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HomeMy WebLinkAbout06-06-2022 Planning Commission Agenda PacketF. SD 22.08 Public hearing to consider the request of the Applicant, Seth Moore, on behalf of the Owner, Donna Elkins, for Plat Approval of Elkins Place, a 2-lot Minor Subdivision. The property is approximately 1 acre and is located on the east side of Main Street, 0.3 miles south of Jewett Street. PPIN #: 46843 G, SD 22.16 Public hearing to consider the request of the Applicant, Goodwyn, Mills, Cawood, LLC, on behalf of the Owner, FST Montrose Properties, Inc., for Final Plat Approval of Fox Hollow, Phase 3, a 32-lot Major Subdivision. The property is approximately 13.78 acres and is located on the east side of County Road 13, 0 .04 miles south of Nichols Avenue. PPIN #: 15399 H. SD 22.17 Public hearing to consider the request of the Applicant, SE Civil, on behalf of the Owner, FST Fritz Harshberger DMD LLC, for Preliminary Approval of Advanced Dental, an 11-unit Multiple Occupancy Project. The property is approximately 2. 75 acres and is located on the east side of State Highway 181, 0.25 miles south of County Road 48. PPIN #: 14894 I. SD 22.18 Public hearing to consider the request of the Applicant, SE Civil, on behalf of the Owner, Lennar Homes of Alabama, LLC, for Preliminary Plat Approval of Greenfields Subdivision, an 80-lot Major Subdivision. The property is approximately 39.9 acres and is located on the east side of County Road 13, 0.38 miles south of County Road 34. PPIN#:41079,55265 J. SD 22.19 Public hearing to consider the request of the Applicant, Dewberry, on behalf of the Owner, Dilworth Development Inc, for Final Plat Approval of Riverhorse, a 27- lot Major Subdivision. The property is approximately 22 acres and is located ¼ mile north of Gayfer Avenue, on the east side of Blueberry Lane, north of the North Station Subdivision. PPIN #: 369809 K. IR 22.03 Request of the-Applicant, Kenneth Kleban with Kleban Properties, on behalf of the Owner, FST Klumpp Family Limited Partnership, for an Informal Review of an amendment to the existing PUD (Planned Unit Development) for Idlewild Place PUD. The property is approximately 10 acres and is located on the west side of State Highway 181, just south of Fairhope Avenue. PPIN #: 261908 4 . Old/New Business 5. Adjourn May 2, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, May 2, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Rebecca Bryant, Vice-Chair; Art Dyas; Harry Kohler; John Worsham; Clarice Hall-Black; Hollie MacKellar; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Casey Potts, City Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Jason Langley, Water and Sewer Director. Chairman Turner called the meeting to order at 5:03 PM. Approval of the Minutes from April 4, 2022, Meeting: Corey Martin made a motion to accept the minutes with no further changes. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Corey Martin. NAY: None. Abstain: Lee Turner. SD 22.04 Public hearing to consider the request of the Applicant, S.E. Civil, LLC, on behalf of the Owner, 68V BTR Holdings, LLC, for Preliminary Approval of The Gables on Lawrence, a 136-unit Multiple Occupancy Project. The property is approximately 19.92 acres and is located on the east side of Lawrence Road, 0.5 miles south of Fairhope Avenue. PPIN #: 7618 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. 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. A traffic study was completed and concluded with a recommendation for an eastbound right turn lane at the southwest intersection of County Road 48 and Lawrence Road and would need to be reviewed by the Baldwin County Highway Department. There are three drainage basins on the site: the first drains to the ROW ditch along the East side of Lawrence Road and discharges west under Lawrence Road to a UT to Cowpen Creek. The second drains to the site’s southern property line, leaves the site, and enters an existing wet pond on the adjacent property owner’s property which is discharged into a UT to Still Branch. The third drains to the site’s eastern property line where it is picked up by a different UT to Still Branch. The two wet ponds provide 199,285 cubic feet of storage which is greater than the required 69,503 cubic feet required. According to the Engineer of Record, the flow rate of each basin is reduced due to their design. Street trees were added, but there is no landscape buffer as it is outside of the city limits, so the Tree Ordinance does not apply. The project has a net density of 8.27 units per acre which requires 25% May 2, 2022 Planning Commission Minutes 2 greenspace (4.98 acres minimum). 5.21 acres is stated to be provided, 4.60 acres of “park” type and .61 acres counting 30% of the wet ponds. Staff does not feel that the proposed plans meet the greenspace requirements of the City’s Subdivision Regulations as “park” type describe a minimum of 3 acres of contiguous undeveloped natural area. Greenspace is shown as space between buildings and disjointed areas with the three areas for greenspace being connected only by sidewalks adjacent to the internal roads and traversing many driveways, do not count as a park. Holding basins can receive greenspace credit if they are clearly integrated into an open space/park site, the basins for this site are not integrated. The plans were revised since February to remove the access drive to create a loop without intersections. The nearest Village node lies 1.14 miles away from the centroid of the nearest Village. Staff reviewed the area within a half-mile of the site, the adjacent properties are all Unzoned, with most properties being larger, rural lots that reflect single-family residential and rural patterns. As proposed, the Gables on Lawrence is not consistent with the scale and character of the surrounding area. Staff does not believe this project meets the goals and intensions of the Comprehensive Plan. Recommendation: Staff recommends denial of Case SD 22.04, The Gables on Lawrence. Larry Smith, S.E. Civil, was present. Mr. Smith stated that regarding drainage, it was requested from staff that they provide a letter about downstream rights from an Attorney, it was not requested that they make revisions. There are also only a few green space types they could have utilized as the others did not apply to the site. The best amenity that Mr. Smith’s subdivision has is the pond, which does not have sidewalks around it and is smaller than both ponds proposed for the site. He disagrees with staff that the ponds are not being seen as amenities and that the development does have good connectivity. Mr. Smith feels that the Comprehensive Plan is not intended to dictate zoning in unzoned areas, and they met the density requirements per the Subdivision Regulations. Chairman Turner brought up Attorney Mark Ryan’s letter that was sent to the Commissioners and asked Mr. Smith about water bypassing detention ponds and going on to neighboring properties and how that issue is addressed in the plans and if the waterflow will be increased in those areas. Mr. Smith replied that the bypass areas have ditches and topographic lines are carrying it to the existing place where runoff is discharged. All those areas were accounted for in the overall runoff and the downstream analysis runoff. The rate of runoff would be reduced as the amount of impervious surface would not equate to the same amount of undeveloped area that is currently discharging to those areas. Rebecca Bryant stated that she took issue with a statement that was in the letter written by Attorney, Casey Pipes in which Mr. Pipes stated that, “…it is impossible to reduce the volume of stormwater generated on a parcel of property when its being developed from raw land to something else.” Mr. Smith said the only way to reduce is to infiltrate, collect, and reuse, but it is difficult to collect and reuse for a development of this size. Mr. Smith agreed with Mr. Pipes’ statement and said that unless you have a soil that highly able to be infiltrated then you cannot reduce the volume and most of the soils in Baldwin County are not. Only one project he can think of had the ability to reduce the volume and there is not the ability to infiltrate on this site. May 2, 2022 Planning Commission Minutes 3 Chairman Turner stated that this may not be the right location for this type of project because the site is not able to be infiltrated. Mr. Smith replied that about 95% of sites in Baldwin County are not able to be infiltrated due to the soils. Councilman Martin asked Mr. Smith if they are not concerned with the volume that would be displaced on to other people’s property. Mr. Smith replied that they are concerned, that is why they do the downstream analysis and found that the volumes are mitigated over time to not cause downstream adverse effects. Councilman Martin asked if they had plans for mitigation as it is shown that the flowrates are decreased, but that the volume is increased. Mr. Smith stated that the only thing they have is time to reduce the volume over time, so they do not increase it all at once. Chairman Turner opened the Public Hearing. Mark Ryan, 14314 Cougill Ave. Magnolia Springs, AL 36555, stated that he directly represents three of the adjacent property owners, one of them to the east have a direct risk of damage and flooding to their property. Attorney Pipes never answered the question in the letter he wrote on if there is a law regarding discharging on to other properties. There is a law in place that says an upland development cannot redirect/channel stormwater to a lower property owner where the rate of flow is an unreasonable burden. The developer does not have a legal right to make lower property owners receive the discharge. There is no reason to build this project other than the developers want to put a high -density development in a place that may not be suited for it. The first time it was submitted, Ken Underwood noted the outfall, and a figure was used downstream to make the numbers look like they met the Subdivision Regulations. The bypass areas also were not counted in the final numbers and the report does not capture post- development runoff. Ken Underwood, 14715 Oak Street, Magnolia Springs, AL 36555, stated that he was hired to look at the proposed drainage. He took the numbers that were provided in the drainage report and created his own table as he could not verify how they got their numbers on the table they had provided. Discharge to the west would be reduced, but discharge to the south would be increased with every rainfall event. Bypass areas need to be included in calculations. Art Dyas asked what his opinion was on the receiving drainage area to the south regarding the retention pond and the soil. He also asked about the creek. Ken Underwood stated that he had concerns about the discharge from the pond. It would be discharging from a discrete point and cannot handle extra concentrated flow. There will be erosion to the pond to the south, it will become a sailing pond. It is likely that erosion would occur. Art Dyas stated that erosion effects water quality and there is an equilibrium with sediment ponds. May 2, 2022 Planning Commission Minutes 4 Gerald Moore, 19905 Lawrence Road, Mechanical Engineer, stated that the owners of the property to the north asked the developers to change the name, but they would not. Now, the name, “The Gables on Lawrence” belongs to him and he will not let the developer use it. He also mentioned that the traffic study was not updated and is not accurate. Regarding sewer, double of the amount of sewage will be flowing to River Mill and the lines will need to be upgraded from a 10” pipe to a 14” pipe. This would cost about $423k to upgrade. Mr. Moore stated that the City is already involved in lawsuits with ADEM for lift stations being out of compliance and the River Mill lift station is not on the list to be upgraded. Lastly, the residents of Lawrence Road, have spent around $20k of their own money on legal and engineering support and asked that five of the Commissioners vote to deny this project. Jen Glies, 496 Dover Street, spoke on behalf of the children as classrooms are already overfilled and there is only one high school in Fairhope. The traffic traveling to and from schools is bad and kids play in the streets which is a safety concern. There also are not enough bus drivers and busses are already crowded. Tonya Halterman, 19818 Lawrence Road, stated that she lived in Daphne, but worked in Fairhope for 12 years because she could not afford to live in Fairhope. She owns horses and a horse-riding business, and her property is the lowest point on both sides. She is concerned about safety and runoff. Gloria Frisbee, 19846 Lawrence Road, her driveway is between her pond and the developer’s pond. The driveway is used to access the back of her property and her daughter’s property, she is concerned with the possible water runoff. She also asked if the development would be gated. Mr. Simmons stated that there are no plans for a gate. Elizabeth Gable Wilson, 11982 Lawrence Road, gave a history of the “Gable” name and Gable Farms and had asked the developer to change the name. She also stated that thirteen members of her family live on the property to the north of the proposed development. Penny Chavers, 19973 Lawrence Road, stated that one of the entrances to the development would be in the middle of her driveway and that she had a concern for safety as well as the renters of the units being respectful. Chairman Turner closed the Public Hearing. Art Dyas stated that he did not agree with this project’s traffic study and that it is similar to the project’s last month (Skyline Village, MOP). It is difficult for vehicles traveling west turning in or out of Lawrence Road. What makes him unsure about the traffic study is that an eastbound turn-lane on Fairhope Avenue was proposed to turn on to Lawrence Road, but there was not one proposed for westbound Fairhope Avenue and does not consider other projects that are being developed. A traffic device would also be needed to turn off Lawrence Road. Chairman Turner also stated that he did not agree with the traffic study and that perhaps it was done on a Sunday morning with less traffic. May 2, 2022 Planning Commission Minutes 5 Mr. Smith stated that traffic studies are not conducted on Sundays that they have certain days of the week and times that they must conduct them per Baldwin County. The Traffic Engineer who did the study was not present. Art Dyas stated that the Fairhope Avenue/Lawrence Road intersection is already at a Level of Service of “C” not considering the other developments being built. He also did not agree with the greenspace, children need a place that is big enough for them to go in these types of developments. He likes the ponds if they have water in them. Mr. Smith stated that a watershed would fill the ponds and if they dry out, the bentonite cracks. An irrigation system will fill them in periods of drought. Rebecca Bryant clarified that the ponds are lined and asked what would happen if they were not lined. Mr. Smith stated that if they were not lined, the problem would be that the ponds would never fully dry up and would become mosquito breeding areas. Art Dyas stated that he also has a problem with the drainage, especially regarding the property to the south that has the existing pond that the site’s drainage will flow into. Mr. Smith stated that Mr. Underwood’s report missed a key fact about hydrology, you do not add the peaks for different basins because the peaks are all time dependent. As far as the rate of runoff, the calculations that he provided are accurate and were also verified by a third-party engineer and discussed with Richard Johnson, Public Works Director. The rate of runoff is reduced overall to each of the basins while the downstream analysis is ensuring that the ponds will be sufficient for the volume of runoff. Art Dyas stated that the velocity would be higher and the opportunity for erosion and impacts further downstream would be substantially higher. Mr. Smith stated along the length of the discharge contours, they have created a stilling basin. Councilman Martin stated that he likes the idea of affordable homes but does not like the idea of adverse effects per the Subdivision Regulations to the people downstream. Motion: Corey Martin made a motion to deny Case SD 22.04, the Gables on Lawrence, due to adverse effects of stormwater and drainage as set forth in the Subdivision Regulations (Art. V.F.3.b), failure to meet the green space requirements, not aligning with the Comprehensive Plan, and due to traffic concerns. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Corey Martin. NAY: None. A brief intermission was taken. May 2, 2022 Planning Commission Minutes 6 SD 22.14 Public hearing to consider the request of the Applicant, S.E. Civil, LLC, on behalf of the Owner, Lafayette Acres, LLC, for Plat Approval of a 3 -lot resubdivision of lots 25 and 26 in the Colonial Acres Subdivision. The property is approximately 1.36 acres and is located south of City Highway 104, between Hancock Road and US-Highway 98. PPIN #: 71837, 41871 Summary: Casey Potts, City Planner, presented the case summary and stated that one letter from an adjacent property owner was received. 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. Sidewalks are required to be built along Hancock Road and Lafayette Drive and the Plat shall not be signed until sidewalk is completed and inspected by Building Department. A 15’ public access easement shall be provided from Hancock Road to City Highway 104 to provide the capacity for pedestrian connectivity in the future. The applicant agreed to implement a 35’ landscape buffer, matching the rear property setback, which shall remain undisturbed, apart from new planting materials to fill in the visual landscape screen along the City Highway 104 and Greeno Road ROW’s. The buffer shall remain undisturbed and maintained by the POA. The applicant is also preserving the historic landscape buffer adjacent to Lafayette Drive, which shall also remain undisturbed in perpetuity. Recommendation: Staff recommends conditional approval of case SD 22.14 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. Rename of City Hwy 104, subject to approval by City Council. 3. Acceptance of subdivision name and lot numbering by Baldwin County Revenue Department. 4. Provide Covenants and Restrictions to Planning Staff prior to plat recordation. 5. Inspection and approval of completed sidewalks along Hancock Rd. and Lafayette Rd. by City of Fairhope Building Department. 6. 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. 7. 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. Corey Martin brought up the citizen letter regarding driveways on Lafayette Drive. Hunter Simmons, Planning and Zoning Manager, stated that the letter requests that Lot 1’s driveway be placed on Hancock Road while Lots 2 and 3 are placed on Lafayette Drive to ensure that all three driveways are not on Lafayette Drive. Staff cannot dictate where the driveways are placed, but that Lot 3’s access is limited by Greeno Road due to the buffer and will have to be on Lafayette Drive. Chairman Turner opened the Public Hearing. Having no one present to speak, Chairman Turner closed the Public Hearing. Jared Landry with S.E. Civil was present but had no further comments to add. May 2, 2022 Planning Commission Minutes 7 Rebecca Bryant made a comment about a sidewalk being created in the public access easement to enable connectivity to the Dyas Triangle in the future. Mr. Simmons agreed but stated that there are no plans for the city to do so at this time. Motion: Art Dyas made a motion to approve Case SD 22.14, subject to staff recommendations. Corey Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Corey Martin. NAY: None. Old/New Business SD 20.52 – Laurelbrooke Subdivision Hunter Simmons, Planning and Zoning Manager, stated that a large oak tree that was central to the design of the Laurelbrooke Subdivision, was accidentally cut down. Jason Estes, Dewberry Engineering, stated that there had been a miscommunication between the engineers and contractors, and that cutting down the tree was not intentional and has not benefited them in any way. They had met with staff and the Tree Committee seeking advice on how to remedy the situation. They are proposing to plant one 30-foot, 10-inch oak tree along with twenty-five smaller oak trees. Mr. Estes wanted to address the mistake before they were to apply for final plat approval. Rebecca Bryant asked if there had been a Tree Preservation Plan. Mr. Estes said that it had been included in the Landscape Plan. Rebecca Bryant suggested the Tree Preservation Plan into the Grading Plan. Art Dyas asked what kind of oaks they would be planting and who was doing it. He also suggested planting them during the winter. Mr. Estes stated the large one would be a live oak. They have not decided who would be doing the transplant and that they were also going to look at the other trees on site to potentially move as they have saved many trees on site. Hollie MacKellar suggested doing an artificial tree that could be part of a playground facility if their plan to plant the oaks fell through. Mr. Estes asked if they could postpone the treehouse and tree until Phase 2. Chairman Turner stated that if staff agrees, then it is reasonable. Adjournment Corey Martin made a motion to adjourn, and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Corey Martin. NAY: None. May 2, 2022 Planning Commission Minutes 8 Adjourned at 7:12 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. GREENO RD NJEFF DAVIS STEDWARDS AV CENTRALBLVD DIEHL AV INGLESIDETERRACE CIRPATRICIAN STLEE STWESTLEY STCity of FairhopePlanning Commission June 6, 2022 ¯GREENO RD NSR 22.05 - Alpha Care Legend Road Parcel B-1 - Local Shopping District B-4 - Business and Professional District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-5 - High Density Dwelling Residential Planning Jurisdiction µ µ ^ Project Name: Alpha CareSite Data: 1.11 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 913General Location: east side of N. Greeno Road, and north of Edwards AvenueSurveyor of Record: Overstreet & Associates PLLCEngineer of Record: Overstreet & Associates PLLCOwner / Developer: PSGC PropertiesSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Casey Potts Approval with Conditions --- • Summary of Request: Request of PSGC Properties for Site Plan Approval of Alpha Care, a single-unit clinic. Overstreet and Associates is the authorized agent and Engineer for the project. The subject property is zoned PUD and is approximately 1.11 acres. The property is located on the eastern side of Greeno Road and lies south of Gayfer Avenue. The PUD, known as the Greeno Professional Village PUD, requires a mandatory Site Plan review for each lot. Setbacks: The setbacks are defined in PUD Ordinance 1142 as 35’ Front, 40’ Rear, 10’ Interior, and 20’ Side Street. Setback requirements are met. Building(s): The building meets the 35’ height requirement set forth in the PUD Ordinance. Architectural elevations are provided as attachments. Front elevations are shown in Figure 1. Materials for the building are painted brick veneer, metal roof and asphalt shingles. Figure 1. Front Architectural Elevations Landscaping Plan: Landscaping shall comply with the City of Fairhope Landscape Ordinance. Landscape plans were provided for this site. The City Horticulturist is satisfied by the landscape plans. Parking: As proposed by the applicant, there is one clinic tenant. Medical, dental and health offices, and clinics require one space for each 200 square feet of floor area used for offices. The proposed building is 3000 square feet, meaning that 15 spaces are required. The Zoning Ordinance permits an additional 3 spaces (20% of the requirement) if they are pervious. Eighteen impervious spaces are provided. Three spaces will have to be revised to pervious parking. The Zoning Ordinance requires 30-40% of the required parking to be compact. As such, five to six of the parking spaces shall be revised to be compact. Sidewalks: There is an existing sidewalk at the front of the property. @::~!ELEVATION ---~j~-zitl<l.11D111D ,c;go;a:o_,-..- T>U!11't'a.c. ---..... ~':"~ ~ _____ Ol't,"4 Fences: The PUD Ordinance requires an 8’ shadow box fence be installed at the rear of the property. The landscape plan indicates a shadow box fence along the extent of the rear property line. Dumpster location and screening: The dumpster is located in the northeast corner of the parking lot. It is screened by a 6’ tall wooden privacy fence. Storm water: Storm water drains to an existing storm water detention area on the western portion of the property. Location and size of all signage: All signs shall meet the City of Fairhope Sign Ordinance. Erosion control: An Erosion Control plan was submitted with the application. Code Enforcement comments are forthcoming. Utilities: Utilities have been reviewed. ADA Requirements: All Federal, State, and local ADA requirements shall be met. Traffic: A traffic study is not required for this project. Comment: The PUD Ordinance states that “uses permitted shall be business and professional offices such as lawyers, doctors, banks, insurance, architects and similar uses.” Said Ordinance does not define how business and professional offices are interpreted as a use. As such, staff defaulted to the City of Fairhope Zoning Ordinance to define what is allowed on the site. The Zoning Ordinance defines a Professional Office as “a building occupied by a profession and offering professional services to clients, customers, or patrons which may involve occasional on-site contact with clients, customers, or patrons.” The Zoning Ordinance defines a Clinic as “a place used for the care, diagnosis and treatment of ailing, infirm, or injured persons, and those who are in need of medical and surgical attention, but who are not provided with board.” Approximately 70% of appointments will be walk-ins, which meets the definition of a Clinic use. As such, the use of a Clinic at Alpha Care will be considered before the Board of Adjustments on July 18, 2022. Recommendation: Staff recommends conditional approval of Case SR 22.05 with the following conditions: 1.) Three parking spaces shall be pervious. 2.) Five to six parking spaces shall be compact. 3.) Clinic use shall be approved by the Board of Adjustments. Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; The property is currently zoned PUD and the use currently proposed is pending review by the Board of Adjustments. (2) Compliance with any other approved planning documents; (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; The standards of the zoning ordinance have been, or shall be by condition of approval, met. (4) Compliance with other laws and regulations of the City; Meets (5) Compliance with other applicable laws and regulations of other jurisdictions; Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; No conflicts. (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; No conflicts. (8) Overall benefit to the community; No Conflicts. (9) Compliance with sound planning principles; Meets (10) Compliance with the terms and conditions of any zoning approval; Meets (11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted (12) Property boundaries with dimensions and setback lines; Meets (13) Location of proposed buildings and structures indicating sizes in square feet; Meets (14) Data to show percentage of lot covered with existing and proposed buildings; Meets (15) Elevations indicating exterior materials; Elevations were provided. (16) The locations, intensity, and height of exterior lights; Provided, meet the PUD Ordinance requirements. (17) The locations of mechanical equipment; Indicated on the site plan. No conflicts. (18) Outside storage and/or display; Not permitted (19) Drive-up window locations (must be away from residential uses/districts and not in front of building); No drive-up windows are proposed. (20) Curb-cut detail and location(s); Meets. (21) Parking, loading, and maneuvering areas; Meets. (22) Landscaping plan in accordance with the City Landscape Ordinance; Meets. (23) Location, materials, and elevation of any and all fences and/or walls; Meets (24) Dumpster location and screening; and Meets (25) Location and size of all signage. signs shall meet the requirements of the City of Fairhope Sign Ordinance. ORDINANCE NO 1142 AN ORDINANCE AMENDING ORDINANCE NO. 557 KNOWN AS THE ZONING ORDINANCE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA, as follows: The ordinance known as the Zoning Ordinance (No. 557), adopted 11 August 1975, together with the Zoning Map of the City of Fairhope, be and the same hereby is changed and altered in respect to that certain property described below: The appropriate public notice and hearing of, the Planning and Zoning Commission of the City of Fairhope, Alabama, has forwarded a negative favorable recommendation. The City of Fairhope has received a request for a zoning district change from Craig Dyas representing AMSouth Bank, Hilda Jones, J. Alan Carter, Audie and Margaret Waters, Claude Andrews, Aileen Andrews and James Morgan. The properties are located on the East side of U.S. Highway 98 aka Greeno Road, North of Edwards Avenue and South ofGayfer Avenue. Legal Description: (Case number ZC 02 0]) Parw..it 05 46 05 16 11.001 05 4605 1611 05 46 05 16 12 05 46 05 16 13 05 46 05 16 14 _Na.nu! AmSouth Bank as Trust. Hilda Jones Ed. Carter, Jr., et al Audie & Margaret Waters Claude Andrews Legal Descrjptjon Lot one (1), Britton Subdivision, Section 16-T6S-R2E, as recorded in Map Book 10, Page 116, the probate office of Baldwin County, Alabama. Lot two (2), Britton Subdivision, Section 16-T6S-R2E, as recorded in Map Book 10, Page 116, the probate office of Baldwin County, Alabama. Commencing at the NW corner of Section 16, run South 619 feet; thence East 80 feet to a point on the East margin of Greeno Road to a point of beginning; thence run East 250 feet; thence run North 150 feet; thence West 250 feet; thence South 150 feet to the point of beginning; all lying in Section 16-T6S-R2E. Commencing at the NW corner of Section 16, run South 619.5 feet; thence East 80 feet to the East margin of Greeno Road to a point of beginning; thence run East 250 feet; thence run South 375 feet; thence run West 250 feet; thence run North 375 feet to the point of beginning; all lying in Section 16-T6S-R2E. Commencing at the NW corner of Section 16, run South 1000 feet; thence East 80 feet to a point of beginning; thence run East 250 feet; thence South 110 feet; thence West 250 feet; thence North 110 feet to the point of beginning; all lying in Section 16-T6S-R2E. Feet 0 30 60 SHEET NUMBERPROJECT NO:DATE:DRAWN BY:CHECKED BY:NO:DATE:BY:REVISION DESCRIPTION:ALPHA CARE FAIRHOPEPREPARED FORPSGC PROPERTIES729 DESTINY PLANTATION BLVDBILOXI, MISSISSIPPI 395321216MAY 2022JHPJSBEXISTINGCONDITIONSPLANSANITARY SEYl£R / • MANHCX£ TOP -124.0 INV(N)-112.46 IN\l(S)•112.35 I CRF I I I 1rHDPE INV:z121.13 I I I j I ~--- I LOT 4 INGRESS/EGRESS EASrnENT ' I \\\ LO{;'" ®-\ 4 , 06± S.F. ',,,,I \ LOT 2 ' I I \ -"REQD: I TREES AND UNDERGROWTH\ TO BE REMOVED (TYPICAL) \ l L _________ _ BENCH MARK SOUTHWEST TOP FLANGE BOLT OF FIRE HYDRANT ELEV~126 99 REQD: GRAVEL AREAS TO BE REMOVED 32" THE PROPERTY DESCRIBED HEREON IS SHOWN ON THE FEMA FLOOD INSURANCE RATE MAP NO. 01003C0644 M, DATED 04/19/2019, AND IS SHOWN TO BE IN FLOOD ZONE "X-UNSHADED" 2. THIS SURVEY DOES NOT REFLECT ANY TITLE OR EASEMENT RESEARCH OTHER THAN WHAT IS READILY VISIBLE ON THE SURFACE OR PROVIDED BY THE CLIENT ELEVATIONS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) AND WERE ESTABLISHED ON-SITE VIA STATIC GPS OBSERVATIONS THAT WERE PROCESSED WITH OPUS. 4. DISTANCES SHOWN HEREON ARE STATE PLANE COORDINATE GRID DISTANCES. DIVIDE GRID DISTANCE BY SCALE FACTOR OF 0.99995019 TO DETERMINE GROUND DISTANCE BEARINGS SHOWN HEREON ARE STATE PLANE COORDINATE GRID BEARINGS. CONVERGENCE ANGLE FROM GRID NORTH TO GEODETIC NORTH IS -oo· 11' 45" AT N 192613.58, E 1847202.94. 6. UNDERGROUND UTILITIES SHOWN HEREON WERE ESTABLISHED BY FIELD MEASUREMENTS OF MARKINGS PLACED ON THE GROUND BY VARIOUS UTILITY COMPANIES IN RESPONSE TO LINE LOCATE TICKET NUMBER 220880005 OR AS SHOWN ON AS-BUILT DRAWINGS PROVIDED BY UTILITY COMPANIES 7. TAX ASSESSOR PIN 913; R05-46-05-16-0-000-014.000 STATE OF ALABAMA COUNTY OF BALDWIN LOT 3, GREENO ROAD PROFESSIONAL VILLAGE. A PLANNED UNIT DEVELOPMENT, AS RECORDED ON SLIDE NO. 2086-E OF THE RECORDS IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA (R) (A) CRF CRS PKF MBS ¢LP [fl ◄ FH b' ® ® <ID @) @] @) ® EE ~ LSA ® 0 @ ~ (\tt • @ ~ 0 X I -11 RECORD BEARING OR DISTANCE ACTUAL BEARING OR DISTANCE CAPPED REBAR FOUND (EDS) CAPPED REBAR SET (WA HIER) PK NAIL FOUND MINIMUM BUILDING SETBACK LIGHT POLE MELECTRIC VAULT FLOOD LAMP FIRE HYDRANT WATER METER IRRIGATION CONTROL VALVE WATER SPIGOT COMMUNICATION MARKER COMMUNICATION VAULT STORM DRAIN MANHOLE SANITARY SEWER MANHOLE HVAC UNIT SIGN WATER LINE SANITARY SEWER LINE NATURAL GAS LINE UNDERGROUND CO MMUNICATION STORM DRAIN PIPE WOOD PRIVACY FENCE CHAIN LINK FENCE TREE LINE SHRUB LINE RIP RAP LINE LANDSCAPED AREA LIVE OAK TREE OAK TREE PINE TREE PECAN TREE MAGNOLIA TREE CAMPHOR TREE CYPRESS TREE MAPLE TREE HICKORY TREE SWEETGUM TREE CHERRY TREE CEDAR TREE POPCORN TREE UNKNOWN TREE CREPE MYRTLE SHRUBBERY TO BE REMOVED ·-·-C2 Feet 0 30 60 SHEET NUMBERPROJECT NO:DATE:DRAWN BY:CHECKED BY:NO:DATE:BY:REVISION DESCRIPTION:ALPHA CARE FAIRHOPEPREPARED FORPSGC PROPERTIES729 DESTINY PLANTATION BLVDBILOXI, MISSISSIPPI 395321216MAY 2022JHPJSBEXISTINGCONDITIONSPLANSANITARY SEYl£R / • MANHCX£ TOP -124.0 INV(N)-112.46 IN\l(S)•112.35 I CRF I I I 1rHDPE INV:z121.13 I I I j I ~--- I LOT 4 INGRESS/EGRESS EASrnENT ' I \\\ LO{;'" ®-\ 4 , 06± S.F. ',,,,I \ LOT 2 ' I I \ -"REQD: I TREES AND UNDERGROWTH\ TO BE REMOVED (TYPICAL) \ l L _________ _ BENCH MARK SOUTHWEST TOP FLANGE BOLT OF FIRE HYDRANT ELEV~126 99 REQD: GRAVEL AREAS TO BE REMOVED 32" THE PROPERTY DESCRIBED HEREON IS SHOWN ON THE FEMA FLOOD INSURANCE RATE MAP NO. 01003C0644 M, DATED 04/19/2019, AND IS SHOWN TO BE IN FLOOD ZONE "X-UNSHADED" 2. THIS SURVEY DOES NOT REFLECT ANY TITLE OR EASEMENT RESEARCH OTHER THAN WHAT IS READILY VISIBLE ON THE SURFACE OR PROVIDED BY THE CLIENT ELEVATIONS SHOWN HEREON ARE REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88) AND WERE ESTABLISHED ON-SITE VIA STATIC GPS OBSERVATIONS THAT WERE PROCESSED WITH OPUS. 4. DISTANCES SHOWN HEREON ARE STATE PLANE COORDINATE GRID DISTANCES. DIVIDE GRID DISTANCE BY SCALE FACTOR OF 0.99995019 TO DETERMINE GROUND DISTANCE BEARINGS SHOWN HEREON ARE STATE PLANE COORDINATE GRID BEARINGS. CONVERGENCE ANGLE FROM GRID NORTH TO GEODETIC NORTH IS -oo· 11' 45" AT N 192613.58, E 1847202.94. 6. UNDERGROUND UTILITIES SHOWN HEREON WERE ESTABLISHED BY FIELD MEASUREMENTS OF MARKINGS PLACED ON THE GROUND BY VARIOUS UTILITY COMPANIES IN RESPONSE TO LINE LOCATE TICKET NUMBER 220880005 OR AS SHOWN ON AS-BUILT DRAWINGS PROVIDED BY UTILITY COMPANIES 7. TAX ASSESSOR PIN 913; R05-46-05-16-0-000-014.000 STATE OF ALABAMA COUNTY OF BALDWIN LOT 3, GREENO ROAD PROFESSIONAL VILLAGE. A PLANNED UNIT DEVELOPMENT, AS RECORDED ON SLIDE NO. 2086-E OF THE RECORDS IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA (R) (A) CRF CRS PKF MBS ¢LP [fl ◄ FH b' ® ® <ID @) @] @) ® EE ~ LSA ® 0 @ ~ (\tt • @ ~ 0 X I -11 RECORD BEARING OR DISTANCE ACTUAL BEARING OR DISTANCE CAPPED REBAR FOUND (EDS) CAPPED REBAR SET (WA HIER) PK NAIL FOUND MINIMUM BUILDING SETBACK LIGHT POLE MELECTRIC VAULT FLOOD LAMP FIRE HYDRANT WATER METER IRRIGATION CONTROL VALVE WATER SPIGOT COMMUNICATION MARKER COMMUNICATION VAULT STORM DRAIN MANHOLE SANITARY SEWER MANHOLE HVAC UNIT SIGN WATER LINE SANITARY SEWER LINE NATURAL GAS LINE UNDERGROUND CO MMUNICATION STORM DRAIN PIPE WOOD PRIVACY FENCE CHAIN LINK FENCE TREE LINE SHRUB LINE RIP RAP LINE LANDSCAPED AREA LIVE OAK TREE OAK TREE PINE TREE PECAN TREE MAGNOLIA TREE CAMPHOR TREE CYPRESS TREE MAPLE TREE HICKORY TREE SWEETGUM TREE CHERRY TREE CEDAR TREE POPCORN TREE UNKNOWN TREE CREPE MYRTLE SHRUBBERY TO BE REMOVED ·-·-C2 SHEET NUMBERPROJECT NO:DATE:DRAWN BY:CHECKED BY:NO:DATE:BY:REVISION DESCRIPTION:ALPHA CARE FAIRHOPEPREPARED FORPSGC PROPERTIES729 DESTINY PLANTATION BLVDBILOXI, MISSISSIPPI 395321216MAY 2022JHPJSBFeet 0 20 40 TREESURVEYro 01 ci 0 z: <C >-0 <( 0:::: s: 3c ::r:: ....... 0 C) D" z I~ w w u-i 0:::: ::::, (_') <( :,,<'. <( GRATE INLET TOP=123.5 INV(N) 18"RCP=120.89 INV(E) 12"HDPE=120.92 INV(S) 18"RCP=120.86 m SANITARY SEWER MANHOLE TOP=123.9 II INV(N)=111.37 INV(S)=111.34 PLUGGED 8"PVC / / II 4.5" DI A ALU MINUM POLE POSSIBLE JUNCTION BOX NOT RECOVERED I I I I ij I I I I I I SANITARY SEWER 11)\ MANHOLE 11 TOP=123.4 11 INV(N)=110.65 11 INV(E)=118 29 I I • II INV(S)=110.40 I I 11"' 11"' II JUNCTION BOX 11 ,, TOP=123.5 ~ 11 ,---m g;-- zO 0 :z 8 I 12"HDPE INV=121.13 12" I I EAST-WEST 253.38' (R) S89 '52'43"E 253.44' (A) PUBLIC DR AINAGE AND UTILITY EASEMENT AND PRIVATE INGRESS/EGRESS EASE MENT I, I~ I -"""'1.-,1---V-=-----t!'~MJII I s I I \\"i',t~J -·~1 1 .~1 I :~ ~ LOT 3 48,506± SF .,~, ~o~,-,rn ,srn· '"' I L -~·-·. . l/019~• ~ - ---' -89 '52'36"E 254.54' (A) 0 rn 10' UTILITY AND DR AIN AGE EASE MENT AND 1 O' PRIV ATE LANDSCAPE, SIGN, FENCE, CONSTRUCTION, AND MAINTENANCE EASE MENT (TYP.) I LOT 2 ~ ::e 40' UTILITY AND DRAINAGE EASE MENT AND 40' PRIV ATE INGRESS/EG RESS, LANDSCAPE, SIGN, FENCE, CONSTRUCTION, AND MA INTEN ANCE EASEMENT (TYP.) BENCH MARK SOUTH WEST TOP FLANGE BOLT OF FlRE HYDRANT ELEV=126. 99 16" 12" 40 ' MBS 32" TREE# T-1 T-2 T-3 T-4 T-5 T-6 T-7 T-8 T-9 T-10 T-11 T-12 T-13 T 14 T-15 T-16 T-17 T-18 T-19 T-20 T-21 T-22 T-23 T-24 T-25 T-26 T-27 T-28 T-29 T-30 T-31 T-32 T-33 T-34 T-35 T-36 T-37 T-36 TREE CHART lYPE & DIAMETER CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE CREPE MYRTLE 17" CEDAR 15" CEDAR 18" CEDAR 26" WATER OAK 32" WATER OAK 19" WATER OAK 14" WATER OAK 12" POPCORN 14" POPCORN 17" CAMPHOR 20" PECAN 14" PNE 12" PNE 13" PINE 35" PINE UNKNOWN TREE 12" PECAN 19" PECAN 22" PECAN 12" WATER OAK 14" WATER OAK 12" WATER OAK 15" LIVE OAK 49" LIVE OAK 20" LIVE OAK 13" CYPRESS UNDERGROWTH UNDERGROWTH UNDERGROWTH UNDERGROWTH s LEGEND X TREES TO BE REMOVED (PLAN VIEW) EES TD BE REMOVED (TREE C THIS INFORMATION NOTED FOR CITY REVIEW PURPOSES ONLY, NOT FOR CLEARING AND GRUBBING OR QUANTITY ESTIMATION. TREE NUMBERS T-14, T-15, T-16, T-17, T-18, AND T-24 ARE REQUIRED TO BE REMOVED BECAUSE OF THE PUD MANDATED 8' SHADOWBOX FENCE. C2.1 I ! ! ! ! "##$%&"'%()!*(+!,%'-!#$")!"##+(."$! ! Application Type: Site Plan Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ #/012/34!(562/!7!$2892:0;<2/!%6=0/>83?06! "#$%!&'!()&*%)+,!-./%)0!!11111111111111111111111(2&/%!"3$4%)0!!11111111111! 566)%77!&'!()&*%)+,!-./%)0!!111111111111111111111111111111111111111111111111! 89+,0!!1111111111111111111111111111! :+#+%0!!1111111111111! ;9*0!!111111111111! ! ()&*&7%6!:9+%!(<#/!"#$%0!!111111111111111111111111111111111111111111111111! :9+%!5=)%#>%0!!11111111111111111111111! :?@!A&&+#>%0!!1111111111111111111! (#)=%<!"&0!1111111111111111111111111111111!83))%/+!;&/9/>0!1111111111111111111! ! "@3:0/?A2<!"B263!%6=0/>83?06! ! "#$%!&'!53+2&)9B%6!5>%/+0!!1111111111111111111111(2&/%!"3$4%)0!111111111111! 