TO REMAIN 20002550100 50 SCALE SHEET C2 SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566SIDEWALK, STREET LIGHT& PEDESTRIAN PLANJDL DRAWN: DATE: SCALE: JOB No.: 1"=30'Colonial AcresSubdivisionFairhope, Alabama 3653220211061 02/22/22 46-03-08-0-003-004. 000 MINSO, GEORGE 8., ETAL 605 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1575799) 46-03-08-0-003-019.000 SMITH, PAUL F. 616 HANCOCK RD. FAIRHOPE, AL 36532 (DB 433 PG 161) 46-03-08-0-003-020. 000 CAMERON, TRENT M. ETAL 754 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1596376) I I I I I I I I I r-_ I I I \ \ \ ---------------------------,------------ ~g;J})J!}J;2{ 75' HIGHWAY CONS1RUC110N SElBAa< ~--- I \ \ / \ ' \ \ \ \ \ \ \ ♦"' "'"' .. . ~ I I"' "' "' V . ---~ \ \ --- . . .• I . . . .! . . .,J, . .. --- --------- \ I I I I I \ "' I / '\ I I \ / I '------ INSTALL ADA CONCRETE RAMP, TYP EXISTING STREET LIGHT 5' PUBLIC ACCESS EASEMENT TALL 5' CONCRETE EWALK 46-03-08-0-003-021.000 PERRINE, THOMAS F. Ill ETAL 753 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1770324) e 46-03-08-0-003-022. 000 PHILLIPS, MICHAEL J. ETAL 859 LAF A YETT£ DR. FAIRHOPE, AL 36532 (INS #1780316) \ \ \ \ \ \ \ \ \ \ \ \ N \ 4/22/2022 City of Fairhope Planning Commission Case: SD 22.14 Subdivision Name: Colonial Acres, Resubdivision of Lots 25 and 26. PPIN# 71837, 41871 To Planning Commission and Developers From: Tom and Susan Perrine 753 Hancock Rd Fairhope, AL We have reviewed the request for the resubdivision of property adjacent to our property on the corner of Hancock and Lafayette. We have no objection to the plan with the exception of placement of driveways for 3 properties. We do not wish to see a crowd of driveways across from our property on Lafayette Street. Two would be okay continuing the pattern in the neighborhood, and a third driveway for the Hancock and Lafayette property would be on Hancock Rd. Thank you for your consideration. Tom and Susan Perrine 808 Bon Secour St Fairhope, AL 36532 425 478-0398