566)%770!!1111111111111111111111111111111111111111111111111! 89+,0!!1111111111111111111111111111! :+#+%0!!1111111111111! ;9*0!!111111111111! 8&/+#=+!(%)7&/0!!1111111111111111111111! ! -6B?622/7"/C:?32C3!%6=0/>83?06! "#$%!&'!A9)$0!!1111111111111111111111111111111111(2&/%!"3$4%)0!111111111111! 566)%770!!1111111111111111111111111111111111111111111111111! 89+,0!!1111111111111111111111111111! :+#+%0!!1111111111111! ;9*0!!111111111111! 8&/+#=+!(%)7&/0!!1111111111111111111111! ! ! C!=%)+9',!+2#+!C!#$!+2%!*)&*%)+,!&./%)D<%#7%2&<6%)!&'!+2%!#4&E%!6%7=)94%6!*)&*%)+,!#/6!2%)%4,! 734$9+!+297!79+%!*<#/!+&!+2%!89+,!'&)!)%E9%.@!!FC'!*)&*%)+,!97!&./%6!4,!A#9)2&*%!:9/><%!G#H!8&)*@! #/!#3+2&)9B%6!:9/><%!G#H!)%*)%7%/+#+9E%!72#<<!79>/!+297!#**<9=#+9&/@! ! 1111111111111111111111111111111111111111111!! 1111111111111111111111111111111111111111111! ()&*%)+,!-./%)DI%#7%2&<6%)!()9/+%6!"#$%! ! :9>/#+3)%! ! 1111111111111111111111111111111111111111111!! 1111111111111111111111111111111111111111111! J#+%! ! ! ! ! ! ! A#9)2&*%!:9/><%!G#H!8&)*@!KC'!5**<9=#4<%L!! I !"#="#%## &'()*&+,&-+./-'@=%>A*=><0<$J# J#C*1-'./;8*&36;.6./,;*93D1 9/3,I/H'<C$<# 63&:6)6+-*G6/+:,&- >2>>*6)!B?$%=*'F2*G.2 &41%$0!=0%$0>=0%0%%%0%>!2%%% ,D-+'.+--.*E*6'',)2 @#$>A*=>%0BC== >%#=*'.6;.,;*+1?*'4/.-*9 16&:;-63 <=$#= 768*9+,4(:.,; ,D-+'.+--.*E*6'',)/6.-'?*&33)2 @#$>A*=>%0BC== >%#=*'.6;.,;*+1?*'4/.-*9 16&:;-63 <=$#= 768*9+,4(:.,; &'()*&+,&-+./-'*0*1+2*(-,+(-*3,456.,' !"#$"#%## □ □ FAIRHOPE AV STATE HWY 181GIRBY AV HALLSMILL AV COUNTY RD 48NORMANDY STKNOLLWOODAV MEMORIALAVFALLS CREEK STLOWRY DR HUCKNALL DR City of FairhopePlanning Commission June 6, 2022 ¯ FAIRHOPE AV COUNTY RD 48 HALLSMILL AV GIRBYAV KNOLLWOOD AV STATE HWY 181FALLS CREEK STGAYFER RD EXT LOWRY DRHUCKNALL DR ZC 22.04 - Klumpp PUD Amendment Legend Road Parcel B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-A - Residential/Agriculture District Planning Jurisdiction µ µ ^ Project Name: Klumpp PUDSite Data: 70.6 acresProject Type: PUD AmendmentJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 24160, 316793, 236701General Location: northwest intersection of State Highway 181 and Fairhope AvenueSurveyor of Record: Goodwyn Mills CawoodEngineer of Record: Goodwyn Mills CawoodOwner / Developer: GAYFER VILLAGE PARTNERS L L CSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Mike Jeffries Approve with Conditions • 1 ZC 22.04 Klumpp PUD Amendment – June 6, 2022 Summary of Request: Public hearing to consider the request of the Applicant, Goodwin, Mills, Cawood, LLC, on behalf of the Owner, Gayfer Village Partners, to amend the existing PUD (Planned Unit Development) for Klumpp PUD. Klumpp PUD was originally adopted by City Council on November 25, 2019 and amended April 26, 2021. The property is approximately 75.85 acres and is located on the west side of State Highway 181 between Gayfer Road Ext. and County Road 48. Comments: The main reason for the currently proposed PUD amendment is to remove a portion of road through wetlands, providing connectivity between Units 1 and Unit 3 and an optional ingress/egress to Hwy 181, as illustrated on the following plans. Figure 1 below is the existing (approved) site plan. The area circled in red emphasizes the area revisions are proposed. As seen in Figure 2, the proposed road ends at commercial lot 10. Since our last review of this project, the applicant has worked with the Corps of Engineers with potential designs for a road within both the natural wetlands and the constructed wetlands. Ultimately, they now request not to install the road. Figure 1: Existing Site Plan fill J&tW.i.Jl'RCl'IUlll.f. \U,I • f.lCll'WJll.1<. ~ \lolNO'if.COl'MU1""3TOfHF YlE\w..lC~nt,0e,,,,'fF1111D "'<i"'100Tl ..... altHClf..an-E ~ut:in-<E£A!ff!Ja,,i UNIT3 106:JAC.~ 2 ZC 22.04 Klumpp PUD Amendment – June 6, 2022 Figure 2: Proposed Site Plan The requested amendment is not changing any uses or previous conditions of the approved PUD. The only change is in the design of the road, which prompted different lot shapes and sizes for lots 10, 11, and 12; and a slight reduction in size of Unit 3 from 10.63 acres to 10.39 acres. The existing lot layout is shown in Figure 3 below. The proposed changes to the lots are illustrated in Figure 4. Figure 3: Existing Lot Layout .... I a ··~ •• ,,, •• c ........ , I I ' ., ., ., ~' ' UNIT3 10.39AC..t UN IT 3 10,0l AC,:1 c1 ;j"E I w-r-~-------~----_--_-_ _:_::.::._ ___ ,::_ ___ _'.:_l ___ _JI , UNIT 1 = ~ l.llllAt. 3 ZC 22.04 Klumpp PUD Amendment – June 6, 2022 Figure 4: Proposed Lot Layout As proposed, lot 12 will require ingress/egress from either Gayfer Ave or Hwy 181. Unit 3 will only have access from Gayfer Ave. Uses within Unit 3 are limited to convalescent, nursing, or assisted living home. With the proliferation of low-speed vehicles, i.e. ‘golf carts’, and considering connectivity to Unit 3 has been reduced, staff would like to see a solution in the preliminary plat that would allow residents of Unit 3 to access the commercial lots with a low-speed vehicle. One such option is to upgrade the trail on the west side of the property, but the Commission/Council may wish to discuss in more detail. Neither Fairhope Ave, Gayfer Ave, nor Hwy 181 are safe alternatives for low-speed vehicles. The existing PUD has preliminary plat approval (Case SD 21.33). At this time, staff cannot determine what technical changes the proposed amendment may require. At a minimum, utilities will require alterations, but that may extend into added length of turn lanes, potential alterations to drainage, sidewalks, and/or greenspace. Consequently, the proposed changes will require a new preliminary plat review. No other changes were proposed at this time. Therefore, those items approved within the review of the previous PUD amendment (Case ZC 20.10), and not mentioned in this review, still apply, including any conditions of approval. A full copy of the staff report for Case ZC 20.10 is included in the packets. For reference, the conditions of approval for that case were: 1. A master drainage plan shall be prepared for the entire site and included with the initial subdivision application creating units 1-3 2. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2.) shall be mandatory for each lot within units 1-3. 3. City of Fairhope subdivision regulations (including multiple occupancy project provisions as applicable) shall be required for the creation of all lots and units within the Klumpp PUD. 4. A 20’ greenspace and tree preservation strip shall be provided along Hwy 181. 5. Unit 2 will require 20% greenspace as shown. Provided retention/detention shall not encroach into required greenspace other than those methods approved within the City of Fairhope Subdivision Regulations and/or as approve during MOP/Site Plan Review. 6. Construction of sidewalks shall be done at the time of development of the internal roadways. ,_ I I ' ! ·-~ ! __ __j l UNIT2 '()76ACt. I 1· '• ii I UN IT 3 10 39AC_t. / UNIT 1 19.0SAC-~ 4 ZC 22.04 Klumpp PUD Amendment – June 6, 2022 Staff Recommendation: Staff recommends conditional approval of Case ZC 22.04 Klumpp Planned Unit Development (PUD) amendment for PPIN’s 236701, 24160, 316793 with the following condition: 1. A new application for preliminary plat is submitted to Planning Commission for approval making case SD 21.33 null and void. April 25, 2022 Mr. Hunter Simmons City of Fairhope Planning and Zoning Department PO Drawer 429 Fairhope, Alabama 36533 RE: Klumpp PUD Amendment Dear Hunter, Please find the enclosed revised PUD document we are requesting to be placed on the June Planning Commission agenda. Also enclosed is a revised set of construction plans showing the revisions associated with the revisions to the PUD. The changes we have made to the PUD are listed below: 1. We have stopped street B short of Cowpen creek and we are now showing a cul-de-sac south of the creek. After multiple permit submissions to the USACE it was apparent to us that they didn’t want us to cross the creek with improvements. 2. This change has resulted in shifting the lot lines associated with Unit 1 Lots 10-12 and Unit 3 Lot 1. We are not creating any more new lots, we are simply shifting the lot lines to better align with the new road configuration. The major changes made to the construction plans are listed below: 1. The road way was terminated south of Cowpen Creek and a roundabout is being shown. No work is being shown in the floodway associated with Cowpen Creek and therefore a No-Rise certification isn’t required at this time. 2. The northern connection to HWY 181 has been removed. 3. The constructed wetlands has been moved to sit entirely on Unit 3 Lot 1. 4. The pump station has been relocated to Unit 1 Lot 11. At the time of project acceptance Lot 11 will be deeded over to the City of Fairhope. 5. A revised Master Drainage Plan has been attached reflecting the changes to the road and lot layout. If you need any additional information or have any questions, please contact me at (251) 380-8750. Sincerely, GMC, LLC Jeremy Sasser, P.E. Project Manager Goodwyn Mills Cawood 2039 Main Street PO Box 1127 Daohne. AL 36526 T (251) 626-2626 F (251) 626-6934 www gmcnetwork,com Building Communities SIGNAL EXISTINGGAYFER ROADALABAMA HIGHWAY 181 ALABAMA HIGHWAY 181FAIRHOPE AVESIGNAL PROPOSED SIGNAL EXISTING .LOT 2 1.15 AC. LOT 4 1.14 AC. LOT 5 1.80 AC. LOT 3 1.14 AC. LOT 1 1.43 AC. LOT 12 4.35 AC.LOT 6 1.35 AC. LOT 9 1.60 AC. LOT 10 2.75 AC. LOT 7 1.34 AC. 10.39 AC.± LOT 8 1.51 AC. UNIT 3 UNIT 130' SETBACK30' SETBACK30' SETBACK30' SETBACK19.06 AC.± 45' COMBINED SETBACK AND BUFFER 45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFER 40.76 AC.± UNIT 2 LOT 11 0.10 AC.DRAWING FILE: T:\Mobile\+CMOB Proj\Gayfer Village Partners\CMOB190186 - Klumpp Property\2DWG\CMOB190186_PUD _BASE_03162022.dwgPLOTTED: Mar 22, 2022 - 8:29amOVERALL SITE PLANSCALE: 1"=100'C1.011PROJECT LOCATION DRAWN BY: JHP/ SAMCHECKED BY:sheet of A E D G F H 1234 65 78 109 B C 1234 65 78 109 KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA4GMCProject: CMOB19018621 MARCH 2022~~~~~~~~~~U~L&~~ I -- I I I L_ 253' B6"12•:~W E 100.00'(A) I I I I I I I I I I I I I I I I I I \ ;---~\ \ / ~--------------------- -------------------~~ 261' -- 560' 121 DEDICATED RIGHT-OF-WAY ' - 271' 261' 211' 269' 83"-46',t.g• E 67.00'(A) j " N 00"52'09• E 2 1 ' ,w,.,,., .J. 107.75'(A) 100,<o'(A) N 00"54'29• E 3.01 '(A) N 00'49'05• E 1563.72'(A 30' 108' 85' 16' 245' 300' 300' 350 '"')I 492' ., 701' ~ 100 0 100 200 i---------0----I SCALE: 1 "=100' I I I I I I I I I I I ~- I I I I I I I I I I I SIGNAL EXISTINGGAYFER ROADALABAMA HIGHWAY 181 ALABAMA HIGHWAY 181FAIRHOPE AVESIGNAL PROPOSED SIGNAL EXISTING .WETLAND AREA WETLAND AREA LOT 2 1.15 AC. LOT 4 1.14 AC. LOT 5 1.80 AC. LOT 3 1.14 AC. LOT 1 1.43 AC. LOT 12 2.29 AC.LOT 6 1.39 AC. LOT 9 1.71 AC. LOT 10 2.62 AC. LOT 7 1.39 AC. 10.63 AC.± LOT 8 1.59 AC. UNIT 3 UNIT 130' SETBACK30' SETBACK30' SETBACK30' SETBACK19.06 AC.± 45' COMBINED SETBACK AND BUFFER 45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFER 41.03 AC.± UNIT 2 LANDSCAPE AREAS , TYP. WITH CONNECTING TRAIL WESTERN MOST 10' WILL MEET SECTION 20.5-4 OF CITY OF FAIRHOPE TREE ORDINANCE UNIT 1: FAIRHOPE AVE, HIGHWAY 181, AND GAYFER ROAD FRONTAGES SHALL PROVIDE 5' (min.) SIDEWALK AND STREET TREE IN 8' PLANTING STRIP TREES PROVIDED AT 45' O.C. STREET TREES SHALL BE SELECTED FROM SECTION 20.5-13 (OVERLAY TREES) OF CITY OF FAIRHOPE TREE ORDINANCE (SPACING ADJUSTED FOR DRIVEWAYS AND UTILITIES.) UNIT 1: ALL LOTS AND COMBINED LOTS SHALL PROVIDE PARKING TO SIDE OR REAR UNIT 3 SHALL PROVIDE A MINIMUM OF 3 SIDEWALK CONNECTIONS, WITH ONE CONNECTING TO THE SIDEWALK FRONTING GAYFER RD AND ANOTHER CONNECTING THE SIDEWALK ON THE EASTERN EDGE OF UNIT 3. UNIT 1: INTERNAL STREET FRONTAGES SHALL PROVIDE 5' (min.) SIDEWALKS AT BACK OF CURB ON UNIT 2 SIDE OF STREET UNIT 2: INTERNAL STREETS SHALL PROVIDE 5' (min.) SIDEWALKS ALONG THE BLOCK PERIMETER AND STREET TREES IN 6' PLANTING STRIP AT 60-80' O.C. STREET TREES SHALL BE SELECTED FROM SECTION 20.5-13 (OVERLAY TREES) OF CITY OF FAIRHOPE TREE ORDINANCE (SPACING ADJUSTED FOR DRIVEWAYS AND UTILITIES.) UNIT 2: INTERNAL SIDEWALKS FINAL CROSSING LOCATIONS TO BE COORDINATE DURING FINAL SITE PERMITTING. ALL SIDEWALKS TO BE 5' MIN. GENERALLY AS SHOWN TO PROVIDE INTERCONNECTION BETWEEN AND ACCESS TO UNITS 1 AND 3 LANDSCAPE AREAS , TYP. WITH CONNECTING TRAIL 5' (min.) SIDEWALK LOCATED IN BUFFER / SETBACK AREA 5' (min.) SIDEWALK LOCATED IN BUFFER / SETBACK AREA LOT 10 2.62 AC.DRAWN BY: JHP/ SAMCHECKED BY:sheetofA E D G F H 1234 65 78 109 B C 1234 65 78 109 KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA4GMCProject: CMOB19018621 MARCH 2022DRAWING FILE: T:\Mobile\+CMOB Proj\Gayfer Village Partners\CMOB190186 - Klumpp Property\2DWG\CMOB190186_PUD _BASE_03162022.dwgPLOTTED: Mar 22, 2022 - 8:24amOVERALL SITE PLANSCALE: 1"=100'C2.012UNIT 1: AMENITY AREA FINAL DESIGN TBD. ______ ..,,,.. ,, : I I / / / I I I ----- / / / / / / / / / / / I I I I I I I ,,-I -• I j I I ~ \ \ \ ~ 100 0 100 ~----0---- SCALE: 1 "=1 oo· :. <D 0 ai N 0 "' ~ <D <D " "' "' "' ~ ...I <D 0 "' C < co ~ ·.; ai "' I- ::i: C "! :;: en ..c 1n 0 M Q. "' 0 .. :. N C I-" 200 DRAWN BY: JHP/ SAMCHECKED BY:sheetofA E D G F H 1234 65 78 109 B C 1234 65 78 109 KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA4GMCProject: CMOB19018621 MARCH 2022DRAWING FILE: T:\Mobile\+CMOB Proj\Gayfer Village Partners\CMOB190186 - Klumpp Property\2DWG\CMOB190186_PUD _BASE_03162022.dwgPLOTTED: Mar 22, 2022 - 8:28amNOTESNO SCALEC3.014TABLE 2 UNIT AND RIGHT-OF-WAY ACREAGE ACREAGE EXCLUDING R.O.W ACREAGE OF R.O.W UNIT 1 UNIT 2 UNIT 3 TOTAL SITE 19.06 41.03 10.63 5.13 70.72 5.13 Owner: Gayfer Village Partners,LLC NOTES 1.Drainage, utility and pedestrian easements will be provided and recorded as necessary during site plan and subdivision approval. 2. Each lot of each unit must provide and maintain positive drainage for adjacent properties that may be discharging onto it. 3. Sidewalks (min. 5' wide) will be provided along both sides of every public street within the PUD at the time the streets are constructed. 4. In attempt to achieve a cohesive character of residential development in Unit 2; Fronts of all residential building units within Unit 2 shall fall within in a 20' min. and a 40' maximum build to zone from the street, with the exception of buildings impacted by utility locations, lighting, or buildings located along corners, or curves in the street in which case these buildings may vary from this build-to zone. 5. In attempt to achieve a cohesive character of development in Unit 1 and 2; All building facade materials shall be constructed of like materials set, in precedent, by the 1st site plan development submittal. 5.1. Subsequent buildings may vary in material by providing greater or equal quality of facade material and design and as approved by the Planning Commission and City Council. 6. Sidewalks within all Unit 1, Unit 2, and Unit 3 lots will be designed and constructed in accordance with the Site Plan approved for each lot. 7. All trees and landscape material will be provided as listed in local landscape ordinances unless otherwise coordinated with the city urban forestry or arborist. a.The zoning dimensions for Unit 2, Lot 1 are modeled after, but not identical to, the zoning requirements for R-3 found in the Fairhope Zoning Ordinance. The following exceptions apply: 1. The minimum lot width shall not apply. The lot dimensions shall be as shown on the PUD drawing. b. The requirements for Unit 3, Lot 1, are modeled after, but not identical to, the zoning requirements for R-3 found in the Fairhope Zoning Ordinance. 1. The minimum lot width shall not apply. The lot dimensions shall be as shown on the PUD drawing. c. The allowed use for Unit 3, Lot 1 shall be limited to convalescent, nursing or assisted living home. d. Each lot in Unit 1 shall provide its own stormwater control and detention. e. This PUD document, along with the City of Fairhope’s Ordinances, Regulations, and review processes will provide a development that complies with the City’s Comprehensive Plan. TABLE 1 UNIT LOT(S)ZONING DIMENSION STANDARDS 1 1-12 B-2 ALLOWED USES B-2 DRAINAGE AND DETENTION Shall be designed and constructed in accordance with the Stormwater Standards of the Fairhope Subdivision Regulations B (see Table 2 of PUD) See Parking of the Fairhope Zoning Ordinance ROADWAY TYPE PARKING CITY OF FAIRHOPE COMPREHENSIVE PLAN COMPLIANCE Yes In accordance with Article II – Procedures of the Fairhope Zoning Ordinance, each lot of Unit 1 shall follow the Site Plan Review Procedures. This process requires, in general, the following steps: 1. Submittal of Site Plan Application by applicant 2. Determination by Director of Planning and Building that the application is complete 3. Review and recommendation by Planning Commission with optional Public Hearing 4. Final decision by City Council 21 R-3 R-3 Shall be designed and constructed in accordance with the Stormwater Standards of the Fairhope Subdivision Regulations B,C (see Table 2 of PUD) See Parking of the Fairhope Zoning Ordinance Yes In accordance with Article II – Procedures of the Fairhope Zoning Ordinance, each lot of Unit 2 shall follow the Site Plan Review Procedures. This process requires, in general, the following steps: 1. Submittal of Site Plan Application by applicant 2. Determination by Director of Planning and Building that the application is complete 3. Review and recommendation by Planning Commission with optional Public Hearing 4. Final decision by City Council 31 R-3 C Shall be designed and constructed in accordance with the Stormwater Standards of the Fairhope Subdivision Regulations A,B (see Table 2 of PUD) Yes In accordance with Article II – Procedures of the Fairhope Zoning Ordinance, each lot of Unit 3 shall follow the Site Plan Review Procedures. This process requires, in general, the following steps: 1. Submittal of Site Plan Application by applicant 2. Determination by Director of Planning and Building that the application is complete 3. Review and recommendation by Planning Commission with optional Public Hearing 4. Final decision by City Council CITY OF FAIRHOPE APPROVAL PROCESS d e e e a b - - I P RO PERTY DE SC RIPT ION : STATE O F A LA BAMA COUNTY OF BALDWIN I COMMENCE A T A RAI LROAD SPI K E AT THE NORTHEAST CORNER OF SECTION 15, TOWNSHIP 6 SOUTH, RANG E 2 EAS T , BA LDW IN COUNTY, ALABAMA; RUN THENCE WEST, ALONG THE NORTH LINE OF SAID SECTION 151320.55 FEET TO A POINT; RUN T HENCE SOUTH 00·22·18 W EST , 29.73 FEET TO A CAPPED REBAR MARKER ON TH E SOUT H RIGHT-OF-WAY LIN E OF GAY FER AVEN UE FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESC RIBED , SAID POINT BEING THE NORTHEAST CORNE R OF 'WHITE GROVE SUBD IVI S IO N, UNIT TWO" AS RECORDED ON SLIDE 1344-B IN THE BALDWIN COUNTY PROBAT E RECOR DS, CO NTIN UE T HENCE SOUTH 00-22-18 WES T , A LONG THE EAST LINE OF SAID SUBDI VIS IO N , 1298.08 FEET TO A CAPPED REBAR MARKER AT THE SOUTHEAST CORNER O F SAID SUBDIV ISION; RUN THENCE SOUTH 00·56-09 WEST, 1297 .1 8 FE ET TO A CA PPE D RE BAR MARKER ON T HE NORTH RIGH T - OF-WAY LINE OF FAIRHOP E AVENUE ; RU N THE NCE SOUTH 89-55-36 EAST, ALONG SAID RIGHT-OF-WAY LINE, 1178 .82 FEET TO A CAPPED REBAR MA RKER ; RUN THE NC E NORTH 45-24-21 EAST , 132 .28 FEET TO A CA PP ED REBAR MARKER O N THE WEST RIGHT-OF'-WAY LINE OF CO UNTY ROAD 27 ; RU N THENC E NORTH 00-44-18 EAST, ALONG SAID WEST RIGH T-OF-WAY LINE , 229.22 FEE T TO A CAPPED REBAR MARKER ; THENCE CONTIN UE NORTH 00-44-18 EAST, A LONG SAID RIGH T-OF-WAY , 107.86 FE ET TO A CAPPED REBAR MARKER ; THEN C E RU N NORTH 04-44-33 EAST, ALONG SAID RIGHT-O F-WAY, 100 .24 FEET TO A CAP PED RE BAR MAR KER ; THENCE RU N NORTH 00- 44-18 EAST, ALONG SAID RIG HT -O F-WAY , 433 .00 FEET TO A CAPPE D REBA R MARK ER ; RUN THENCE NORTH 00-44-1 8 EAST , ALO NG SAI D RIGHT-O F-WAY LINE , 1562.96 FE ET TO A CAPPED REBAR MARKE R ON T HE SO UTH RIG HT-OF-WAY LINE OF GAYFER AVENUE; RUN THENCE SO UTH 89 -57-26 WEST, ALONG SAID RIG HT-OF-WAY LI NE , 1282.66 FEET TO THE POINT OF BE GINNIN G ; CONTAINING 75 .93 AC RE S, MORE OR LESS . I I 2'-0" 2'-o· I I <;7 TYPE "A" N.T.S. ~1===1 ==2•·-0· ==~ TYPE "B" N.T.S. 10'-o" i * i TYPE "C" N.T.S. TYPICAL ROAD SECTIONS I I I I I I I I I :. <D 0 ai N 0 "' ~ <D <D " "' "' "' ~ ..J <D 0 "' C < co ~ ·.; ai "' I- ::i: C "! :;: en ..c 1n 0 M Q. "' 0 .. :. N C I-" NOTES I I I I I I SIGNALEXISTINGGAYFER ROAD ALABAMA HIGHWAY 181ALABAMA HIGHWAY 181FAIRHOPE AVE SIGNALPROPOSEDSIGNALEXISTING240' ±.LOT21.15 AC.LOT41.14 AC.LOT51.80 AC.LOT31.14 AC.LOT11.43 AC.LOT122.29 AC.LOT61.39 AC.LOT91.71 AC.LOT102.62 AC.LOT111.41 AC.LOT71.39 AC.LOT81.59 AC.UNIT 130' SETBACK 30' SETBACK30' SETBACK 30' SETBACK 19.06 AC.±45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFERDRAWING FILE: C:\Users\admartin\AppData\Local\Temp\AcPublish_20424\CMOB190186_BASE-PH2_REVISED.dwgPLOTTED: Dec 22, 2020 - 12:25amOVERALL SITE PLANSCALE: 1"=100'C1.011PROJECT LOCATIONDRAWN BY: JHP/ SAMCHECKED BY:sheet ofAEDGFH12346578109BC12346578109KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA3GMCProject: CMOB19018617 DECEMBER 2020s 01•04•41" w 1296.67'(A) S 00'32'08"' W 1297.92'(A) UNIT2 41.03 AC.± L -' . ' . UNIT3 10.63 AC.± 86"12'31" E 100.00'(A) Tl 4:,7' N 04·52•32• t 100.46"(A) ~ N 00"54'29• E ~3.01'(A) N 00'49'05~ t 1563.72'(A) ~ 0 100 100 --~ ~ ' SCALE: 1 "-100 200 SIGNALEXISTINGGAYFER ROAD ALABAMA HIGHWAY 181ALABAMA HIGHWAY 181FAIRHOPE AVE SIGNALPROPOSEDSIGNALEXISTING.WETLANDAREAWETLANDAREALOT21.15 AC.LOT41.14 AC.LOT51.80 AC.LOT31.14 AC.LOT11.43 AC.LOT122.29 AC.LOT61.39 AC.LOT91.71 AC.LOT102.62 AC.LOT111.41 AC.LOT71.39 AC.LOT81.59 AC.UNIT 130' SETBACK 30' SETBACK30' SETBACK 30' SETBACK 19.06 AC.±45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFER45' COMBINED SETBACK AND BUFFERLANDSCAPE AREAS , TYP.WITH CONNECTING TRAILWESTERN MOST 10' WILL MEET SECTION 20.5-4OF CITY OF FAIRHOPE TREE ORDINANCEUNIT 1: FAIRHOPE AVE, HIGHWAY 181, AND GAYFER ROAD FRONTAGES SHALL PROVIDE 5' (min.) SIDEWALK AND STREET TREE IN 8' PLANTING STRIPTREES PROVIDED AT 45' O.C. STREET TREES SHALL BE SELECTED FROMSECTION 20.5-13 (OVERLAY TREES) OF CITY OF FAIRHOPE TREE ORDINANCE(SPACING ADJUSTED FOR DRIVEWAYS AND UTILITIES.)UNIT 1: ALL LOTS AND COMBINED LOTSSHALL PROVIDE PARKING TO SIDE OR REARUNIT 3 SHALL PROVIDE A MINIMUMOF 3 SIDEWALK CONNECTIONS,WITH ONE CONNECTING TO THESIDEWALK FRONTING GAYFER RDAND ANOTHER CONNECTING THESIDEWALK ON THE EASTERNEDGE OF UNIT 3.UNIT 1: INTERNAL STREET FRONTAGES SHALL PROVIDE 5' (min.) SIDEWALKS AT BACKOF CURB ON UNIT 2 SIDE OF STREETUNIT 2: INTERNAL STREETSSHALL PROVIDE 5' (min.) SIDEWALKS ALONG THE BLOCK PERIMETER AND STREETTREES IN 6' PLANTING STRIP AT 60-80' O.C. STREET TREES SHALL BE SELECTEDFROM SECTION 20.5-13 (OVERLAY TREES) OF CITY OF FAIRHOPE TREE ORDINANCE(SPACING ADJUSTED FOR DRIVEWAYS AND UTILITIES.)UNIT 2: INTERNAL SIDEWALKSFINAL CROSSING LOCATIONS TO BE COORDINATE DURING FINAL SITE PERMITTING.ALL SIDEWALKS TO BE 5' MIN. GENERALLY AS SHOWN TO PROVIDE INTERCONNECTIONBETWEEN AND ACCESS TO UNITS 1 AND 3LANDSCAPE AREAS , TYP.WITH CONNECTING TRAIL5' (min.) SIDEWALK LOCATEDIN BUFFER / SETBACK AREA5' (min.) SIDEWALK LOCATEDIN BUFFER / SETBACK AREADRAWN BY: JHP/ SAMCHECKED BY:sheet ofAEDGFH12346578109BC12346578109KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA3GMCProject: CMOB19018617 DECEMBER 2020DRAWING FILE: C:\Users\admartin\AppData\Local\Temp\AcPublish_20424\CMOB190186_BASE-PH2_REVISED.dwgPLOTTED: Dec 22, 2020 - 12:26amOVERALL SITE PLANSCALE: 1"=100'C2.012UNIT 1: AMENITY AREAFINAL DESIGN TBD.-UNIT3 10.63AC.± ---=--= -:-:~-~-:: __ --:.~.-:>-< .. :--;:tj:t:j:~-------\ \ \~-- ---~~ tf .. -r -,--· ·-....._ ; '·-· ~ / / _./ -4-9;(· / ~ 100 0 100 200 ~----0----I SCALE: 1"=100' DRAWN BY: JHP/ SAMCHECKED BY:sheet ofAEDGFH12346578109BC12346578109KLUMPP PARCELPROPOSED DEVELOPMENTFAIRHOPE, ALABAMA3GMCProject: CMOB19018617 DECEMBER 2020DRAWING FILE: C:\Users\admartin\AppData\Local\Temp\AcPublish_20424\CMOB190186_BASE-PH2_REVISED.dwgPLOTTED: Dec 22, 2020 - 12:26amNOTESNO SCALEC3.013TABLE 2UNIT AND RIGHT-OF-WAY ACREAGEACREAGE EXCLUDING R.O.W ACREAGE OF R.O.WUNIT 1UNIT 2UNIT 3TOTAL SITE19.0641.0310.635.1370.725.13TABLE 1UNITLOT(S)ZONINGDIMENSIONSTANDARDS1 1-13 B-2ALLOWEDUSESB-2DRAINAGEANDDETENTIONShall be designed and constructed inaccordance with the Stormwater Standards ofthe Fairhope Subdivision RegulationsdB(see Table 2 ofPUD)See Parking of theFairhope ZoningOrdinanceROADWAYTYPEPARKING CITY OFFAIRHOPECOMPREHENSIVE PLANCOMPLIANCEYesIn accordance with Article II – Procedures of the Fairhope Zoning Ordinance,each lot of Unit 1 shall follow the Site Plan Review Procedures. This processrequires, in general, the following steps:1. Submittal of Site Plan Application by applicant2. Determination by Director of Planning and Building that theapplication is complete3. Review and recommendation by Planning Commission with optionalPublic Hearing4. Final decision by City Council21R-3aR-3Shall be designed and constructed inaccordance with the Stormwater Standards ofthe Fairhope Subdivision RegulationsB,C(see Table 2 ofPUD)See Parking of theFairhope ZoningOrdinanceYesIn accordance with Article II – Procedures of the Fairhope Zoning Ordinance,each lot of Unit 2 shall follow the Site Plan Review Procedures. This processrequires, in general, the following steps:1. Submittal of Site Plan Application by applicant2. Determination by Director of Planning and Building that theapplication is complete3. Review and recommendation by Planning Commission with optionalPublic Hearing4. Final decision by City Council31 R-3CShall be designed and constructed inaccordance with the Stormwater Standards ofthe Fairhope Subdivision RegulationsA,B(see Table 2 ofPUD)YesIn accordance with Article II – Procedures of the Fairhope Zoning Ordinance,each lot of Unit 1 shall follow the Site Plan Review Procedures. This processrequires, in general, the following steps:CITY OF FAIRHOPE APPROVAL PROCESSeeeOwner: Gayfer Village Partners,LLC1.2.3.4.NOTES1.Drainage, utility and pedestrian easements will be provided and recorded asnecessary during site plan and subdivision approval.2. Each lot of each unit must provide and maintain positive drainage for adjacentproperties that may be discharging onto it.3. Sidewalks (min. 5' wide) will be provided along both sides of every public streetwithin the PUD at the time the streets are constructed.4. In attempt to achieve a cohesive character of residential development in Unit 2;Fronts of all residential building units within Unit 2 shall fall within in a 20' min. anda 40' maximum build to zone from the street, with the exception of buildingsimpacted by utility locations, lighting, or buildings located along corners, or curvesin the street in which case these buildings may vary from this build-to zone.5. In attempt to achieve a cohesive character of development in Unit 1 and 2; Allbuilding facade materials shall be constructed of like materials set, in precedent,by the 1st site plan development submittal.5.1. Subsequent buildings may vary in material by providing greater or equalquality of facade material and design and as approved by the PlanningCommission and City Council.6. Sidewalks within all Unit 1, Unit 2, and Unit 3 lots will be designed and constructedin accordance with the Site Plan approved for each lot.7. All trees and landscape material will be provided as listed in local landscapeordinances unless otherwise coordinated with the city urban forestry or arborist.1. Submittal of Site Plan Application by applicant2. Determination by Director of Planning and Building that theapplication is complete3. Review and recommendation by Planning Commission withoptional Public Hearing4. Final decision by City Councila. The zoning dimensions for Unit 2, Lot 1 are modeled after, but not identical to, the zoning requirements for R-3 found in the Fairhope Zoning Ordinance. Thefollowing exceptions apply:1. The minimum lot width shall not apply. The lot dimensions shall be as shown on the PUD drawing.b. The requirements for Unit 3, Lot 1, are modeled after, but not identical to, the zoning requirements for R-3 found in the Fairhope Zoning Ordinance.1. The minimum lot width shall not apply. The lot dimensions shall be as shown on the PUD drawing.c. The allowed use for Unit 3, Lot 1 shall be limited to convalescent, nursing or assisted living home.d. Each lot in Unit 1 shall provide its own stormwater control and detention.e. This PUD document, along with the City of Fairhope’s Ordinances, Regulations, and review processes will provide a development that complies with theCity’s Comprehensive Plan.'l.' t" PROPERTY OESORiPTIOO: STA.TE OF ALABAMA COUN1iY OF BALOINlli'J COMP.IEOCIE AT A RAJILROAD Sf'IKE AT THE NORTHEAST CORNER OF SECTION 15, TO'NNSHIP 6, SOLJTH,. RANGE 2 EJIST, BA.LDWIN OOl!JlfTY, ALABAMA; RUN THENCE WEST. ALOI'«, THE NORTH E OF SA.ID SECTIO 15 1320.55 FEET TO A POINT; RUN TiiEli'JCE SOUTH 00-22-18 W£ST, 29-13 FEET TO A CAPF'ED REBAR MARKER ON THE SOlJTHRIGITT-Of-\'IAYLll'IIE OFGAYFBRA~UEFORTHE POINT OF BEGINNING OF TI-IE PROPERTY c~IN DESCRJBIED, SA.ID POJITT BEJ}IG THE NORTHEAST CORNER OF "WHITE GROVE Sl.IBDMSION, UNIT TWO" AS RECORDED ON SLIDE 1344-B IN THE BALDWIN COUNTY PROBATE RECORDS, CONTINUE THENCE SOUTH 00-22-18 WEST, ALONG THE EAST LINE OF SAID SUBDIVISION, 1298.08 FEET TO A CAPPED REBAR MARKER AT THE SOUTHEAST CORNER OF SAID SUBDIVISION; RUN THENCE SOUTH 00-56-09 WEST, 1297.18 FEET TO A CAPPED REBAR MARKER ON THE NORTH RIGHT-OF-WAY LINE OF FAIRHOPE AVENUE; RUN THENCE SOUTH 89-55-36 EAST, ALONG SAID RIGHT-OF-WAY LINE, 1178.82 FEET TO A CAPPED REBAR MARKER; RUN THENCE NORTH 45-24-21 EAST, 132.28 FEET TO A CAPPED REBAR MARKER ON THE WEST RIGHT-OF-WAY LINE OF COUNTY ROAD 27; RUN THENCE NORTH 0044-18 EAST, ALONG SAID WEST RIGHT-OF-WAY LINE, 229.22 FEET TO A CAPPED REBAR MARKER; THENCE CONTINUE NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY, 107.86 FEET TO A CAPPED REBAR MARKER; THENCE RUN NORTH 04-44-33 EAST, ALONG SAID RIGHT-OF-WAY, 100.24 FEET TO A CAPPED REBAR MARKER; THENCE RUN NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY, 433.00 FEET TO A CAPPED REBAR MARKER; RUN THENCE NORTH 00-44-18 EAST, ALONG SAID RIGHT-OF-WAY LINE, 1562.96 FEET TO A CAPPED REBAR MARKER ON THE SOUTH RIGHT-OF-WAY LINE OF GAYFER AVENUE; RUN THENCE SOUTH 89-57-26 WEST, ALONG SAID RIGHT-OF-WAY LINE, 1282.66 FEET TO THE POINT OF BEGINNING; CONTAINING 75.93 ACRES, MORE OR LESS. 2 6 24 12 N S :ii "' 0 t N u "' I!! "' "' "' "' "' N "' -' "' 0 N C < <O ;: ·.;; .; N ... ~ C "' ~ a, .c ~ z "' a. N u 0 .. :ii N C I-" COUNTY RD 48FAIRHOPE AV GAYFER RD EXT R O YAL LN JMICHAELSTNORMANDY STSALVADOR STBLUEBERRY LNNOBLEMANDRRIVERMILLDRKNOLLWOOD AV IDLEWILDDRT E A L E A F W I LLO W L NWE E PING WILLO W STBROWNING LNPETZ AV GILBREATH AV FALLS CREEK STSAINT CHARLES CT LOWRY DR BELMONT AV AYRSHIRELNSTATE HWY 181THOMPSON HALL RDHUCKNALL DR City of FairhopePlanning Commission January 4, 2021 ¯IDLEWILDDRFAIRHOPE AV R O Y A L LN GIRBY AV HALLS MILL AVNORMANDY STGAYFER RD EXT STATE HWY 181STRATFORD STCOUNTY RD 48 MEMORIAL AVGRELOT STFALLS CREEK STLOWRY DRHUCKNALL DR ZC 20.10 - Klump PUD Legend COF Corp. Limits B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-A - Residential/Agriculture District COF Planning Jurisdiction ¯ ¯ ^ Project Name: Klumpp PUD amendmentsSite Data: 80 acres (approximately)Project Type: Planned Unit Development (PUD)Jurisdiction: Fairhope Planning JurisdictionZoning District: Planned Unit Development (PUD)PPIN Number: 236701, 24160, 316793General Location: Northwest intersection of SR 181 and Fairhope Avenue (CR 48)Surveyor of Record: Goodwyn, Mills, and Cawood, Inc. Engineer of Record: Scott Hutchinson, GMC Owner / Developer: Gayfer Village Partners, LLC Mr. Tom Mitchell Mr. Bill MitchellSchool District: Fairhope East Fairhope Middle and High Schools Recommendation: Approve with ConditionsPrepared by: Hunter Simmons 1 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Summary of Request: The applicant is seeking amendment of PUD ordinance number 1664 related to the Klumpp Planned Unit Development adopted November 25, 2019. The subject property is located at the northwest intersection of State Highway 181 and Fairhope Avenue/County Road 48 and extends north to the southwest corner of State Highway 181 and Gayfer Avenue/County Road 30. The subject property is bordered to the northwest by the adjoining White Grove subdivision, zoned R-2 medium density single family residential, and bordered to the southwest by the adjoining PPIN 14493 zoned R-A residential agricultural. The subject property adjoins Idlewild Subdivision (R-2) to the south, separated by the Fairhope Avenue right-of-way (ROW) as well as various properties comprising the southwest intersection of Fairhope Avenue and HWY 181, all zoned B-2 general business district. All remaining properties adjoining subject property are separated from subject property via ROW and are located within unzoned Baldwin County Planning District 14. Comments: ORIGINAL PUD The subject property is comprised of one large (PPIN 236701) generally rectangular parcel fronting AL HWY 181, Fairhope Avenue, and Gayfer Road Extension, all paved, publicly-maintained streets. PPINs 24160 and 316793 are inclusive of PPIN 236701 and will likely become functions of a future subdivision. The site plan supporting the original PUD (Case number ZC 19.13) is included above in excerpted form and color- coded to reflect the “units” proposed for the PUD. The requested site plan that amends the PUD ordinance is included below. h I ' I I I I I ~ "" . 11~ ..t:. --~ --- '°' . ..,,,,,_ UII' I ~ . I M .. ~ I~ ¥ I , ... "ij i. llBlII 2 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 PROPOSED PUD AMENDMENT (Revised for January PC Meeting) • Unit 1 o As approved Unit 1 (28.79 acres +/-) contains 16 lots with allowable uses and lots sizes identical to B-2 General Business District Zoning. The developer requests, via inclusion of drawing 2 of 2 in the PUD ordinance, self-imposing the Site Plan Review procedure as included within Fairhope’s Zoning Ordinance. o As requested, Unit (19.06 acres +/-) will contain up to 12 lots. Similar to the original PUD, the requested Unit 1 contains allowable uses and lots sizes identical to B-2 General Business District Zoning. Also similar to the original PUD the developer requests, via inclusion of drawing C3.01 in the PUD ordinance, self-imposing the Site Plan Review procedure as included within Fairhope’s Zoning Ordinance. • Unit 2 o As approved Unit 2 (23.20 acres +/-) depicted in light red on the facing page identically replicates the use of R-5 High Density Dwelling Residential (10 units per acre, for 232 units total) but requests the lot size shown on the site plan drawing 1 of 2 in lieu of the allowable number of dwelling units included within Table 3-2 in the City of Fairhope Zoning Ordinance. Similar to Unit 1 Unit 2 will be required to follow the Site Plan Review procedure included in The City of Fairhope Zoning Ordinance as a self-imposed requirement of the PUD. o As requested, Unit 2 (41.03 acres +/-) closely replicates R-3 High Density Single-Family Residential but requests the lot size and approximate building layout (Up to 233 Units) shown on the site plan drawing C2.01. Similar to Unit 1 Unit 2 will be required to follow the Site Plan Review procedure included in The City of Fairhope Zoning Ordinance as a self-imposed requirement of the PUD. • Unit 3 3 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 o As approved Unit 3 (14.11 acres +/-) depicted in light green on the original site plan contains 67 residential lots modeled after an R-3 zoning district with modifications that reduces the minimum lot size and increases the allowable lot coverage. At the time of development activities unit 3 shall follow the City of Fairhope’s Subdivision Review Process and comply with the current Subdivision Regulations in addition to the requirements of the PUD ordinance. The original submission to the Planning Commission included 77 single family lots, however the reduction to 67 single family lots reflects conditions of approval required by the Planning Commission at the time of consideration. o As requested, Unit 3 (10.63 acres +/-) removes the single-family residential lots from the development and proposes requirements modeled after R-3 zoning district (approximately 59 Units) with modifications that reduces the minimum width. The allowed use for Unit 3 shall be limited to convalescent, nursing, or assisted living. The applicant indicates they do not wish to provide a layout of the proposed development for Unit 3 at the time of PUD amendment, but wishes to self-impose the site plan approval process for Unit 3 should the PUD amendment receive approval. The following was provided within the December staff report. Notes in red highlight the amendments made in the applicant’s revised plan. Fairhope’s Zoning Ordinance (Article II Section C.1.e) contains nine (9) criteria by which an application for re-zoning shall be reviewed: (1) Compliance with the Comprehensive Plan; Response: The intersection of Hwy 181 and Fairhope Ave is listed as a Village Node within the Comprehensive Plan. “Highway 181 / Fairhope Ave presents an additional village opportunity. While this area has seen a growth of large retailers in the recent past due to regulatory limitations (i.e. significant property located outside of the City Limits in unzoned Baldwin County), it is in the early stages of village pattern development. River Mill Subdivision is connected to both Fairhope Avenue and Windmill Road. The residential areas around Gayfer Avenue and Blueberry Lane are built in accordance with the City Subdivision Regulations and provide neighborhood level greenspace, sidewalks, streets, trees, and connectivity. While this area will evolve over time, the “bones” of a village are generally in place.” 0 I c:::::::::1 DI ao..ui--, 4 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Specifically, in regard to Village Nodes, the Comprehensive Plan reads “Simply evaluating development at these areas (Village Nodes) will not result in a Village – it will take a proactive effort”. The following excerpt from the Comprehensive Plan is provided for guidance: (2) Compliance with the standards, goals, and intent of this ordinance; Response: PUD Planned Unit Development: This district is intended to encourage innovative development that meets comprehensive plan goals and is tailored to the unique constraints and conditions of a particular site. This district allows flexibility in uses, designs, and building layouts as opposed to other zoning districts to better serve community needs. While the original PUD’s regulating plan was general, deferring specifics to future Site Plan Reviews, there was a framework for meeting the intent of a PUD. The proposed amended PUD, by being overly general, makes it difficult to recommend approval. The applicant has self-imposed a site plan review for all units. The first unit developed will require installation of Unit 2, for example, should not require a future Site Plan review. It is feasible to include a comprehensive site plan (for Unit 2) as part of this PUD process with landscape plans, architectural examples, etc., and, at the least, include pedestrian circulation for the entire PUD. It would also be prudent to include guidelines for the Units 1 & 3 to ensure they are developed consistent with Fairhope’s Comprehensive Plan, which may include build-to/setback lines, landscape buffers, planned green space, plant selections, etc. Size -They should be 30,000 to 180,000 squa re feet in commercia l / m ixed-use deve l opment. Stre et Lo ca t ion -They shou ld push as close to the street as possib le Architectura l Gui delines -There shou ld be bui ldi ng design gu idel ines that deal w ith architectural themes, materials, and massi ng. There shou ld be an architectural "anchor", a building w ith a d istinct and focused character, i n each v il lage. Auto m obile Acce ss -Automo bi le access wi ll be i mportant to the success of the v il lage, thus it shou ld be incorpor ated as appropriate. Ho w ever, address i ng the locati on and aesthetics of pa rki ng lots w ill be crit ica lly important. Veh icular access from the supporting and existi ng road w ays is also important. Integration of Right-of-Way i mprovements, turn lanes, signa ls, side w alks, landscap i ng, street l ighti ng, push -pad signa ls, cross w al ks, and similar infrastructure should be comp rehensively eva luated by the City. Th i s would res u lt in the Right-of-Way and and roadw ays be i ng upgr aded in conjunction with the development. Internal circu lat ion must not be the typica l m aneuve ri ng areas through a la rge parking lot, but seek to create mor e of a streetscape experience with "on- street" par king in either a pa ra ll e l or diagonal configurat ion. A good operating princi ple w ould be that large surface parki ng lots shou ld not dom i nate the view of building frontages. Vehicular access is alw ays important and shou l d be accommodated; however, park ing is a net negative i n terms of visual quality. 5 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Unit 2 is now proposed as illustrate on C2.01 and includes up to 233 units. Sidewalks were provided within Unit 2 and the westernmost buffer was increased to 45’, which now includes a sidewalk connecting all three units with both Fairhope Ave and Gayfer Rd. Within the 45’ buffer, the westernmost 10’ will be planted to provide a buffer/screen consistent with the City of Fairhope Tree Ordinance. Street Trees will also be planted in accordance the City of Fairhope Tree Ordinance. Staff does have some concern that some conflicts exist between retention/detention, possible wetlands, and greenspace requirements within Unit, but those are not part of this review. Unit 2 will require a site plan review as well as an MOP review in the future to resolve the above- referenced concerns. Staff recommends a condition of approval to memorialize the 20% greenspace per density shown and urge that retention/detention should not be placed where greenspace is currently shown unless installed as an improved amenity, such as accessible ponds with landscape consistent with the City of Fairhope Tree Ordinance. A condition of approval of the previously approved plan required a master drainage plan at time of subdivision and staff makes the same recommendation for the current application. Unit 1 lots require parking to be located to side or rear of buildings. The following was submitted by the applicant to further support a comprehensively planned development. (3) The character of the surrounding property, including any pending development activity; Response: The comprehensive plan describes a village center at this location and states that the “bones” are already in place. The surrounding properties are unzoned, RA, R-2, and B-2. The original PUD provided adequate transition to the single-family residential along the western boundary, while also allowing denser and more intense uses along the highway corridor and internally within the site. Staff is concerned that the submitted PUD amendment, with its removal of higher-density single family residential, diminishes the transition of use and transition of density contemplated by the comprehensive plan. The westernmost buffer was increased to 45’ and will include a 10’ screen abutting adjacent property. (4) Adequacy of public infrastructure to support the proposed development; Response: Fairhope Public Utilities can be made available during the subdivision process; however, staff urges the applicant to contact Fairhope Public Utilities in short order to discuss utilities, 4. In attempt to achieve a cohesive character of residential development in Unit 2; Fronts of all residentia l building units within Un it 2 shall fall within in a 20' min. and a 40' maximum build to zone from the street, with the exception of bui ldings impacted by uti l ity locat i ons, l ighting, or bu i ld i ngs located along corners, or curves in the street in which case these bui ldings may vary from this build-to zone. 5. In attempt to achieve a cohesive character of development in Unit 1 and 2; All building facade materials shall be constructed of like materials set, in precedent, by the 1st site p lan development submittal. 6 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 particularly access to sanitary sewer. The “upsizing” provisions of the subdivision regulations will likely be invoked if development activities proceed. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Wetlands are present on the subject property and all wetland delineations, reports, ordinances, and buffers will be required during the development process. (6) Compliance with other laws and regulations of the City; Response: At the time of development all applicable laws of the City will be applied. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of development all applicable laws will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: As mentioned previously staff is concerned about the loss of single family residences within the PUD, and the possibility of higher-density multi-family located directly-adjacent to lower density (R-1 and R-2) single family residential. The westernmost buffer was increased to 45’ and will include a 10’ screen abutting adjacent property. In addition, pedestrian circulation should be designed connecting the subject property with adjacent and surrounding properties. Sidewalk connections were made throughout the site connecting all units together, as well as connecting to the perimeter sidewalks and on all public roads. As opposed to the previous plan, sidewalks and street trees are provided fronting Hwy 181. Planning Commission may want to discuss when installation of perimeter sidewalks and street trees are installed. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: As mentioned previously staff is concerned about the loss of single family residences within the PUD and the possibility of high-density multi-family uses located directly-adjacent to lower density (R-1 and R-2) single family residential uses. As proposed, B-2 and R-5 abut R-1 and R-2 properties. Staff recommends a better transition to adjacent properties that may come in the form of larger buffers, greenspace, or less dense housing. The westernmost buffer was increased to 45’ and will include a 10’ screen abutting adjacent property. Per the City of Fairhope Tree Ordinance, a 20’ preserved greenspace shall be provided along Fairhope Ave and Gayfer Rd. Development along Hwy 181 was not contemplated when the Tree Ordinance was adopted. Staff would like to recommend a condition of approval that the 20’ preserved greenspace be provided along Hwy 181 as well. To be clear, this does not impose an additional 20’ to the required setback, but rather preserve the space within the setback for the preservation of trees. Staff Recommendation: 7 ZC 20.10 Klumpp PUD Amendment – December 7, 2020 Staff recommends Case # ZC 20.10 Klumpp Planned Unit Development (PUD) amendment for PPIN’s 236701, 24160, 316793 be APPROVE subject to the following conditions: 1. A master drainage plan shall be prepared for the entire site and included with the initial subdivision application creating units 1-3 2. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2.) shall be mandatory for each lot within units 1-3. 3. City of Fairhope subdivision regulations (including multiple occupancy project provisions as applicable) shall be required for the creation of all lots and units within the Klumpp PUD. 4. A 20’ greenspace and tree preservation strip shall be provided along Hwy 181. 5. Unit 2 will require 20% greenspace as shown. Provided retention/detention shall not encroach into required greenspace other than those methods approved within the City of Fairhope Subdivision Regulations and/or as approve during MOP/Site Plan Review. STATE HWY 104 GALLERY BLVDSTATE HWY 181STATE HWY 181City of FairhopePlanning Commission June 6, 2022 ¯STATE HWY 181STATE HWY 104STATE HWY 181ZC 22.05 - Kleban Corte Development Legend Road Parcel B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction µ µ ^ Project Name: Kleban Corte DevelopmentSite Data: 34.41 acresProject Type: Conditional Annexation with RezoningJurisdiction: Fairhope Planning JurisdictionZoning District: N/APPIN Number: 108453General Location: Northeast intersection of State Highway 181 and State Highway 104Surveyor of Record: SawgrassEngineer of Record: SawgrassOwner / Developer: Corte Rockwell Place LLCSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Hunter Simmons Approval -□ EXHIBIT A Legal Dtstripdoa of lht Proptrty Commtnct It lht Nol1I.-comer d flt SW ~ of the SW ~ of 9edion 2, Townlhlp 6 South. Alflgl 2 Eall Saini 91.tPhtna Meridler for a POINT OF 8EGINNING ; thence run W, ~ Iha Narth line of lie SW ¼ r:l lho SW ¼ of AIO Section 2 lor 1,198 feet, more or leN, to a poll"lt on the Ent r.o .w. of.-,..,... Highwey 181; ltMinCI run S 00- 1r ss· W.at for 021.715 fNl. thence continuing llong Mid ,.o.w .. rw, 3 44• 42' 21" E for 42.43 fNt lhlra contlnulr,g llonQ eatd r.o.w .. run s 00-17' 3T w for 23 .71 feet IO • polfi on lhe Nof1tl h or• percal luNd to Colony Fence Company; lhenca run N 89" 52' E. along Colony Fence pargel, for 149.02 fNl. more °' leu; 1ha1ce run S Q20 04' E. ccnllnuing ■long Colony Fanco paro■I, for 181 .09fNt. thenc:11 ~ alor,g Colony Fenca pen:,■I run S 8DD 62' W far 185.DI fut. m0n1 or 1e ... 1o II point on the Eat r.'1'#. of uld Alablml Hlghwwy 111; lharDI "'" along uld r.o.w., S 00" 17' 32' W, tor 380.07 fwt; thence conllnuqa llong aald r.o.w. NII 8 43-51' 20" E for 71.53 feet ID a point on the N ,.o.w. of Alabama Highway No . 104; theta run E, along tho N ,.o.w. of Al8l>etM HiDhWBY 104, for l.173 f9et. more or leu; lhtnet run N 110f10 \tie E 11"8 of !he SW% oftht SW¼ of said Stclol, 2 for 1,292 fleet. men or less, l.o the P.O.B Tract conlam 3U5 ICIU, mote Ol lelt, and 1111 In SICtlOn 2, T&S, R2E, 8lllcWtl COUnty, Alabama. tanda olrha F_,,,.. $/"fie Ta Co,pom#OII. Purchase: and Sale: Agreement 7577~ I \ •-1 11 3/29/2i., 9:45 AM Exh ibit A 34 Acres Ground Lease .j pg Exhibit A I ~ I es, 4 , ~) I;{• '}. ) g . ~ 1 5 14 e 1&.1Q 13 .7 AC !7<111!1 :ii .. ;I~, i1 i 34AC(c) ,;, -I!:! " I I §~ ~ 1':' ~ SITE z " fl) -214Cldi §~ 1.504 22 A~o} llroundla- ~ +l·IAcnllrM New Publix i Grounclla- I!:! ♦/-2Acn1Area ~ ~ 80 ! &1' ,l:f O <>'/3 rn ' ' I , • A _ ..... STATE HWY.104 ,, II .. /,., I f.>0 I 6U1 .,. ltfu\MN'I' SUUIJ 11 SIC~ II New os, /Hospita l ' I 1: ~ 1526 ~ 1756 e 8Ac & 8.7Ac Ll1§ 1 525 l~r\ 65 Ac 1 ZC 22.05 22148 Hwy 181 – June 6, 2022 Summary of Request: Applicant, Kenneth Kleban with Kleban Properties, acting on behalf of the Owner, FST Corte Rockwell Place, LLC, is requesting to establish an initial zoning of B-2, General Business District, concurrent with conditional annexation into the City of Fairhope. The property is approximately 34.41 acres and is located on the northeast corner of State Highway 104 and State Highway 181, at 22148 State Highway 181. Comments: The subject property is currently outside the City of Fairhope’s municipal boundary and un-zoned. One structure is currently present, with most of the site undeveloped. The site is centrally located within a Village Node, per the City of Fairhope Comprehensive Plan’s preferred land use plan. A Village Node is where the most intense uses, such as B-2 should be located. Important to note, this is a straight re-zoning request and does not include a site plan for intended uses. Future uses, if approved, shall meet the Fairhope Zoning Ordinance requirements. Pa reel Num b er·: 0 5-46 -01 -02-0-000--001.510 PIN : 108453 Ow ner N ame: FSTCORTE ROCKW ELL PLO.CE L L Address: 24311 ST WY 181 City : DAPHNE ~Homestead & Ass eesm,ml A!2P.lic:.at ion ~ Pro~· Dam.age Reporl (limrie.ane Sa !":) 2 ZC 22.05 22148 Hwy 181 – June 6, 2022 The image below illustrates recent developments in the vicinity of the subject property. Staff does not see a conflict with either the Comprehensive Plan, nor the development patterns within the area. 3 ZC 22.05 22148 Hwy 181 – June 6, 2022 The Zoning Ordinance defines B-2 General Business District as follows: “B-2 General Business District: This district is intended to provide opportunity for activities causing noise and heavy traffic, not considered compatible in the more restrictive business district. These uses also serve a regional as well as a local market and require location in proximity to major transportation routes. Recreational vehicle parks, very light production and processing activities are included.” A copy of the Zoning Ordinance’s Use Table, highlighting allowable uses in B-2, is attached within the packet. The application does mention “Site work to create two pad ready areas for two buildings. Construction ASAP.” However, this application is only reviewing rezoning of the property and does not include approval of a site plan. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Response: Meets 4 ZC 22.05 22148 Hwy 181 – June 6, 2022 (2) Compliance with the standards, goals, and intent of this ordinance; Response: Staff is appreciative of the application, which intends to annex into the City of Fairhope and fall under the City’s development guidelines. (3) The character of the surrounding property, including any pending development activity; Response: Meets (4) Adequacy of public infrastructure to support the proposed development; Response: This is a re-zoning request, without a Site Plan review. Future projects within the subject property shall ensure adequate public infrastructure. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: The applicants have no known plans of construction or redevelopment at this time. (6) Compliance with other laws and regulations of the City; Response: At the time of any redevelopment all applicable laws of the City will be applied. If granted, any use within B-2 zoning will be allowed ‘by right’. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of a redevelopment all applicable laws will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Because the applicants have not expressed any plans in terms of future use, Staff cannot anticipate any significant issues relating to this criterion at this time. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff cannot not anticipate any significant issues relating to this criterion. Recommendation: Staff recommends Case: ZC 22.05 Kleban Corte Development be approved for conditional annexation, with initial zoning of B-2 General Business District. Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use table Zoning District Uses Categories / Specific Uses R-A R-1(a,b,c) R-2 R-3 TH R-3 P/GH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD Dwelling Uses in the PUD District shall be specified based on a development plan according to the standards and procedures of this ordinance Single-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Two-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Townhouse        ⚫ ⚫ ⚫ Patio Home   Multiple-family / Apartment  ⚫       Manufactured Home  Mixed-use ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Accessory Dwelling          Estate ⚫ Civic Elementary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Secondary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Education Facility ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Library ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Place of Worship ⚫    Cemetery               Hospital          Public Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Common Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Community Center or Club                Public Utility                     Office General ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Professional ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Home Occupation                   Retail Grocery ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Convenience Store         General Merchandise ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫  Shopping Center ⚫ Automobile Service Station       Outdoor Sales Limited       Outdoor Sales Lot    Garden Center        Service Convalescent or Nursing Home             ⚫ ⚫  Clinic               Outdoor Recreation Facility         ⚫       Day Care             ⚫ ⚫ ⚫ General Personal Services ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Mortuary or Funeral Home        Automobile Repair ⚫ ⚫ ⚫   Indoor Recreation ⚫ ⚫  ⚫ ⚫ ⚫ ⚫ Dry Cleaner / Laundry ⚫      Personal Storage        Bed & Breakfast ⚫ ⚫  ⚫ ⚫ ⚫ Hotel / Motel  ⚫ ⚫ Boarding House or Dormitory ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Recreational Vehicle Park     Restaurant  ⚫  ⚫  ⚫ ⚫ Bar ⚫  ⚫ ⚫ ⚫ Entertainment Venue ⚫     Marina      Kennel or Animal Hospital    Warehouse ⚫ ⚫ Junk Yard or Salvage Yard   Manufacturing Limited   ⚫ ⚫ ⚫ ⚫  Light ⚫ ⚫ General  ⚫ Food Processing  Rural Agriculture ⚫ Rural Market ⚫ Plant Nursery ⚫ ⚫ Permitted subject to general ordinance standards and conditions.  Permitted subject to special conditions listed in the ordinance  Permitted only on appeal and subject to special conditions City of Fairhope Planning Commission June 6, 2022 ZC 22.07 Zoning Amendment Summary: To allow a Kennel or Animal Hospital as an improved use, with Board of Zoning Adjustment Approval, in the M-1 Light Industrial District. The following is a proposed amendment to change and alter the City of Fairhope Zoning Ordinance to revise Table 3-1, Use Table. The Zoning Ordinance defines a Kennel or Animal Hospital as any business where four (4) or more dogs over four (4) months of age are kept for general boarding or medical care. Currently, a Kennel or Animal Hospital is permitted only on appeal and subject to special conditions in three zoning districts: • B-2 General Business District • B-3a Tourist Resort Lodging District • M-2 General Industrial District In practice, a Kennel or Animal Hospital must be approved by the Board of Zoning Adjustments anywhere within Fairhope’s municipal jurisdiction, but only those within one of the three District’s referenced above may request the use. Also, important to note, there are currently no properties zoned M-2 General Industrial District. This amendment proposes to include a Kennel or Animal Hospital as a use permitted only on appeal and subject to special conditions within the M-1 Light Industrial District. Effectively, this amendment would allow those zoned M-1 to request a Kennel or Animal Hospital, and the Board of Zoning Adjustment could evaluate each request based on the merits of the location and proximity to other uses. Because any change to M-1 can affect local industry, the Fairhope Industrial Development Board has reviewed the proposed amendment and unanimously recommends approval. For reference, most properties zoned M-1 are located in the near the intersection of Greeno Rd/Nichols Ave, near Fairhope Public Works, and on and around the Sonny Callahan Fairhope Airport. A map of each area is included below (purple illustrates M-1): Figure 1: Area near Greeno Rd/Nichols Ave Figure 2: M-1 near Fairhope Public Works -~ FairhOf!e City f'ubl i c Works iT h e Haven ~ -w R-1 -L M-1 -Li ght Industri.:tl Di strict I Figure 3: M-1 near the Fairhope Airport Staff acknowledges not all properties zoned M-1 are appropriate for a kennel or animal hospital but does recommend approval of the amendment since each application may be reviewed independently for appropriateness. Thank you for your consideration, Hunter Simmons, Planning Director I r, .,.: Li ----~ I f1 -7 ~nn - _J j_' .,~ J i/_ I - IJ / ->----- :,= Gonny,Callahan 1F.alrhop ~1rp,2rt(KCQF) ~ -- \ ~u ~ 1 1 I I I I I ~ ( 1 ~t ling 1~ ==r I 111~7 I -L_ Ii ~ ~ r\1 7 ~--n 1 I LJ ~ I [ l I - ~ __, ---~ 1'1 -" --J -~ '<;, [D 3,. I - ~ '-- ~~ - lJ I D ~- >--- f J t:::; >------>--- ~ ~ >--- COUNTY RD 32EQUESTRIAN LNPATCH LN PIERCE RDCity of FairhopePlanning Commission June 6, 2022 ¯ PATCH LN EQUESTRIAN LNCOUNTY RD 32PIERCE RDSD 21.51 - Lone Oak Farms Subdivision Legend Road Parcel Planning Jurisdiction µ µ ^ Project Name: Lone Oak Farms SubdivisionSite Data: 59 acresProject Type: 82-Lot Major SubdivisionJurisdiction: Fairhope Planning JurisdictionZoning District: N/APPIN Number: 17050General Location: Northeast corner of the intersection of Pierce Road and County Road 32Surveyor of Record: Smith Clark & AssociatesEngineer of Record: Jade EngineersOwner / Developer: D.R. Horton Inc.School District: J Larry Newton School Fairhope Middle and High SchoolRecommendation: Prepared by: Approve with Conditions Mike Jeffries □ ,.... 1 SD 21.51 Lone Oak Farms Subdivision – June 6, 2022 Summary of Request: Public hearing to consider the request of the Applicant, Jade Consulting, LLC, on behalf of the Owner, D.R. Horton, Inc., for Preliminary Plat Approval of Lone Oak Farms Subdivision, an 82-lot Major Subdivision. The property is approximately 57.72 acres and is located on the northeast corner of Pierce Road and County Road 32. The property is currently unzoned in Baldwin County District 14. Comments: Utilities: • All connections and work in Baldwin County ROW will require permitting from Baldwin County Highway Department. • Baldwin EMC is the electric provider • Baldwin County Sewer Service is the sewer provider • AT&T is the communications provider • Fairhope Utilities is the water provider o Extensive water upgrades including but not limited to a new 12” water main and new lateral connections along CR 32 will be required to service the proposed development. SITE DA TA TAB LE STATE OF ALABAMA CO U NlY OF BAL DW IN CllY OF FAIRHOPE P LA NN ING JU RISD ICTI ON TAX PARC EL ID: 05 -46-0 7 -36 -0 -000 -007 .000 EXISTI NG ZO NING: U NZON ED BA L DWIN CO UNTY D ISTRICT 14 TOTAL TRAC T AR EA : 58.93 ACR ES DED ICATED R.O.W . AR EA : 2.4 2 ACR ES TO TAL P HAS E 1 AR EA : 56.5 1 AC RES LOT DATA: PR OPOS ED LOTS: 82 PR OPO S ED N ET DENS ITY 82 LOTS/56.5 1 AC = 1 .45 AV ER AG E RES. LOT S IZ E: 30,0 19 SF SMALL EST RES . LOT S IZ E: 15,000 SF BUILD ING SETBACKS : FRON T: 30' SIDE: 10' SIDE (COR NER LOT): 20 ' REA R: 3 0' WET LA N D BU FF ER : 30' COMMON AR EA REQ U IREMENTS: REQU IRED : PROV ID ED: TO TAL CO MMO N AR EA : 15.6 1 AC TOTAL LOT /CO MMO N AR EA : 49 .69 AC GREE N SPAC E LOT DENSITY : 1 .65 LOT/AC US EAB LE GR EE N SPAC E: 10% (5.07 AC ) 1 6.3% (9.23 AC) WET LAN D AR EA : 2 .49 AC U MBER OF WETLA ND S IGNS: 3 8 STORMWATER DETE NTI ON: 4.27 AC STREET DATA: PU BLI C R.O .W. WIDTH : 50' LI N EAR FEET O F N EW STREET S: 4,869 LF SIDEWA LK WIDTH : 5' 2 SD 21.51 Lone Oak Farms Subdivision – June 6, 2022 o All costs, as well as installation, associated with the required upgrades are the responsibility of the developer and will be evaluated by the Water Department at time of construction. Traffic: • A traffic study was conducted by Gresham Smith. The language below references Harvest Creek, which was the originally proposed name for Lone Oaks. Drainage: • The projects storm water will be collected by a combination of sheet flow, curb inlets, and grass swales. Most of the collected storm water will be routed to the proposed developments wet detention pond. • The project will include a storm water management system that regulates post development run off release rates below its respective predevelopment rates for all critical storm events, as required by the City of Fairhope’s and Baldwin County’s Development Design Standards. • The Storm Water Report indicates the proposed development will have No Adverse Effects to adjacent properties. Landscaping: • The landscape plan shows the required street trees in the ROW between the sidewalk and roadway as required. • Area around the detention pond is sodded and landscaped with bushes and trees. • Greenspace requirements are exceeded. The largest portion is on the east side of the property that contains a preserve and wet pond. Total greenspace provided is 9.23acres (16.3%) and the required greenspace is 5.65acres (10%). General Comments • The note on lot 82 “FUTURE PHASE 2 AREA” needs to be removed. It is currently comprised of mostly wetlands. A resubdivision of lot 82 may only occur if future mitigation of wetlands can be accomplished. Regulations at time of resubdivision shall be accommodated. Nothing within this review and/or potential approval, implies lot 82 will be further subdivided. • Drainage infrastructure currently shown in lot 82 needs to be included in Common area 1 and included within the O&M Plan. The area in question is generally shown highlighted in the image below. Recommendat i ons Based on t he t raff ic ana lys is documen t ed i n t h is report, no r igh t -t urn or leh-t u rn lanes are recommended at t he si t e access driveway i nt ersec t i ons. No ot her off-si t e mitigat ion is recomme nded fo r the proposed Harvest Creek Subdiv isio n developmen t. 3 SD 21.51 Lone Oak Farms Subdivision – June 6, 2022 • Sidewalks and street trees shall be installed prior to submittal of final plat application. • The applicant has requested to not install sidewalks along CR32 and Pierce Road. o Staff supports this request as the nearest sidewalk is more than a mile way however at minimum a 10’ sidewalk easement needs to be shown adjacent to the ROW’s of CR 32 and Pierce Road. • A pre-construction meeting is required prior to issuance of building permits. 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; • The area surrounding the subject property is not explicitly considered within our current comprehensive plan. Historically, in unzoned areas, developments meeting the minimum design standards of the Fairhope Subdivision Regulations have been approved. For reference, the single- family lots proposed are equivalently sized to R-1, Low Density Single-Family Residential District, as defined in the Fairhope Zoning Ordinance. b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Meets --- \ : QO., CS-6, Al.DOT TYPE SI CURS INLET {2 ·WlNG) THROAT El.EV* 7'9.00 {E)22"x14" RCAP IHV (IN): 75.76 (SW}28"x18" RCAP IP<V (OUT): 75.76 \_ I ! ;:JV j'f i REQO., MH·13, 6'x6' JUNCTTOO BOX RIMB.EV*7'J,25 (E}24" RCP INV (IN): 75.49 (S)36""22"RCAPINV(OU'T):75.49 _______ L _______ _ PIPKIN STREET _,. REQD.,llSYClll REQD., •IF-1, 4:1 36",22" PIPE ENO W/64SYCllIIUPAAP-'NO FABIU -----_..,._...,_n,,____ / j .._..., ~..,. ..,,-/ _ ... __ .~ .... -:77~-----__.::;;,==--~ --.... --, /r-.. :~---~..;-,,!-:;! =---"'~ ·-__,.=-'s,.=------.....-, r-_,,, _ _,. /~ -· .:::::::-• ' _ ... -.. ~o/~ r--.. --:::-~?-~-·:::75 -::-; .. ~~ -=-~----· ' • . ✓~--- ~~~-==---~-=-=~----~ ~;!-- I I 4 SD 21.51 Lone Oak Farms Subdivision – June 6, 2022 e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends approval SD 21.51 Lone Oak Farms preliminary plat with the following conditions: 1. Remove “FUTURE PHASE 2 AREA” from lot 82. 2. Drainage infrastructure in lot 82 needs to be included in COMMON AREA 1. 3. Add blanket utility/drainage easement to all common areas. 4. Add minimum lot width and area to Site Data Table. 5. Add sidewalk easement along the ROW’s of CR 32 and Pierce Road. 6. Developer is responsible for the construction of, and all costs associated with, all off-site water service upgrades determined necessary by the City of Fairhope Water Department. 7. Prior to issuance of any building permit the final construction documents for the water upgrades shall be approved by the City of Fairhope Water Department. 8. All water upgrades shall be installed prior to submittal of Final Plat application. - LONE OAK FARMSJinright & Associates Development EngineersPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION208 Greeno Road North Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.com (AL) CA-3157-EPRELRELRELELRELIMINIMINIMINIMINIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOTOTOT FOR FOR FOR FOR FORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTIONLONE OAK FARMS A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT GRADE, DRAIN, BASE AND PAVE WATER DISTRIBUTION SEWAGE COLLECTION SYSTEM CR 32 AND PIERCE ROAD MAY 2022 VICINITY MAP SITE NOT TO SCALE DR HORTON, INC. - BIRMINGHAM 25366 PROFIT DRIVE DAPHNE, AL 36526 MARK D. SCHLAUDER (251)316-5400 PREPARED FOR: NO CONSTRUCTION AND/OR LAND DISTURBANCE, EXCEPT THOSE NECESSARY TO INSTALL THE BMP'S, SHALL BEGIN ON THIS PROJECT UNTIL THE BMP PLAN HAS BEEN INSTALLED AND APPROVED BY THE CITY/COUNTY. NOTE: TBM - CAPPED IRON ROD SET ELEV = 74.36' BENCHMARK INFORMATION: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (251) 928-2385 SEWER: BALDWIN COUNTY SEWER SERVICE 14747 UNDERWOOD ROAD, SUMMERDALE, AL 36580 ANGELA FOLEY (251) 971-3022 POWER: BALDWIN EMC 19600 STATE HIGHWAY 59, SUMMERDALE, AL 36580 BRETT MORROW (251) 989-0151 GAS: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 TERRY HOLMAN (251) 928-2385 TELEPHONE: AT&T 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 C1.0 C1.1-1.4 C2.0 C3.0 C4.0 C5.0 C6.0-C6.2 C7.0-C7.2 C8.0-C8.2 C9.0-C9.1 C10.0-C10.1 C11.0 C12.0-C12.1 C13.0-C13.2 C14.0-C14.4 C15.0 C16.0-C16.1 C17.0 C18.0-C18.10 C19.0 C20.0-C20.9 C21.0-C21.3 C22.0-C22.4 TP100-TP200 LP100 LP500 CIVIL COVER SHEET PRELIMINARY PLAT EXISTING CONDITIONS/DEMOLITION PLAN GENERAL LAYOUT TYPICAL ROADWAY SECTION ROADWAY ALIGNMENT PLAN SITE PLAN UTILITY PLAN GRADING AND DRAINAGE PLAN STORM AND SANITARY NETWORK TABLES PLAN AND PROFILE - PIPKIN STREET PLAN AND PROFILE - WEMBLEY AVENUE PLAN AND PROFILE - PINTO DRIVE PLAN AND PROFILE - STORM NETWORK PLAN AND PROFILE - SANITARY NETWORK EROSION CONTROL PLAN EROSION CONTROL DETAILS CIVIL CONSTRUCTION NOTES CIVIL CONSTRUCTION DETAILS TRAFFIC CONTROL PLAN CROSS SECTION - PIPKIN STREET CROSS SECTION - WEMBLEY AVENUE CROSS SECTION - PINTO DRIVE TREE PRESERVATION PLAN LANDSCAPE PLANTING PLANS LANDSCAPE PLANTING DETAILS INDEX TO SHEETS: SHEET DESCRIPTION FAIRHOPE, AL ~ Fairhope High School 9 ["] IE] I ["l -l . • t ,._ -[![] ~ @] • IC"atr>i.ope ' Airport 9 1 T P TPXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X OHEOHEOHEOHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHE OHEOHEGASGASGASGASGASGASGASGASGASGASGASGASGASWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB OHE OHE OHE OHE WWWWWWWWWWWREQD., REMOVE EXIST. BOARDWALK TPTPT P TPTPTPREQD., SAWCUT AND REMOVE EXIST. ASPHALT EDGE TO PROVIDE SMOOTH TRANSITION AT PROPOSED DRIVE CONNECTION REQD., SAWCUT AND REMOVE EXIST. ASPHALTEDGE TO PROVIDE SMOOTH TRANSITION ATPROPOSED DRIVE CONNECTION(TO REMAIN) (TO REMAIN) (TO REMAIN) (TO REMAIN) (REMOVE) REQD., CLEAR AND GRUB EXISTING VEGETATION W/IN HATCHED AREAREQD., CLEAR AND GRUB EXISTING VEGETATION W/IN HATCHED AREA REQD., CLEAR AND GRUB EXISTING VEGETATION W/IN HATCHED AREA REQD., CLEAR AND GRUB EXISTING VEGETATION W/IN HATCHED AREA WLWL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLBWLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WLB WLBWLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WLB WLBWLBWLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBREQD., REMOVE EXIST. BUILDING AND FOUNDATIONS REQD., REMOVE GRAVEL DRIVE AND CONCRETE BACK TO PROPERTY LINE LEGEND W W SS SS GAS GAS GAS X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLE EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL TO BE REMOVED TO BE REMOVED TO BE REMOVED TPTP TPTREE PROTECTION OHE GUY POINT KNOWN NAIL SET EXISTING CONDITIONS/DEMOLITION PLANC2.0LONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-221" = 100' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 100100 100 1. ALL NEW WORK SHOWN IN THESE PLANS SHALL COMPLY WITH APPLICABLE STATE, FEDERAL AND LOCAL BUILDING AND UTILITY INSTALLATION CODES. 2. NO WORK SHALL COMMENCE, INCLUDING DEMOLITION, UNTIL ALL APPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THE PROJECT ENGINEER, AND APPROVED. 3. EROSION CONTROL DEVICES ARE TO BE INSTALLED PRIOR TO ANY CLEARING OR EARTHWORK OPERATIONS AND SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION AND UNTIL PERMANENT GROUND COVER IS ESTABLISHED IN ALL DISTURBED AREAS. NOTES: EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: 1. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS. 2. TREES FOR REMOVAL ARE MARKED WITH A DEMOLITION "X". 3. CLEAR AND GRUB ALL AREAS WITHIN POND AND ROADWAY FOOTPRINTS. DEMOLITION NOTE: ACCORDING TO THE FEDERAL INSURANCE ADMINISTRATION FLOOD HAZARD BOUNDARY MAP NO. 01003C0780 M, DATED APRIL 19, 2019, THE ABOVE DESCRIBED PROPERTY IS LOCATED IN FLOOD HAZARD AREA "X-UNSHADED" AS DETERMINED BY GRAPHIC SCALING. FLOOD ZONE NOTE: SURVEY PROVIDED BY: I~~ -' ' :c~; C C ~--,. ~-=---,-,:-j__~ '\._ j,;,;c;c;c;c;c;,c; ,: ,: ;;,:,: ,; ·~·~,,,,,.;:,;" I _r ~ RBF 6 CSF □ OTF 6 CRF6 CRSO PKSO -'VVVVV'v- 1' ---::GiP z -=:!b l'hJ•lt•IAd4reh: ~~~~ ~.S-H"Y. JI s.,-i.~ror1,AL .Us2, ~~~l.U:.'\!~7'" S,ul>bFtoN,AL3'5l7 (1.!lt),i,.oo~ XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBCOMMON AREA 3 COMMON AREA 2COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758596061626364656667 68 69 70 71 72 73 74 75 76 77 78 79 80 81 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC) PIPKIN STREET (50' R.O.W.PUBLIC ) COMMON AREA 4 COMMON AREA 4 WLWL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLBWLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WLB WLBWLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WLB WLBWLBWLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBCOMMON AREA 682 FUTURE DEVELOPMENT AREA COMMON AREA 140' R.O.W. DEDICATED TO BALDWIN COUNTY LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 GENERAL LAYOUTC3.0LONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-221" = 100' SITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE PLANNING JURISDICTION TAX PARCEL ID: 46-07-36-0-000-007.000 EXISTING ZONING: UNZONED BALDWIN COUNTY DISTRICT 14 TOTAL TRACT ACREAGE: 58.93 ACRES DEDICATED ROW AREA: 2.42 ACRES TOTAL PROJECT AREA:56.51 ACRES LOT DATA: PROPOSED LOTS:82 PROPOSED NET DENSITY:82 LOTS/56.51 AC = 1.45 AVERAGE RES. LOT SIZE:18,762 SF SMALLEST RES. LOT SIZE:15,000 SF STREET DATA: R.O.W. WIDTH:50' LINEAR FEET OF NEW STREETS:4,869 LF SIDEWALK WIDTH:5' BUILDING SETBACKS: FRONT:30' SIDE:10' SIDE (CORNER LOT):20' REAR:30' WETLAND BUFFER:30' WETLAND BUFFER SIGNS:EVERY 100' (38 TOTAL) COMMON AREA REQUIREMENTS: REQUIRED:PROVIDED: TOTAL COMMON AREA: - 15.61 AC TOTAL LOT/COMMON AREA:- 49.69 AC GREEN SPACE LOT DENSITY: -1.65 LOT/AC USEABLE GREEN SPACE:10% (5.65 AC) 16.3% (9.23 AC) WETLAND AREA: - 2.49 AC STORMWATER DETENTION: - 4.27 AC ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 100100 100 1. ALL ADA RAMPS WITHIN THE R.O.W., AS WELL AS ALL SIDEWALKS SHALL BE CONSTRUCTED AT THIS TIME. SIDEWALK & RAMP NOTES: ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO -LJ . . -D D ---::GiP z -=:!& TYPICAL ROADWAY SECTIONLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C4.0 N/A 9134 8 5 10 4.0% 71011 2 13 ALL GRADING AND PAVING SHALL CONFORM WITH GEOTECH REPORT PROVIDED BY GEOCON ENGINEERING & MATERIALS TESTING, INC. DATED OCTOBER 21, 2021 PROJECT NO. DL 2910-21. 1.5% 6 ACCESS DRIVE W/IN CR 65 R.O.W., PIERCE RD. R.O.W. COUNTY ASPHALT BUILDUP 1. SUBGRADE SOILS BELOW THE ROADWAYS AND 2' BEYOND THE PAVEMENT OR CURB LINE SHALL BE UNDERCUT TO A DEPTH THAT WILL ALLOW FOR PLACEMENT OF 2' OF STRUCTURAL FILL BELOW THE BOTTOM OF THE BASE ELEVATION. 2. THE FULL WIDTH OF THE TYPICAL SECTION, FROM TIE POINT TO TIE POINT, SHALL BE GRADED AND PERMANENTLY STABILIZED PRIOR TO FINAL INSPECTION WITH CITY OF FAIRHOPE AND BALDWIN COUNTY. 3. SOLID SOD SHALL BE PROVIDED BETWEEN SIDEWALK AND BACK OF CURB. 4. EXPANSION JOINT MATERIAL SHALL BE PROVIDED AT ALL RADII POINTS ALONG THE CONCRETE CURB & GUTTER. TYPICAL SECTION NOTES: CONCRETE CURB AND GUTTER NOTE: 1. CURB TO BE PLACED BY SLIP FORM METHOD OR APPROVED EQUAL. 2. TRAVERSE JOINTS TO BE FORMED IN CONCRETE INTEGRAL CURB DIRECTLY OVER EACH TRAVERSE JOINT IN PAVING OR GUTTER. 3. CONTRACTION JOINTS TO BE PLACED AT 10' INTERVALS AND EXPANSION JOINTS TO BE PLACED AT 50' INTERVALS. ADDITIONALLY EXPANSION JOINTS TO BE PROVIDED AT ALL CURB PC'S, PT'S, AND AROUND ALL STRUCTURES. 4. GRADING AND SOD PLACEMENT SHALL BE INSTALLED TO ENSURE POSITIVE SURFACE WATER DRAINAGE OVER TOP OF CURB. 5. EXPANSION JOINTS: USE PREMOULDED EXPANSION JOINT FILLER CONFORMING TO ASTM D1751 OR D1752 (OR APPROVED EQUAL). PAVING ASPHALT NTS CONCRETE FOR ALL CURBS AND SIDEWALK SHALL BE MIN. 3000 PSI. TYPICAL ROADWAY SECTION PIPKIN STREET STA 0+12 TO 25+27 WEMBLEY AVE STA 0+09 TO 11+38 PINTO DRIVE STA 0+00 TO 1+76 & 4+76 TO 12+53 9134 8 5 10 4.0% 71012 2 6 TYPICAL ROADWAY SECTION PINTO DRIVE STA 1+76 TO 4+76 13 1.5% MULCH WALKWAY BUILDUP LOT 1-8 COMMON DRIVEWAYS ALONG PIERCE ROAD CONCRETE DRIVEWAY BUILDUP & 5' APRON FOR LOT 1-8 COMMON DRIVEWAYS ALL-WEATHER STONE BUILDUP HEAVY - DUTY (TEMP. ACCESS DRIVE) RIGHT OF WAY 50' ~~,---------------------------------------~~ "' 25' 25' "' ~ ~ ~ 5' 8' 2' 10· 10· 2' 8' 5' ~ G G ~ ~ I 20' PAVEMENT I 1:10 MAX I I CB. 1, & g~~ GRADING • FOR LO I ------7 -,--- EXISTING GROUND (NOT TO SCALE) RIGHT OF WAY 50' I r r ;~,---------2-5-.-------------------25-.------------; ~ ~ >--5' 8' 2' 10' 10' 2' 8' 5' >- I I ~ ~ ~ ~ I 20' PAVEMENT I 1:10 MAX I I CB.I, I ------7 -,--- EXISTING GROUND (NOT TO SCALE) 1.15" ALDOT SECTION 424A, SUPERPAVE BITUMINOUS CONCRETE 'nEARING SURFACE, i INCH MAXIMUM AGGREGATE SIZE, ESAL RANGE B (125LB/SY) TACK COAT SECTION 405 (0.10GAL/SY) =.,,...=.,.,-.,---..-,,,..,.,-,,,--,.-,~2• THICK HARDWOOD MULCH ~:;if"~ ~~'<✓<~~~'<✓<~ SUBGRADE, EXISTING OR SELECT FILL AS ::;;;;.v;:;:s;;::::;;:~:i;0$~::;,,<,~-~~;;;:::;ji.£}.::;::::;>;;R-2" ALDOT SECTION 4248, SUPERPAVE J2:'.X<o:X~.JYV~ BITIJMINOUS BINDER SURFACE, ¾ INCH MAXIMUM -~\;--;\;\'stfuGRAD t -;::;;i,),,;'\ \ GRADING REQUIRES (TOP •• COMPACTED ,.':'':_~:-'°-·'::\_>_:,°,·>·,_. .. <·.:_;-.:,::,:, -·<:•:_·._:3:p AGGREGATE SIZE, ESAL RANGE B (220LB/SY) :·/~·}·'.:ib::_·;.':i::,:·/i-:1-~<~:~j~::<\~.i}:·:,::::::::·-::'t~ B11lJMINOUS TREATMENT, SECTION 401-A (0.25GAL/SY) \ \~'v-''\:---;\>-'::\ \ \~'v-''\;: TO 10D~ STANDARD DENSITY) ~~~\%~~~ rt_ '---...._ B" ALDOT SECTION 821 GRANULAR SOIL BASE ~ATERIAL, TYPE •A", ROAD MIXED (100,; STANDARD DENSITY) I I II n-:---~6~:;c2~6 ~6R~g;~RtiA~~~R~rg~N~~TY) st1EET cs.o. E GAAD\NGOT GRADING .12 fOR ~ THICK CONCRETE, t.4INIMUM 4,000 PSI 24" A-2-4 STRUCn.JRAL FILL, (TOP 8" COMPACTED TO 1QQ,: STANDARD DENSITY) 8" CRUSHED AGGREGATE BASE ---MATERIAL, ALDOT 825 (100:; STANDARD DENSITY PLACED IN (2) 4" LIFTS} I I /,I-ff---~~~MAO~S~l~u~c~l~~lr~t· (TOP 6" COMPACTED TO 100% STANDARD DENSITY) CONCRETE NOTE: (i) ITEM 424-A, SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATE SIZE MIX, ESAL RANGE B, (220 LB/SY) (PER SQ. YD.) @ ITEM 401-A, BITUMINOUS TREATMENT, TYPE 'A', PRIME COAT(0.25 GAL/SY) (PER SQ. YD.) 6" (d) ITEM 821-A, UPPER GRANULAR SOIL BASE COURSE, TYPE A, ROAD MIXED, 4" MINIMUM COMPACTED © ® ® (J) ® ® @ @ @ THICKNESS (PER SQ. YD.) ITEM 821-A, LOWER GRANULAR SOIL BASE COURSE, TYPE A, ROAD MIXED, 4" MINIMUM COMPACTED THICKNESS, SHALL EXTEND 2' MINIMUM BEYOND BACK OF CURB AND GUTTER (PER SQ. YD.) ITEM 230-A, IMPROVED ROADBED PROCESSING (PER STATION) ITEM 618-A, CONCRETE SIDEWALK, 5' WIDE, 4" THICKNESS, MINIMUM 3,000 PSI (PER SQ. YD.) ITEM 623-A. CONCRETE COMBINATION CURB & GUTTER. 24" WIDE, MINIMUM 3.000 PSI (PER LINEAR FT.) ITEM 654-A, SOLID SODDING (PER SQ. YD.) ITEM 650-8, TOPSOIL FROM STOCKPILES, MINIMUM 4" COMPACTED THICKNESS (PER CU. YD.) ITEM 210-A, UNCLASSIFIED EXCAVATION (PER CU. YD. IN PLACE) (HATCHED AREA) ITEM 210-D, BORROW EXCAVATION, A-2-4 STRUCTURAL FILL (24" THICK)(PER CU. YD. IN PLACE) AS REQUIRED BY GEOTECHNICAL ENGINEER REPORT DL 2910-21 ITEM 210-D, BORROW EXCAVATION, A-2-4 STRUCTURAL FILL (36" THICK)(PER CU. YD. IN PLACE) AS REQUIRED BY GEOTECHNICAL ENGINEER REPORT DL 2910-21 @ ITEM 210-D, BORROW EXCAVATION, SELECT FILL FROM ON-SITE CUTS (PER CU. YD. IN PLACE) AS REQUIRED BY GEOTECHNICAL ENGINEER REPORT DL 2910-21 24" 18" XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X XWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBCOMMON AREA 3 COMMON AREA 2COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758596061626364656667 68 69 70 71 72 73 74 75 76 77 78 79 80 81 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC) PIPKIN STREET (50' R.O.W.PUBLIC )PC: 3+21.67PT: 5+96.80PRC: 4+78.71C2 C1 PC: 7+02.00 PT: 7+80.54 C 3 END PAVEMENT: PINTO DRIVE STA 12+52.54 INTERSECTION STATIONS: PIPKIN STREET STA 25+26.92 WEMBLEY AVE STA 3+86.36 COMMON AREA 4 COMMON AREA 4 INTERSECTION STATIONS: PIPKIN STREET STA 21+76.92 PINTO DRIVE STA 0+00.00 INTERSECTION STATIONS: PINTO DRIVE STA 10+80.54 WEMBLEY AVE STA 11+38.36 BEGIN PAVEMENT: WEMBLEY AVE STA 0+09.26 BEGIN PAVEMENT: PIPKIN STREET STA 0+12.25 WLWL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLBWLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WLB WLBWLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WLB WLBWLBWLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBCOMMON AREA 682 FUTURE DEVELOPMENT AREA COMMON AREA 140' R.O.W. DEDICATED TO BALDWIN COUNTY STA=0+00 STA=1+00 STA=2+00 STA=3+00 STA=4+00 STA=5+00 STA=6+00 STA=7+00 STA=8+00 STA=9+00 STA=10+00 STA=11+00 STA=11+38 STA=0+00 STA=1+00 STA=2+00 STA=3+00 STA=4+00 STA=5+00 STA=6+00 STA=7+00 STA=8+00STA=9+00STA=10+00STA=11+00 STA=12+00STA=12+56STA=25+27STA=0+00STA=1+00STA=2+00STA=3+00STA=4+00S T A = 5 + 0 0 STA=6+00STA=7+00STA=8+00STA=9+00STA=10+00STA=11+00STA=12+00STA=13+00STA=14+00STA=15+00 STA=16+00STA=17+00STA=18+00STA=19+00STA=20+00STA=21+00STA=22+00STA=23+00STA=24+00STA=25+00ALIGNMENT CURVE DATA CURVE # C1 C2 C3 RADIUS 200.00' 150.00' 50.00' DELTA ANGLE 44°59'11" 45°06'33" 90°00'00" CHORD LENGTH 153.03' 115.07' 70.71' CHORD BEARING N22°05'37.03"W N22°01'55.93"W N45°31'20.53"E ARC LENGTH 157.03' 118.10' 78.54' TANGENT 82.81' 62.30' 50.00' PC STATION 3+21.67 4+78.71 7+02.00 PT STATION 4+78.71 5+96.80 7+80.54 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 ROADWAY ALIGNMENT PLANC5.0LONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-221" = 100' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 100100 100 DIMENSION NOTE: DIMENSIONS ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. I L ____ _ I L ____ _ L ____ _ I -----i ----- ' I -----! ----- ' I I I -----t------ -----I -----1 I I I ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO ·~~-------PIERCE ROAD PRESCRIPTIVE 40' R.O.W. F-7 L,_:_J I I I I SOIT1T41"W 28MD'(R2) N00'20'J6"E279.91'(0) ---::GiP z -=:!& WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 2970 71 72 73 74 75 76 77 78 79 PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) COMMON AREA 4 REQD., 5' WIDE SIDEWALK (BY DEVELOPER) REQD., 5' WIDE SIDEWALK (BY DEVELOPER)REQD., 5' WIDE SIDEWALK (BY DEVELOPER) REQD., STOP BAR (CLASS 2, TYPE A) AND 36" STOP SIGN (R1-1) REQD., END OF PAVEMENT CURB AND FIXED TYPE III BARRICADE REQD., 1-"WEMBLEY AVENUE" SIGN (D-3) 1-"PINTO DRIVE" SIGN (D-3) MOUNTED ON TOP OF STOP SIGN POST W/ BRACKET STREET LIGHT, TYP. STREET LIGHT, TYP. REQD., "25 MPH SPEED LIMIT" SIGN (R2-1) REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., H/C RAMP W/ ADA TILE REQD., 2 - H/C RAMP W/ ADA TILE REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 REQD., H/C RAMP W/ ADA TILE REQD., "FUTURE THROUGH STREET" SIGN LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 SITE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C6.0 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 1. ALL STOP BARS AND PAVEMENT STRIPING SHALL BE WHITE, CLASS 2, TYPE A, THERMOPLASTIC MARKINGS. STRIPING NOTE: PROPER SIGNAGE IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES" (MUTCD) AS ADOPTED BY THE ALDOT SHALL BE INSTALLED PRIOR TO RECEIVING FINAL PLAT APPROVAL, AND MAINTAINED IN ALL SUBDIVISIONS, UNTIL SUCH TIME AS ROADS ARE ACCEPTED FOR MAINTENANCE BY THE TOWN OF ELBERTA PLANNING COMMISSION. ALL PROPOSED SIGNAGE SHALL BE SHOWN AND DETAILED ON THE CONSTRUCTION PLANS. THE FOLLOWING MINIMUM STANDARDS SHALL BE ADHERED TO: 1. R1-1 STOP SIGN - DIAMOND GRADE- MINIMUM 0.080" THICK 36" FOR ALL STREET INTERSECTIONS 2. STREET NAME SIGN - 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, 6" TALL WHITE CAPITAL AND 5" TALL LOWER CASE LETTERING ON GREEN BACKGROUND BRACKETS - VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUIVALENT; 3. ALL OTHER SIGNS - HIGH INTENSITY PRISMATIC OR BETTER - MINIMUM 0.080" THICK; 4. POSTS FOR STREET SIGNS - #2 GALVANIZED U-CHANNEL (MINIMUM LENGTH 12 FEET) OF APPROPRIATE HEIGHT EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION, COMPLYING WITH MINIMUM 7 FOOT CLEARANCE BETWEEN GRADE LEVEL AND THE BOTTOM OF THE SIGN. IN NO CASE SHALL THE STREET SIGN BE ATTACHED DIRECTLY TO THE STOP SIGN, BUT INSTEAD IT MUST BE ATTACHED TO THE POST OF THE STOP SIGN ON A SEPARATE BRACKET. NO DECORATIVE SIGN POSTS SHALL BE PERMITTED. SIGNAGE NOTES: 1. ALL ADA RAMPS WITHIN THE R.O.W., AS WELL AS ALL SIDEWALKS SHALL BE CONSTRUCTED AT THIS TIME. SIDEWALK & RAMP NOTES: (R2-1) (MATCHLINE C6.1) CONCRETE FOR ALL COMBINATION CURB & GUTTER AND SIDEWALK SHALL BE MIN. 3,000 PSI. CONCRETE NOTE: POSTED SPEED LIMIT PINTO DRIVE, WEMBLEY AVENUE & PIPKIN STREET NOTES: 1. SIGNS SHALL BE 36" STOP SIGN BLANK WITH "FUTURE THROUGH STREET" TEXT AND MOUNTED ON #2 GALVANIZED U-CHANNEL EMBEDDED NOT LESS THAN 3' BELOW FINISHED GRADE. SIGN HEIGHT TO BE 7' ABOVE FINISHED/NATURAL GRADE TO THE BOTTOM OF SIGN. 2. SIGN BACKGROUND COLOR TO BE RED WITH WHITE BORDER AND TEXT IN WHITE. TEXT HEIGHT SHALL BE MINIMUM 4". FUTURE THROUGH STREET LONE OAK FARMS SUBDIVISION FUTURE THROUGH STREET SIGNAGE I L__ __________ _ I I I L __________ _ ~----------- L__ __________ _ I I I I -.,__ ---- I I a D-3 STREETNAMt CClORS: LEGEND -WHITE (REftfCTIVE ) BACKGROUND-GREEN (REftECTIVE ) ____________ _[ ____________ _ -------------•-------------' I I -------------1------------- 1 I I I ____ : ___ _ If -------------,------------- SPEED LIMIT 25 I I _ ____________ l_J I I -----------~ I I I I I ___________ _J I I I I I I I I I ' ------------------' ' I I \ : ~ ! ~ ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO I ... -------·411111!!------------~ ---. D D F-7 L,_:_J ' --- ., ---::GiP z -=:!b I I (')1 I I ~ I I I I I ~L- i!l - XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OH OHE OHE OHE OHE OHE OHE OHE OHE COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 30 31 32 33 34 35 36 37 38 596061626364656667 68 69 80 81 PIPKIN STREET (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC)WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL W L WLWLWLWLWL WL WL WL WL WL WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WL B WLB WL B WLB WL B WLBWLBWLBWLBWLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WL B WLB WLB WL B WLB WL B WLBWLBWLBWL B WLB WLB WLB WLB WLB WLBCOMMON AREA 640' R.O.W. DEDICATED TO BALDWIN COUNTY REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., "25 MPH SPEED LIMIT" SIGN (R2-1) REQD., 1-"WEMBLEY AVENUE" SIGN (D-3) 1-"PIPKIN STREET" SIGN (D-3) MOUNTED ON TOP OF STOP SIGN POST W/ BRACKET REQD., 1-"WEMBLEY AVENUE" SIGN (D-3) MOUNTED ON TOP OF STOP SIGN POST W/ BRACKET REQD., 1-"PIPKIN STREET" SIGN (D-3) 1-"PINTO DRIVE" SIGN (D-3) MOUNTED ON TOP OF STOP SIGN POST W/ BRACKET REQD., "25 MPH SPEED LIMIT" SIGN (R2-1)REQD., STOP BAR (CLASS 2, TYPE A) AND 36" STOP SIGN (R1-1) REQD., STOP BAR (CLASS 2, TYPE A) AND 36" STOP SIGN (R1-1) REQD., STOP BAR (CLASS 2, TYPE A) AND 36" STOP SIGN (R1-1) REQD., 5' WIDE SIDEWALK (BY DEVELOPER) REQD., 5' WIDE SIDEWALK (BY DEVELOPER) STREET LIGHT, TYP. STREET LIGHT, TYP. REQD., 3 EA. PARKING SPACES AND CONCRETE PAD FOR CLUSTER MAILBOX UNITS, SEE SHEET C18.1 FOR DETAILS REQD., H/C PARKING SIGN REQD., H/C RAMP W/ ADA TILE REQD., H/C RAMP W/ ADA TILE REQD., 2 - H/C RAMP W/ ADA TILE REQD., H/C RAMP W/ ADA TILE REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 REQD., 2 - KEEP RIGHT SIGNS (R4-7) REQD., ALDOT TYPE 'N' MOUNTABLE CURB W/ 2' WIDE CONCRETE APRON REQD., H/C RAMP W/ ADA TILE REQD., 6" THICK CONCRETE SHARED DRIVEWAY TURNOUT REQD., 6" THICK CONCRETE SHARED DRIVEWAY TURNOUT REQD., TYP., 5' OF SHARED DRIVEWAY TURNOUTS SHALL BE ASPHALT, SEE BUILDUP ON SHEET C4.0 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 SITE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C6.1 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C6.0)(MATCHLINE C6.2)1. ALL STOP BARS AND PAVEMENT STRIPING SHALL BE WHITE, CLASS 2, TYPE A, THERMOPLASTIC MARKINGS. STRIPING NOTE: PROPER SIGNAGE IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES" (MUTCD) AS ADOPTED BY THE ALDOT SHALL BE INSTALLED PRIOR TO RECEIVING FINAL PLAT APPROVAL, AND MAINTAINED IN ALL SUBDIVISIONS, UNTIL SUCH TIME AS ROADS ARE ACCEPTED FOR MAINTENANCE BY THE TOWN OF ELBERTA PLANNING COMMISSION. ALL PROPOSED SIGNAGE SHALL BE SHOWN AND DETAILED ON THE CONSTRUCTION PLANS. THE FOLLOWING MINIMUM STANDARDS SHALL BE ADHERED TO: 1. R1-1 STOP SIGN - DIAMOND GRADE- MINIMUM 0.080" THICK 36" FOR ALL STREET INTERSECTIONS 2. STREET NAME SIGN - 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, 6" TALL WHITE CAPITAL AND 5" TALL LOWER CASE LETTERING ON GREEN BACKGROUND BRACKETS - VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUIVALENT; 3. ALL OTHER SIGNS - HIGH INTENSITY PRISMATIC OR BETTER - MINIMUM 0.080" THICK; 4. POSTS FOR STREET SIGNS - #2 GALVANIZED U-CHANNEL (MINIMUM LENGTH 12 FEET) OF APPROPRIATE HEIGHT EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION, COMPLYING WITH MINIMUM 7 FOOT CLEARANCE BETWEEN GRADE LEVEL AND THE BOTTOM OF THE SIGN. IN NO CASE SHALL THE STREET SIGN BE ATTACHED DIRECTLY TO THE STOP SIGN, BUT INSTEAD IT MUST BE ATTACHED TO THE POST OF THE STOP SIGN ON A SEPARATE BRACKET. NO DECORATIVE SIGN POSTS SHALL BE PERMITTED. SIGNAGE NOTES: 1. ALL ADA RAMPS WITHIN THE R.O.W., AS WELL AS ALL SIDEWALKS SHALL BE CONSTRUCTED AT THIS TIME. SIDEWALK & RAMP NOTES: CONCRETE FOR ALL COMBINATION CURB & GUTTER AND SIDEWALK SHALL BE MIN. 3,000 PSI. CONCRETE NOTE: (R2-1) POSTED SPEED LIMIT PINTO DRIVE, WEMBLEY AVENUE & PIPKIN STREET -----,----------- L_ __________ _ I L-_ __________ _ L_ __________ _ I ,-------- a D-3 CClORS: LEGEND -WHITE (REftfCTIVE ) BACKGROUND-GREEN (REftECTIVE ) I ____ : ___ _ -------------,------------- I I ------------+------------ I I I _,_ SPEED LIMIT 25 --- ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO D D F-7 L,_:_J ---- - -.. 411111!! -___________ _____J -- I - - - I -- - - I --1 r---------T--------7 Lei ,----\-I T ----, i i µ------,-------- ___________ __J i : I: I I I I I I I i 1 I I I I 22" PIN E I I J_ I I I_ j !1! I I i ■I I ---::GiP z -=:!b ■ J - I ■ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHE OHEOHEOHE OHEOHEOHEGASGASGASGASGASGASGASGASGASGASGASGASGAS GASGASGASGASGASGASGASGASGASGASGASGASGASGAS GASCOMMON AREA 3 COMMON AREA 28 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC )WWWWWWWWWWWWWWWWWWWWWWCOMMON AREA 4 WLWLWL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL W L WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB82 FUTURE DEVELOPMENT AREA COMMON AREA 1REQD., 1-"PIPKIN STREET" SIGN (D-3) MOUNTED ON TOP OF STOP SIGN POST W/ BRACKET REQD., "25 MPH SPEED LIMIT" SIGN (R2-1) REQD., "25 MPH SPEED LIMIT" SIGN (R2-1)REQD., STOP BAR (CLASS 2, TYPE A) AND 36" STOP SIGN (R1-1) REQD., 5' WIDE SIDEWALK (BY DEVELOPER) REQD., 5' WIDE SIDEWALK (BY DEVELOPER) STREET LIGHT, TYP. REQD., 15' HEAVY-DUTY CONCRETE DRIVE APRON REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., 15' WIDE ALL-WEATHER, CRUSHED AGGREGATE ACCESS DRIVE REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 REQD., "FUTURE THROUGH STREET" SIGN REQD., 6' WIDE MULCH WALKING TRAIL SEE SHEET C4.0 FOR BUILDUP REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 SITE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C6.2 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C6.1)1. ALL STOP BARS AND PAVEMENT STRIPING SHALL BE WHITE, CLASS 2, TYPE A, THERMOPLASTIC MARKINGS. STRIPING NOTE: PROPER SIGNAGE IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES" (MUTCD) AS ADOPTED BY THE ALDOT SHALL BE INSTALLED PRIOR TO RECEIVING FINAL PLAT APPROVAL, AND MAINTAINED IN ALL SUBDIVISIONS, UNTIL SUCH TIME AS ROADS ARE ACCEPTED FOR MAINTENANCE BY THE TOWN OF ELBERTA PLANNING COMMISSION. ALL PROPOSED SIGNAGE SHALL BE SHOWN AND DETAILED ON THE CONSTRUCTION PLANS. THE FOLLOWING MINIMUM STANDARDS SHALL BE ADHERED TO: 1. R1-1 STOP SIGN - DIAMOND GRADE- MINIMUM 0.080" THICK 36" FOR ALL STREET INTERSECTIONS 2. STREET NAME SIGN - 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, 6" TALL WHITE CAPITAL AND 5" TALL LOWER CASE LETTERING ON GREEN BACKGROUND BRACKETS - VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUIVALENT; 3. ALL OTHER SIGNS - HIGH INTENSITY PRISMATIC OR BETTER - MINIMUM 0.080" THICK; 4. POSTS FOR STREET SIGNS - #2 GALVANIZED U-CHANNEL (MINIMUM LENGTH 12 FEET) OF APPROPRIATE HEIGHT EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION, COMPLYING WITH MINIMUM 7 FOOT CLEARANCE BETWEEN GRADE LEVEL AND THE BOTTOM OF THE SIGN. IN NO CASE SHALL THE STREET SIGN BE ATTACHED DIRECTLY TO THE STOP SIGN, BUT INSTEAD IT MUST BE ATTACHED TO THE POST OF THE STOP SIGN ON A SEPARATE BRACKET. NO DECORATIVE SIGN POSTS SHALL BE PERMITTED. SIGNAGE NOTES: 1. ALL ADA RAMPS WITHIN THE R.O.W., AS WELL AS ALL SIDEWALKS SHALL BE CONSTRUCTED AT THIS TIME. SIDEWALK & RAMP NOTES: CONCRETE FOR ALL COMBINATION CURB & GUTTER AND SIDEWALK SHALL BE MIN. 3,000 PSI. CONCRETE NOTE: (R2-1) POSTED SPEED LIMIT PINTO DRIVE, WEMBLEY AVENUE & PIPKIN STREET NOTES: 1. SIGNS SHALL BE 36" STOP SIGN BLANK WITH "FUTURE THROUGH STREET" TEXT AND MOUNTED ON #2 GALVANIZED U-CHANNEL EMBEDDED NOT LESS THAN 3' BELOW FINISHED GRADE. SIGN HEIGHT TO BE 7' ABOVE FINISHED/NATURAL GRADE TO THE BOTTOM OF SIGN. 2. SIGN BACKGROUND COLOR TO BE RED WITH WHITE BORDER AND TEXT IN WHITE. TEXT HEIGHT SHALL BE MINIMUM 4". FUTURE THROUGH STREET LONE OAK FARMS SUBDIVISION FUTURE THROUGH STREET SIGNAGE ■ I ,-----------I I ,-----------I I ~-----------I I I I I ~-----------' I ~-----------/ I I I I ,-----------' I I I I I I I ,--------------' I I I i I I ~--------------------' I 1(11\,-0, ----~ ____ _J I I ------1 I I I I i I I -----------~ I I • -I I I I I I I I : I ! , I ___________ _J _!!' ______ 7 ~ B I I I -----------~ I I I I I ____________ J_7 I I I I I I --___________ j_ ---__ j I I --·----------7 I I I ----------------, I ■ I~ I~ I ----------7 ------------1 -----------~ COUNTY ROAD -#32 80' R.O. W. • I I I 11 I I ! : i 11 t I i WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 2970 71 72 73 74 75 76 77 78 79 PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) COMMON AREA 4 REQD., SCO-2, 150LF 8" SDR 26 PVC @ 1.00% REQD., SCO-3, 391LF 8" SDR 26 PVC @ 0.40% REQD., SCO-7, 400LF 8" SDR 26 PVC @ 0.40% REQD., SCO-1, 367LF 8" SDR 26 PVC @ 0.40% REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., 8" D.I. CLASS 350 WATER LINE REQD., 8" D.I. CLASS 350 WATERLINE REQD., 8" D.I. CLASS 350 WATERLINE REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP.REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP. REQD., 2 - 8" 45° BEND REQD., 2 - 8" 90° BEND REQD., 8" DEAD END PLUG AND CONCRETE ANCHOR ASSEMBLY REQD., 8"x8" TEE 3 - 8" GATE VALVES REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., ENCASED 8" D.I. CLASS 350 WATERLINE UNDER PAVEMENT, MAX. PIPE CROWN ELEV. 83.70' REQD., ENCASED 8" D.I. CLASS 350 WATERLINE UNDER PAVEMENT, MAX. PIPE CROWN ELEV. 80.10' REQD., SSMH-2 RIM ELEV (MATCH PAVING) APPROX= 89.68 (S)8" SDR 26 PVC INV (OUT): 79.23 REQD., SSMH-3 RIM ELEV (MATCH PAVING) APPROX= 88.93 (N)8" SDR 26 PVC INV (IN): 77.73 (S)8" SDR 26 PVC INV (IN): 77.73 (W)8" SDR 26 PVC INV (OUT): 77.63 REQD., SSMH-4 RIM ELEV (MATCH PAVING) APPROX= 89.95 (E)8" SDR 26 PVC INV (IN): 76.06 (W)8" SDR 26 PVC INV (OUT): 75.96 REQD., SSMH-7 RIM ELEV (MATCH PAVING) APPROX= 85.09 (W)8" SDR 26 PVC INV (OUT): 79.00 REQD., SSMH-1 RIM ELEV = 84.14 (N)8" SDR 26 PVC INV (OUT): 79.20 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 UTILITY PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C7.0 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. UTILITY WATERLINE NOTES: 1. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 2. THE WATER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE WATER LINE IS LOCATED 3.5' OFF THE FRONT OF RIGHT-OF-WAY (TYPICAL) AND WATER SERVICE METER BOX IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 3. WATER LINE MATERIAL TO BE 8" DUCTILE IRON, CLASS 350. WATER SERVICE LINE TO BE 34" & 1" TYPE "K" COPPER. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. ALL WATER LINES 2" OR GREATER RUNNING UNDER THE CONCRETE AND ASPHALT SHALL BE DUCTILE IRON, CLASS 350. 5. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL WATER SERVICES, CONNECTIONS, AND FITTINGS. UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (251) 928-2385 SEWER: BALDWIN COUNTY SEWER SERVICE 14747 UNDERWOOD ROAD, SUMMERDALE, AL 36580 ANGELA FOLEY (251) 971-3022 POWER: BALDWIN EMC 19600 STATE HIGHWAY 59, SUMMERDALE, AL 36580 BRETT MORROW (251) 989-0151 GAS: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 TERRY HOLMAN (251) 928-2385 TELEPHONE: AT&T 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 (MATCHLINE C7.1) EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: UTILITY GRAVITY SANITARY SEWER NOTES: 1. THE GRAVITY SANITARY SEWER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). LOTS 1-8 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE REAR PROPERTY LINE. THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 2. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. SANITARY SEWER LATERAL MATERIAL TO BE 4" SDR 26 PVC, GREEN IN COLOR. 3. SANITARY SEWER LINE BURY DEPTH SHALL BE PER PLAN, WITH LATERAL MIN. 48" BURY DEPTH. 4. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL SANITARY SEWER SERVICES, CONNECTIONS, AND FITTINGS. ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO D D F-7 L,_:_J ---::GiP z -=:!b ~---. 7----~----7-------i-----~-----~-----------\_\\·. -. .--. ,--~ ,-l-~-----7m; 1r-----1,r-----11r-----1,r-----1r,----1r,------7 \ \\ •• •• •• •• •• • • 1 1 1 11 11' I I ' i I I \ • • • • • • I , 1,1_ 11,1_ , ---------'\\ \ \, I I 20" PINE 'ji 1 1 1 1 1° 1 i I \ I I I I I I ! I i ! I I ' I I : \ ~------_J ' I I I I I i I I I \ I I I I \ I I I I I I I I i I I I I I I L . . .. .. . I r = = = = = = __J + >= ~~::::::1$1!--~ = = = = = = ~ ~J I I / I '/ / / I, I \ I ~ / / I I ( I \ \ v.15' NATURAL WETLAND BUFFER ) •I_ I ~ 30' :WETLAND: SETBAC~/BUFFE~ , / ~ / 1 \/\, .. '/// \ \ . , I r \ \ '" 2D" PE ~AN , 1 I , '°' . . , I "' '-.... • / / J' "' L:--------_J---f ..,.)1--ff-,-;i-----ii~-. - I I i ----7 I I I I L .. _ - - - - -_J ~----------- I I L .. _ -----_J [_ __________ _ I 1 - I I ,------7 r I L ____ _ I : I I : I I ___ ,, ___ - -7 i I I I __J I _ __________ ______J ____ ,, _______ -I 7 I I I I I I I I I I I I I I I ..i -- -- I I I I I I I I I I XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OH OHE OHE OHE OHE OHE OHE OHE OHE COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 30 31 32 33 34 35 36 37 38 596061626364656667 68 69 80 81 PIPKIN STREET (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC)WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL W L WLWLWLWLWL WL WL WL WL WL WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WL B WLB WL B WLB WL B WLBWLBWLBWLBWLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WL B WLB WLB WL B WLB WL B WLBWLBWLBWL B WLB WLB WLB WLB WLB WLBCOMMON AREA 640' R.O.W. DEDICATED TO BALDWIN COUNTY REQD., SCO-4, 400LF 8" SDR 26 PVC @ 0.40% REQD., SCO-6, 346LF 8" SDR 26 PVC @ 0.40% REQD., SCO-9, 400LF 8" SDR 26 PVC @ 0.40% REQD., SCO-10, 134LF 8" SDR 26 PVC @ 0.40% REQD., SCO-8, 247LF 8" SDR 26 PVC @ 1.50% REQD., SCO-5, 157LF 8" SDR 26 PVC @ 2.00% REQD., SCO-11, 289LF 8" SDR 26 PVC @ 1.00% REQD., SCO-12, 311LF 8" SDR 26 PVC @ 1.00% REQD., SCO-13, 161LF 8" SDR 26 PVC @ 3.50% REQD., SCO-14, 266LF 8" SDR 26 PVC @ 0.40%*REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLY REQD., 8"x8" TEE 3 - 8" GATE VALVES REQD., 8"x8" TEE 3 - 8" GATE VALVES REQD., 8"x8" TEE 3 - 8" GATE VALVES REQD., 8" D.I. CLASS 350 WATER LINE REQD., 8" D.I. CLASS 350 WATER LINE REQD., 8" D.I. CLASS 350 WATERLINE REQD., 8" D.I. CLASS 350 WATERLINE REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP. REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP.REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., FIRE HYDRANT ASSEMBLY REQD., 8" DEAD END PLUG AND CONCRETE ANCHOR ASSEMBLY 1 - 8" GATE VALVE REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 8" DEAD END PLUG AND CONCRETE ANCHOR ASSEMBLY 1 - 8" GATE VALVE REQD., ENCASED 8" D.I. CLASS 350 WATERLINE UNDER PAVEMENT, MAX. PIPE CROWN ELEV. 83.15' REQD., ENCASED 8" D.I. CLASS 350 WATERLINE UNDER PAVEMENT, MAX. PIPE CROWN ELEV. 86.75' REQD., ENCASED 8" D.I. CLASS 350 WATERLINE UNDER PAVEMENT, MAX. PIPE CROWN ELEV. 88.80' REQD., 4 - 8" 22.5° BEND REQD., SSMH-6 RIM ELEV = 91.91 (E)8" SDR 26 PVC INV (IN): 74.36 (W)8" SDR 26 PVC INV (IN): 83.74 (S)8" SDR 26 PVC INV (OUT): 74.26 *INSIDE DROP CONNECTION REQUIRED REQD., SSMH-15 RIM ELEV (MATCH PAVING) APPROX= 80.98 (N)8" SDR 26 PVC INV (IN): 69.38 (S)8" SDR 26 PVC INV (OUT): 69.28 REQD., SSMH-8 RIM ELEV (MATCH PAVING) APPROX= 87.07 (E)8" SDR 26 PVC INV (IN): 77.40 (W)8" SDR 26 PVC INV (OUT): 77.30 REQD., SSMH-5 RIM ELEV = 92.88 (E)8" SDR 26 PVC INV (OUT): 86.88 REQD., SSMH-10 RIM ELEV (MATCH PAVING) APPROX= 84.56 (N)8" SDR 26 PVC INV (IN): 71.18 (S)8" SDR 26 PVC INV (OUT): 71.08 REQD., SSMH-9 RIM ELEV (MATCH PAVING) APPROX= 88.56 (N)8" SDR 26 PVC INV (IN): 72.88 (E)8" SDR 26 PVC INV (IN): 73.59 (S)8" SDR 26 PVC INV (OUT): 72.78 REQD., SSMH-11 RIM ELEV = 90.00 (S)8" SDR 26 PVC INV (OUT): 84.00 REQD., SSMH-12 RIM ELEV = 87.55 (N)8" SDR 26 PVC INV (IN): 81.11 (S)8" SDR 26 PVC INV (OUT): 81.01 REQD., SSMH-13 RIM ELEV = 85.00 (N)8" SDR 26 PVC INV (IN): 77.90 (E)8" SDR 26 PVC INV (OUT): 77.80 REQD., SSMH-14 RIM ELEV = 83.20 (N)8" SDR 26 PVC INV (IN): 70.54 (W)8" SDR 26 PVC INV (IN): 72.17 (S)8" SDR 26 PVC INV (OUT): 70.44 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 UTILITY PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C7.1 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C7.0)(MATCHLINE C7.2)NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. UTILITY WATERLINE NOTES: 1. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 2. THE WATER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE WATER LINE IS LOCATED 3.5' OFF THE FRONT OF RIGHT-OF-WAY (TYPICAL) AND WATER SERVICE METER BOX IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 3. WATER LINE MATERIAL TO BE 8" DUCTILE IRON, CLASS 350. WATER SERVICE LINE TO BE 34" & 1" TYPE "K" COPPER. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. ALL WATER LINES 2" OR GREATER RUNNING UNDER THE CONCRETE AND ASPHALT SHALL BE DUCTILE IRON, CLASS 350. 5. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL WATER SERVICES, CONNECTIONS, AND FITTINGS. EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (251) 928-2385 SEWER: BALDWIN COUNTY SEWER SERVICE 14747 UNDERWOOD ROAD, SUMMERDALE, AL 36580 ANGELA FOLEY (251) 971-3022 POWER: BALDWIN EMC 19600 STATE HIGHWAY 59, SUMMERDALE, AL 36580 BRETT MORROW (251) 989-0151 GAS: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 TERRY HOLMAN (251) 928-2385 TELEPHONE: AT&T 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 UTILITY GRAVITY SANITARY SEWER NOTES: 1. THE GRAVITY SANITARY SEWER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). LOTS 1-8 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE REAR PROPERTY LINE. THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 2. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. SANITARY SEWER LATERAL MATERIAL TO BE 4" SDR 26 PVC, GREEN IN COLOR. 3. SANITARY SEWER LINE BURY DEPTH SHALL BE PER PLAN, WITH LATERAL MIN. 48" BURY DEPTH. 4. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL SANITARY SEWER SERVICES, CONNECTIONS, AND FITTINGS. -111111 ------F-'----------- 1 ,-----y I l I I I I ~---=----------_J ' I I ------:-------=-----7 T , ------ ' I i I I I I I _J EX. 18"x11 "RCAP INV(N)=89.+6 INV(S)-88.93 I I I I I I I . I I I I I I I ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO - - -.. 411111!! ---- I I ~ I I I • I I I I I I I I _j I I - D D F-7 L,_:_J ---::GiP z -=:!b ■ -------- / 30' WETLAND -SETBACK/BUFFER ~ -. , /15' NATURAL WETLAND ., '/'-. BUFFER ■ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHE OHEOHEOHE OHEOHEOHEGASGASGASGASGASGASGASGASGASGASGASGASGAS GASGASGASGASGASGASGASGASGASGASGASGASGASGAS GASCOMMON AREA 3 COMMON AREA 28 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC )WWWWWWWWWWWWWWWWWWWWWWCOMMON AREA 4 WLWLWL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL W L WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB82 FUTURE DEVELOPMENT AREA COMMON AREA 1REQD., SCO-15, 258LF 8" SDR 26 PVC @ 0.40% REQD., SCO-19, 400LF 8" SDR 26 PVC @ 0.40% REQD., SCO-18, 205LF 8" SDR 26 PVC @ 0.40% REQD., SCO-17, 200LF 8" SDR 26 PVC @ 0.40% REQD., SCO-21, 23LF 8" SDR 26 PVC @ 0.40% REQD., SCO-16, 137LF 8" SDR 26 PVC @ 0.40% REQD., SCO-20, 246LF 8" SDR 26 PVC @ 0.40% % REQD., CONNECT TO EX. 8" WATERLINE W/ 8"x8" TAPPING SLEEVE & 8" TAPPING VALVE (COORD. W/ LOCAL UTILITY) REQD., 55 LF JACK AND BORE FOR 8" D.I. CLASS 350 CARRIER PIPE W/ 16" STEEL ENCASEMENT REQD., 4" PE 3408 IPS, DR 11 FORCE MAIN REQD., FIRE HYDRANT ASSEMBLY REQD., FIRE HYDRANT ASSEMBLYREQD., FIRE HYDRANT ASSEMBLY REQD., 2 - 8" 22.5° BEND REQD., 2 - 8" 22.5° BEND REQD., 8" D.I. CLASS 350 WATER LINE REQD., 8" D.I. CLASS 350 WATER LINE REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP.REQD., 1" TYPE 'K' COPPER LATERAL W/ 34" Y-BRANCH, TYP. REQD., 34" TYPE 'K' WATER SERVICE, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., 4" SS LATERAL & CLEANOUT, TYP. REQD., CONNECT TO EX. 8" SANITARY FORCE MAIN W/ 8"x4" TAPPING SLEEVE & 4" TAPPING VALVE (COORD. W/ LOCAL UTILITY) REQD., SSMH-20 RIM ELEV (MATCH PAVING) APPROX= 81.64 (N)8" SDR 26 PVC INV (IN): 68.23 (S)8" SDR 26 PVC INV (IN): 69.93 (E)8" SDR 26 PVC INV (OUT): 68.13 REQD., SSMH-19 RIM ELEV (MATCH PAVING) APPROX= 80.84 (S)8" SDR 26 PVC INV (IN): 71.63 (N)8" SDR 26 PVC INV (OUT): 71.53 REQD., SSMH-18 RIM ELEV = 81.00 (SE)8" SDR 26 PVC INV (IN): 72.55 (N)8" SDR 26 PVC INV (OUT): 72.45 REQD., SSMH-17 RIM ELEV = 80.00 (S)8" SDR 26 PVC INV (IN): 73.45 (NW)8" SDR 26 PVC INV (OUT): 73.35 REQD., LS-1 RIM ELEV (MATCH PAVING) APPROX= 80.75 (N)8" SDR 26 PVC INV (IN): 66.96 REQD., SSMH-16 RIM ELEV = 80.00 (N)8" SDR 26 PVC INV (OUT): 74.00 REQD., SSMH-21 RIM ELEV = 80.85 (W)8" SDR 26 PVC INV (IN): 67.15 (S)8" SDR 26 PVC INV (OUT): 67.05 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 UTILITY PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C7.2 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C7.1)NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. UTILITY WATERLINE NOTES: 1. ALL FIRE HYDRANTS SHALL HAVE A BLUE REFLECTIVE PAVEMENT MARKER (TYPICAL) PLACED ON THE PAVEMENT IN FRONT OF THE HYDRANTS. 2. THE WATER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE WATER LINE IS LOCATED 3.5' OFF THE FRONT OF RIGHT-OF-WAY (TYPICAL) AND WATER SERVICE METER BOX IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 3. WATER LINE MATERIAL TO BE 8" DUCTILE IRON, CLASS 350. WATER SERVICE LINE TO BE 34" & 1" TYPE "K" COPPER. 4. WATER LINE BURY DEPTH SHALL BE MIN. 36", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. ALL WATER LINES 2" OR GREATER RUNNING UNDER THE CONCRETE AND ASPHALT SHALL BE DUCTILE IRON, CLASS 350. 5. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL WATER SERVICES, CONNECTIONS, AND FITTINGS. EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 JASON LANGLEY (251) 928-2385 SEWER: BALDWIN COUNTY SEWER SERVICE 14747 UNDERWOOD ROAD, SUMMERDALE, AL 36580 ANGELA FOLEY (251) 971-3022 POWER: BALDWIN EMC 19600 STATE HIGHWAY 59, SUMMERDALE, AL 36580 BRETT MORROW (251) 989-0151 GAS: FAIRHOPE PUBLIC UTILITIES 161 NORTH SECTION ST, FAIRHOPE, AL 36532 TERRY HOLMAN (251) 928-2385 TELEPHONE: AT&T 2155 OLD SHELL RD, MOBILE, AL 36607 WADE MITCHELL (251) 471-8361 UTILITY GRAVITY SANITARY SEWER NOTES: UTILITY SANITARY SEWER FORCE MAIN NOTES: 1. THE SANITARY SEWER FORCE MAIN IS TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE SEWER FORCE MAIN IS LOCATED 7' OFF THE PROPERTY LINE (TYPICAL). 2. SEWER FORCE MAIN MATERIAL TO BE 4" PE 3408 IPS, DR 11, BLACK IN COLOR W/ GREEN STRIPES. 3. SEWER FORCE MAIN BURY DEPTH SHALL BE MIN. 30", WITH MIN. 48" BURY DEPTH UNDER PAVEMENTS. 4. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL SANITARY SEWER SERVICES, CONNECTIONS, AND FITTINGS. 1. THE GRAVITY SANITARY SEWER LINE AND SERVICES ARE TO BE INSTALLED WITHIN THE RIGHT-OF-WAY OR UTILITY EASEMENTS. THE 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE BACK OF RIGHT-OF-WAY (TYPICAL). LOTS 1-8 4" SANITARY SEWER LATERAL CLEANOUT IS LOCATED 3' OFF THE REAR PROPERTY LINE. THE SERVICE SYMBOLS ARE NOT SHOWN TO SCALE. 2. SANITARY SEWER LINE MATERIAL TO BE 8" SDR 26 PVC, GREEN IN COLOR. SANITARY SEWER LATERAL MATERIAL TO BE 4" SDR 26 PVC, GREEN IN COLOR. 3. SANITARY SEWER LINE BURY DEPTH SHALL BE PER PLAN, WITH LATERAL MIN. 48" BURY DEPTH. 4. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL SANITARY SEWER SERVICES, CONNECTIONS, AND FITTINGS. ■ ■ - -------- ,, ---- 7 I I I I I I ------ PIERCE ROAD PRESCRIPTIVE 40' R.O.W. ........____ __ ~--- ---------- ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO E---~~ Li_ __J O ,,-._ w f----z u O'.'. 0 Ct-: <( [/) <( o_ ~ Q_ <( &l f--- =:) 0 f----:::J 0 [/) z D D F-7 L,_:_J 1 11 I I I (GMC, 15) I -----------------~~ I • ~ I ,,,---~/ ---::GiP z -=:!b WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 2970 71 72 73 74 75 76 77 78 79 PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC )87.86 LPNORMAL POOL ELEV. 75.50 100-YR HIGH WATER ELEV. 80.16 POND BOTTOM ELEV. 71.00 COMMON AREA 4 88.70 T.O.C. 88.20 88.28 T.O.C. 87.78 88.20 T.O.C. 87.70 89.39 T.O.C. 88.89 87.90 87.75 84.33 T.O.C. 83.83 83.97 T.O.C. 83.47 83.75 T.O.C. 83.25 84.56 T.O.C.84.06REQD., 150 LF CONCRETE LEVEL SPREADER W/ 680 SY CL II RIP-RAP & FABRIC TOP OF LEVEL SPREADER ELEV. 75.50 SEE SHEET C18.2 FOR DETAILS REQD., 6:1 SLOPE ELEV. 82'-74' REQD., ENERGY DISSIPATOR POOL, MIN. INVERT 74.00 W/ 185 SY CL III RIP-RAP & FABRIC, 32" THICK REQD., 157 SY CL II RIP-RAP CHECK DAM & FABRIC TOP OF DAM ELEV. 78.00 REQD., 4:1 SLOPE ELEV. 82'-77' 6:1 SLOPES ELEV. 77'-74' 2:1 SLOPES ELEV. 74'-71'REQD., 4:1 SLOPE ELEV. 79'-74'REQD., 6:1 SLOPES ELEV. 76'-74' 2:1 SLOPES ELEV. 74'-71' REQD., 8' WIDE BOTTOM CONCRETE OVERFLOW WEIR W/ 95 SY CL II RIP RAP AND FABRIC, SEE SHEET C18.3 FOR DETAILS REQD., 8:1 SLOPES ELEV. 83'-77' REQD., 18" THICK CLAY POND BOTTOM LINER 9089909091928990 89 89 84 84 747675 76 76 75 73 939291918776757378 8 3 7 8 78 73 71 71718378 8 2 8 1 8 0 7 9 7 7828180797777 78 79 80 81 82 82 81 8 0 77 79 80 81 82 82 81 80 79 77 79 8076.576.5 75 .5 75.5 8281807978797978777675747776797880818276 77 78 7988 87 8 6 85 84 848586878687 86 8588 888988 87 86 85 858687REQD., OF-2, 2:1 48" PIPE END TREATMENT & 42 SY CL II RIP-RAP W/ FABRIC INV. 71.40 REQD., CB-28, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 85.75 (N)24" RCP INV (IN): 81.26 (E)24" RCP INV (OUT): 79.25 REQD., CB-29, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 84.05 (W)24" RCP INV (IN): 78.41 (E)24" RCP INV (OUT): 78.41 REQD., CB-25, ALDOT TYPE S2 CURB INLET (2-WING) THROAT ELEV = 83.26 (W)24" RCP INV (IN): 78.05 (N)30" RCP INV (IN): 77.45 (S)36" RCP INV (OUT): 76.95 REQD., OF-3, 6:1 36" PIPE END TREATMENT INV. 76.50 REQD., CB-24, ALDOT TYPE S2 CURB INLET (2-WING) THROAT ELEV = 83.75 (N)24" RCP INV (IN): 79.59 (S)30" RCP INV (OUT): 77.76 REQD., CB-20, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 88.92 (S)24" RCP INV (OUT): 84.90 REQD., CB-21, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 88.92 (N)24" RCP INV (IN): 84.84 (E)24" RCP INV (OUT): 82.42 REQD., CB-32, ALDOT TYPE S1 CURB INLET (2-WING) THROAT ELEV = 87.66 (S)18" RCP INV (OUT): 83.60 REQD., CB-22, ALDOT TYPE S1 CURB INLET (2-WING) THROAT ELEV = 87.66 (N)18" RCP INV (IN): 83.54 (W)24" RCP INV (IN): 81.12 (E)24" RCP INV (OUT): 81.12 REQD., CB-31, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 88.20 (E)18" RCP INV (IN): 84.19 (S)18" RCP INV (OUT): 84.19 REQD., MH-1, 4'x4' JUNCTION BOX RIM ELEV = 88.30 (W)24" RCP INV (IN): 81.02 (N)18" RCP INV (IN): 83.87 (S)24" RCP INV (OUT): 81.02 REQD., CB-30, ALDOT YPE S1 CURB INLET (1-WING) THROAT ELEV = 88.20 (W)18" RCP INV (OUT): 84.25 REQD., CB-27, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 85.75 (S)24" RCP INV (OUT): 81.50 REQD., OS-1, 96" DIA. OUTFALL STRUCTURE W/ CONTECH TRASH RACK SERIES PYD-96 (OR APPROVED EQUAL) SEE SHEET C18.2 FOR DETAILS 5 EA. 2.25'x0.67' ORIFICES INV. 77.00 RIM ELEV = 78.00 (W)15" D.I. INV (IN): 75.50 (W)15" D.I. INV (IN): 75.50 (E)51"x31" RCAP INV (OUT): 74.29 REQD., OF-6, 4:1 51"x31" PIPE END TREATMENT INV. 74.00 REQD., END-1, DBL. 15" DIA. PVC BARREL STRAINER W/ REMOVABLE COVER INV. 71.50 REQD., OF-4, 6:1 48" PIPE END TREATMENT & 40 SY CL II RIP-RAP W/ FABRIC INV. 72.75 REQD., CO-14, 129LF 48" RCP @ 1.00% REQD., CO-25, 334LF 24" RCP @ 0.25% REQD., CO-26, 72LF 24" RCP @ 0.50% REQD., CO- 2 3 , 1 7 9 L F 3 6 " R C P @ 0 . 2 5 % REQD., CO-18, 24LF 24" RCP @ 0.25% REQD., CO-19, 259LF 24" RCP @ 0.50% REQD., CO-29, 24LF 18" RCP @ 0.25% REQD., CO-20, 41LF 24" RCP @ 0.25%REQD., CO-21, 286LF 24" RCP @ 0.50% REQD., CO-27, 25LF 18" RCP @ 0.25% REQD., CO-28, 64LF 18" RCP @ 0.50% REQD., CO-24, 24LF 24" RCP @ 1.00% REQD., CO-49, 116LF 51"x31" RCAP @ 0.25% REQD., CO-48, DBL. 23LF 15" D.I. @ -17.50% REQD., CO-22, 62LF 30" RCP @ 0.50% REQD., CO-35, 112LF 48" RCP @ 0.10% REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 GRADING AND DRAINAGE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C8.0 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C8.1) NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. DRAINAGE NOTES: 1. FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. 2. MANHOLE STEPS SHALL BE PROVIDED FOR ALL STRUCTURES OVER 4' DEEP. STEPS MUST BE EASILY ACCESSIBLE FROM MANHOLE ACCESS. 3. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL STORM SEWER STRUCTURE RIM, THROAT, AND PIPE INVERT ELEVATIONS. SURVEY PROVIDED BY: TBM - CAPPED IRON ROD SET ELEV = 74.36' BENCHMARK INFORMATION: I L ~---- f----~ ------ - I ~----------1 I \ .l _ --11 ~---1-------- !'.:.1:!s'¼t""' Sullo[ llpuh-•·or1,AL36S17 Spamb.Fo,1,ALl&Sl? (151)'2'-04{1.4 ( I I ; I ~ I ?/, ----- \ \ \ :~ --~------+------,_J"' \ I \ I --------~~ \ I \ \ I I ~ -- ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO E---~~ -LJ . . -D D F-7 L,_:_J ----------------lElJll! -- ---::GiP z -=:!& '\ . ~Y", -,----71· ...., ; I I I .\ \ I • I I• . ' • I I . ..-. " \ I . ◄ \_◄ \\ '\ ◄ ◄ NATU~L ;1TLAND ~UFFrn'\ • / I ~15' .,,' 1. 20" PECAN , I "I \j I (')1 i I I, I\ I r I /1- I XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OH OHE OHE OHE OHE OHE OHE OHE OHE COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 30 31 32 33 34 35 36 37 38 596061626364656667 68 69 80 81 PIPKIN STREET (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC)92.65 EX. CL. 92.88 92.2193.12 80.36 LP 92.87 HP93.10 92.93 92.90 92.74 92.63 92.44 90.75 90.93 91.16 T.O.C. 90.6691.40 T.O.C.90.9091.85 T.O.C.91.3587.69 T.O.C.87.1988.39 T.O.C. 87.89 87.66 T.O.C. 87.16 87.47 87.28 WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL W L WLWLWLWLWL WL WL WL WL WL WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWL B WLB WL B WLB WL B WLB WL B WLBWLBWLBWLBWLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WL B WLB WLB WL B WLB WL B WLBWLBWLBWL B WLB WLB WLB WLB WLB WLBCOMMON AREA 640' R.O.W. DEDICATED TO BALDWIN COUNTY 91.20 90.80 89.20 88.80 87.20 86.80 85.20 84.80 REQD., REGRADE DITCH TO PROPOSED CONTOURS 8891 9294 93 92 91 939 4 9394908786 85 8586868787 85 85 86 918 8 8 7 8887868592929393929291888 8 83 8 182 8 2 84 83 82 8 1 83 84 8384 84 83 82 81 90 8991 90 89 88 88 87 86 86 85 84 89 90 82 82 82 78 79 80 87REQD., CB-33, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 80.13 (E)24" RCP INV (OUT): 76.50 REQD., CB-34, ALDOT TYPE S1 CURB INLET (2-WING) THROAT ELEV = 80.13 (W)24" RCP INV (IN): 76.47 (N)30" RCP INV (OUT): 75.97 REQD., CB-14, ALDOT TYPE S2 CURB INLET (1-WING) THROAT ELEV = 81.68 (S)30" RCP INV (IN): 75.77 (W)18" RCP INV (IN): 77.89 (N)24" RCP INV (IN): 76.90 (E)48" RCP INV (OUT): 74.50 REQD., CB-17, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 81.68 (W)18" RCP INV (IN): 78.67 (E)18" RCP INV (OUT): 78.17 REQD., H-12, DBL. 4:1 18" PIPE END TREATMENT INV. 90.12 INV. 90.12 REQD., H-11, DBL. 4:1 18" PIPE END TREATMENT INV. 90.00 INV. 90.00 REQD., CB-9, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 91.59 (SE)18" RCP INV (OUT): 87.74 REQD., CB-10, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 91.36 (NW)18" RCP INV (IN): 87.52 (E)18" RCP INV (OUT): 87.52 REQD., MH-2, 4'x4' JUNCTION BOX RIM ELEV = 91.34 (W)18" RCP INV (IN): 87.28 (S)18" RCP INV (OUT): 87.28 REQD., CB-12, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 87.82 (N)18" RCP INV (IN): 84.42 (W)18" RCP INV (IN): 83.76 (S)24" RCP INV (OUT): 81.97 REQD., CB-18, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 84.70 (E)18" RCP INV (OUT): 80.62 REQD., CB-13, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 84.70 (W)18" RCP INV (IN): 80.50 (N)24" RCP INV (IN): 78.90 (S)24" RCP INV (OUT): 78.40 REQD., CB-19, ALDOT TYPE S1 CURB INLET (1-WING) THROAT ELEV = 87.82 (E)18" RCP INV (OUT): 84.00 REQD., H-10, DBL. 4:1 18" PIPE END TREATMENT INV. 89.30 INV. 89.30 REQD., H-9, DBL. 4:1 18" PIPE END TREATMENT INV. 88.66 INV. 88.66 REQD., H-8, DBL. 4:1 18" PIPE END TREATMENT INV. 87.30 INV. 87.30 REQD., H-7, DBL. 4:1 18" PIPE END TREATMENT INV. 86.66 INV. 86.66 REQD., H-6, DBL. 4:1 18" PIPE END TREATMENT INV. 85.33 INV. 85.33 REQD., H-5, DBL. 4:1 18" PIPE END TREATMENT INV. 84.69 INV. 84.69 REQD., H-4, DBL. 4:1 18" PIPE END TREATMENT INV. 83.45 INV. 83.45 REQD., OF-5, DBL. 4:1 18" PIPE END TREATMENT INV. 82.81 INV. 82.81 REQD., H-2, 6:1 18" PIPE END TREATMENT INV. 80.28 REQD., MH-3, 6'x6' JUNCTION BOX RIM ELEV = 82.50 (W)48" RCP INV (IN): 72.69 (E)48" RCP INV (OUT): 72.69 REQD., MH-5, 6'x6' JUNCTION BOX RIM ELEV = 81.65 (S)48" RCP INV (IN): 72.87 (NE)48" RCP INV (OUT): 72.87 REQD., CO-52, DBL. 64LF 18" RCP @ 1.00% REQD., CO-31, 201LF 30" RCP @ 0.10% REQD., CO-13, 181LF 48" RCP @ 1.00% REQD., CO-15, 28LF 18" RCP @ 1.00% REQD., CO-53, DBL. 80LF 18" RCP @ 0.15% REQD., CO-8, 43LF 18" RCP @ 0.50% REQD., CO-9, 47LF 18" RCP @ 0.50% REQD., CO-10, 286LF 18" RCP @ 1.00% REQD., CO-11, 308LF 24" RCP @ 1.00% REQD., CO-16, 24LF 18" RCP @ 0.50% REQD., CO-12, 300LF 24" RCP @ 0.50% REQD., CO-17, 24LF 18" RCP @ 1.00% REQD., CO-30, 25LF 24" RCP @ 0.10% REQD., CO-51, DBL. 64LF 18" RCP @ 1.00% REQD., CO-50, DBL. 64LF 18" RCP @ 1.00% REQD., CO-43, DBL. 64LF 18" RCP @ 1.00% REQD., CO-32, 32LF 18" RCP @ 5.00% REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 81 83 82 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 GRADING AND DRAINAGE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C8.1 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C8.0)(MATCHLINE C8.2)NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. DRAINAGE NOTES: 1. FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. 2. MANHOLE STEPS SHALL BE PROVIDED FOR ALL STRUCTURES OVER 4' DEEP. STEPS MUST BE EASILY ACCESSIBLE FROM MANHOLE ACCESS. 3. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL STORM SEWER STRUCTURE RIM, THROAT, AND PIPE INVERT ELEVATIONS. SURVEY PROVIDED BY: TBM - CAPPED IRON ROD SET ELEV = 74.36' BENCHMARK INFORMATION: - I I l'b )'>lcal Add, .. o: i\lalll•aAddrou: ll\l.l tJ.s.11..,..,, P.O.S.u?l'lll Sullo[ llpuh-•·or1,AL36S17 Spamb.Fo,1,ALl&Sl? (151)'2'-04{1.4 ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO -LJ . . -D D -----------------Imlll! -- -. - - - - 7 fr=---- I ---- "-- ---::GiP z -=:!& ■ X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X OHEOHEOHEOHEOHEOHEOHEOHEOHE OHE OHE OHEOHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHEOHEOHEOHEOHEOHEOHEOHEOHE OHEOHEOHE OHEOHEOHEGASGASGASGASGASGASGASGASGASGASGASGASGAS GASGASGASGASGASGASGASGASGASGASGASGASGASGAS GASCOMMON AREA 3 COMMON AREA 28 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) 78.57 EX. CL. 78.84 78.39 78.65 80.12 HP 81.03 HP WWWWWWWWWWWWWWWWWWWWWWCOMMON AREA 4 81.90 81.50 82.00 WLWLWL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL W L WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBB WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB W L B WLB WLB WLB WLB WLB WL B WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB82 FUTURE DEVELOPMENT AREA 79.97 LP 80.75 HP 79.22 LP 78.00 78.00 78.37 COMMON AREA 179.50 HP REQD., REGRADE DITCH TO PROPOSED CONTOURS REQD., REGRADE DITCH TO PROPOSED CONTOURS REQD., 22 SY CL II RIP-RAP CHECK DAM & FABRIC REQD., 28 SY CL II RIP-RAP CHECK DAM & FABRIC 7877787776767 7 83 82 83 8 0 82 82 82 82 78 82 78 81 80 80 8 0 80 80 80 80 7 9 81 80 79 80 81 81 8079 79 807980 79 79807877 76 75 REQD., CB-4, ALDOT TYPE S2 CURB INLET (2-WING) THROAT ELEV = 79.75 (W)30" RCP INV (IN): 75.48 (W)30" RCP INV (IN): 75.48 (E)42" RCP INV (OUT): 74.13 REQD., CB-3, ALDOT TYPE S2 CURB INLET (2-WING) THROAT ELEV = 79.75 (E)30" RCP INV (OUT): 75.54 (E)30" RCP INV (OUT): 75.54 REQD., H-13, 4:1 22"x14" PIPE END TREATMENT INV. 76.36 REQD., H-14, 4:1 22"x14" PIPE END TREATMENT INV. 76.25 REQD., CB-8, ALDOT TYPE S1 CURB INLET (2-WING) THROAT ELEV = 79.00 (W)22"x14" RCAP INV (OUT): 75.80 REQD., MH-12, 6'x6' JUNCTION BOX RIM ELEV = 80.10 (W)42" RCP INV (IN): 73.90 (N)48" RCP INV (OUT): 73.40 REQD., CB-36, 6'x6' WEIR INLET THROAT ELEV = 79.00 (S)48" RCP INV (IN): 73.01 (N)48" RCP INV (OUT): 73.01 REQD., CB-38, 4'x4' WEIR INLET THROAT ELEV = 78.75 (NE)28"x18" RCAP INV (IN): 75.71 (W)24" RCP INV (OUT): 75.71 REQD., CB-6, ALDOT TYPE S1 CURB INLET (2-WING) THROAT ELEV = 79.00 (E)22"x14" RCAP INV (IN): 75.76 (SW)28"x18" RCAP INV (OUT): 75.76 REQD., MH-13, 6'x6' JUNCTION BOX RIM ELEV = 79.25 (E)24" RCP INV (IN): 75.49 (S)36"x22" RCAP INV (OUT): 75.49 REQD., OF-1, 4:1 36"x22" PIPE END TREATMENT W/ 64 SY CL II RIP RAP AND FABRIC INV. 75.33 REQD., CO-54, 72LF 22"x14" RCAP @ 0.15% REQD., CO-38, 226LF 42" RCP @ 0.10% REQD., CO-37, 395LF 48" RCP @ 0.10%REQD., CO-36, 143LF 48" RCP @ 0.10% REQD., CO-7, 24LF 22"x14" RCAP @ 0.15% REQD., CO-47, 35LF 28"x18" RCAP @ 0.15% REQD., CO-45, 221LF 24" RCP @ 0.10% REQD., CO-46, 160LF 36"x22" RCAP @ 0.10% REQD., CO-2, DBL. 24LF 30" RCP @ 0.25% REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 REQD., PERMANENT BUFFER ZONE SIGNS, PLACED AT 100' INTERVAL, SEE SIGN DETAIL ON SHEET C18.1 81 81 LEGEND OHE W SS GAS X X X X BENCHMARK REBAR IRON FOUND COTTON SPINDLE FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. WIRE FENCE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB EXIST. POWER POLE EXIST. SANITARY SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. GRAVEL PROPOSED LIGHT DUTY ASPHALT PROPOSED HEAVY DUTY ASPHALT PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR159 160 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 159 160 FINISHED GRADE ELEVATION DRAINAGE DIRECTION PROPOSED RIP RAP W/ FILTER BLANKET POINT KNOWN NAIL SET PROPOSED 1 FOOT CONTOUR159.5 GRADING AND DRAINAGE PLANLONE OAK FARMSDR HORTON, INC. - BIRMINGHAMJOB NO: SCALE: DATE: DRAFTER: SHEET: 1738.20 MAY 2022 SLR / WMG208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-ENO.REVISIONDATE APPR.PRELIMINARY PLANS ONLYNOT FOR CONSTRUCTION1CITY COMMENT12-14-212CITY COMMENT1-25-223CITY COMMENT4-25-2220PRELRELRELELRELIMINIMINIMINIMIIMINARY ARY ARY ARY ARY PLANPLANPLANPLANPLANS ONS ONS ONS ONS ONLYNOT OTOT OT OTFOR FOR FOR FORFORCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTION4CITY COMMENT5-18-22C8.2 1" = 50' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 5050 50 (MATCHLINE C8.1)NOTES TO CONTRACTOR: 1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 2. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW. 3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH LOCAL UTILITY PROVIDERS. DRAINAGE NOTES: 1. FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. 2. MANHOLE STEPS SHALL BE PROVIDED FOR ALL STRUCTURES OVER 4' DEEP. STEPS MUST BE EASILY ACCESSIBLE FROM MANHOLE ACCESS. 3. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL STORM SEWER STRUCTURE RIM, THROAT, AND PIPE INVERT ELEVATIONS. SURVEY PROVIDED BY: TBM - CAPPED IRON ROD SET ELEV = 74.36' BENCHMARK INFORMATION: ■ ■ !'.:.1:!s'¼t""' Sullo[ llpuh-•·or1,AL36S17 Spamb.Fo,1,ALl&Sl? (151)'2'-04{1.4 --------r--•• ••• ""</1--~.\,. I I I I I I I I ~ ' / / ." . / --------/-- I I I I '----1------~ : "' I I I I _________ j _________ j _________ l_ _______ _ PIERCE ROAD PRESCRIPTIVE 40' R.O. W. EX. DBL 36"x22"RCAP INV(N) EAST•73.01 INV(S) EAST=74.18 INV(N) WEST=73.87 INV(S) WEST•74.06 ~ RBF L:,. CSF □ Olf 8 CRF 8 CRSO PKSO E---~~ ) I I -LJ . . -D D F-7 L,_:_J -----------------lElJll! -- ---::GiP z -=:!& PROTECTED PECAN TO REMAIN PROTECTED PINE TREES TO REMAIN TREE PROTECTION FENCE TREE PROTECTION ZONE PROTECTED PINE TREES TO BE REMOVED TREE PROTECTION LEGEND WLWLWL WL WL WLWLWL WL WL WLWLWL WL WL WL WL WL WL WLWLWLWLWLWL WL WL WL WL WLWLWLWLWLWLWL WLWLWLWL WL WLWLWLWLWL WL WL WL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWL WLWLWLWLWLWL WL WL WLWLWL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWL WL WL WLWLWL WL WL WLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WL WL WLWLWL WL WL WLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWL WLWLWLWLWL WLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWLWL WL WL WLWLWL WL WL WL WL WLWLWLWL WL WL WL WL WL WL WLWLWLWL WLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWL WLWLWLWL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWL WL WL WLWLWL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWL WLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLCOMMON AREA 3 COMMON AREA 2COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758596061626364656667 68 69 70 71 72 73 74 75 76 77 78 79 80 81 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC) PIPKIN STREET (50' R.O.W.PUBLIC ) COMMON AREA 4 COMMON AREA 4 WL WL WLWLWL WL WL WLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWL 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DEDICATED TO BALDWIN COUNTY 00 100'200' © TREE PRESERVATION NOTES N O R T HTREE PROTECTION PLAN1 1 TP200 r---------, TREE SURVEY DISCLAIMER· 1. ALL TREE SURVEY INFORMATION HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY JADE CONSULTING. TREE PRESERVATION/REMOVAL NOTES: 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOWN IN BLACK WHILE ALL TREES TO BE PRESERVED ARE SHOWN IN GRAYSCALE. 2. SEE BESIDE FOR TREE PRESERVATION/REMOVAL CALCULATIONS. TREE PRESERVATION CRED ITS · Sec. 20 .5-4(m) Total Trees To Be PrMflf'Yed: Tota9 Troe Credhs Earned: 5 Trees 10 Credits lll.t:! ™ ~ COMMON NAME SlIY CR EDITS PER TREE TOTAL CREDITS 20" ~~ Hti nolnen:5,15 Peun 20" Pin~ @lliOti Pine 22" Pinu:5-ellloti Pine 23 " Plnu:s. elllotl Pine TREE REMOVAL Total Trees To Be Removed : 1 Trees Total Tree Debits : 2 Debit s Requlrl;ld Trees To Se Rl;!pl~: 0 Tr ees Ptovided Rep l&eem ent Trees: O Trees W ™ ~ COMMON NA ME QIY DEBITS PER TREE TOTAL DEBITS 20" Pinus ellioti Pine 1 2 landscape architecture land planning placemakin~ Foley, Alabama ,.!!! P. 251.948.7181 .; MobMe, Alabama P. 251.344.+023 ·•-~,. .,.J Jackson,Mississippi .a.,:: :.;, -.: __. P. 601.790.0781 D ES I G N P,asooolo. Flo,;do P. 850.203.4252 landscape architects www.was-design.cam [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Revision_, _______ _ ~ ~ Revisions / Submissions _ 10.26.21 PERMIT SUBMITTAL _ 04.25.22 PERMIT RESUBMITTAI. _ 05.18.22 PERMIT RESUBMITTAI. ----------- ----------- ----------- ----------- ----------- ~ 2021 WAS Oesi11n Inc. These documents and their contents are the property of WAS Design. Mt reproductions, 1WYisions, rnodificalion11 or U111t of these documenhl without. the mcpre1111writtencollllefflof'WIS[)eeginillprohibitedbylaw. YJ '"""' DM Project Manager cw Princlpol 213157-082 Project No. 10.22.21 Dot, Sheet T1tle TREE PRESERVATION PLAN ShNt No. TPlOO WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWLWLWL WL WL WLWLWLWLWL WLWLWLWLWL WL WL WLWL WLWLWL WLWLWL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WLWLWLWLWL WLWLWLWL WL WL WLWLWLWLWL WL WLWLWLWL WLWLWL WLWL WLWLWL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WLWLWLWL WL WLWLWLWL WL WL WLWLWLWL WL WLWLWLWL WLWLWL WLWL WL WLWL WLWL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLCOMMON AREA 4123452425262728293031323334353637383940575859606162634 RESERVED FOR FUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC)COMMON AREA 4COMMONAREA 4WL WL WLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WLWLWL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WLWL WLWL WLWL WL WLWL WLWL WLWL WLWL WLWLWL WL WL WLWL WLWL WL WL WL WL WL WL WL WL WLWL WLWL WL WL WLWL WLWLWL WLWLWL WLWLWL WL WLWL WL WLWL WL WLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWLWLWLWL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WLWLWL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WLWLWL WLWLWLWLWLWL WLWL WL WLWL WL WLWL WL WLWL WLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWL WL WLWLWLWLWL WL WLWLWLWL WL WL WLWLWL WL WL WLWLWLWL WL WL WLWLWL WL WL WL WLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWL WL WL WLWLWLWL WL WL WLWLWL WL WL WLWLWL WL WL WLWLWLWLWL WL WL WLWLWLWLWLWL WL WL WL WL WL WL WL WL WLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WLWLWL WL WLWLWLWLWLWLWLWL WL WL WL WLWLWL WL WLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WLWL WLWL WL WL WL WLWL WLWL WL WL WL WL WL WL WL WL WLWL WLWL WL WL WLWL WLWL WL WL WL WL WL WL WLWLWL WLWL WL WLWL WL WLWL WL WLWL WL WLWLWL WLWL WL WLWL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WLWLWL WL WL WL WL WL WLWL WLWLWL WLWLWLWLWLWLWLWLWL WLWLWLWLWLWL WLWLWLWL WLWLWL WLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWL WL WL WLWLWLWL WL WL WLWLWLWL WL WL WLWLWLWL WL WL WLWLWL WL WL WLWLWL WL WL WLWLWLWL WL WL WLWLWL WL WL WL WL WL WL WLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WLWLWL WL WL WLWLWL WL WL WLWLWL WL WL WLWLWLWLWL WL WLWLWLWLWLWL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWL WLWL WLWLWL WLWLWL WL WLWLWL WL WL WL WLWLWL WL WL WLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWL WL WLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WLWL WLWL WL WL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWL WLWL WL WL WLWL WLWL WL WLWLWL WLWL WL WLWL WL WLWL WL WLWLWL WLWL WL WLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWL WL WLWLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWLWL WL WL WL WL WLWLWL WLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WLWLWL WLWLWL WLWL WL WLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWL WL WLWLWLWLWL WL WLWLWLWL WL WL WL WLWLWL WL WL WLWLWL WL WL WLWLWLWL WL WL WLWLWL WL WL WLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWL WL WL WL WL WLWLWLWL WL WLWLWLWL WL WLWLWLWLWL WL WL WLWLWLWL WL WL WL WLWLWLWLWL WL WL WL WL WL WLWLWLWLWL WL WL WL WLWLWLWLWLWL WLWL WLWL WLWLWLWLWLWLWL WL WL WLWLWLWL WL WL WL WLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWL WL WL WL WLWLWLCOMMON AREA 6 40' R.O.W. DEDICATEDTO BALDWIN COUNTY00 50'100' ©N O R T HTREE PROTECTION PLAN ENLARGEMENT1 I I I I \ I I ) I londscopeorchitecture land planning placemokin~ Foley, Alabama ,.!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+023 ·•-~,. .,.J Jockson,Mississippi .A.: :.;, -.: ___. P. 601.790.0781 D ES I G N P,asooolo. Flo,ldo P. 850.203.4252 landscape architects www.was-design.com [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Revision_, ______ _ ~ ~ Revisions / Submissions _ 10.26.21 ~PER=MIT~S=UBM=ITT~AL __ _ _ 04.25.22 PERMIT RESUBMITTAL _ 05.18.22 PERMIT RESUBMITTAL ---------- ---------- ---------- ---------- ---------- ~ 2021 WAS Oesi11n Inc. These documents and their contents are the property of WAS Design. Mt reproductions, 1WYisions, rnodificalion11 or U111t of these documenta without. the mcpresswrittenconaentof'WIS[)eeginisprohibitedbylaw. YJ a.glltration '"""' DM Project Manager LCW Princlpol 213157-082 Project No. 10.22.21 Dot, Sheet T1tle TREE PRESERVATION PLAN ENLARGEMENT ShNt No. TP200 WLWLWL WL WL WLWLWL WL WL WLWLWL WL WL WL WL WL WL WLWLWLWLWLWL WL WL WL WL WLWLWLWLWLWLWL WLWLWLWL WL WLWLWLWLWL WL WL WL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWL WLWLWLWLWLWL WL WL WLWLWL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWL WL WL WLWLWL WL WL WLWLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWL WL WL WLWLWL WL WL WLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWL WLWLWLWLWL WLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WLWLWL WL WL WLWLWL WL WL WL WL WLWLWLWL WL WL WL WL WL WL WLWLWLWL WLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWL WLWLWLWL WLWLWL WL WL WLWLWLWL WL WLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWL WL WL WLWLWL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWL WLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLCOMMON AREA 3 COMMON AREA 2COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758596061626364656667 68 69 70 71 72 73 74 75 76 77 78 79 80 81 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC) PIPKIN STREET (50' R.O.W.PUBLIC ) COMMON AREA 4 COMMON AREA 4 WL WL WLWLWL WL WL WLWLWLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WLWLWLWL 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WLWLWLWLWLWL WL WL WL WL WL WL WLWL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WLWLWLWLCOMMON AREA 6LOT 82 COMMON AREA 140' R.O.W. DEDICATED TO BALDWIN COUNTY 12-01 12-01 12 SITE FURNISHINGS SYMBOL DESCRIPTION QTY BENCH 212-01 REFERENCE NOTES SCHEDULE TREES CODE QTY BOTANICAL / COMMON NAME CONT CAL HT BH 21 BETULA NIGRA / RIVER BIRCH 15 GAL 1.5"-2.5" 8`-10` MIN.3 TRUNKS LT 21 LIRIODENDRON TULIPIFERA / TULIP TREE 15 GAL 1.5"-2.5" 8`-10` FULL HEAD, SPECIMEN QUALITY QP 86 QUERCUS PHELLOS / WILLOW OAK B&B OR CONT 1.5"-2.5" 8`-10` FULL HEAD, SPECIMEN QUALITY QV 100 QUERCUS VIRGINIANA / SOUTHERN LIVE OAK B&B OR CONT 1.5"-2.5" 8`-10` FULL HEAD, SPECIMEN QUALITY TD 31 TAXODIUM DISTICHUM / BALD CYPRESS B&B OR CONT 1.5"-2.5" 8`-10` FULL HEAD, SPECIMEN QUALITY SHRUBS CODE QTY BOTANICAL / COMMON NAME CONT HT W SPACING MC 92 MUHLENBERGIA CAPILLARIS / PINK MUHLY 3 GAL 48" o.c. WM 87 MYRICA CERIFERA / COMMON WAX MYRTLE 3 GAL 60" o.c. SHRUB FORM, FULL TO GROUND SOD/SEED CODE QTY BOTANICAL / COMMON NAME CONT HT SOD 92,456 SF CYNODON DACTYLON `TIFWAY 419` / TIFWAY 419 BERMUDA GRASS SOD PLANT SCHEDULE 00 100'200' ©N O R T HLANDSCAPE PLANTING PLAN1 TREE PLACEMENT NOTES: CJ 0 0 0 0 0 0 © Scale: 1 • -1 00' - - - - 1. ALL TREES SHALL BE 15 GAL AND/OR 1.5"-2.5~ DIA AT THE TIME OF PLANTING 2. TREES SHALL BE PLANTED EVERY 25' FROM INTERSECTIONS. A TREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50', BUT NO CLOSER THAN 10'. DEVELOPER RESERVES THE RIGHT TO UTILIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3. TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE CllY HORTICULTURIST. 4. ALL TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTIONS EXISTING BETWEEN 2.5 AND 1 0 FEET FROM ADJACENT STREET GRADE. 5. IN AREAS WHERE PLANTING STRIPS ARE OPTIONAL AND NOT PROVIDED, SIDEWALKS 10' OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6. PER TREE ORDINANCE, SMALL TREES WILL BE PLANTED IN BETWEEN WALK AND CURB AREAS LESS THAN 5'. MEDIUM TREES CAN BE PLANTED BETWEEN 5'-7' AND LARGE GROWING TREES CAN BE PLANTED IF AREA BElWEEN WALK AND CURB IS 7' OR MORE (SEE ORDINANCE FOR LIST). 7. DEVELOPER SHALL BE RESPONSIBLE FOR WATERING TREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. landscape architecture land planning placemakin~ Foley, Alabama ,.!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+023 ·•-~,. .,.J Jackson,Mississippi .a.,:: :.;, -.: ___. P. 601.790.0781 D ES I G N P,asooolo, Flo,ldo P. 850.203.4252 landscape architects www.was-design.com [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Revision_, _________ _ ~ ~ Revisions / Submissions _ 10.26.21 PERMIT SUBMITTAL _ 04.25.22 PERMIT RESUBMITTAL _ 05.18.22 PERMIT RESUBMITTAL ----------- ----------- ----------- ----------- ----------- ~ 2021 WAS Oesi11n Inc. These documents and their contents are the property of WAS Design. Mt reproductions, 1WYisions, rnodificolion11 or U111t of these documenhl without. the mcpre1111writtencollllefflof'WIS[)eeginillprahibitedbylaw. YJ '"""' DM Project Manager cw Princlpal 213157-082 Project No. 10.22.21 Dot, Sheet T1tle LANDSCAPE PLANTING PLAN ShNt No. LPlOO © CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN LAWN OR TOP OF CURB/ PAVING GRADE PREPARED SUBGRADE NOTE: TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. MULCH LAYER TRENCH EDGE 3" = 1'-0"32 9413.23-021 SHRUB PLANTING2 A A B B TYPICAL PLANT SPACING NOT TO SCALE3 32 9399-04 MULTI-TRUNK TREE STAKING 1/2" = 1'-0" 2X BALL DIA. SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. FORM SAUCER WITH 3" CONTINUOUS RIM 3" MULCH 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. • • 4 32 9343-01 GROUNDCOVER PLANTING 3" = 1'-0" PLANT SPACING PER PLAN/PLANT SCHEDULE 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) PREPARE BED PER SPECS UNDISTURBED SUBGRADE 32 9313-016 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP 1" = 1'-0" 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 32 9343.26-025 GENERAL PLANTING NOTES 1" = 1" • • • • • • • • • • • • • • • • • • • • 7 32 9399-05 Q,------- GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANDSCAP f AREA SOIi PR f PARATIQN SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION WITH COMPOST INCORPORATION, AS NECESSARY. RAKE sm SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. PL.ANT MATERIAL AND PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN 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 C8J 3" DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE 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---------- FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. -.vvvvvvYI "'-'"",£:2(,W"c-j FINISHED GRADE. =II-- ~ 2 X ROOTBALL 1k'nk1mlll'nu=- 11 =11-•• PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING -SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE 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. I I II( l=Tck1kTr~""m,,_1 --- ::;_::;:_l::::;L;:;:JJ;:;:;J Qi-------- ~ll!fflk I 'gll(1 I ~"-'-'--L.1,L-""IFl1 1-11--1--1 = 11=1 = =I_~ = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES Oe-1----1-.--,.--------------,2-.-33-3-.1-3---.-1 Qi--------01--------01-------- londscopeorchitecture land planning placemokin~ Foley, Alabama ,.!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+023 ·•-~,. .,.J Jockson,Mississippi .a.,:: __.-.: ___. P. 601.790.0781 D ES I G N P,asooolo. Flo,;do P. 850.203.4252 landscape architects www.was-design.com [Ni]@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Revision_, ___________ _ ~ ~ Revisions/ Submissions _ 10.26.21 ~P=ER~M~IT~S~UB=M~ITT~AL~----- -04.25.22 PERMIT RESUBMITTAL _ 05.18.22 PERMIT RESUBMITTAL --------------- --------------- --------------- --------------- --------------- ~ 2021 WAS Oesi11n Inc. These documents and their contents are the property of WAS Design. Mt reproductions, 1WYisions, rnodificalion11 or U111t of these documenta without. the mcpresswrittenconaentof'WIS[)eeginisprohibitedbylaw. YJ '"""' DM Project Manager LCW Princlpol 213157-082 Project No. 10.22.21 Dot, Sheet T1tle LANDSCAPE PLANTING DETAILS ShNt No. LP500 XXXXXXXXXXXXXXX X X X X X X X X XWLWLWLWLWLWLWLWLWLWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBCOMMON AREA 3 COMMON AREA 2COMMON AREA 5 COMMON AREA 4 12345678 9 10 11 12 13 14 15 16 18 17 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 5152535455565758596061626364656667 68 69 70 71 72 73 74 75 76 77 78 79 80 81 RESERVED FORFUTURE R.O.W. PIPKIN STREET (50' R.O.W.PUBLIC ) PINTO DRIVE (50' R.O.W.PUBLIC)WEMBLEY AVENUE (50' R.O.W.PUBLIC) PINTO DRIVE (50' R.O.W.PUBLIC ) WEMBLEY AVENUE (50' R.O.W.PUBLIC) PIPKIN STREET (50' R.O.W.PUBLIC ) COMMON AREA 4 COMMON AREA 4 WL WL WLWL WLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWLWL WL WL WL WL WL WL WL W L WL WL WL WL WL WL WL WLB WLB WLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WL B WLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBWLBWLBWLB WLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLBWLB WLB WLBWLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLB WLBCOMMON AREA 682 FUTURE DEVELOPMENT AREA COMMON AREA 140' R.O.W. DEDICATED TO BALDWIN COUNTY POND 1 PRESERVE AREA - USEABLE GREENWAY/TRAIL AREA - USEABLE STORMWATER MANAGEMENT AREA - NONUSEABLE WET HOLDING BASIN - 30% USEABLE GREENWAY/TRAIL AREA - USEABLE PRESERVE AREA - USEABLE GREEN AREA - USEABLE COMMON AREA - NONUSEABLE COMMON AREA - NONUSEABLE COMMON AREA - NONUSEABLE TRAIL CONNECTION - NONUSEABLE TRAIL CONNECTION - NONUSEABLEFUTURE RIGHT-OF-WAY - NONUSEABLE DATE: 5/16/2022208 Greeno Road N., Ste. C Fairhope, Alabama 36532 P.O. Box 1929 Fairhope, Alabama 36533 Phone: (251) 928-3443 Fax: (251) 928-3665 jadengineers.com JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS GREEN SPACE EXHIBIT: LONE OAK FARMS PROPOSED SINGLE-FAMILY DEVELOPMENT CR 32 & PIERCE RD. FAIRHOPE, AL ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 200200 200 COMMON AREA ALLOCATION: TOTAL COMMON AREA - 15.61 AC USEABLE GREEN SPACE:9.23 AC (16.3%) NON-USEABLE OPEN SPACE:6.38 AC (11.3%) LEGEND NON-USEABLE OPEN SPACE AREA USEABLE GREEN SPACE AREA TOTAL PROJECT AREA: 56.51 AC TOTAL R.O.W. AREA: 6.82 AC TOTAL LOT/COMMON AREA: 49.69 NET DENSITY: 82 LOTS / 49.69 AC = 1.65 LOTS/AC REQUIRED USEABLE GREEN SPACE: 10% PROVIDED USEABLE GREEN SPACE: 9.23 AC (16.3%) TABLE 4-1 USEABLE GREEN SPACE TYPES (GREEN SPACE AREA): CA#4 & CA#3 - TRAIL/GREENWAY/PRESERVE (7.29 AC) CA#5 - GREEN (0.32 AC) CA#6 - PRESERVE (1.04 AC) POND #1 - 30% OF WET BASIN SURFACE AREA (0.58 AC) WET HOLDING BASIN STATIC WATER LEVEL I •• I I. I ',I· •• . I I I . I II • I --I ,--------I ,------I ~ --I I r --~.,,_ ~~----Ii I ··--------. • □□ I -----~ I f jl[L ___ : Storm Water Management Analysis FOR LONE OAK FARMS Pierce Road and County Road 32 Fairhope, AL 1738.26 A prope,ry ow11ers associatio11 (POA) is required to be fanned. The POA is req11ired to 111ai11tai11 a,!Y and all stom, water facilities and stmchms located 011tside of the p11b!tcfy accepted n'ght-of-wqy. JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS 208 GREENO RO:\D NORTH, SUITE C POST OFFICE Box 1929 FAIRHOPE, AL-\B.-\l\L\ 36533 TELEPHONE: 251-928-3443 • F.-\X: 251 -928.3665 LONE OAK FARMS PIERCE ROAD AND COUNTY ROAD 32 F AI RH OPE. AL INDEX TO REPORT A.) INTRODUCTION NARRATIVE B.) PROJECT LOCATION EXISTING CONDITIONS TOPO-SURVEY MAPS AND FIRM -FLOOD ZONE MAP C.) USDA NRCS SOILS CLASSIFICATION D.)GEOTECHNICAL REPORT E.) DRAINAGE AREA MAPS 1.) Pre-development Drainage Basin Map 2.) Post-development Drainage Basin Map F.) RAINFALL DEPTH CHARTS G.) RUNOFF COEFFICIENTS H.)DRAINAGE PIPE NE1WORKANALYSIS I.) DETENTION PONDS' OUTFALL STRUCTURE ROUTING 1.) Pre-development Condition 2.) Post-development Conditions J.) DOWNSTREAM HYDRO LOGIC ANALAYSIS K.) PROJECT GRADING AND DRAINAGE DRAWING INTRODUCTION NARRATIVE LONE OAK FARMS PIERCE ROAD AND COUNTY ROAD 32 FAIRHOPE. AL INTRODUCTION NARRATIVE April25,2022 I. OWNER/DEVELOPER: D.R.H0RTON 25366 Profit Drive Daphne, AL 36526 II. Civil Engineer: Trey Jinright, P.E. JADE Consulting, LLC P.O. Box 1929, Fairhope, AL Phone: (251) 928-3443 III. ST0RMWATER NARRATIVE: 1.) 2.) 3.) Project Description This 57.72-acre project represents an 82-Iot single family development that has a single point of access off of Pierce Road and a second access off County Road 32. This project will include storm water management system that regulates post development run off release rates below its respective predevelopment rates for all critical storm events as required by the City of Fairhope's and Baldwin County's Subdivision Design Standards and Regulations. Project Location This proposed single-family Development is located on 57.72 acres on the North East Corner of Pierce Road and County Road 32. This project is located outside the city limits of Fairhope but is within its planning jurisdiction and is un-zoned. Copies of the property's boundary survey and misc. project vicinity maps have been included in this report in an effort to help further clarify the project's location. Pre-Development Environmental and Hydrologic Conditions The proposed project is located on a section of property that is primarily an agriculture field in fair condition. Firm Map Number 01003 C 0780 M dated 4.) The predevelopment drainage areas and associated drainage calculations have been enclosed within this report. Post -Development Hydrologic conditions This proposed 94 lot single-family project will take up approximately 51.38- acres of the 57.72 property limits. The projects storm water will be collected by a combination of sheet flow, curb inlets, and grass swales. A majority of the collected storm water will be routed to the proposed developments wet detention pond. The ponds will use an outfall structure that have a 92" diameter riser outfall structure with a two 15" low flow culvert that will draw any discharge from the bottom of the pond to help with water quality by allowing any hydrocarbons captured by the pond to remain within the pond. The combination of the storage provided in these two ponds and their respective outfall structures will regulate post development stormwater release rates and headwater elevations below predevelopment rates and anticipated headwater elevations. The enclosed calculations and drawings included in this report further depict the design of the sites grading, pipe network, detention ponds and respective outfall structures. This report includes all calculations, drainage maps, and charts that were used to model this drainage design. 5.) Pre-Development Vs Post Development Run-off Summary The pre and post development drainage characteristics have been analyzed to determine the probable impacts to the development's predevelopment drainage basin. The predevelopment drainage basin's surface areas have been compared to the post development drainage basin's surface areas. The drainage basins surfaces were then broken down to determine their respective weighted runoff coefficient and/or Curve Number. Drainage area maps and drainage area surface values are included in this report to help illustrate the assumptions used for the calculations. The project will include a storm water management system that regulates post development run off release rates below its respective predevelopment rates for all critical storm events, as required by the City of Fairhope's and Baldwin County's Development Design Standards. This report also includes calculations for the 2, 5, 10, 25, 50 and 100 year 24-hour event based upon the SCS Curve Number Unit Hydrograph Method. This report will document the assumptions that were used in the design of this system. The following table indicates all required pre vs. post development release rates. Due to the complex hydrograph computations used to calculate the interconnected pond routings, with multiple drainage basins creating their respective hydrograph, we used the SCS Hydrograph Method for drainage calculations. We used a spreadsheet of the various hydrographs to make sure the timing of the projects eastern and western drainage basin's storm water release rates are accounted for accurately. Below is a summary of the predevelopment and post development routing calculations. Project NE Outfall Detained West Pond Pre-Dev. Post-Dev. Post-Dev High water Storm Event a {cfs} a (cfs) Elev. (ft) 2 year 30.99 23.08 77.26 5 year 50.31 40.88 77.77 10 year 70.31 52.04 78.34 25 year 103.58 85.61 79.08 50 year 132.72 117.22 79.63 100 year 166.49 160.68 80.16 Project S Outfall Detained Pre-Dev. Post-Dev. Storm Event a Ccfs} a (cfs) 2 year 22.11 18.83 5year 36.63 27.79 10 year 51.87 36.64 25 year 77.72 50 .91 50 year 99.95 63.12 100 year 126.43 77.13 Project E Outfall Pre-Dev. Post-Dev. Storm Event a Ccfs) a (cfs) 2 year 6.35 2.21 5 year 10.52 3.62 10 year 14.85 5.07 25 year 22.21 7.49 50 year 28.71 9.65 100 year 36.29 12.17 Project SE Outfall Pre-Dev. Post-Dev. Storm Event a (cfs) a Ccfs) 2 year 2.23 1.83 Syear 3.71 2.67 10 year 5.27 3.5 25 year 7.87 4.85 50 year 10.16 6.00 100 year 12.82 7.32 PRE-Q > Post Q; = OK There are drawings included in this report that depicts the design of the sites grading, pipe network, detention ponds and respective outfall structures. This report includes all calculations, drainage maps, and charts that were used to model this drainage design. The outfall of this project has a combined onsite and offsite drainage basin of approximately 51 acres. This location in Point Clear Creek has a combined upstream drainage area of approximately 544 acres. 51 of these acres (approximately 9.4%) is represented by this project. In accordance with Article V Sec. F 7.a. a hydrologic analysis is required to demonstrate that the detention facility will not exacerbate flooding downstream. In order to accurately model the anticipated flows of the basin, we had to create hydrographs that matched the peak discharge rates of the regression equations provided by StreamStats. Our model was calibrated to the 100- year peak flow that was determined by StreamStats Region 4 Regression Equation. The Post Development hydrologic analysis indicates downstream flows are within the StreamStats standard of error for the respective storm event. As such, No Adverse Effects are anticipated by the project to the downstream drainage of Fish River. 6.) Water Quality Calculations The City of Fairhope's development regulations require that the project provide storm water treatment in its storm water management system. The regulations have the following formula that shall be used to determine the volume of storm water runoff from the development shall be treated. Form11/a from Article F of city development reg11latio11s: WQv= P x Rv x A/ 12 Rv = 0.015 + 0.009212(1) I= drainage area% impervio11s (50% wo11/d be 50) P= 85% rain event = 1. 8 inches A = Approximate Drainage Area (acres) WQv= req11ired storage in acre-feet This projects single wet pond will provide adequate storage that will exceed this requirement. The city's development regulations list the wet detention pond as an acceptable method to comply with the 80% Total Suspended Solids Removal efficiency requirement. A.) Required Treatment Volume (TV): 50% impentio11s -> Rv =0.4756 85% rain event= 1.8 inches Approximate Drainage Area= 51.38 -3.33 acres that remain nat11ral = 48.05acres Reqd. WQV storage Provided WQV NE Pond: Pond provided storage @ elev. 77.00 TOTAL PROVIDED WQV = 3-43 A-Ft =3.55 Ac-Ft = 3.55 Ac-Ft Provided TV exceeds Required TV B.) Permanent Pool Volume (PPV) !'Pl'= D.~ C RRT IT'! CF wbm: CF• C01mrs1011filc:ar•nt11ft where: DA = Drainage area to pond (ac) C = Runoff coefficient (see Table 24-1 for a list of recommended values for C) R = Wet season rainfall depth (in) WS= Length of wet season (days) (June -September :: 122 days) PPV= (48.05*0.50*28*14)/ (122*12) =6.43 Ac-Ft Required PPV = 6.43 Ac-Ft Provided PPV= 7.28 Acre-Ff Project provides required littoral zone-no increase in PPV required Please see below table for stage-storage relationship of pond NE Wet Pond Stage-Storage Calculations Elevation Area Total Volume Perm. Pool Storage Storage /fppt\ l.ir-rPI f;:ir.ftl Vnl l.ir-ftl llPnth /fppt\ \/nlumP f.ir-ftl Comments 82.00 4.9400 30.957 -6.5000 23.676 Top of Berm 81.00 4.5510 26.213 5.5000 18.932 80.16 . . . 4.6600 100 Vear Storm High Water Elev . 80.00 4.2150 21.831 . 4.5000 14.550 79.00 3.8700 17.789 3.5000 10.508 78.00 3.4690 14.lU . 2.5000 6.831 n.oo 3.1120 10.831 . 1.5000 3.550 Orfice Elev/ Provided WQV 76.00 2.0400 8.274 . 0.5000 0.993 75.50 1.9325 7.2810 7.2810 0.000 Normal Pool Elev. -12" Dia. Culvert 75.00 1.8280 6.3410 6.3410 . - 74.00 1.6320 4.6120 4.6U0 -. 73.00 1.5690 4.6U0 4.6U0 . . 72.00 1.5060 3.0120 3.0120 -. 71.00 1.4430 1.4430 1.4430 --Bottom of Pond 7.) Low Impact Development Techniques We propose to use low impact development (LID) methods to control the run off characteristics of the site by using a wet pond with a littoral shelf to regulate the post development storm water runoff from the sites hard surfaces and enhance the sites' ability for an effective BMP with a pre-approved 80% TSS removal efficiency. The main NE pond will also use a level spreader to help dissipate energy on its outfall structure. 8.) Design Methods This project's storm water detention system was designed using rainfall depths from NOAA ATLAS 14. The sites proposed drainage structures and pipe improvements have been designed using IDF values from NOAA ATLAS 14. We used the SCS Unit Hydrograph Method with a curve liner shape factor and a Type III distribution, to determine the respective Q (cfs) for the interconnected pond routing calculations. We used Haestad StormCad V8i design software's to model the hydraulics of this proposed projects pipe network. The pond routing calculations were performed using Bentley System's Pond Pack Version V8i. The project meets the 10% rule since detention is not being waived on the project. The Pond Pack computation with the 554-acre drainage basin included in this report represent a hydrologic analysis for the predevelopment verses post development condition of the combined hydrographs of the upstream drainage area plus the routed post detention ponds release. The projects drainage report indicates that the project will have post development runoff rates that are less then predevelopment conditions. The Post Development hydrologic analysis indicates downstream flows that are within the StreamStats standard of error for the respective storm event. Per the results, the storm water leaving the site in is post development condition compared to predevelopment for this proposed development will have No Adverse Effects to adjacent properties. TRAFFIC STUDY For Proposed Harvest Creek Subdivision Fairhope, Alabama Prepared For: JADE Consulting Prepared By: 3595 Grandview Parkway, Suite 300 Birmingham, Alabama 35243 205.298.9200 May 2021 Study Location 9 fa1moptE~Room1 H(IUIIOIIYill, •J F111rhoc,eH9'~9 @J _, l 1tl 1'i,.W h,11o 1I Jn\ Cl~!I I ' ll1l IJ!' Gl 8 ("ii ij1) r .. rflOMI ''f ' ill I "l ,,"i) IEI [i,J I:,; Gresham Smith -~ 00 (l!l tel 0 § [,] ill m Gl eil 61 EflU11111e;.::;::i;Q llil [el J¥.I 00 TABLE OF CONTENTS Section I - Study Summary ............................................................................................................... 1 Introduction................................................................................................................................. 1 Conclusions ............................................................................................................................... 4 Section II - Existing Conditions ...................................................................................................... 5 Site Condition and Adjacent Land Use........................................................................... 5 Existing Transportation Facilities ..................................................................................... 5 Existing Traffic Volumes ...................................................................................................... 6 Existing Intersection Level of Service.............................................................................. 8 Pedestrian Movements.......................................................................................................... 9 Other Modes of Transportation ......................................................................................... 9 Parking ......................................................................................................................................... 9 Planned Transportation Improvements .......................................................................... 9 Section III - Traffic Analysis ........................................................................................................... 10 Analysis Methodology .......................................................................................................... 10 Without Project Volumes and Intersection Level of Service ................................. 11 Development Plans ............................................................................................................... 13 Site Access............................................................................................................................... 13 Trip Generation .......................................................................................................................14 Trip Distribution and Assignment ...................................................................................14 With Project Traffic Volumes and Intersection Level of Service .........................14 With Project Traffic Turn-Lane Analysis ...................................................................... 18 Conclusions ............................................................................................................................. 19 LIST OF APPENDICES APPENDIX A Traffic Count Worksheets APPENDIX B 2021 Existing Year Intersection Level of Service Worksheets APPENDIX C Year 2023 Without Project Intersection Level of Service Worksheets APPENDIX D Year 2023 With Project Intersection Level of Service Worksheets APPENDIX E Year 2023 NCHRP 457 Left and Right-Turn Lane Analysis Worksheets LIST OF TABLES Table 1. Proposed Harvest Creek Subdivision Land Use Summary .................................................. 1 Table 2. Year 2021 Existing Intersection Level of Service .................................................................... 8 Table 3. Historical AADT Volumes and Growth Rate ........................................................................... 11 Table 4. Without Project Intersection Level of Service ........................................................................ 13 Table 5. Trip Generation for the Proposed Harvest Creek Subdivision Development ............ 14 Table 6. With Project Intersection Level of Service .............................................................................. 17 Table 7. Turn Lane Analysis ............................................................................................................................ 18 LIST OF FIGURES Figure 1. Site Location and Vicinity ............................................................................................................... 2 Figure 2. Proposed Site Plan ............................................................................................................................ 2 Figure 3. Existing Lane Configurations ........................................................................................................ 6 Figure 4. Year 2021 Existing AM and PM Peak Hour Traffic Volumes ........................................... 7 Figure 5. Year 2023 Without Project AM and PM Peak Hour Traffic Volumes ......................... 12 Figure 6. Trip Distribution and Year 2023 AM and PM Peak Hour Traffic Assignment........ 15 Figure 7. Year 2023 With Project AM and PM Peak Hour Traffic Volumes ................................ 16 Harvest Creek Subdivision – City of Fairhope, AL May 2021 Traffic Impact Study Gresham Smith 1 SECTION I STUDY SUMMARY INTRODUCTION Gresham Smith performed a study to assess the potential traffic impacts related to the proposed Harvest Creek Subdivision development in Fairhope, Alabama. The Harvest Creek Subdivision development is proposed to be located along the north side of CR 32, and the east side of Pierce Road. The location and vicinity of the proposed Harvest Creek Subdivision development is presented in Figure 1. The conceptual site plan is included in Figure 2. Project Description The proposed Harvest Creek Subdivision is planned to be built in one (1) phase and fully occupied by the year 2023. It has a total of 94 single family residential dwelling units (d.u.). The ITE land use code for the single family housing is ITE Code 210. The land use details are presented in Table 1. Table 1. Proposed Harvest Creek Subdivision Land Use Summary Land Use Total Single Family Housing (ITE Code 210) 94 d.u. Total 94 d.u. The Harvest Creek Subdivision will access the roadway network at one (1) driveway along CR 32, east of Pierce Road, one (1) driveway along Pierce Road, north of CR 32 and via direct access to Pierce Road. The site access intersections are full access and stop sign controlled on the side street. The conceptual site plan is shown in Figure 2. I I I Harvest Creek Subdivision – City of Fairhope, AL May 2021 Traffic Impact Study Gresham Smith 2 Figure 1. Site Location and Vicinity Figure 2. Proposed Site Plan Legend Study Location SITE ~ ,, ,_ l•I (fil - • I t • f • [») 1B) liJJ • • F ,_ Ai<patl I ' [ill AO e !El G l>!l • @.I • • t•J • IE! l•J ll!l .@} LOT LEGEND D Ci) tz5J PREllMINARV SITE Pl.AN APPROX. 57 ACRES PROPOSED RESIDENTIAL DEVELOPMENT CR 32 AND PIERCE RD FAIROOPE,AIABAMA Harvest Creek Subdivision – City of Fairhope, AL May 2021 Traffic Impact Study Gresham Smith 3 This study has been prepared in accordance with the following standards and guidelines and includes the following data sources:  Traffic Access and Impact Studies for Site Development, Institute of Transportation Engineers  Trip Generation, 10th Edition, Institute of Transportation Engineers  Trip Generation Handbook, 2001 Edition, Institute of Transportation Engineers  Access Management Manual, February 2014, ALDOT  Highway Capacity Manual, Transportation Research Board  NCHRP Report 457: Evaluating Intersection Improvements: An Engineering Study Guide, 2001 Scope of Traffic Study Gresham Smith reached out to the City of Fairhope and ALDOT to determine the scope of the traffic study. Based on this direction, the following intersections were analyzed as part of this impact study: 1. CR 32 at US 98 (Intersection #1) 2. CR 32 at AL 181 (Intersection #2) 3. CR 32 at Pierce Road (Intersection #3) 4. Site Driveway with CR 32 (Intersection #5) 5. Site Driveway with Pierce Road (Intersection #6) The remainder of this report presents the following analysis:  Year 2021 existing traffic conditions in the study area  Trip generation estimates based on the proposed development plans  Trip distribution and trip assignment for the proposed development at the study area intersections  Without Project traffic conditions for the buildout year (Year 2023)  With Project traffic conditions to determine traffic impacts for the buildout year (Year 2023) The term “With Project” refers to traffic conditions with the proposed Harvest Creek Subdivision development. Harvest Creek Subdivision – City of Fairhope, AL May 2021 Traffic Impact Study Gresham Smith 4 CONCLUSIONS The following are the findings and recommendations from the traffic analysis: Findings  Under existing conditions, both study area signalized intersections are projected to operate at an overall LOS C, or better, in both the AM and PM peak hours. All approaches at the study area unsignalized intersections are projected to operate at LOS D, or better, in both the AM and PM peak hours.  Without the project in the Year 2023, both study area signalized intersections are projected to operate at an overall LOS C, or better, in both the AM and PM peak hours. All approaches at the study area unsignalized intersections are projected to operate at LOS D, or better, in both the AM and PM peak hours.  The proposed Harvest Creek Subdivision is projected to generate 887 daily trips, 70 AM peak hour trips and 93 PM peak hour trips. Of the 70 trips during the AM peak hour, 18 are inbound trips and 52 are outbound trips. Of the 93 trips during the PM peak hour, 58 are inbound trips and 35 are outbound trips.  With the project in the Year 2023, both study area signalized intersections are projected to operate at an overall LOS C, or better, in both the AM and PM peak hours. All approaches at the study area unsignalized intersections are projected to operate at LOS D, or better, in both the AM and PM peak hours.  Based on the 2023 Build traffic volumes, no right-turn or left-turn lanes are recommended at the site access driveway intersections. Recommendations Based on the traffic analysis documented in this report, no right-turn or left-turn lanes are recommended at the site access driveway intersections. No other off-site mitigation is recommended for the proposed Harvest Creek Subdivision development.   May 18, 2022 City of Fairhope Planning Department Attn: Hunter Simmons & City of Fairhope Public Utilities Attn: Jason Langley 161 North Section Street Fairhope, AL 36532 VIA EMAIL: RE: Lone Oak Farms Subdivision Water Line Replacement Along County Road 32 Dear Mr. Simmons & Mr. Langley, Please accept this letter as acknowledgement that DR Horton recognizes replacing the water line along County Road 32 is a requirement for the water service of Lone Oak Farms Subdivision project. The project will include installing a new 12” ductile iron watermain along the north side of the CR 32 ROW to replace the existing 8” watermain, and will include all service relocation to the new 12” watermain. The new 12” watermain will run from our project at the intersection of Pierce Road towards the east where it will connect to a new watermain being installed by the City of Fairhope at the intersection of CR 33 and CR 32. We further understand that all cost associated with installing the 12” watermain project will be the sole responsibly of DR Horton. Respectfully, DR Horton, Inc. Mark D. Schlauder Land Manager SENT FROM AN EXTERNAL ADDRESS Mrs. Knutson, Hunter Simmons and Planning Dept. Staff for the City of Fairhope; I am writing concerning safety concerns that I have about the approval of Lone Oaks Farm subdivision on Baldwin Co. Hwy 32 & Pierce Rd. As you know, streets within the subdivision are required to be a minimum of 20' wide plus curbs and gutters. Pierce Rd. is designated by Baldwin Co. Highway Dept. as a "special use road" and is only 18' wide. I live at the North dead end of Pierce Rd and have 10 heavy trucks consisting of dump trucks and tractor trailer trucks. Two trucks cannot pass one another without their mirrors striking if they stay on the pavement. Lone Oak Farm Subdivision would potentially route up to 150 vehicles onto this narrow special use road at great hazard both the residents and to my trucks. I attended the community meeting that Jade Engineering was required to host. I brought up this very obvious hazard to the presiding engineer from Jade, and his reply was that the developer was granting additional right of way on the East side of Pierce Rd. I pointed out that it was a wetland and could not be used to widen Pierce Rd. to which he had no reply. If this is allowed to go forward as planned, it is in effect creating an avoidable hazardous situation that will inevitably lead to loss of property and possibly life. The second problem that I brought to the attention of the Jade representative engineer is that Pierce Rd. currently floods and obscures the South end of the road as storm water drains the watershed on the West side of Pierce Rd. and flows toward the wetland area waiting to cross under Co. Rd. 32. I made the statement to the Jade engineer in the public community meeting with all present, that Co. Rd. 32 had not ever flooded at Pierce Rd. in any long time resident's memory. It has come within 8" or so of the pavement but not ever breached 32. I asked what he thought would happen after development of this subdivision when there would be no maintenance of the storm water system. He stated in public, in front of those attending, that Baldwin County needed to put a box culvert under Co. Rd. 32. My question; Why should the tax payers of Baldwin Co. subsidize the developer of this subdivision? Co. 32 at Pierce Rd.does not flood and to my knowledge has never flooded across the pavement. If the engineer believes that a box culvert is needed post development, why isn't the developer required to address that need generated by his actions and desire to profit? The installation of a box culvert should be part of his developmental costs, not the all the tax paying citizens of Baldwin County. In conclusion, this situation presents an excellent opportunity for the City of Fairhope, and the Baldwin Co. Highway Dept., to work together to protect the citizens of this area. I respectfully ask that you consider the safety and well being of the current residents and intervene for our protection. Sincerely, Wayne L. Kahlbau 17741 Pierce Rd. Fairhope, AL 36532 251-510-9462 CHASON ,~' CHASON ----ATTORNEYS AT LAW----- May 26, 2022 Fairhope Planning Commission 161 North Section Street Fairhope , Alabama 36532 Attn: Mr . Hunter Simmons Gentlemen: ELECTRONIC MAIL hunter.simmons@fairhopeal .gov Re : Lone Oak Farms Subdivision Application; Case No. SD 21.51 We represent Curtis and Dawn Pilot, who are pr incipals in Sonny Bill Farm , located north of County Highway 32, just east of State Highway 181. Sonny Hill Farm adjoins the 57 acre tract which is the subject of the above referenced subdivision Application. After a review of the file in this case, we are of the opinion that for the reasons set out in the reports referenced below, this Application does not comply with the F a i rhope Subdivision Regulations and should be denied . We have closely followed this Appllcation s in ce it was filed more than seven months ago. That Application has been withheld from public hearing during that time and has been continued from the Planning Commission agenda on four occasions due to deficiencies in t he Application . On each of those occasions, we have fi l ed public records requests to obtain supplemental informat ion being furnished to Planning Department Staff by the Applicant . We have f o rwar ded the initia l filing, together with all supplemental information submitted to Plann ing Staff to two professional engineering consultants engaged by us for the purpose of reviewing tha t information for accuracy and compliance with the Subdivision Regulations. Attached here are two reports generated by our engineers as a result of that review . The first i s a report with five attachments addressing the Storm Water Discharge Design of this project , prepared by Kenneth D. Underwood , P.E . That report is self-explanatory . The second is a report addressing wetlands -------------CH A S-0 NL AW.COM 300 D ·OLI V E STR E ET p..,vs-1c.AL I p, o , BOX 100 w..iLt,1G I BAY MINETTE, ALABAMA 36507 I 251.937.2191 0FF1ce I 251.937.2101 FAcs1r,,1Le Mr. Hunter Simmons May 26r 2022 Page 2 on the site of this project which have been determined by the U.S. Corps of Engineers to be jurisdictional waters of the United States. That sel f -explanatory report was prepared by Gena Todia, an environmental engineer employed with Wetland Resources Environmental Consulting in Daphne . We expect each of those engineers to be present at the public hearing of this case to answer questions . We encourage your attention to the two reports attached here and that upon due cons i deration, you will deny the subject Application . Wi th best regards, we are ARC :trh Attachment: As Noted 00036966.WPD Yours very truly, CHASON & CHASON , P.C. By : {)Je{,/h._ R. (;fi.Ml/l,0 &7-izl Allan R . Chason achason@chasonlaw.com Kenneth D. Underwood , P. E. P. 0. Box 125 Magno Ha Springs , Alabama 36555 May24 2 022 Report on Storm Water Discharge Design Lone Oak F'anns ection 36; Township 6-; Range 2- Baldwin County , Alabama GENERAL DISCUSSIO : This report has been prepared to address revisions to the referenced-subdivision applicatfon following the Corps of Engineers wetlands ' Jurisdictional Detennination dated March 18 2022. The findings included in the previou report (by KDU) dated .pril 20 , 2022 should be considered aJong with the fi ndings included herein . FINDINGS : pril 25. 20 22 Submittal : The revisions to the referenced subdivision application did not include updates to the ' tonn Water Management Analysis ' document WMA as dated April 25 , 2022. 111 that 4/25/22 document totaJ project area was listed as 57.72 acres. Two areas along the north property 'line of the project area naturally drain onto the project site. Those two areas are indicated on 'Attachment l" and are labeled ''Upstream Off: ite A" (1.5 acres) and '· pstream Off: ite "B (I .53 acres). Those two offsite areas total 3.03 acres. Comb1ning these two offsite areas with the totaJ project area shows that a total of 60.75 acres discharge stonn water from the site . Attachment 2 is two pages from the above referenced SWMA and present the project area of 57 .72 acres (2.1 & 2 .2) and four discharge points from 51.345 acre (2.2). All storm water generated within the total project area and those adjacent areas must be accounted for when analyzing the pre-project and post-project stonn water management conditions . The 4 /25 /22 SWMA did not consider the total area contributing to storm water to the project. On Attachment 3 near the southwest project comer exists a pair of 34 x22 ' reinforced concrete arch culverts under Pierce Road. These culverts convey storm water runoff from the west side of Pforce Road to a point on the east side. From this point storm water flows onto the subject property and follows a ditch in a south-southeasterly directi.on to the north right-of-way line of County Road 32. The storm water is conveyed under CR 32 via a 42 ' corrugated metal pipe (CMP). Recent Submittal: o updated WMA was included in this recent ubmittal even though major changes in the project configuration were presented . Those changes included reduction in number of lots and re visions to the storm water management faciljties . Attachment 4 is from the recent submittal and indicated major changes in the storm water collection, conveya nce and discharge facilities as compared to Attachment 3 . Storm water drainage facilities indicated on Attachment 4 route addition flow to the northeast detention pond. Attachment 3 indicates a storm wat r detention pond in th e outhwest property comer and this facility is mi ing in Attachment 4 (recent submittal). CO CLU 10 S: Based on the major project changes presented in the recent submittaJ, a " torm Water Management Analysis" revision is required to address those project changes. Those major storm water collection conveyance and discharge facility revisions change storm water discharge locations, rates and totals volumes. Consideration of these major changes are required . TotaJ removal of the detention pond located in the property southwest comer eliminates any possible attenuation of peak storm water discharges at that location. Thi change will ljkely contribute to an increased peak stonn water discharge through the 42' CMP under County Road 32. RECOMMENUATIO : Deny approval ofthjs application based on the conclusions enumerated above. Attachments : (as stated) 2 Sincerely , /~i>.~ Kenneth D . Underwood, P. E. Alabama P. . Registration .o. 10302 LontOakFarma R£VISED4-4"22P11!: 41412022 Scenario: Pnt-.,evelopment 1 year Upslream Oflslte A llerJllerS,-,,llmS,lne. ~ ...... Sa.'IIIIOI! c.... 27 S11rna!1 Coll!i,allY D!we SUiia 200 W wia--. CT 08785 us.A •1-203-756,1189 Pai!dP»ck CONNECT Edltian 11ooiooo11 Pllgt 1 ol 1 ,. LONE OAK FARMS PIERCE ROAD AND COUNTY ROAD 32 FAIRHOPE. AL INTRODUCTION NARRATIVE April 251 2022. I. OWNER/DEVEWPER: JD.R. HORTON :i5366 Profit Drive !Daphne, AL 36526 II. Civil Engineer: 1rrey Jinright, P .E. JADE Consulting, LLC P .0. Box 1929, Fairhope, AL Phone: (251) 928-3443 III. STORMWATER NARRATIVE: 1.) Proiect Description ,..Tlifs ~.72-acre projeg) represents an 82-lot single family development that 1ias a ~ccess off of Pierce Road and a second access off County Road 32. This project will include storm water management system that regulates post development run off release .rates below its respective predeve1opment rates for all critical storm events as required by the City of Fairhope's and Baldwin County's Subdivision Design Standards and Regulations. 2.) Project Location 3.) This proposed single-family Development is located o~on the North East Corner of Pierce Road and County Road 32. Tliis project is located outside the city limits of Fairhope but is within its planning jurisdiction and is on-zoned. Copies of the propertys boundary survey and misc. project vicinity maps have been included in this report in an effort to help further clarify the project's location. Pre-Develo:pment Enviironmental and Hydrologic Conditions The proposed project is located on a section of property that is primarily an agriculture field in faiir condition. Firm Map Number 01003 C 0780 M dated ATTACHMENT 2.1 Kenneth D. Underwood, P. E . P .O.Boxl25 Ma.,,o-nolia Springs, Alabama 36555 April 20, 2022 Report on Stonn Water Discharge Design Lone Oak Farms Section 36; Township 6-S; Range 2-E Baldwin County, Alabama GENERAL DISCUSSJON: To better understand terms used in th.is report cubic feet per second (CFS) is commonly used to define flow rate , Acre feet (ACRE-FEET) and gallons (GALLONS) is commonly used to define total volume of storm water discharged. One ACRE-FOOT is defined as a one acre of area covered by one-foot of water. Rainfal1 frequencies tabulated in the ATTACHMENTS are commonly referred to as a 2 -Year event, for example. A 2-Year r ainfall/runoff event has a fifty percent (50 %) probability of occurrence in any given year, while a I 00-Year event has a probability of one percent (1 %) occurrence in any given year. FINDINGS: The portion of the original submittal entitled "Storm Water Management Analysis for Lone Oak Farms" (Analysis) is the document reviewed for this report. All documents referred to herein are from that document Examination of drawings C8 .0, C8. l and C8.2 entitled "Grading and Drainage Plan" for the proposed project indicate that storm water drains naturally from the property at six general lo cations (Attachment 1). Existing contours shown on these 3 drawings indicate discharge locations as follows: (1 ) A portion oftbe west property side drains westerly to the existing ditch along the east side of Pierce Road. (2) The ditch along the north side of County Road 32 (CR32) receives runoff from a southern portion of the subject property. (3) An area located along CR32 in the south east portion of the property drains to an existing ditch along the north side of CR32. ( 4) An area along the east property line and north of a point about 200 feet from CR32 drains easterly across private property to a pond area as indicated on Baldwin County GIS mapping. (5) From an area located in the northeastern portion of the property storm water discharges to a pond located on the subject property and extending into adjacent pri vate property. (6) Storm water from the extreme northeastern property discharges in a southeasterly direction onto adjacent private property. Review of the only drawing in the application package that was possibly intended to show stonn water drainage areas for the Pre-project and/or the Post-project conditions was entitled "Scenario: Post Development I year" (Attachment 2). This drawing is extremely confusing. Therefore, no confidence did I place in this document. This drawing possibly was intended to be used in conjunction with the "Master Network Summary" (Summary) tables (Attachments 3 and 4). The first table contained in the "Analysis" is untitled and has a heading "Project NE Outfall (Attachment 5). This table shows storm water discharges from 4 (four) areas for "Pe-Dev" and "Detained Post-Dev". Values are shown for the 2-year, 5-year , 10 -year, 25 -year, 50-year aod I 00-yesr storm events. In order to detennine the total storm water discharged from these "Outfall'' locations during the various stonn events, the "Master Network Summary" tables were checked. This in vestigation yielded interesting results as indicated in the table titled "Lone Oak Farms, Outfall Discharge Comparisons'' (Attachment 6). Attachment 6 (prepared by KDU) displays data directly from Summary tables to include "Storm/Return Event'' frequency , "Peak Pre-Dev Discharge Rate", 'Total Pre-Dev Discharge", "Peak Post-Dev discharge Rat e" AND "Total Post-Dev Discharge". Values of"Total Discharge Change (Acre-Feet)", Total Discharge Change (Gallons)" and "Total Discharge Change (Percent)" were computed by myself. .,. t • CONCLUSIONS: l. Attachment 6 indicates that for all four Outfalls considered the "Post-project" discharge rate is less than the Pre-project'' discharge rate with one exception, the Project E Outfall rate for the 2-Year event 2. Attachment 6 indicates that the "Total Discharge Change" for the "North East Outfall" increased as shouJd be anticipated when property is converted from agricultural and/or forest use to a residential use with paved streets, sidewalks, rooftops and any other impervious surfaces. The increase in total discharge varies from + 28 to +53 percent for the various storm events. 3. Attachment 6 reveals that for all stonn events "Total Discharge Change" for the "South Outfall", "East Outfall" and "South East Outfall" DECREASED for all storm events. With this data set indicating an actual decrease in total storm water discharges for developed land versus undeveloped land, the question arises, "What other parts of this "Analysis" document are not accurate?". 4. The north east detention pond discharges across private property and into a natural pond. 5. The south west detention pond discharges directly into a CR32 ditch. 6. It is likely that this Analysis does not consider some project areas that do not drain to either pond. These areas include (a) that area along the west property line that drains into the Pierce Road ditch, (b) the east side area located about 200 feet north of CR 32 and (c) that area located in the northeast comer oftbe property. RECOMMENDATION: l. Deny approval ofthis application based on the conclusions enumerated above. Sincerely, {~£.~ Attachments: (as stated) Alabama P. E. Registration No. 10302 2 May 18, 2022 Hunter Simmons Planning and Zoning Department City of Fairhope 161 North Section Street Fairhope, Alabama 36532 Subject: Lone Oak Farms Residential Subdivision CR 32 and Pierce Road Fairhope, Baldwin County, Alabama Dear Mr. Simmons: I have reviewed the latest version of the Lone Oak Farms submittal to the city of Fairhope Planning and Zoning Department, an Approved Jurisdictional Determination letter issued by the Corps of Engineers, and other related documents. Based on information in the Corps’ project file, the linear wetland area on the west side of the property was not included in the initial wetland delineation submitted to the Corps for review and issuance of an Approved Jurisdictional Determination. The Corps project manager, in the course of reviewing the submittal, determined that additional wetlands were present and required a new wetland delineation. The new delineation map and project site plans show this additional wetland area, which originates in the west central area of the property and extends south to a culvert under CR 32. The Corps has determined that this wetland area falls under Section 404 of the Clean Water Act jurisdiction, meaning that a wetland fill permit from the Corps would be required to place fill or conduct other activities that have the same effect as fill within these wetlands. The most recent version of the Lone Oak Farms site plan has removed the lots that were previously included within this area as well as a stormwater detention pond at the south end of it. This wetland and the surrounding area are now labeled as “Lot 82 Future Phase 2 Area”. The county-required 30-ft. upland buffer is shown along the entire wetland perimeter. Baldwin County subdivision regulations state the following: § 5.2.2 Wetlands and Waterways. Lots may be platted only where sufficient upland areas exist to provide a building site for the principal structure and necessary ancillary facilities, unless the purpose of the lot is for conservation and no development or building shall occur. Fill may be used only where necessary to provide access to lots where approval for such fill has been received from the Corps of Engineers and other appropriate governmental agencies. City of Fairhope subdivision regulations state under Article V, Section E. Lot Standards, 4. Building Areas, Part d., the following: Where a parcel of land proposed to be subdivided contains an area of wetlands delineated as jurisdictional by the Army Corps of Engineers, said area shall be subject to Section 404 (b) (1) guidelines concerning fill material into wetlands. Lots may be platted where sufficient upland areas exist to provide a building area for the principal structure and necessary accessory structures. Fill may be used where necessary to provide access to lots where approval for fill has been granted by the Corps of Engineers and any other applicable government agency. MM Wetland Resources ENVIRONMENTAL CONSULTING bM #tdt 1WM1tt#t:ttttr tt:e:rtt:e t:ttoltttJltt10 ttlll:W0#t ttett:N dttttt: ttt#lttdtWt#tff t:tCO:t# Tel (251) 928-6157 • Cell (251) 402-6055 • Mail P.O. Box 2694 • Daphne, AL 36526 In other words, lots cannot be platted if there is insufficient upland area to build without encroaching on wetlands. If lots are platted in uplands to the east of the wetland area within “Lot 82 Future Phase 2 Area”, it will be necessary to cross the wetland multiple times with driveways off of Pierce Road. Driveways through wetlands would require permitting by the Corps and compensatory mitigation. Furthermore, the additional stormwater generated by development of additional lots would have to be dealt with. It appears that it would be more in keeping with the intent of the required 30- ft. wetland buffer to designate the Lot 82 parcel as “common area” rather than “future development”. Sincerely, Gena Todia MAIN ST2ND ST BORDEAUX L N ROCKWELL L N JEWETT ST HICKORY LN City of FairhopePlanning Commission June 6, 2022 ¯HICKORY LNMAIN ST JEWETT ST SD 22.08 - Elkins Place Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification R-1 - Low Density Single-Family Planning Jurisdiction ^µ µ Project Name: Elkins PlaceSite Data: 1 acreProject Type: 2-Lot Minor SubdivisionJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 46843General Location: East side of Main Street, 0.3 Miles South of Jewett StreetSurveyor of Record: Seth MooreOwner / Developer: Elkins, Donna L. W. & Gregory L.School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: DenialPrepared by: Casey Potts 1 SD 22.08 Elkins Place Minor Subdivision – June 6, 2022 Summary of Request: The owner is Donna Elkins. Seth Moore is the applicant and surveyor for the project. This application is for a 2-lot minor subdivision located on the east side of Main Street, 0.3 miles south of Jewett Street. Subject property is within the extraterritorial jurisdiction of the City of Fairhope and is zoned RSF-2 in Baldwin County. The application is subject to the Baldwin County Zoning Ordinance and review by Baldwin County Planning and Zoning Staff. Both lots are within 450 feet of a fire hydrant. However, we received a Certificate of Maintenance from the Baldwin County Highway Department stating that Jewett Street is only maintained from 2nd Street to 3rd Street. Lot 2 does not lie on a publicly maintained road. Figure 1: Site and County Maintenance (In Red) Staff recommended denial of SD 22.08 in March 2022. Prior to the meeting, the applicant requested that the application be held over for a maximum of 90 days. The applicant submitted two documents with the new application – a turnout permit onto a county road (for a driveway) and a waiver request. They are requesting a waiver from the requirement of the lot being on a publicly maintained road. Staff does not support the waiver request and maintains a recommendation of denial of SD 22.08. 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 SITE ,, , \:' \: , \'t, \ , 2 SD 22.08 Elkins Place Minor Subdivision – June 6, 2022 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 denial of SD 22.08 Elkins Place Subdivision minor subdivision. From:TRIP PITTMAN To:planning Subject:Case SD 22.08 PPIN Date:Friday, March 4, 2022 11:19:57 AM SENT FROM AN EXTERNAL ADDRESS ________________________________ Fairhope Planning and Zoning Department My name is Lee Pittman and my family lives at 23950 Main St., Fairhope, AL. I am opposed to the proposed Jewett Place Subdivision for the following reasons. -The platt of the created lot is shown to boarder “Jewett Street” Which is not a street but a wooded County drainage easement. Jewett Street stops to the east of the proposed lot. -The tremendous amount of storm water runoff from Jewett Street coming all the way from 3rd Street that runs down the middle of the easement and deposits water and silt on the ditch on the east side of Main Street filling the ditch. The storm water runoff needs to be dealt with by Baldwin County Before anymore subdivisions are approved and Jewett Street would need to be extended. -All of the existing lots and in the area front a paved road. This lot if created will be on a unimproved easement which handles large amount of drainage. Thank you for taking these issues into consideration and not approving Jewett Place Subdivision. Lee “Trip” Pittman 23950 Main Street Fairhope, AL 1 Fairhope Planning and Zoning Department My name is Lee Pittman and my family lives at 23950 Main St., Fairhope, Alabama. I am opposed to the proposed Elkins Place Subdivision. -The plat of created Lot 2, Elkins Place is shown to front "Jewitt Street", which is not a street but a wooded County Drainage Easement. In addition, my understanding from the previous hearing on Jewett Place Subdivision, same parcel, County maintenance on Jewitt Street stops at 2nd Street which is approximately 400 feet east of the proposed subdivision. The paved portion of Jewett Steet west of 2nd Street is not County maintained and a Dead End, and due to existing traffic and drainage is deteriorating. (See Attached Pictures). -The current L shaped lot of proposed subdivision fronts on Main Street. The proposed Lot 2, which will front a wooded easement that handles large amount of water, will have to access the West Dead End of Jewitt Street, which is not County maintained, through a wooded drainage easement by removing trees, disturbing the ground and adding to the existing drainage issues which end up clogging the West drainage ditch on Main Street. All the water from 3rd Street west flows down Jewitt Street to the Drainage Easement and then to the drainage ditch on Main Street. -Per your letter of May 19, 2022 "Deviation will not be allowed where it appears to the Commission that the deviation is proposed, in whole or in part, for the purpose of reducing development cost or increasing density". First the Subdivision could allow an easement or ROW to Main Street within the existing Lot. Second, by creating another lot which does not meet Fairhope's Subdivision Regulations that "all lots shall front upon a paved, publicly maintained street, and be accessed via such frontage", the variance will reduce development cost and increase density. Therefore, the deviation from the requirements should not be approved. -All the existing lots in this area front a paved road. The proposed Lot 2 of Elkins Place Subdivision will front an unimproved wooded easement which handles large amounts of existing drainage, which is currently causing erosion and sediment issues. Thank you for taking these issues into consideration and not approving Elkins Place Subdivision. Lee "Trip" Pittman 23950 Main Street Fairhope, AL 2 .,;;..- ~..::..:..,;:.;.__,;:__~---.........,-~ 3 From:Kathleen Corte To:planning Subject:SD-22.08. Jewett place Date:Thursday, March 3, 2022 8:04:13 AM SENT FROM AN EXTERNAL ADDRESS ________________________________ Hi, I received a letter in regards to this matter. I’m the adjoining property owner Kathleen Corte. Unfortunately, I live out of town and I cannot attend the hearing. My biggest concern is the drainage and water run off. I get a river behind my house from the run off of lot #2. I had to re-do my sub flooring and add a few drains to try and handle all the water that comes down into my house. My request is that who ever purchases and develops this lot makes ALL the water go down Jewett Street. This is a natural type trench/road that is not currently used as a road. All this water needs to be diverted that way and not into my house. (23920 Main). In addition, during construction I request the builders provide a fence/buffer to keep all dirt and mud from coming into my yard. I plan on putting new sod out during the Spring and I don’t want this covered in mud. Is there anything I can send from my attorney to make sure this happens? I want to put the city on notice that they were made aware of my drainage/run off issues and my requests. Thank you, Kat Corte Eckstein 251-424-4080 Kathleencorte@earthlink.net April 20, 2022  Fairhope Planning Commission  Fairhope, Alabama  To whom it may concern:  We are asking for a waiver from the requirement of the Lot fronting on a County Maintained Road.  The Lot #2 is on a County Right‐of‐way and We have asked for and received a permit from the County to  install a driveway within Jewett Street Right‐of‐way (See attached Permit).  At the present time there are four other lots that use Jewett Street to access their lots. Two of the lots   on the South side of Jewett Street only have access to Jewett Street and they are platted that way.  Thank you for all your help with th is. JJ~~ Donna & Greg Elkins , Page 2 The applicant hereby requests permission from the Baldwin County Highway Department to construct a turnout to the road named above and agrees with the Baldwin County Highway Department that permission for applicant to contruct, maintain, and/or use such turnout shall be subject to all terms and conditions as respectively applicable, and that such permission will be revoked or denied by the Baldwin County Highway Department at any time the applicant fails to comply with any such terms or conditions hereinafter stated; l .. The turnout shall be constructed in accordance with Chapter 4 of the State of Alabama Highway Department Maintenance Manual and the State of Alabama Highway Department's current highway design standards. (Information is available from the Baldwin County Engineers' Office located at 22070 Highway 59, Robertsdaler Alabama. The telephone number is (2 51 ) 937-0371.) 2. The access turnout must be constructed in such a manner that no damage will be occasioned to the county road, and no hazard to the traveling public, will be created. 3. The applicant is not granted any right, claim or control over any part of the highway right-of-way. The applicant is not permitted to use the access turnout or adjacent highway right-of-way for any purpose other than for highway access and for the maintenance of the access turnout. 4. The applicant may maintain, and keep in satisfactory condition at the sole cost and expense of the applicant, any drainage structure(s) that may be necessary in connection with this turnout and keep the same cleaned out at all times. 5 . If it becomes necessary to remove and/or reconstruct this access turnout, the Baldwin County Highway Department or its contractors have the right to remove and/or reconstruct said turnout without any payment whatsoever to the applicant. 6. The appl icant will not make additions to or otherwise modify the access turnout after is completion without obtaining a new permit from the Baldwin County Highway Department. This stipulation applies to the turnout itself and adjacent highway right-of-way . 7. During construction of this turnout, traffic control devices shall be used in accordance with the Manual on Uniform Traffic Control devices (MUTCD). 8 . At the option of the Baldwin County Highway Department, the applicant may be required to file a certified check or bond payable to the Balwin County Commission in the amount of $1,000.00 for the faithful performance of the provisions of the permit. The bond or check will be returned to the applicant upon completion and acceptance of the turnout by the County, including restoration of affected adjacent road right-of-way . 9 . Nothing in this permit shall be construed to permit violation to the denial of access as indicated on the Baldwin County Highway's right -of-way maps relating to the highway, which are of record within the Baldwin County Highway Department. 10.The applicant shall indemnify and save harmless the County, it's officers, agents and employees from any legal action and from any result thereof, arising out of or caused by the construction of this public road access. 11.The access turnout and related work covered by this permit shall be completed with one year from the date shown on the permit. Otherwise this permit becomes null and void. Once work is begun on the turnout, the applicant shall pursue the work continously and diligently until completed. 12.The decision of the Baldwin County Highway Department shall be final and conclusive on any question that may arise relating to this permit and/or to any work done or to be performed pursuant thereto. 13.The applicant is responsible for marking the proposed location of driveway. 14.Bach driveway must have 911 issued address provided by 911 addressing office. (251) 947-5911 /PUUP4DBMF OWNER S CERTIFICATE OF ACCEPTANCE: ST ATE OF ALABAMA) COUNTY OF BALDWIN) This is to certify that, DONNA L. W_ and GREGORY L. ELKINS the undersigned do hereby certify that We are the Owners of Lat3 the within platted and described lands and that We have caused the same to be surveyed and subdivided as indicated hereon, far the uses and purposes herein set forth and do hereby acknowledge and adopt the same under the design and title heron indicated, and grant all easements and dedicate all Streets, to the public or private uses as noted on this plat. DONNA L_ W. ELKINS GREGORY L. ELKINS NOT ARY PUBLIC: ST ATE OF ALABAMA) BALDWIN COUNTY ) Date Date I, ___________ a Notary Public, in and for said State and ~~~~Wt Ad~c;e~~~y w~~t~t;e thn~w~h~o a~:,e t~iri!~!y s~~~~~ta~~ly theexe~~r~~ ~:~ERS ACCEPT ANGE on this date. Given under my hand and seal this the ___ day of ____ _ Notary Public -Baldwin County, Alabama My Commission Expires: ________ _ CERTIFICATE OF APPROVAL BY THE UT l.lTIES BOARD OF THE CITY OF DAPHNE I, __________ General Manager for the Utilities Board of the 2022. CERTF ICATE OF APPROVAL BY THE BALDWIN COUNTY E-911 ADDRESSING The undersigned, as aurhorized by the Baldwin County E-911 Board, hereby approves the Road names as depicted on the within plat and hereby approves the within plat for the Recording of same in the Judge of Probates Office, Baldwin County, Alabama, on this the __ day of _____ 20_ Authorized Representative Signature . .,,. ~ " 0 ~, -.--------,. 0 A BEST MANAGEMENT PRACTICE PLAN SHALL BE SUBMITTED AT THE TIME OF BUILDING PERMIT AND SHALL MEET OR EXCEED THE REQUIREMENTS OF THE CITY OF FAIRHOPE, BALDWIN COUNTY, AND ALABAMA DEPARTMENT ENVIRONMENTAL MANAGEMENT REQUIREMENTS AS PER THE 2016 HANDBOOK (ADEM). THE FINISH FLOOR SHALL BE 15-INCHES ABOVE THE HIGHEST GRADE NEXT TO THE PROPOSED RESIDENCE. 05-43-09-32-0-000-024_000 PIN: 43462 CORTE, KATI-L EEN C 7035 BIRCH ST NEW ORLEANS LA 70118 Residencs Zoned RSF-2 05-43-09-32-0-000-023.000 PIN:28800 GILLISPIE, MICHAEL &. STEPHANIE _"$--_ra'!b-------~~:.O:t":~IT 3~132 Resid1mce Zoned RSF-2 LOT 2 Lot 3 of o Re-subdivision of port of ~ Lot 3, Block 7, Vi loge of Montrose, 6361~~~-A~(:re Fe ; Recorded Map Book 7, Page 98 15, Drainage <!-; ~ Utility f0a {<1 $-!I~--~ i ----~ t ,;_ 05-43-09-32-0-000-028_000 PIN:117531 Judge of Probate Stamp ~ -- • '~ \~ ..,, .. -e,"f~t,e.1 VICINITY MAP City of Daphne, Alabama, do hereby certify that the attached final plat hos been examined by me and also that the Subdivider' s Plans and spectification • OT 1 ROCKWELL, WILLIAM R &: ROCKWELL, ROBBI PO BOX 275 appear to comply with the Minimum reauirements of The Utilities Board. Dated this __ day of ______ ,o_ General Manager or Authorized Representative CERT IFICATE OF APPROVAL OF UTILITIES BY THE UTILIT IE S BOARD OF THE CI TY OF FOLEY: The undersigned, as authorized by The UTILITIES BOARD OF THE CITY OF FOLEY, hereby approves the within plat for the recording of same in the Office of the Judge of Probate, Baldwin COUlty, Alabama, this the __ day of ______ ,o_ Authorized representative TELEP HONE CmAPANY CERTIFICATE: The undersigned, as authorized by-~-~-= hereby approves the within plot for the recording of some in the Office of the Judge of Probate, Baldwin County, Aloboma, this the ___ day of ____ 20_ Authoriz ed representative CERTIFICATE OF APPROVAL BY THE CITY OF FAIRHOPE PLANNING COMMISSION This plat has been submitted to and considered by the City of Fairhope Planning Commission and is hereby approved- Datedthisthe __ doy of _____ 20_ Secretary or Authorized Representative CERTIFICATE OF THE BALDWIN COUNTY PLANNING DIRECTOR: on this the ___ day of _____ 20 __ Planning Director CERTIFICATE OF APPROVAL OF UTLITIES BY CITY OF F Al RH OPE for GAS, AND SEWER: The undersigned, as authorized by The City of Fairhope, hereby approves the within plat for the recording of same in the Office of the Judge of Probate.Baldwin County, Alabama, this the __ day of ______ 20_ Authorized Representative GAS Authorized Representative SEWER \ O' GRAPHIC SCALE 1" = 50' CERTIFICATE OF APPROVAL BY THE COUNTY ENGINEER: The undersigned, as County Engineer of Baldwin County, Alabama, hereby approves the within plat for the recording of same in the Probate Office of Baldwin County, Alabama, this the ____ day of ______ 20_ County Engineer OWNER/ DEVELOPER 05-43-09-32-0-000-025.000 PIN: 46843 ELKINS, DONNA L. W. & GREGORY L. Address: P O BOX 796 MONTROSE AL 36559 150' /-Square Feet -Acres ,· MONTROSE AL 36559 Residence Found Open Top Pipe Lot 3 of Hickory Lane Subdivision Recorded in Mop Book 7, Page 93 Zoned RSF-2 SITE DATA: 1. Total Number of Lots 2, Acreage in Total Tract: 1-024+/-Acres Smallest Lot 15,410+/-Square Feet Largest Lot 29, 140+/-Square Feet 05-43-09-32-0-000-026.000 PIN: 72536 2. The Lots are served by COLD.4AN, GEORGE &. Al.O RE 603 JAEGER CIR WEST Cl-E STER PA 19382 Zoned RSF-2 NOTE: Found □penTcpP!p. AT & T Communications (BELLSOUTH) -Telephone City of Fairhope Gas & Sewer Riviera Utilities Power Utilities Board of Daphne -Water 3. Property lies Outside the City of Fairhope_ 4. Property is Zoned RSF-2, Planning District 16. Building Setbacks FRONT 30 Feet REAR 30 Feet SIDE 10 Feet Unless otherwise Noted Hereon. MAIN Street is a Major Collector Street 75d f~~t ~ru~~,h~°C!~t~~l~~~n o~ef~~~oi~d. FAIRHOPE CITY LIMITS ARE AS NO NEW Streets or Utility Lines this Project at this time- Easements: SHOWN ON THE COUNTY TAX MAPPING. LEGAL DESCRIPTION: There is a 15 foot Drainage &: Utility Easement along an i~~~!t i!r~ntj5ef~ot Drainage &: Utility Easements along all Side and Rear lot lines unless otherwise as shown hereon_ Interior lot lines wil be 7.5 feet each side. FLOOD CERTF ICATE: I also state that I have examined the current FEMA Official Flood Hazard Map, Community Number 015000, Panel Number 0634 M, (01003C0634 M) BEGINNING at the Southeast corner af Lot 3, Block {Square) 7, in the Village of Montrose, Alabama, as per its plat recorded in and found referenced lot above lies in Flood Zone X, Map Dated April 19, 2019. Deed Book "E", Page 388 in the Judge of Probate's Office, Baldwin County, Alabama, run North 14 degrees 00 minutes 00 seconds West, alang the West Right-of-way line of Main Street, a distance of 104_36 feet to an iron pin marker; thence run North 76 degrees 02 minutes 04 seconds East, a distance of 200.00 feet to an iron pin marker; thence run North 14 degrees 10 minutes 34 seconds West. a distance of 104.30 feet to an iron pin lying on the South Right-of-way line of Jewett Street; thence run North 74 degfrees 55 minutes 29 seconds East, alonsg said South Right-of-way line a distance of 115.02 feet to an iron pin being the Northwest corner of Lot 3 of the Re-subdivision of Part of Lot 3 of the Village of Montrose Recorded in Map Book 7, Page 98; thence run South 13 degrees 28 minutes 26 seconds East, alon9 the West boundary of said Lot 3 and its projection a distance of 210.12 feet ta an iron pin lying on the ~l~~~h ~~i~ ~~/~~ aL □Jis?~n~~u~~e 3~;2 .71hef:ce~ ~~n th;o~~Ni5 0 ~ef:Gi~N?JG_minutes 32 seconds West, SURVEYORS CERTIFICATE OF LAND PLATTED: I, Seth W. Moore, a Licensed Professional Land Surveyor, hereby state that all parts of this survey and drawing have been completed in accordance with the requirements by the Standards of Practice for Land Surveying in the State of Alabama to the best of my Knowledge, information and belief, this is a true and correct map of Property situated in Baldwin Co L.W1ty, Alabama. All according to my survey made this the __ day of ___ 202- 1 also state that this drawing and or certification does not reflect any title or easement research, other than what is visible on the ground or provided by the clients at time of survey. Seth w_ Moore, P.L.S. Ala. Reg. No_ 16671 SLRVEYORS NOTES: 1 All measurements were made in accordance withU_S,Standards_ Description as furnished by Client. There rnoy be Recorded or Urrecorded Deeds, fi:f~~~• ;ip~Jt~~-;;w~~i:;hi~ ~~~~r~i~!~ties. 4 There was NO attempt to determine the existence, 5 ~!il~ ~~~~s~~~;sa~~=fJft~~rr=;~d~'tc. from octuol field traverses_ 6 ~~i~ ~!1:h 0is 8;s1f~~=h!~r b~t s~t;.Y R~J ~~ed on Network R. T. I(., referenced ta NAO 1983, Alabama West Zone 7 There wos NO ottempt made to locote any Environmental iHues such as but not limited to Wet Lond,, Fuel Tank,, etc. 8 Owner Must Verify Wetlonds Locotion if Shown on Survey withtheproperauthoritiesbeforeonyconstn.ictioni9 ta be started. 9 RefertoRecorded □eeds,Plats,RestrictiveCovenants for any additional Information. 10 Meosurements of the Residence ore exterior dimensions andare nottabe usedforcalculatingsquare footage 11 12 13 Nom■d hereon ond may not be used by o Third Party. 15 This Survey is Valid for 30 days from the date cf s1Xvey NO~ t eisu~r f~~a~~tit~!r t~p:t~r•~xh~r ~r mw%ten 16. ~':;'s;:;;v~y°'J;. ~~~~ ~e~::/lst\~·• r:~:hnt~ti~~e.found osherean9tate9<rlddoe9notpurporttorepresenta retrocermont of the Government Survey. BSL = Building Setback Line FPT -Found Crimp Top Pipe FOTP = Found Open Top Pipe F aunt Open Top Pipe in Concrete MOORE SURVEYING, INC. PROFESSIONAL LAND SURVEYING 555 NORTH SECTION STREET, FAIRHOPE, ALABAMA 36532 PHONE (251) 928 -6777 Email mooresurveying@bellsouth.net JOB NO. DATE SCALE 2021 400 12/10/2021 1" = 50' ELKINS PLACE SUBDIVISION A RE-PLAT OF PART OF LOT 3, BLOCK (SQUARE) 7 IN THE VILLAGE OF MONTROSE Property lies in Section 9, T-6-S, R-2-E LISBON AVEDINGTON STKITFOXAV COUNTY RD 13FENNEC STLEA BROOK PLROTHLEY AV SAFFRON AV FLEMING RD LEA BROOK ST NICHOLS AV EXT VULPES AV CULPEO AV HOLLOW HAVEN ST City of FairhopePlanning Commission June 6, 2022 ¯EDINGTONSTLISBON AVKITFOXAV CULPEO AVCOUNTY RD 13SD 22.16 - Fox Hollow Phase 3 Legend Road COF Corp. Limits Parcel R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-6 - Mobile Home Park District R-A - Residential/Agriculture District Planning Jurisdiction µ µ ^ Project Name: Fox Hollow Phase 3Site Data: 14 acresProject Type: 32-Lot Major SubdivisionJurisdiction: Fairhope Planning JurisdictionZoning District: R-2PPIN Number: 15399General Location: east side of County Road 13, south of Morphy AvenueSurveyor of Record: Goodwyn Mills CawoodEngineer of Record: Goodwyn Mills CawoodOwner / Developer: Montrose Properties IncSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Casey Potts Approval with Conditions • 1 SD 22.16 Fox Hollow Phase 3 – June 6, 2022 Summary of Request: The owner is Montrose Properties, LLC. The engineer and applicants is Goodwin Mills Cawood. This application is for a 32-lot subdivision located on the east side of the County Road 13, between County Road 13 and Fox Hollow Phases 1 and 2. Subject property is zoned R-2 and is within the City of Fairhope municipal limits. The preliminary plat was approved at the November 2018 Planning Commission meeting (Case number SD 18.39). Excerpts of the site data table is included below: Punch List: - The Right-of-Way inspection indicated that the pond between Lot 24 and 25 needs better vegetation. The property owner is in the process of addressing this item. The pond slopes shall be sodded prior to plat signature. - The Right-of-Way inspection indicated that street trees need to be installed in common areas. Common area landscaping has been bonded. Comments: - Final plat must be recorded within 120 days after the date of final approval. - The subdivision has been built and designed in conformance with the approved preliminary plat. 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; · Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; · Meets SITE DATA TAX PARCEL NO. 46-05-22-0-000-00 1.565 TOTAL SITE AREA = 13 .78 ACRES± (600,389 S.F .±) TOTAL NUMBER OF LOTS = 32 SMALLEST LOT = 0.26 ACRES± (1 1,363 S.F.±) LARGEST LOT = 0.43 ACRES± (18,597 S.F.±) AVERAGE SIZE LOT = 0.30 ACRES± (13,154 S.F.±) TOTAL COMMON AREA = 2.2 1 ACRES± (96,258 S.F .±) TOTAL LINEAR FEET OF STRE ET = 1,681.5 1 FEET Zill!.lli..G. R-2 -MEDIUM DE NSl1Y SINGLE FAMILY Cl1Y OF FAIRHO PE 2 SD 22.16 Fox Hollow Phase 3 – June 6, 2022 e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” · Meets Follow‐Up Activities Required by Staff and the Applicant: · Copy of the recorded plat · Copy of the recorded O&M Agreement · Maintenance and Guaranty (M&G) Agreement executed by the developer - the mayor signs this agreement to fully execute it o Remember to include the instrument # from the recorded plat o Please include 30 days in paragraph 3 Recommendation: Staff recommends approval SD 22.16 Fox Hollow Phase 3 final plat with the following conditions: 1. The pond slopes shall be sodded prior to plat signature. 2. Complete required follow up activities. Goodwyn M ill s Cawoo d 2039 Main Street P.O. Box 11 27 Daohne. AL 36526 T (2 51) 626-2626 F (25 1) 626-6934 www.gmcnetwo·,.com May 19, 2022 Casey Potts, Planner City of Fairhope RE: SD 22.16 Fox Hollow Phase 3 Final Subdivision Review Ms. Potts: Please accept this letter in response to your review letter for the referenced project dated May 13, 2022. For ease, we have restated your comments and followed by our response in bold. • Revise Culpeo Street spelling on the plat. Done • Maintenance bond estimate not provided. Included in submittal. • Revise the stormwater maintenance agreement to comply with the most recent version (attached). Included in submittal. • The O&M Plan must have Phases 1-3 note for simultaneous maintenance. A letter from the engineer saying all ponds in the overall development are functioning properly is also required. Letter and revised O&M plan included in submittal. • Provide digital landscape plans. Included in submittal. • Right-of-Way Inspection comments are also attached to this email. Owner is working with ROW personnel to correct punchlist items listed. Also included in submittal delivered on May 19, 2022 were one full size, two 11x17 copies and a digital copy of the plat. Please let us know if there is anything further you need from us. Sincerely, GOODWYN MILLS CAW?'oD./'..LC .,/ C//~1/ . • I , ' ✓ "'/?..VA ,i ,, /I t,.'l, . :..jt?v IA/'{1/ I I B arbara L. Garner Bui l d ing Comm un it i es 555 South Section St., Fairhope AL. 36532 / 251-928-8003 May 9, 2022 RE: - Fox Hollow Subdivision Phase 3 Dear Mrs. Casey Potts Attached is the Initial Punch list that needs to be completed before Final Plat Acceptance is awarded. When all items are completed, a re-inspection and walk thru will be required. If you have any questions, please feel free to contact me at 251-279-6232. Sincerely, John Thomas Right of Way Construction Inspector The following punch list items have been found to be in nonconformance to the City of Fairhope standards and will need to be corrected prior to acceptance. Please see attached Punch List Report and Corresponding Map that lists all deficiencies. 1. General Note: Remove plastic from handicap ramp truncated domes 2. General Note: Install Street trees in common areas 3. General Note: Grind and seal all hairline cracks 4. General Note: Remove construction trash and debris from common area ponds 5. Remove and replace settled sidewalk panel - north Common area at the intersection of Kit Fox and HWY 13 6. Remove and replace tripping hazard at HC ramps on Kit Fox and HWY 13 7. Add/correct steps for storm inlet MH’s I-4 and I-5 8. Fill and compact around area inlet I-1 9. Pond between Lot 24 and 25 needs better vegetation. The rye grass is dying off and banks are rutting. 10. Replace lid on outfall structure to meet plan specs. MH lid too small. No stairs present for maintenance. 11. Signs of road degradation already appearing 1 Casey Potts From: Sent: To:Casey Potts Cc:Mike Jeffries Subject:Fox Hollow Phase 3 SENT FROM AN EXTERNAL ADDRESS ________________________________ The punch list items are complete with the exception of number 9. The sod is scheduled to be cut and delivered as soon as weather permits. I anticipate that to be first of next week with installation the same day. I will keep you apprised of progress. Thank You Montrose Properties, Inc. Cliff Pitman, Pres. Sent from my iPhone · · · · · · · · · · · · PROFESSIONAL No. 27403 N DESECILAMABALA S URV E Y O RST U ART L S M ITH. NOc P.O.C. RAILROAD SPIKE AT THE l.OCAL.I.YACCEPlED NORTHWEST CORNER OF SEC.2:Z-T6S-R2E (RECORD TIE) HCT- c, 47.17' C2 45.50' C3 21.57' C5 82.21' C6 68.52' C7 33.91' CB 39.27' C9 93.98' c,o 31.38' C11 39.27' C12 97.55' C13 98.88' ;ccC 475.00' N87'31 '38•E 47.15' 475.00' N81"56'18•E 45.48' 525.00' N80"22'16•E 21.57' 525.00' S86"02'03.W 82.12' 525.00' sa2·ss·sa·w 68.47' 525.00' S88"31 '19.W 33.90' 25.00' 545"22'21•w 35.36' 475.00' N84"51'44.E 93.83' 20.00' 544·37'21•E 28.26' 25.()()' N44"37'39RW 35.36' 500.00' N84"47'00RE 97.39' 500.00' N84"51'34RE 98.72' REVISION 1, IK P.O.C. P.0.8. (A) <•) (P) (C) TAX PARCEL NC. 46-05-22-0-000-001.681 lODD &JILL ROBERTS 111870 CO. RD. 13 FAIRHOPE, >L POINT OF BEGINNING ACTIJAL OTIF OPEN TOP IRON PIPE FOUND IPF IRON PIN FOUND CTIF CRIMP TOP IRON PIPE FOUND CRF CAPPED REBAR FOUND RBF 1 /2R REBAR FOUND LEGEND CRS 5/8R CAPPED REBAR SET STAMPED CA#156 CMS 4"DIAMETER, 36" LONG CONCRETE MONUMENT SET WITH CAP STAMPED CA#156 LS# LICENSED PROFESSIONAL SURVEYOR'S NUMBER CA# CERTIFICATE OF AUTHORIZATION NUMBER (DIST) DISTURBED (REF) REFERENCE CORNER SET ON LINE (UNR) UNREADABLE INST f INSTRUMENT NUMBER SECT. SECTION T-TOWNSHIP R-RANGE -0-POWER POLE E--GUY WIRE R/W RIGHT-OF-WAY R.O.W. RIGHT-OF-WAY ◊ FIRE HYDRANT -er SIGN @I TELEPHONE PEDESTAL ~ ELECTRIC METER BOX ~ AIR CONDITIONER ~ JUNCTION BOX (VAULT) EL./ELEV ELEVATION INV INVERT ENGR. I TELEPHONE BOX (VAULT) WATER METER SANITARY SEWER VALVE WATER VALVE GAS VALVE TRANSFORMER BOX ):l'. LIGHT POLE ~ CABLE Tl/ BOX ~ ELECTRIC BOX ~ ELECTRIC PANEL ~ =~~~Ns~:~~~~L~: @ STORM DRAIN MANHOL.£ CT} TELEPHONE MANHOLE @ SEWER CLEANOUT @:I SEWER GRINDER PUMP @I GREASE TRAP ~ ~ L~ELESIGN MARKER fr,_ TELEPHONE SIGN MARKER £. WATERLINE MARKER £ FIBER OPllC LINE MARKER (EX.) EXCEPTION -ro-UNDERGROUND FIBER OPllC LINE -OE-OVERHEAD ELECTRIC BURIED ELECTRIC LINE UNDERGROUND TELEPHONE LINE UNDERGROUND SEWER LINE UNDERGROUND WATERLINE UNDERGROUND GAS LINE -lV-UNDERGROUND TELEVISION 181 #.#/f SPOT GRADE ELEVATIONS CMP CORRUGATED METAL PIPE RCP REINFORCED CONCRETE PIPE CPP CORRUGATED PLASTIC PIPE FFE FINISHED FLOOR ELEVATION COMMON AREA 0.97 ACRES± 42,260 S.F.± 5/8" CR~~ (CAf951) \, TAX PARCEL NO. 4fl-mi-22-0-000-001.ll6ll ~~NFEN~NSTMAAK FAIRHOPE,Al..36532 ~-- --- - - - - - - - 1 FOX HOLL01f PIUSE I (SUDE 2603-A) TAX PARCEL NO. 4!-0!i-22-0-000-001.941 W,~~o~•R~ ANNAPOUS,M02140J TAX PARCEL NO. 4fl-Ol5-22-0-000-001.940 Wi~~o~•R~ ANNAPOUS,MD21403 N rgo37•39• w 385.«'(A) 1 ' I _.; 1/:Z"CTIF ' I TAX PARCEL NO. ~---05-22-0-000-001,gJ6 TRIJLAND HOMES. L.LC 29891 WOODROW LN #300 SPANISHFORT.ALJ6S27 TAX PARCEL NO. 'l-6-05-22-0-000-001,gJ7 TRIJLANDHOMES.L.LC 29891 WOODROW LN f300 SPANISHFORT,Al..36527 TAX PARCEL NO. 46---05-22-o-ooo-001.gJ8 ~sgt!i_;gF!:o FAIRHOPE.AL J65J2 TAX PARCEL NO. ~---05-22-0-000-001.939 PAPP,Gill~~ITiENRAFAEL FAIRHOPE,Al.36532 GENERAL SURVEYOR'S NOTES 1. SOURCES OF INFORMATION USED TO FACILITATE THIS SURVEY WERE PREVIOUS SURVEYS BY THIS ANO OTI--lER FIRMS, THE RECORDED SUBDMSION PLAT, AND/OR OTI--lER RECORDED DOCUMENTS SHOWN HEREON. 2. NO TITLE SEARCH, TITI...E OPINION OR ABSTRACT WAS PERFORMED BY THIS FIRM. THERE MAY BE DEEDS OF RECORD, UNRECORDED DEEDS, EASEMENTS. RIGHT-OF-WAYS, OR OTI--lER INSTRUMENTS OF RECORD WHICH COULD AFFECT THE BOUNDARIES OF THIS PROPERTY THAT WERE NOT FURNISHED AT TIME OF SURVEY. 3. FIELD WORK FOR THIS SURVEY WAS COMPLETED ON 02/17/2021. 4. ALL BEARINGS ARE BASED ON NORTH AMERICAN DATUM 1983, ALABAMA WEST ZONE; STATE PLANE GRID NORTH; DERIVED BY GLOBAL POSITIONING SYSTEM OBSERVATION; ALL DISTANCES SHOWN ARE GROUND DISTANCES. ALL MEASUREMENTS WERE MADE IN ACCORDANCE WITH U.S. STANDARD FEET. 5. THE SURVEYED PROPERTY IS LOCATED WITHIN AN AREA HAYING A ZONE DESIGNATION OF •x• BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEW.), AS SCALED FROM FLOOD INSURANCE RATE MAP NO. 01003C0663M, WITH A PRELIMINARY DATE OF IDENTIFICATION OF APRIL 19, 2019, FOR COMMUNITY NO. 10006, IN BALDWIN COUNTY. STATE OF ALABAMA, WHICH IS THE CURRENT FLOOD INSURANCE RATE MAP FOR TI--lE COMMUNITY IN WHICH SAID PREMISES IS SITUATED. 6. THE SURVEYED PROPERTY LIES WITHIN SECTION 22, TOWNSHIP 6 SOUTH, RANGE 2 EAST. 7. FOR THE LOCATION OF ALL UTILITIES SEE CONSTRUCTION PLANS. 8. STORM WATER DETENTION AREAS ARE NOT THE RESPONSIBILITY OF THE CITY OF FAIRHOPE TO MAINTAIN. 9. THERE IS DEDICATED HEREWITH A DRAINAGE EASEMENT OVER THE ENTIRETY OF COMMON AREAS SHOWN HEREON. 10. ALL UTILITIES WILL BE CONSTRUCTED UNDERGROUND. 11. ALL LOTS SHALL ACCESS INTERIOR SUBDIVISION STREETS ONLY. 12. SIDEWALKS ADJACENT TO LOTS SHALL BE CONSTRUCTED BY LOT OWNER AT THE TIME OF HOUSE CONSTRUCTION, AI...L OTI--lER SIDEWALKS SHALL BE CONSTRUCTED ALONG WITH ROADWAY IMPROVEMENTS. 13. THE CITY OF FAIRHOPE IS NOT RESPONSIBLE FOR TI--lE MAINTENANCE OF ANY AND ALL COMMON AREAS/GREENSPACE. 1-1-. ALL ACCESS STREETS TO ADJACENT PROPERlY THAT ARE NOT CONNECTED AT THE TIME OF THE IMPROVEMENTS SHALL BE POSTED WITH A STOP SIGN BLANK READING "FUTURE THROUGH STREET" SIGN SHALL BE POSTED BY SUBDIVIDER. 15. UNLESS OTHERWISE NOTED ON THIS PLAT, TI--lE MINIMUM FINISHED FLOOR ELEVATION SHALL BE 18M ABOVE THE HIGHEST POINT WITI--llN 10 FEET OF THE BUILDING SETBACK LINE. DESCRTPTTON PHASE 3 COMMENCING AT A RAILROAD SPIKE AT THE LOCALLY ACCEPTED NORTHWEST CORNER OF SECTION 22, TOWNSHIP 6 SOUTI--l, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA: THENCE RUN EAST A DISTANCE OF 33 FEET TO A POINT; THENCE RUN SOUTH 89"28'22" EAST A DISTANCE OF 119.22 FEET TO A 5/a· IRON REBAR ON THE EAST RIGHT-OF-WAY OF COUNTY ROAD 13 (66' R.O.W.) FOR THE POINT QF BEGINNING· THENCE LEAVING SAID RIGHT-OF-WAY SOUTH 89"33'2+• EAST A DISTANCE OF 1282.01 FEET TO A 5/8. IRON REBAR WITH CAP (CA#951): THENCE RUN SOUTH 00·25'22· WEST A DISTANCE OF 424.08 FEET TO A 1/2" CRIMPED TOP IRON PIPE; THENCE RUN NORTH 89"37'39M WEST A DISTANCE OF 385.44 FEET TO A 1/2" IRON REBAR WITH CAP {LS#10675): THENCE RUN SOUTH 00·21•00• WEST A DISTANCE OF 170.93 FEET TO A 1/2" IRON REBAR WITH CAP (CA#604); THENCE RUN NORTH 89'3+'39" WEST A DISTANCE OF 89.30 FEET TO A 1/2" IRON REBAR WITH CAP (CA#604); THENCE RUN NORTH 89°52'44• WEST A DISTANCE OF 69.97 FEET TO A 1/2• IRON REBAR WITH CAP {CAf604); THENCE RUN NORTH a9·34'39• WEST A DISTANCE OF 164.83 FEET TO A WOODEN FENCE POST; THENCE RUN NORTH 00-05'1+" WEST A DISTANCE OF 85.44 FEET TO A 1/2" IRON REBAR WITH CAP {CA#604); THENCE CONTINUE NORTH 00"05'14" WEST A DISTANCE OF 85.58 FEET TO A 1/2" IRON REBAR WITH CAP (CA#604); THENCE RUN NORTH 89"37'39" WEST A DISTANCE OF 571.95 FEET TO A 1/2M IRON REBAR WITH CAP (LS#10675) ON SAID EAST RIGHT-OF-WAY; TI--lENCE RUN NORTH 00"31'38" EAST ALONG SAID EAST RIGHT-OF-WAY A DISTANCE OF 425.67 FEET TO THE POINT OF BEGINNING; SAID DESCRIBED PARCEL CONTAINING 13.78 ACRES, MORE OR LESS. SURVEYOR'S CERTIFICATION 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 LAND SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF. STUART L. SMITH, PLS DATE ALABAMA LICENSE NUMBER 27403 *DRAWING IS INVALID WITHOUT SIGNATURE & SEAL OF A LICENSED LAND SURVEYOR r'~JI ,., \Jivil,, 2039 Main Street Daphne, AL 36526 T 251.626.2626 ~~ FOX HOLLOW SUBDIVISION l~ FINAL PLAT PHASE 3 GOODWYN MILLS CAWOOD, LLC GMCNETWORK.COM l l:C=UEN=T =======M=O=N=T=R=O=S=E==P=R=O=P=E=R=T:I E=S=·==I N=C========== ~ 0) SCALE I OA1£ I DRAWN BY I CHECKED BY I st ~ 1 "=50' APRIL 2022 TBS-JBB-SLS SLS SHEET 1 OF 2 AeccDbPipe (AeccNetwork120) AeccDbCogoPoint (AeccLand120) AeccDbCogoPoint (AeccLand120) Tree Protection Notes: Contractor shall hand water all trees & sod until established. (Typ.) Detention / LID Refer to Civil KIT FOX AVE.GRAY FOX AVE.COUNTY ROAD 13Detention / LID Refer to Civil Detention / LID Refer to CivilDetention / LID Refer to CivilCommon Area Refer to CivilCommon Area Refer to CivilKIT FOX AVE. NO WORK ON THIS PARCEL. NOTE: NO WORK SHALL BE PERFORMED WITH IN THE RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. (TYP.) All areas disturbed by construction shall be sodded or seeded. Refer to Civil for All Grading, Drainage, Erosion Control, & Site Stabilization Other than shown on landscape plan. (Typ.) NO WORK ON THIS PARCEL.NO WORK ON THIS PARCEL.NO WORK ON THIS PARCEL. NO WORK ON THIS PARCEL. NO WORK ON THIS PARCEL. Landscape contractor shall coordinate with G.C. on tree locations prior to utility installation and field adjust so trees maintain a consistent spacing no more than 50' apart. (Typ.) Contractor shall hand water all trees & sod until established. (Typ.) Contractor shall hand water all trees & sod until established. (Typ.) All areas disturbed by construction shall be sodded or seeded. Refer to Civil for All Grading, Drainage, Erosion Control, & Site Stabilization Other than shown on landscape plan. (Typ.) All areas disturbed by construction shall be sodded or seeded. Refer to Civil for All Grading, Drainage, Erosion Control, & Site Stabilization Other than shown on landscape plan. (Typ.) Long Leaf Pinestraw Bed (Typ.) Long Leaf Pinestraw Tree Ring (Typ.) Teddy Bear S. Magnolia 15 gal 7 Teddy Bear S. Magnolia 15 gal 7 5 15 gal Bald Cypress 8 15 gal Black Gum Bald Cypress 15 gal 1 Bald Cypress 15 gal 7 7 3 gal Pampas Grass 11 3 gal Pampas Grass 8 3 gal Pampas Grass NOTE: NO WORK SHALL BE PERFORMED WITH IN THE RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. (TYP.) Landscape contractor shall coordinate with G.C. on tree locations prior to utility installation and field adjust so trees maintain a consistent spacing no more than 50' apart. (Typ.) Landscape contractor shall coordinate with G.C. on tree locations prior to utility installation and field adjust so trees maintain a consistent spacing no more than 50' apart. (Typ.) Centipede Sod. Contractor shall verify quantity. (Typ.) Centipede Sod. Contractor shall verify quantity. (Typ.) Buttonbush 3 gal 16 Blue Flag 1 gal 68 71 1 gal Blue Flag Blue Flag 1 gal 28 Blue Flag 1 gal 63 Pampas Grass 3 gal 6 Mulch Entire Wetland Pond bottom to the invert pipe elevation with 3" of hardwood mulch. +/-3710 SF 8 15 gal Eagleston Holly 8 15 gal Eagleston Holly 2 15 gal Willow Oak 12 15 gal Eagleston Holly 12 15 gal Eagleston Holly Willow Oak 15 gal 2 2 15 gal Willow Oak 1 15 gal Teddy Bear S. Magnolia Treesave Fencing (Typ.) See Detail #1 / L-1.1 Refer to Civil Demolition Plan for Trees to be removed. Treesave Fencing (Typ.) See Detail #1 / L-1.1 Refer to Civil Demolition Plan for Trees to be removed. Treesave Fencing (Typ.) See Detail #1 / L-1.1 Refer to Civil Demolition Plan for Trees to be removed. Treesave Fencing (Typ.) See Detail #1 / L-1.1 Refer to Civil Demolition Plan for Trees to be removed. Confirm ALL tree removal with owner prior to ANY site disturbance. (Typ.) Treesave Fencing (Typ.) See Detail #1 / L-1.1 Refer to Civil Demolition Plan for Trees to be removed. Know what's below. before you dig.Call R NORTH NOTES: 1. BASE SURVEY PROVIDED BY H.M.R. LLC. 2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BE FIELD VERIFIED. 3. VERIFY ALL LAYOUT AND DIMENSIONS IN FIELD. 4. PLANT COUNTS ARE FOR CONVENIENCE ONLY. FIELD VERIFY ACCORDINGLY. 5. CONTRACTOR IS RESPONSIBLE FOR ENSURING POSITIVE DRAINAGE. 6. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS. 7. NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES IN DRAWINGS OR FIELD CONDITIONS. 8. REFER TO CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.FOX HOLLOW PHASE 3FAIRHOPE, ALLANDSCAPE L-1.1 PLANDRAFT - FOR REVIEW ONLY0 SCALE: feet50100150 1" = 50' JOSEPH HENRY COMER IV NUMBER 539REGIS TER E D LANDSC A P E A R CHITECTSTA T E O F ALAB A MASEAL NOT VALID U NLESS SIGNEDE S P A L I E R , LL C . Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. TREE PROTECTION DETAIL Tree protection fencing shall be installed 20' from trunks of trees larger than 20" DBH and 10' from trunks of trees under 20" DBH.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. Steel 'T' posts or approved equal. Notes: 1- See city tree protection ordinance sec. 20.5-6 for required tree protection measures. 2- No pruning shall be performed except by approved arborist. 3- No equipment shall operate inside the protective fencing including during fence installation and removal. 4- Tree protection fence shall be installed prior to any landscape disturbance. 5- No entry, storage, or temporary parking shall be allowed inside fence. SECTION VIEW 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. Tree Protection fence: Chain link fence or approved equal. Steel 'T' posts installed at 8' o.c. 1 - ; l LOT 134 I LOT 133 I LOT LOT 131 LOT 130 LOT I I I _J_ __ . . . . ... -----:,>---- \. 0 NOT TO SCALE . / ___,__, _ _____,i----t Lfi ""' ~ V :== l_6T 119 I LOT 110 I I/ I ,~J ►.l"~·.:.,u1 I LOT 128 LOT _________ J I j r i LOT _1_1_3--+v---+------+++-H<n:-i ~ L01' LA-32 LOT 120 LOT LOT 1, I / J Existing 'Heritage' Trees Exist. See detail for protection during construction as required by City of Fairhope Ordinance No. 1444 Sec.20.5-6 No site disturbance shall occur without properly installing the required tree protection. ~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454.3500 e spal ierde sign .com ISSUED/REVISED PERMITTING 9/21/18 Tree Pro 10/11 /18 DESIGNEDa'f JC C~ECKE□ IY JC PROJECTNO. 1852 ~~ 9/17/18 =-• FOXHOLLOW3 NOTES: 1. THIS PLANT LIST IS FOR CONVENIENCE ONLY. CONTRACTOR TO VERIFY. 2. ALL NEW PLANTINGS SHALL BE MULCHED WITH LONG LEAF PINESTRAW UNLESS OTHERWISE NOTED. 3. CONTRACTOR SHALL HAND WATER ALL NEW TREES, SHRUBS, & SOD UNTIL ESTABLISHED. 4. NEW PLANTINGS SHALL RECEIVE WOODACE 14-4-6 FERTILIZER TABLETS IN PLANTING PITS. (7) PER TREE, (3) PER SHRUB, & (1) PER GROUNDCOVER. 5. NEW PLANTING PITS SHALL BE BACKFILLED WITH 50% NATIVE SOIL & 50% FRESH DECOMPOSED PLANTING MIX, & WASHED INTO PITS. 6. NO FIELD GROWN (B&B) TREES SHALL BE USED WITHOUT APPROVAL FROM LA. 7. SEE LANDSCAPE NOTES AND DETAILS. APPROVED NURSERIES: 1. GREEN FOREST NURSERY 2. FLOWERWOOD NURSERY 3. GREENS NURSERY 4. CHERRY LAKE NURSERY Other nurseries may he approved at the discretion of the landscape architect. TREES CODE QTY BOTANICAL NAME COMMON NAME CONT REMARKS IE 40 Ilex x attenuata `Eagleston` Eagleston Holly 15 gal 1.5" - 2.5" Cal. Min. Tree Form, Single Trunk MT 15 Magnolia grandiflora `Teddy Bear` Teddy Bear S. Magnolia 15 gal 1.5" - 2.5" Cal. Min. Greenforest Nursery NW 8 Nyssa sylvatica `Wildfire`Black Gum 15 gal 1.5" - 2.5" Cal. Min. Greenforest Nursery QP 6 Quercus phellos Willow Oak 15 gal 1.5" - 2.5" Cal. Min. TD 13 Taxodium distichum Bald Cypress 15 gal 1.5" - 2.5" Cal. Min. SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE SPACING REMARKS CO 16 Cephalanthus occidentalis Buttonbush 3 gal 60" o.c. CP 32 Cortaderia pumila Pampas Grass 3 gal 72" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT SPACING REMARKS EO 27,157 sf Eremochloa ophiuroides Centipede Sod sod Contractor shall verify quantity. SF for convenience Only. IV 230 Iris versicolor Blue Flag 1 gal 32" o.c. PLANT SCHEDULE Know what's below. before you dig.Call R DRAFT - FOR REVIEW ONLY MULCH TREE RING 3" DEEP (TYP.) KEEP MULCH OFF TRUNK +/-2" SPECIFIED PLANTING MIX. WASH IN BACKFILL TO REMOVE AIR POCKETS AND SETTLE SOIL. 4" SOIL WATER WELL ABOVE FINISH GRADE SET TOP OF ROOTBALL 1.5" ABOVE FINISH GRADE. SLOPE SOIL AWAY FOR POSITIVE DRAINAGE. FINISH GRADE UNDISTURBED SUBGRADE SPECIFIED FERTILIZER TABS ARBORGUY STAKING KITS OR EQUAL. INSTALL PER MANUFACTURERS SPECS AND SIZING. 3 REQUIRED 120° APART. HIGH VISIBILITY FLAGGING TAPE TREE PLANTING ARBORGUY ANCHORS TO BE DRIVEN INTO UNDISTURBED SUBGRADE. NOT PLANTING PIT. 2 SHRUB PLANTING DETAIL NOTE: LANDSCAPE CONTRACTOR IS RESPONSIBLE TO ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS AND AWAY FROM ALL STRUCTURES. SHRUBS TO BE PLANTED 1" HIGHER THAN FINISH GRADE. 3" OF MULCH AS SPECIFIED SOIL BACKFILL AS SPECIFIED WITH FERTILIZER TABS AS SPECIFIED AT RATE PER MANUFACTURER SPECIFICATIONS. LIMITS OF MULCH BED. EDGE OF SOD, WALK, OR CURB BUILDING FACADE OR WALL 32" Min.o.c. spacing o.c. spacing 32" Min. 2 x Dia. of Rootball 6" MIN. 3 LANDSCAPE NOTES: 1. This section covers furnishing and installing all landscape plants and non-plant materials covered by the drawings and these specifications. The work shall include materials, labor, equipment and services as described herein and indicated on the drawings. Also, the work shall include the maintenance of all plants and planting areas until acceptance by the Owner, and fulfillment of all guarantee provisions as herein specified. 2. Before beginning work, the contractor shall thoroughly acquaint himself with the existing site conditions and proposed plans. The intent is to provide a smooth transition between existing conditions that are to remain and the new site features with minimal damage to existing trees and vegetation. 3. Contractor is made aware of active existing underground utilities. It is the contractors responsibility to familiarize himself with the location of said utilities and other obstructions. The contractor shall investigate and verify, in the field, the existence and location of all utilities and any existing irrigation piping, and take necessary precautions to prevent their disturbance and avoid interruption of service. Contractor is responsible for calling appropriate line location service. All damaged utilities shall be replaced to owners satisfaction by contractor with no additional charge to owner. 4. Discrepancies between site conditions and conditions on plans shall be call to the attention of the Owner immediately. 5. Existing grades shall be verified in field prior to beginning any work. Discrepancies shall be brought to the landscape architects attention immediately. Landscape contractor to provide fine grading to ensure positive drainage. 6. The landscape architect shall have the right to reject any and all work and/or materials at any stage of progress which in his opinion do not meet the requirements of these plans and specifications. Such rejected material shall be removed from the site immediately and replaced with acceptable materials. 7. Landscape contractor is responsible for obtaining all state and local permits and licenses required to perform this work. 8. Landscape contractor shall abide by all state and local laws and ordinances. Contractor shall also conform to POA or ARB guidelines if applicable. 9. All work shall comply with the current edition of the Standard Building Code published by the Southern Building Code Congress International, Inc. 10. Topsoil shall be sandy/loam natural, friable, and fertile with a PH of 5.5 to 6.5. Topsoil shall be free from roots, stones, debris, noxious weeds, or any substance harmful to plant growth. Quality of Topsoil to be approved by Landscape Architect. 11. Once delivered to the site, the contractor is responsible for the protection, including theft, of all materials. 12. The landscape plan is to serve as a guide for installation. Field adjustment and changes to layout may be made by Landscape Architect. 13. Contractor shall layout all plant material per planting plans and schedule a site meeting with landscape architect for approval with a minimum of 48 hours notice. 14. Quantities shown on plant list are for convenience only. 15. All groundcover & flower beds shall receive 3" minimum of planting mix consisting of decomposed pinebark or mushroom compost and blended into the top 6" of existing soil. Rake beds smooth and top dress with 2" min. of ground pinebark prior to planting. 16. All tree and shrub planting pits shall be backfilled with 75% excavated soil & 25% planting mix consisting of decomposed pinebark or mushroom compost. 17. All trees shrubs and groundcovers shall be planted with Woodace fertilizer tabs at rates per manufactures recommendations. All planting beds shall also be top dressed with a slow release Osmocote fertilizer or equal per manufactures recommendations prior to mulching. 18. All beds shall receive Freehand pre-emergent herbicide or equal. 19. Unless otherwise noted, all beds shall receive 3" compacted depth of fresh Long Leaf pine straw free from sticks and pine cones. Groundcover areas with 4" plants or plugs shall be mulched with pulverized pinebark mulch unless otherwise noted. 20. All bed lines shall have 3" V-Shaped trenches. See detail. 21. All plant material shall meet or exceed federal, state, and county laws requiring inspection for plant disease and insect control. 22. All plant material shall be Florida #1 or better and meet the latest standards of the "American Standards for Nursery Stock". 23. All trees shall be staked with arbor guy (or equal) tree stakes per manufactures recommendations. 24. All disturbed areas shall be irrigated and sodded. 25. Contractor shall maintain all plantings and lawn areas until final acceptance by owner and landscape architect. Unless specified otherwise, maintenance includes mowing, edging, weeding, blowing, pruning, watering, mulching, etc. 26. Brown or defoliated plants shall be removed and replaced immediately. 27. All materials and workmanship for landscape and irrigation shall be guaranteed for a minimum of one year from final acceptance. 28. No work shall be performed in any R.O.W. without approval by the appropriate Federal, State, County, or City authority. LANDSCAPE NOTES1 FOX HOLLOW PHASE 3FAIRHOPE, ALDETAILS L-1.2 LANDSCAPE NOTES: 1. BASE SURVEY PROVIDED BY H.M.R. LLC. 2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BE FIELD VERIFIED. 3. VERIFY ALL LAYOUT AND DIMENSIONS IN FIELD. 4. PLANT COUNTS ARE FOR CONVENIENCE ONLY. FIELD VERIFY ACCORDINGLY. 5. CONTRACTOR IS RESPONSIBLE FOR ENSURING POSITIVE DRAINAGE. 6. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS. 7. NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES IN DRAWINGS OR FIELD CONDITIONS. 8. REFER TO CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE. JOSEPH HENRY COMER IV NUMBER 539REGIS TE R E D LANDSC A P E A R CHITECTSTA T E O F ALAB A MASEAL NOT VALID U NLESS SIGNEDE S P A L I E R , LL C . Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. GROUNDCOVER PLANTING DETAIL NOTE: LANDSCAPE CONTRACTOR IS RESPONSIBLE TO ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS AND AWAY FROM ALL STRUCTURES. PLANTING BED PER SPECIFICATIONS 2" OF PINEBARK MULCH FOR ALL 4" POTS UNLESS OTHERWISE NOTED. MULCH AS SPECIFIED FOR 1 GAL. GROUNDCOVERS. O.C. SPACING (TYP.) UNDISTURBED SUBGRADE LIMITS OF MULCH BED. EDGE OF SOD, WALK, OR CURB BUILDING FACADE OR WALL 3 Q---;:;;:-N.T.S. ----LA-01 Q---;;-NTS ----LA-16 o ~----N.T.S. LA-02 0 N.T.S. LA-03 0 0 0 0 0 EB 0 OO@TI' lP@OO ©@OO~OOl!JJ©'TI'□@OO ~ ESPALIER landscape architecture Espalier, LLC Fairh/~-Box 1247 p , Alabama 36533 P: 251.454.3500 e spal ierde sign .com MARGARET DR HAZEL LNSTATE HWY 181ORLEANSDR ROYAL LNCity of FairhopePlanning Commission June 6, 2022 ¯STATE HWY 181SD 22.17 - Advanced Dental MOP Legend Road COF Corp. Limits Parcel B-4 - Business and Professional District PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-A - Residential/Agriculture District Planning Jurisdiction µ µ ^ Project Name: Advanced Dental MOPSite Data: 2.75 acresProject Type: 11 Unit Multiple Occupancy ProjectJurisdiction: Fairhope Planning JurisdictionZoning District: B-4PPIN Number: 14894General Location: east side of State Highway 181, north of Windmill RoadSurveyor of Record: SE Civil LLCEngineer of Record: SE Civil LLCOwner / Developer: FST Fritz Harshberger DMD LLCSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Mike Jeffries Approve with Conditions Cl □ • • - 1 SD 22.17 Advanced Dental MOP – June 6, 2022 Summary of Request: Public hearing to consider the request of the Applicant, SE Civil, on behalf of the Owner, FST Fritz Harshberger DMD LLC, for Preliminary Approval of Advanced Dental, an 11-unit Multiple Occupancy Project. The property is approximately 2.75 acres and is located on the east side of State Highway 181, 0.25 miles south of County Road 48. The property is zoned B-4 and has an approved Site Plan that was that was reviewed in 2015 (SR15.02). Comments: Utilities: • All connections and work in ALDOT ROW will require permitting from ALDOT. • Riviera is the electric provider • Sewer is handled via on-site septic. o Health Department confirmed construction of existing building and infrastructure included a septic system permitted by the Health Department that includes the proposed second building. • Fairhope Utilities is the gas provider. • Fairhope Utilities is the water provider o A fire hydrant must be added to meet building code. o A utility plan included in the construction documents showing installation of the fire hydrant will be required at time of building permit. Traffic: • A letter was provided by the Engineer of Record that the daily trips do not trigger a traffic study per the subdivision regulations. Drainage: • A detention pond was constructed with the initial build and the Engineer of Record provided a letter stating the pond was built to conformance of the original design and the original design incorporated this phase. SITE ANALYS IS S ITE ACREAG E (PR OPOS ED\ I BU ILDING HEIG HT I BUI LDIN G (UN DER ROO!J 5,646 SF (EX ISTING) ±2 .76 AC (120 ,183 SF) 27 FT 5,646 SF (PROPOSED) REQUIRED PARKI NG PR OVIDED PARK ING 57 SPACES (S EE PARKING DATA) 58 SPACES JU RI SDICTION ZON ING CITY OF FAIRHOPE ~ IMPE RVIOUS AREA PERVIO US AREA 0.863AC (3'1.27%) 1.897 AC (68 .73%) BUlLDING SETBA CKS : REQU IRED : FRONT YARD HCS 100 FT FROM CL ROW SIDE YARD : 10FT RE AR YARD : 20 FT MAXIMUM BUI LDING HEI GHT: 30' MAX . GRO UND COVERAG E RATIO: NIA MAX. D ENSITY: NIA 2 SD 22.17 Advanced Dental MOP – June 6, 2022 • An Operations and Maintenance Plan has been provided and will be recorded holding the owner responsible for routine inspections and maintenance. Landscaping: • The landscape plan is compliance with the approved Site Plan. General Comments • The existing building contains 5 units. Approval of this application would allow up to 6 units in the proposed building. • The building layout, parking, landscaping, and detention is in compliance with the approved Site Plan. 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; • Meets 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 SD 22.17 Advanced Dental MOP with the following conditions: 1. Provide a recorded copy of the O&M Plan. 2. Include a utility plan showing the installation of fire hydrant in the construction drawings submitted for building permit. - ---- PROPOSED SITE IMPROVEMENT PLANS TABLE OF CONTENTS C02 COVER SITE PLAN BOUNDARY AND TOPOGRAPHIC SURVEY for C01 EROSION & SEDIMENT CONTROL PLAN GRADING & DRAINAGE PLAN UTILITY PLAN R Know what's below. before you dig.Call Advanced Dental Office Building Phase 2 20252 State Route 181 Fairhope, Alabama 36532 Civil Engineering & Surveying 9969 Windmill RoadFairhope, AL 36532251-990-6566 C05-C08 CONSTRUCTION DETAILS NO.REVISIONDATE APPR. REVISIONS C03 C04 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 26, 2022 Name of Project to which this Certificate Applies: Advanced Dental Office Building Phase 2. Plans which are certified consist of Pages Cover Sheet thru Sheet C08. CONTACTS GAS DEPARTMENT CITY OF FAIRHOPE MR. TERRY HOLMAN 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 ELECTRICAL DEPARTMENT RIVIERA UTILITIES MR. SCOTT SLIGH P.O. DRAWER 2050 FOLEY, AL 36536 251-943-5001 PLANNING/ZONING DEPARTMENT CITY OF FAIRHOPE MR. HUNTER SIMMONS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 Developer: Fritz Harshberger DMD, LLC 20252 State Route 181 Fairhope, Alabama 36532 SITE VICINITY MAP N.T.S. 0 INITIAL CITY OF FAIRHOPE SUBMITTAL4/26/22 TLS 1 RE-SUBMITTAL TO CITY OF FAIRHOPE5/18/22 TLS Civil (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 11 20211062 20211062 1"=30' CHKD. JAF DRAWN RDC PROPERTY BOUNDARY & HARSHBERGER SURVEYOR'S CERTIFICATE TOPOGRAPHIC SURVEY 01530 60 30 SCALE SURVEYOR'S NOTES: E T WMWMWMWMWM STATE HIGHWAY 181 80 FT. R/WFLOOD STATEMENT 2.76 AC. ± AC AC AC AC AC AC EM EMEMEM E EM LEGEND: T WM AC SITE 1" = 1 MILE VICINITY MAP N 1/2"R8F (/ } I / . I \_\ \, I ONE STORY BRICK BUILDING FFE:111.85' 111.8' (R f 'S59·52'W s S89"49'29"E 632.25' J \ \ \ \ \ ~~~v(:,--~ -------;\ 1.,;Y ( '----'-==c._---'-L_'-----'----'----'----'--'---~~'7" / I 4. _______________________________ I ___ 1o'_a.s.L ____________ £ ____________ _ I S89"55'04"E 629.69' (R)S89'35'3J"W 629.50'1 " " \ 0 :i] _,, T \ ' ' \ / / I z__ \ I I I I ) BUILDING SETBACKS PER B-4 BUSINESS AND FAIRHOPE ZONING ORDINANCE: FENCE ONLINE "s FENCE 0.3' W 1/2"RBF rAIRIIOPI 1-'LJ-' '._i,4::!S' 1"airhope-•1 Church ' h"'-..!!.,._;;~~~J~.-Ji,-,,~. " 0 0 CTIF 0 RBF ~ TBM CRS FST CPP = CORRIGATED PLASTIC PIPE INV = INVERT HOWL = HEADWALL = HUTCHINSON, MOORE, & RAUCH = CONCRETE = POST & WIRE FENCE ---0-----0--= WOOD FEN CE -Of' -= OVERHEAD POWER LINE -FO -= FIBER OPTIC LINE -w -= WATER MAIN 'U.., = UTILITY POLE D = TELEPHONE PEDESTAL D = AIR CONDITIONER D = ELECTRIC BOX D = ELECTRIC METER □ = WATER METER A = UTILITY MARKER t<'J = IRRIGATION CONTROL VALVE = SEWER CLEAN OUT (i = HANDICAP PARKING ♦ = BOLLARD 0 ~ OAK -=PINE 0 = PECAN e = BIRCH -= CEDAR 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 North 190 feet of the Northwest Quarter (Northwest¼) of the (Southwest ¼) of the Southwest Quarter less 40 feet for road on West from said Northwest Southwest ¼, lands of the Tax 14, Township 6 South, Range Baldwin (DESCRIPTION COPIED FROM THAT WARRANTY BILL OF SALE RECORDED IN INSTRUMENT 1501367, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA). A~\IIIIIIII/H~ DAVID \,/>-BA,,~ /7. /1 ~-1, ~ V-!)3-07-ZOZZ /*( N0.26014 \*~ E-□~IE~H_L_A_L_~P=.L-.S-_-N_0_2_6_0_14 ___ DA_T_E __ ~ j ~ i ~ \;:\%vd<!:-4-/ SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL~i?o --r~~, ~IIH11111111it1\\\\\\~ (R)S89°35'33"W 629.50' (R) S89°52'W S89°49'29"E 632.25' S89°55'04"E 629.69'N01°16'44"E 190.00'N00°30'21"E 190.99'XXXXXXXXXXXXXXXXXX XXXXXXXXXXX 16" 12" 20" 1/2"CRF 3/4"CTIF 36"LIVE 28"LIVE 25"WATER 16"WATER 20" 21" 32" 48" 18" 14" 27" 1/2"RBF 1/2"RBF TBM 5/8"CRS N=189197.589 E=1857895.487 EL=108.19'HIGHWAY CONSTRUCTION SETBACK(100' FROM ROW)10' B.S.L. 10' B.S.L.20' B.S.L.STATE HIGHWAY 181 80 FT. R/WFST WAL-MART STORES EAST L P LOT 1, EAST FAIRHOPE PLAZA (SLIDE 2416-F) FST BUELL, DON R INSTRUMENT 684486 FST WESLEY, MICHAEL LOT 5, OLSON ACRES (MAP BOOK 11, PAGE 196) ONE STORY BRICK BUILDING COVERED COVERED C O V E R E D FFE:111.85' CONC SLAB CONC SLAB CONC SLAB (HMR)RIGHT TURNLANE TAPEREDGE OF PAVEMENTCONC SIDEWALKCONC SIDEWALK CONC MEDIAN HDWLEDGE OF PAVEMENT(HIGHWAY WITH CENTER TURNLANE)GRAVELGRAVEL10'20'24'R 3 . 5 'R3.5'R 3 . 5 ' 7' 7' 147'R8'5' CONCRETE SWLK W/ THICKENED EDGE (SEE DETAIL)30.2'HANDICAP PARKING (SEE DETAIL) 4" SWSL14.9'HEADER CURB (TYP.) SEE DETAIL 24 LF OF RIBBON CURB (SEE DETAIL) 9 6 12 2 108 LF OF RIBBON CURB (SEE DETAIL) PERVIOUS PAVERS (SEE DETAIL) PROPOSED OFFICE BUILDING 5,646 SF FFE=109.67 R 3 . 5 ' 12 3 212 GRADE AREA PER GRADING PLAN AND REPLACE ASPHALT SAWCUT ASPHALT & CURB REMOVE ASPHALT AND CURBING FROM THIS POINT EAST SHEET C01 20211062 TLS DRAWN DATE SCALE JOB No. 5/18/22 1"=30'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLANCONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED ALL CURBED OR STRIPED RADII ARE TO BE 3.5' UNLESS OTHERWISE NOTED. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI. REFER TO THE LANDSCAPING PLANS FOR PLANTING LOCATIONS AND ISLAND DETAILS. PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN HANDICAP RAMPS AND PARKING STALLS SHALL BE PER ADA REQUIREMENTS AND LOCAL ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING ON CLEAN ASPHALT OR CONCRETE. THIS SITE IS ZONED B-4. ALL ISLANDS WITH CURB & GUTTER SHALL BE LANDSCAPED. NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. AND MUST BE STORED WITHIN THE SITE. DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF THE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIRE PREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING SITE PLAN NOTES AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS FIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18. THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. TOTAL SITE ACREAGE =2.76 ACRES. REGULATIONS. INSPECTIONS. CONSTRUCTION ACTIVITIES. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. PROPOSEDEXISTING SITE PLAN LEGEND PARKING QUANTITY REMOVE AND REPLACE ASPHALT ACCESSIBLE PARKING SPACE CONCRETE PAVING PERVIOUS BRICK PAVER HEADER CURB RIBBON CURB PARKING DATA TOTAL REQUIRED (1 SPACE/200SF) = PARKING REQUIREMENT SPACES 57 SITE ANALYSIS BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: HCS 100 FT FROM CL ROW 10 FT 20 FT 30' MAX. GROUND COVERAGE RATIO:N/A REQUIRED: PROPERTY AREA LAND USAGE --2.76 ACRES BUILDING AREA (UNDER ROOF)9.39%0.259 ACRES IMPERVIOUS PAVING 0.604 ACRES PERVIOUS PAVING 0.070 ACRES DESCRIPTION % OF PROPERTY AREAAREA 21.88% 2.54% GRASSED/LANDSCAPED AREA 1.827 ACRES 66.19% TOTAL PROVIDED =58 MAX. DENSITY:N/A CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS25. OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.26. REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED27. TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS. NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN28. COMPLETED. X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-65661200153060 30 SCALE Advanced Dental Office BuildingPhase 220252 State Route 181Fairhope, Alabama 36532BUILDING (UNDER ROOF) 5,646 SF (EXISTING) 5,646 SF (PROPOSED) JURISDICTION CITY OF FAIRHOPE ZONING B-4 PROVIDED PARKING 58 SPACES REQUIRED PARKING 57 SPACES (SEE PARKING DATA) BUILDING HEIGHT 27 FT SITE ACREAGE (PROPOSED) ±2.76 AC (120,183 SF) IMPERVIOUS AREA 0.863 AC (31.27%) PERVIOUS AREA 1.897 AC (68.73%) X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE MEDIUM DUTY ASPHALT PAVING *THE SITE IS ZONED B-4 WHICH ALLOWS PROFESSIONAL AND MEDICAL OFFICE SPACE. THESE TWO USES HAVE DIFFERENT ALLOWABLE PARKING RATIOS. THE UNITS ARE BUILD TO RENT SO THE FINAL USES ARE NOT KNOWN. IN ORDER TO NOT LIMIT THE TYPE OF USE FOR THE DEVELOPMENT, WE HAVE USED THE PARKING RATIO THAT GENERATES THE HIGHER PARKING REQUIREMENT. 0 ~ c::==::J c::==::J c::==::J c::==::J -8--•• 0 0 ~ ~ E=:J ,,.,.,,. ,:1 c::==::J I I -- I - XXXXXXXXXXXXXXXXXX XXXXXXXXXXX 16" 12" 20" INV:103.5'INV:102.5' INV:101.8' INV:102.0' 1/2"CRF 3/4"CTIF 36"LIVE 28"LIVE 25"WATER 16"WATER 20" 21" 32" 48" 18" 14" 27" 1/2"RBF 1/2"RBFSTATE HIGHWAY 181 80 FT. R/WFST WAL-MART STORES EAST L P LOT 1, EAST FAIRHOPE PLAZA (SLIDE 2416-F) FST BUELL, DON R INSTRUMENT 684486 FST WESLEY, MICHAEL LOT 5, OLSON ACRES (MAP BOOK 11, PAGE 196) ONE STORY BRICK BUILDING COVERED COVERED C O V E R E D FFE:111.85' CONC SLAB CONC SLAB CONC SLAB (HMR) 12"12" CPPCPPRIGHT TURNLANE TAPEREDGE OF PAVEMENTCONC SIDEWALKCONC SIDEWALK CONC MEDIAN RIPRAP RIPRAP RIPRAP HDWL11311211111010910810710610 5 104103102102103104 105106107109110111 1 1 2 11 3 114112 110 109108105104103102103104105104112 111EDGE OF PAVEMENT(HIGHWAY WITH CENTER TURNLANE)CONC BASINGRAVELGRAVELPROPOSED OFFICE BUILDING 5,646 SF FFE=109.67 108 107106109108 106 105109ADA PARKING AREA MAX. SLOPE 2.0% IN ALL DIRECTIONS 105SHEET C02 DRAWN DATE SCALE JOB No.SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GRADING & DRAINAGE PLANSITE SHALL BE GRADED TO ASSURE DRAINAGE OF SURFACE WATER AWAY FROM THE BUILDING PAD. 19. FIRM NO. 01003C0663M EFFECTIVE DATE APRIL 19, 2019, SHOWS THE PROPERTY TO BE SITUATED IN ZONE X. THE CONTOUR INTERVAL IS ONE FOOT OR AS SHOWN. ALL DISTURBED AREAS NOT OTHERWISE COVERED BY BUILDINGS OR PAVEMENT SHALL RECEIVE FOUR INCHES OF TOPSOIL AND STABILIZED PER THE LANDSCAPE PLAN. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPES BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE UTILITY TRENCHES SHALL BE DE-WATERED AS RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THE SPECIFICATIONS. APPROVED MEASURES SHALL BE TAKEN TO ENSURE THE PROPER INSTALLATION OF THE PIPING SYSTEM. THE CONTRACTOR SHALL HOLD THE OWNER GRADING & DRAINAGE NOTES STEEPER THAN 3:1 SHALL BE COVERED WITH CURLEX BLANKETS BY AMERICAN EXCELSIOR ALL CAST IN PLACE CONCRETE TO HAVE A MIN. 28 DAY COMPRESSION STRENGTH OF 3000 P.S.I. AND ENGINEER HARMLESS FOR ADDITIONAL COSTS FOR DE-WATERING AND BACKFILL LABOR & ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILS ENGINEER. GRADES NOT OTHERWISE INDICATED ON THE PLANS SHALL BE UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE GIVEN. ABRUPT CHANGES IN SLOPE SHALL BE WELL ROUNDED. ELEVATIONS REPRESENT FINAL GRADE. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE TREE PROTECTION, SAVE AREAS, SILT BARRIER INSTALLATION AND DETENTION FACILITIES ARE CONSTRUCTED. THE LAND DISTURBANCE PERMIT MUST BE DISPLAYED ON SITE AT ALL TIMES DURING CONSTRUCTION AND IN PLAIN VIEW FROM A PUBLIC ROAD OR STREET. ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT COMPANY OR EQUAL. AND HIGHWAYS, LATEST EDITION. MATERIALS. 1. 2. 3. 4. 5. 6. 7. 8. 9. 11. 10. 12. 13. 14. 15. 16. MAXIMUM CUT OR FILL SLOPE IS 3H:1V CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE END OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. 17. 18. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE. TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 20. ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.21. PROPOSEDEXISTING GRADING & DRAINAGE PLAN LEGEND STORM SEWER PIPING CONTOURS SPOT ELEVATION XXX + XXX.XX XXX XXX.XX HIGH POINT HP MITERED END SECTION (MES)Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-65661200153060 30 SCALE Advanced Dental Office BuildingPhase 220252 State Route 181Fairhope, Alabama 3653220211062 TLS 4/26/22 1"=30' THE EXISTING DETENTION POND WAS DESIGNED AND PERMITTED BY HMR DURING THE INITIAL BUILDING CONSTRUCTION. THE DESIGN CALCULATIONS TOOK INTO ACCOUNT THE FUTURE BUILDING AND PARKING LOT. AS PART OF OUR DESIGN PROCESS WE HAVE REVIEWED THE ORIGINAL PLANS AND DRAINAGE CALCULATIONS TO MAKE SURE THE ORIGINAL AREA ASSUMPTIONS WERE STILL VALID. BASED UPON THE ORIGINAL SITE PLAN, WE ARE NOT INCREASING THE IMPERVIOUS AREAS. WE HAVE ALSO SURVEYED THE EXISTING DETENTION POND TO VERIFY THAT THE MINIMUM REQUIRED VOLUME PER THE ORIGINAL DESIGN IS PROVIDED. BELOW ARE THOSE RESULTS: MINIMUM DETENTION STORAGE REQUIRED (PER HMR): 3,307 CY DETENTION STORAGE PROVIDED (AS SURVEYED): 3,492 CY DETENTION CALCULATIONS SPOT ELEVATION LOCATION ALONG SIDEWALK W/ THICKENED EDGE XXX.XX SPOT ELEVATION LOCATION ALONG HEADER CURB XXX.XX SPOT ELEVATION LOCATION ALONG RIBBON CURB XXX.XX -==-c c:::::::J ~_j __ _ ;; /i /I I : / I \1 • l \\ • \ 0 ----'-.._ ---- --------.,ASPHALT PARKING ------" ---" /) \ 1/ / ( ) BRICK PAVERS 0,1' / I /-----...J ,_,,,~;::>--,-,,, LY / I ,,-~- e'J Gf\,__.-----------f ------,_ --/ I" I I I / --~ //, - ---- ----\~-=--- ---/ //-/ __ -/-,-.~ --/-/------ '-I ,---/ I / I I I I L_ I \ I I "' '----I I XXXXXXXXXXXXXXXXXX XXXXXXXXXXX 16" 12" 20" INV:103.5'INV:102.5' INV:101.8' INV:102.0' 1/2"CRF 3/4"CTIF 36"LIVE 28"LIVE 25"WATER 16"WATER 20" 21" 32" 48" 18" 14" 27" 1/2"RBF 1/2"RBFSTATE HIGHWAY 181 80 FT. R/WFST WAL-MART STORES EAST L P LOT 1, EAST FAIRHOPE PLAZA (SLIDE 2416-F) FST BUELL, DON R INSTRUMENT 684486 FST WESLEY, MICHAEL LOT 5, OLSON ACRES (MAP BOOK 11, PAGE 196) ONE STORY BRICK BUILDING COVERED COVERED C O V E R E D FFE:111.85' CONC SLAB CONC SLAB CONC SLAB (HMR) 12"12" CPPCPPRIGHT TURNLANE TAPEREDGE OF PAVEMENTCONC SIDEWALKCONC SIDEWALK CONC MEDIAN RIPRAP RIPRAP RIPRAP HDWL11311211111010910810710610 5 104103102102103104 105106107109110111 1 1 2 11 3 114112 110 109108105104103102103104105104112 111EDGE OF PAVEMENT(HIGHWAY WITH CENTER TURNLANE)CONC BASINGRAVELGRAVELPROPOSED OFFICE BUILDING 5,646 SF FFE=109.67 108 107106109108 106 105109X X X X X X X XXX X X X X X X XXX X X XXCONCRETE/PAINT WASHOUT PORT-O-LET LOCATION SB TS PS MU W W TS PS MU TS PS MU W SB CONSTRUCTION EXIT PAD SEE DETAILCEP 10510 TONS RIP-RAP (SEE DETAIL) SHEET C03 DRAWN DATE SCALE JOB No.SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLAN1. 2. 3. 4. EROSION CONTROL NOTES AND WATER CONSERVATION COMMITTEE OFFICER, AND THE FEDERAL E.P.A. GUIDELINES FOR THE NPDES PROGRAM. ALL EROSION CONTROL MEASURES SHALL BE PER THE DIRECTION OF THE ENGINEER, SOIL5. ABSOLUTELY NO SEDIMENT SHALL BE PERMITTED TO LEAVE THE SITE DURING CONSTRUCTION.6. IF HEAVY RAINS OR UNUSUAL SITE CONDITIONS RESULT IN THE POLLUTION OF ROADWAYS OR ALL DISTURBED AREAS SHALL BE TEMPORARILY AND PERMANENTLY SEEDED WITH "SOUTH" ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE GOVERNING OFFICIALS. IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO BE INTIMATE WITH THE LOCAL EROSION CONTROL LAWS AND TO REFLECT THIS KNOWLEDGE IN HIS/HER ACTIONS AND 7. 8. FOR EROSION CONTROL, SEDIMENT CONTROL AND STORMWATER MANAGEMENT ON ALL VEGETATION SHALL BE PLANTED AND MAINTAINED PER THE ALABAMA HANDBOOK IMMEDIATELY AND RESTORE THE AREAS TO THE ORIGINAL CONDITION WITHIN 24 HOURS. ADJACENT PARCELS THEN THE GRADING CONTRACTOR SHALL CLEAN THE DISTURBED AREAS TYPE SEEDINGS PER THE ALABAMA HANDBOOK. THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED BY THE INSTALLATION OF EROSION AND SEDIMENT CONTROL MEASURES AND PRACTICES PRIOR TO, OR CONCURRENT WITH LAND DISTURBING ACTIVITIES. 11. ALL EROSION AND SEDIMENT CONTROL MEASURES WILL BE CHECKED DAILY AND ANY DEFICIENCIES NOTED WILL BE CORRECTED BY THE END OF EACH DAY. ADDITIONAL EROSION CONTROL MEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-SITE INSPECTION THE EXISTING SITE IS DEVELOPED. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE SEDIMENT BARRIERS HAVE BEEN CONSTRUCTED. CONTRACTOR SHALL REMOVE EROSION CONTROL DEVICES AFTER PERMANENT GRASSING IS IN PLACE AND ESTABLISHED. THE CONSTRUCTION EXIT PAD SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH STONE, AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT OF ANY STRUCTURES USED TO TRAP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR DISTURBED AREAS LEFT IDLE FOR TEN DAYS OR LONGER ARE TO BE SEEDED AND MULCHED. SEDIMENT / EROSION CONTROL DEVICES MUST BE CHECKED AFTER EACH STORM EVENT. EACH DEVICE IS TO BE MAINTAINED OR REPLACED IF SEDIMENT ACCUMULATION HAS REACHED 1/2 OF THE CAPACITY OF THE DEVICE. CONTACT DAVID KING, PE 251-990-6566. AREA TO BE DISTURBED = 0.74 ACRES MAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES AND PRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THE CONSTRUCTION SITES AND URBAN AREAS (ALABAMA HANDBOOK). QUOTATIONS. REFERENCE THE CONSTRUCTION SEQUENCE FOR THE RELATIONSHIP BETWEEN THE INSTALLATION OF EROSION CONTROL FEATURES AND GENERAL CONSTRUCTION. 9. 10. BY THE GOVERNING OFFICIAL OR ENGINEER OF RECORD. 12. 13. TRACKED FROM VEHICLE OR SITE ONTO PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. 14. 15. 16. RESPONSIBILITY OF THE OWNER'S CONTRACTOR. 17. THE CONTRACTOR SHALL PREVENT THE LOSS OF SEDIMENT DUE TO WIND VIA WATERING18. DRY SOILS. CAUTION SHOULD BE TAKEN TO ENSURE THAT THE SITE IS NOT OVER WATERED. 19. THE SITE IS TO BE CLEARED AND GRADED AS TO MINIMIZE THE AMOUNT OF SOIL EXPOSED 20. AT ONE TIME. EROSION CONTROL MEASURES SHALL BE MAINTAINED AT ALL TIMES. IF FULL IMPLEMENTATION OF THE APPROVED PLAN DOES NOT PROVIDE FOR EFFECTIVE EROSION CONTROL, ADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL OR TREAT THE SEDIMENT SOURCE. CONTRACTOR IS RESPONSIBLE FOR MONITORING DOWNSTREAM CONDITIONS THROUGHOUT THE CONSTRUCTION PERIOD AND CLEARING ANY DEBRIS AND SEDIMENT CAUSED BY 21. CONSTRUCTION. BMP'S SHALL BE INSTALLED AS PER THE ALABAMA HANDBOOK STANDARDS.22. BMP'S SHALL BE INSTALLED WITH MINIMAL CLEARING ACTIVITY.23. REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES.24. 1. 2. 3. REMOVE VEGETATION ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS INSTALL THE CONSTRUCTION EXIT PER DETAILS. INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS. CONSTRUCTION SEQUENCE - PHASE 1 4. 5. INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE. 4.ESTABLISH VEGETATION ON AREAS NOT IMPACTED BY PAVING OPERATIONS. CONSTRUCTION SEQUENCE - PHASE 2 PERFORM CLEARING & ROUGH GRADING ON THE LOT AND ESTABLISH COVER ON1. INSTALL UTILITIES AND CONSTRUCT BUILDING. AREAS WHEN BROUGHT TO GRADE. 2. AND CONSTRUCTION EXIT. INSTALL CURBING AND BASE.3. 6.ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & SITE WORK CAN BEGIN (PHASE 2). REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING. 1. 2.CALL FOR AN INSPECTION FROM THE QCP. ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS AND TREE PROTECTION. STABILIZE ANY AREAS DISTURBED BY BMP AND TREE PROTECTION REMOVAL. CONSTRUCTION SEQUENCE - PHASE 3 3. INSTALL PAVING AND FINAL LANDSCAPING. 4. USDA SOIL SURVEY CLASSIFICATIONS NoB - NORFOLK FINE SANDY LOAM, 2 TO 5 PERCENT SLOPES. ALL CUT AND FILL SLOPES MUST BE SURFACE ROUGHENED AND VEGETATED WITHIN 7 DAYS25. OF THEIR CONSTRUCTION. ALL FILL SLOPES HAVE SILT FENCE AT THE TOE OF SLOPES. 26. EXISTING TREES, TO BE SAVED, SHALL BE PROTECTED FROM CONSTRUCTION ACTIVITIES.27. CARE SHALL BE TAKEN IN ALL GRADING ACTIVITIES TO REMAIN OUTSIDE THE DRIP LINES OF EXISTING TREES. ALL TREE PROTECTION FENCING TO BE INSPECTED DAILY AND REPLACED OR REPAIRED AS NEEDED. TREE PROTECTION DEVICES MUST BE INSTALLED AND INSPECTED PRIOR TO ANY CLEARING,28. GRUBBING, OR GRADING. CONTRACTOR TO CLEAN OUT ACCUMULATED SEDIMENT IN THE DETENTION POND AT THE END29. OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. SEDIMENT STORAGE INDICATORS MUST BE INSTALLED IN SEDIMENT STORAGE STRUCTURES, 30. INDICATING THE 1/3 FULL VOLUME. ALL SLOPES STEEPER THAN 3H:1V MUST BE MATTED AND STAKED WITH AMERICAN 31. EXCELSIOR JUTE MAT, OR EQUAL. Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566SEDIMENT BARRIER CONSTRUCTION PRACTICE SB CODE CEP EXIT PAD EROSION CONTROL PRACTICES TEMPORARY PERMANENT MULCHING SEEDING SEEDING MU TS PS STRAW WATTLESW 20211062 TLS 4/26/22 1"=30' 1200153060 30 SCALE Advanced Dental Office BuildingPhase 220252 State Route 181Fairhope, Alabama 365320 0 0 0 0 0 \ 0 _,.- /' '-.._ /' ----/' ------------ XXXXXXXXXXXXXXXXXX XXXXXXXXXXX 16" 12" 20" INV:103.5'INV:102.5' INV:101.8' INV:102.0' 1/2"CRF 3/4"CTIF 36"LIVE 28"LIVE 25"WATER 16"WATER 20" 21" 32" 48" 18" 14" 27" 1/2"RBF 1/2"RBFSTATE HIGHWAY 181 80 FT. R/WFST WAL-MART STORES EAST L P LOT 1, EAST FAIRHOPE PLAZA (SLIDE 2416-F) FST BUELL, DON R INSTRUMENT 684486 FST WESLEY, MICHAEL LOT 5, OLSON ACRES (MAP BOOK 11, PAGE 196) ONE STORY BRICK BUILDING COVERED COVERED C O V E R E D FFE:111.85' CONC SLAB CONC SLAB CONC SLAB (HMR) 12"12" CPPCPPRIGHT TURNLANE TAPEREDGE OF PAVEMENTCONC SIDEWALKCONC SIDEWALK CONC MEDIAN RIPRAP RIPRAP RIPRAP HDWL11311211111010910810710610 5 104103102102103104 105106107109110111 1 1 2 11 3 114112 110 109108105104103102103104105104112 111EDGE OF PAVEMENT(HIGHWAY WITH CENTER TURNLANE)CONC BASINGRAVELGRAVELFOL FOL F O L FOLFOLFOLWPROPOSED OFFICE BUILDING 5,646 SF FFE=109.67 108 107106109108 106 105109SS SS SS SS S S S S SS EXISTING PERMITTED SEPTIC FIELD SECONDARY (BACKUP) SEPTIC FIELDTIE BUILDING SEWER LATERAL TO EXISTING 4" SEWER MAIN APPROXIMATE LOCATION OF EXISTING 4" SEWER MAIN 105MW MW MW MW EXTEND EXISTING SERVICE LINE AND INSTALL FOUR (4) 1" WATER METERS W W W W WWWW W W W INSTALL FOUR (4) - 1.5" WATER LINES TO PROPOSED BUILDING REMOVE ONE (1) PANEL OF SIDEWALK, JOINT TO JOINT, AND REPLACE AFTER WATER LINE INSTALLATION INSTALL FIRE HYDRANT ASSEMBLY SEE DETAIL 6"X6" TAP, SADDLE AND VALVE WWSHEET C04 DRAWN DATE SCALE JOB No.SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656620211062 TLS 5/18/22 1"=30' 1200153060 30 SCALE Advanced Dental Office BuildingPhase 220252 State Route 181Fairhope, Alabama 36532UTILITY PLAN LEGEND VALVE WATER METER EXISTING G FIRE HYDRANT ASSEMBLY MANHOLE WATER THRUST BLOCK UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW CLEAN OUT WWM C.O. S FH SS SANITARY SEWER MAIN SS FIBER OPTIC LINE FOLFOL ELECTRIC METER E E THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT AND HIGHWAYS, LATEST EDITION. 8. 9. 10. 11. THE GAS SERVICE SHALL BE INSTALLED TO THE METER BY THE LOCAL GAS UTILITY. REFER TO THE MECHANICAL/PLUMBING PLANS FOR THE METER LOCATION. 12. THE CONTRACTOR WILL PROVIDE AND INSTALL ALL SECONDARY WIRING AND CONDUIT FROM THE PAD MOUNTED TRANSFORMER TO THE LOCATION OF THE METERS. 13. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. INTIMATE WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND VALVES, FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH FPU SPECIFICATIONS. OF FAIRHOPE PUBLIC UTILITIES (FPU) PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING THE SANITARY SEWER LINE SHALL BE TESTED FOR INFILTRATION/EXFILTRATION IN REQUIREMENTS OF FPU AND OTHER UTILITY PROVIDERS. THE CONTRACTOR SHALL BE ACCORDANCE WITH FPU STANDARDS & SPECIFICATIONS. ALL PVC PIPE SHALL BE MARKED USING DETECTABLE UNDERGROUND UTILITY MARKER TAPE TAPE SHALL BE A MINIMUM OF 5 MILS THICK AND 3 INCHES IN WIDTH. MINIMUM TENSILE STRENGTH SHALL BE 35 POUNDS AND TAPE SHALL ELONGATE NOT LESS THAN 80 PERCENT ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 1. 2. 3. 4. 5. BEFORE BREAKING. TAPE SHALL BE PERMANENTLY IMPRINTED WITH AN APPROPRIATE LEGEND TO IDENTIFY THE CONTENTS OF THE PIPE. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND FPU WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 200 PSI, SDR 21 OR HEAVIER. WATER MAINS 4"-12" SHALL BE DUCTILE IRON PIPE PER COF SPECFICATIONS. 6. 7. THE PROPOSED WATER MAIN SHALL BE PRESSURE TESTED, CLEANED, AND DISINFECTED WITH THE NEW PIPING SYSTEM TO THE MAIN SYSTEM. WATER MAINS TO BE INSTALLED AND 14. TESTED PER AWWA STANDARDS. LEAKAGE TEST PERFORMED AT 200PSI FOR MINIMUM OF 2 HOURS. CONTRACTOR TO VERIFY EXACT UTILITY ENTRANCE LOCATIONS WITH THE ARCHITECTURAL PLANS. 15. TYPICAL HYDRANT AND VALVE SCALE: NTS 25' MAX.10' MIN.MIN. COVERUNDISTURBED MATERIAL BACKING AGAINST CLASS "C" CONC. AS REQUIRED ROTATE HYDRANT BOX AND COVER ADJUSTABLE VALVE M.J. FITTINGS (TYP) 6" GATE VALVE TEE MAIN WATER (1 EACH SIDE) 2 TIE RODS (TYP) GRAVEL BEDDING DRAIN HOLES AT LEAST 6" ABOVE RUN GRAVEL TO STONE OR BANK 1/2" TO 1" CRUSHED PROVIDE 7 CU. FT. UNDISTURBED MATERIAL BACKING AGAINST CLASS "C" CONC. UNDISTURBED EARTH FINISH GRADE TO GRADE AS REQUIRED HYDRANT TO BE ADJUSTED 4 1/2" PUMPER & TWO 2 1/2" M&H MODEL 129T W/ HOSE CONNECTION 3'-0"PIPE REQ'D. MIN. 1 1/2 INCH BITUMINOUS CONCRETE PATCH WEARING SURFACE (MIX 429) EXISTING ASPHALT PAVEMENT EXISTING BASE COURSE REQ'D. SS1 OR SS1h TACK COAT 1'1' REQ'D: SAW CUT (TYP. ) BACKFILL MATERIAL MIN.MIN.MIN.MIN. TRENCH WEARING SURFACE 1' BASE MATERIAL 1' REQ'D. 6 INCH MIN. THICKNESS OF BASE MATERIAL PAVEMENT PATCH SCALE: NTS A • '};! 0 • IX] 1><11 D □ _j □ □ ~ 0 • l?R J ,--- I I I I I \ I "' '----I (R)S89°35'33"W 629.50' (R) S89°52'W S89°49'29"E 632.25' S89°55'04"E 629.69'N01°16'44"E 190.00'XXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXX HIGHWAY CONSTRUCTION SETBACK(100' FROM ROW)10' B.S.L. 10' B.S.L.20' B.S.L.FST WAL-MART STORES EAST L P LOT 1, EAST FAIRHOPE PLAZA (SLIDE 2416-F) ( ONE STORY BRICK BUILDING COVERED COVERED COVERED FFE:111.85' CONC SLAB CONC SLAB CONC SLAB CONC SIDEWALKCONC SIDEWALK ASPHALT PARKING BRICK PAVERS D U M P S T E R ASPHALT DRIVE HDWLHDWL1111101090810706105 104103102102103104 105106107109110111 1 1 2 112 110 109108105104103102103104105104112 111GRAVELGRAVELPROPOSED OFFICE BUILDING 5,646 SF FFE=109.67 108 107106109108 106 105109ADA PARKING AREA MAX. SLOPE 2.0% IN ALL DIRECTIONS 12 3 212 SS SS SS SS SS SS S S S S S S SS SS EXISTING PERMITTED SEPTIC FIELD SECONDARY (BACKUP) SEPTIC FIELDTIE BUILDING SEWER LATERAL TO EXISTING 4" SEWER MAIN APPROXIMATE LOCATION OF EXISTING 4" SEWER MAIN 105NG AND (4) ERS W W WW W WWWW W W W W W (4) - ES TO LDING (21) DV (21) DV (15) RDR (15) RDR (34) DV (34) DV (25) CJ TREES CODE QTY BOTANICAL NAME COMMON NAME CONT HT REMARKS IM 2 ILEX X `MARY NELL`MARY NELL HOLLY 30 GAL 8`-10`FULL TO GROUND LK 3 LAGERSTROEMIA X `MUSKOGEE` MUSKOGEE CRAPE MYRTLE 30 GAL 8`-10`MINIMUM 3 TRUNKS, FULL HEAD SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT W SPACING REMARKS CJ 25 CLEYERA JAPONICA CLEYERA 3 GAL 72" o.c. TO MATCH EXISTING VARIETY ON PH. 1 GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT SPACING DV 110 DIETES VEGETA WHITE AFRICAN IRIS 1 GAL 24" o.c. RDR 30 ROSA X `MEIGALPIO`RED DRIFT ROSE 1 GAL 30" o.c. SOD/SEED CODE QTY BOTANICAL NAME COMMON NAME CONT SPACING SOD 15,311 SF CYNODON DACTYLON `TIFWAY 419` TIFWAY 419 BERMUDA GRASS SOD PLANT SCHEDULE © 00 20'40'N O R T HLANDSCAPE PLANTING PLAN1 /-./ ----_-~,---1-r ___, _./ ---/ ::-:i -------/ ---,__ -ILi/ __ 20~1N!MUM UNDISTURBED / " - STREET F RONTAG E REQUIREM ENTS l:liglldx.ill 1 lrN ptt 30 LF POW @ 1910LF• Tc,:i,IFronloge Trees Required· Tolol F,onloge Tree$ Provided: •RJW Pls111n91 were insteled with Ph He 1 PARKING LOT T REE REQU IRE M ENTS T,ree-, I bae per 12 SpacEl'S @ 29 sp~ • TOlll!II Parking lot Trees Required: Tolal Pmking Loi TreH Provided: I I ::-:J ___, SOLID VEGETATIVE BUFFER _ / M UNDISTURBED ~ ~~ ~ -/ __ ulV ~BOFFER _('._ -~-- -~-/ ~---__J--~---~---/ /'-' -\ / I Scale: 1 "= 20' 6371rNS N/A N/A 2 421rees ) trees J trees \ \ I I " " '-, \ 0 0 0 \ \ \ I ::-> I ( 20' MINlM UM-lJNQISHIR@ED -, - -SOLl lYVEGETATIVE BUFFER ----~ - -------"' :...=::_____:__~-~---I "- 1..,- londscopeorchitecture land planning plocemaking Foley, Alabama p_ 251.948.7181 Mobile, Alabama P. 251.344.4023 Jackson, Mlssisslppl :.;, ~ ~ P. 601.790.0781 D Es I G N ~~n;;g~~-3-~~;i~o h itects www.wos-design.com landscape arc RINision, _ ------- No. ~ Revisions / Submissions -04_26.22 _(:ICITY~SUB~MITT!!!,AL"--------- ~t 2022 WAS Oesi11n Inc. ni:rdoc~~~~. contents are the P:JOPerty of ~ ~"diK:uments without. the ::11:..:;:i;-:: ~WAS Deogin ill prohibited by law. VTW ,...,, VTW Project Manager LCS Prindpal 223442-001 Project Na. 04.25.22 Oat, Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LP200 April 26, 2022 Hunter Simmons Fairhope Planning Department 555 S. Section Street Fairhope, AL 36532 Re: Advanced Dental MOP -Traffic Letter Dear Hunter: This letter is to serve as back up information as to why a Traffic Impact Study is not warranted for this project. According to the subdivision regulations a traffic impact study is required if a project will increase the average daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. Attached is the ITE Trip Generation Report. The proposed development will consist of 5,646 sq. ft of office lease space. We have also included the existing building in our numbers which is an additional 5,646 sq . ft . of office lease space. We have assumed a use of professional office space based upon what is in the existing building and the existing zoning. When plugging in this information into the ITE Trip Generation Report, we come up with 750 daily trips and 43 peak hour trips. This does not meet the threshold for a traffic study. Please refer to the attached ITE Trip Generation Report. If you have any questions, please let me know. Sincerely, Larry Smith, PE lsmith@secivileng.com 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Instructions:Trip Generation Rates from the 8th Edition ITE Trip Generation ReportEnter Numbers into the "Expected Units"NA: Not AvailableKSF2: Units of 1,000 square feetin the Corresponding Yellow ColumnDU: Dwelling UnitFuel Position: # of vehicles that could be fueled simultaneouslyOcc.Room: Occupied RoomDescription / ITE Code UnitsRate Weekday Daily Traffic PM Peak Period Rate% PM In% PM OutExpected Units (independent variable)Calculated Daily TripsPM Peak Trips - TotalPM In PM OutWaterport/Marine Terminal 010Berths171.52NA NA NA0NA NA NACommercial Airport 021Employees13.400.80 54% 46%00NA NACommercial Airport 021Avg Flights/Day104.735.75 56% 44%00NA NACommercial Airport 021Com. Flights/Day122.216.88 54% 46%00NA NAGeneral Aviation Airport 022Employees14.241.03 45% 55%00NA NAGeneral Aviation Airport 022Avg. Flights/Day1.97NA NA NA0NA NA NAGeneral Aviation Airport 022Based Aircraft5.000.37 45% 55%00NA NATruck Terminal 030Acres81.906.55 43% 57%00NA NAPark&Ride w/ Bus Service 090Parking Spaces4.500.62 22% 78%00NA NAPark&Ride w/ Bus Service 090Occ. Spaces9.620.81 28% 72%00NA NALight Rail Station w/ Park 093Parking Space2.511.24 58% 42%00NA NALight Rail Station w/ Park 093Occ. Spaces3.911.33 58% 42%00NA NAGeneral Light Industrial 110KSF26.970.97 12% 88%00NA NAGeneral Light Industrial 110Employees3.020.42 21% 79%00NA NAGeneral Heavy Industrial 120KSF21.500.68 NA NA00NA NAGeneral Heavy Industrial 120Employees0.820.88 NA NA00NA NAIndustrial Park 130KSF26.960.86 21% 79%00NA NAIndustrial Park 130Employees3.340.46 20% 80%00NA NAManufacturing 140KSF23.820.74 36% 64%00NA NAManufacturing 140Employees2.130.36 44% 56%00NA NAWarehousing 150KSF23.560.32 25% 75%00NA NAWarehousing 150Employees3.890.59 35% 65%00NA NAMini Warehouse 151KSF22.500.26 51% 49%00NA NAMini Warehouse 151Storage Units0.250.02 NA NA00NA NAMini Warehouse 151Employees61.906.04 52% 48%00NA NAHigh-Cube Warehouse 152KSF21.440.10 33% 67%00NA NAHigh-Cube Warehouse 152EmployeesNA0.66 35% 65%00NA NAUtilities 170KSF2NA0.76 45% 55%00NA NAUtilities 170EmployeesNA0.76 90% 10%00NA NASingle Family Homes 210DU9.571.01 63% 37%00NA NASingle Family Homes 210Vehicles6.020.67 66% 34%00NA NAApartment 220DU6.650.62 65% 35%00NA NAApartment 220Persons3.310.40 NA NA00NA NAApartment 220Vehicles5.100.60 NA NA00NA NALow Rise Apartment 221Occ.DU6.590.58 65% 35%00NA NAHigh Rise Apartment 222DU4.200.35 61% 39%00NA NAMid-Rise Apartment 223DUNA0.39 58% 42%00NA NARental Townhouse 224DUNA0.72 51% 49%00NA NAResd. Condo/Townhouse 230DU5.810.52 67% 33%00NA NAResd. Condo/Townhouse 230Persons2.490.24 67% 33%00NA NALow Rise Resd. Condo 231DUNA0.78 58% 42%00NA NAHigh Rise Resd. Condo 232DU 4.180.38 62% 38%00NA NALuxury Condo/Townhouse 233Occ. DUNA0.55 63% 37%00NA NAMobile Home Park 240DU4.990.59 62% 38%00NA NAI I Mobile Home Park 240Persons2.460.26 63% 37%00NA NARetirement Community 250DUNA0.27 56% 44%00NA NAElderly Housing-Detached 251DU3.710.27 61% 39%00NA NACongregate Care Facility 253Occ.DU2.150.17 56% 44%00NA NAElderly Housing- Attached 252Occ.DU3.480.16 60% 40%00NA NARecreational Homes 260DU3.160.26 41% 59%00NA NAResidential PUD 270DU7.500.62 65% 35%00NA NAHotel 310Occ. Room8.920.70 49% 51%00NA NAHotel 310Rooms8.170.59 53% 47%00NA NAHotel 310Employees14.340.80 54% 46%00NA NAAll Suites Hotel 311Occ.Room6.240.55 42% 58%00NA NAAll Suites Hotel 311Rooms4.900.40 45% 55%00NA NABusiness Hotel 312Occ. Room7.270.62 60% 40%00NA NABusiness Hotel 312Employees72.677.60 60% 40%00NA NAMotel 320Occ.Room9.110.58 53% 47%00NA NAMotel 320Rooms5.630.47 54% 46%00NA NAMotel 320Employees12.810.73 54% 46%00NA NAResort Hotel 330Occ. Room13.430.49 43% 57%00NA NAResort Hotel 330RoomsNA0.42 43% 57%00NA NACity Park 411Picinic Sites5.87NA NA NA0NA NA NACounty Park 412Acres2.280.06 41% 59%00NA NAState Park 413Picnic Sites9.950.65 43% 57%00NA NAState Park 413EmployeesNA4.67 43% 57%00NA NAWater Slide Park 414Parking Space2.27NA NA NA0NA NA NABeach Park 415Acres29.811.30 29% 71%00NA NACampground/RV Park 416Acres74.380.39 NA NA00NA NARegional Park 417Picnic Sites61.829.60 41% 59%00NA NARegional Park 417Employees79.7710.26 45% 55%00NA NANational Monument 418Employees31.055.58 NA NA00NA NAMarina 420Berths2.960.19 60% 40%00NA NAGolf Course 430Employees20.521.48 48% 52%00NA NAGolf Course 430Holes35.742.78 45% 55%00NA NAMinature Golf Course 431HolesNA0.33 33% 67%00NA NAGolf Driving Range 432TeesNA1.25 45% 55%00NA NAMultipurpose Rec. Facility 435Acres90.385.77 NA NA00NA NALive Theater 441SeatsNA0.02 50% 50%00NA NAMovie Theater w/o matinee 443KSF278.066.16 94% 6%00NA NAMovie Theater w/o matinee 443Movie Screens220.0024.00 41% 59%00NA NAMovie Theater w/o matinee 443Seats1.760.07 75% 25%00NA NAMovie Theater w/o matinee 443Employees53.124.20 NA NA00NA NAMovie Theater w/ matinee 444KSF2NA3.80 64% 36%00NA NAMovie Theater w/ matinee 444Movie Screens153.3320.22 40% 60%00NA NAMovie Theater w/ matinee 444SeatsNA0.14 53% 47%00NA NAHorse Track 452Employees2.60NA 50% 50%0NA NA NADog Track 454Attendees1.090.13 66% 34%00NA NAArena 460Employees10.00NA 50% 50%0NA NA NAIce Rink 465Seats1.260.12 NA NA00NA NACasino/Video Lottery Establishment 473KSF2NA13.43 56% 44%00NA NAAmusement Park 480Employees8.330.50 61% 39%00NA NAZoo 481Acres114.88NA 50% 50%0NA NA NAZoo 481Employees23.93NA 50% 50%0NA NA NATennis Courts 490Courts31.043.88 NA NA00NA NATennis Courts 490Employees66.675.67 NA NA00NA NARacquet Club 491Courts38.703.35 NA NA00NA NARacquet Club 491KSF214.031.06 NA NA00NA NARacquet Club 491Employees45.714.95 NA NA00NA NAHealth Club 492KSF232.933.53 57% 43%00NA NA Bowling Alley 494KSF233.333.54 35% 65%00NA NARecreational Com. Center 495KSF222.881.45 37% 63%00NA NARecreational Com. Center 495Employees27.253.16 44% 56%00NA NAMilitary Base 501Employees1.780.39 NA NA00NA NAElementary School 520Students1.290.15 49% 51%00NA NAElementary School 520KSF215.431.21 45% 55%00NA NAElementary School 520Employees15.711.81 49% 51%00NA NAPrivate School (K-12) 536Students2.480.17 43% 57%00NA NAMiddle/ JR. High School 522Students1.620.16 49% 51%00NA NAMiddle/ JR. High School 522KSF213.781.19 52% 48%00NA NAHigh School 530Students1.710.13 47% 53%00NA NAHigh School 530KSF212.890.97 54% 46%00NA NAHigh School 530Employees19.741.55 54% 46%00NA NAJunior/ Comm. College 540Students1.200.12 64% 36%00NA NAJunior/ Comm. College 540KSF227.492.54 58% 42%00NA NAJunior/ Comm. College 540Employees15.551.39 58% 42%00NA NAUniversity/College 550Students2.380.21 30% 70%00NA NAUniversity/College 550Employees9.130.88 29% 71%00NA NAChurch 560KSF29.110.55 48% 52%00NA NASynagogue 561KSF210.641.69 47% 53%00NA NADaycare Center 565KSF279.2612.46 47% 53%00NA NADaycare Center 565Students4.480.82 47% 53%00NA NADaycare Center 565Employees28.134.79 47% 53%00NA NACemetery 566Employees58.097.00 33% 67%00NA NAPrison 571KSF2NA2.91 NA NA00NA NAPrison 571EmployeesNA0.23 28% 72%00NA NALibrary 590KSF256.247.30 48% 52%00NA NALibrary 590Employees52.525.40 47% 53%00NA NALodge/Fraternal Organization 591Members0.290.03 NA NA00NA NALodge/Fraternal Organization 591Employees46.904.05 NA NA00NA NAHospital 610KSF216.501.14 42% 58%00NA NAHospital 610Beds11.811.31 36% 64%00NA NAHospital 610Employees5.200.33 31% 69%00NA NANursing Home 620Beds2.370.22 33% 67%00NA NANursing Home 620Employees4.03NA 26% 74%0NA NA NAClinic 630KSF231.455.18 NA NA00NA NAClinic 630Employees7.751.23 41% 59%00NA NAGeneral Office 710 (Equation)KSF2Equation Equation17% 83%00NA NAGeneral Office 710KSF211.011.49 17% 83%00NA NACorporate Headquarters 714KSF27.981.40 10% 90%00NA NACorporate Headquarters 714Employees7.981.40 10% 90%00NA NASingle Tenant Office Bldg 715KSF211.571.72 15% 85%00NA NASingle Tenant Office Bldg 715Employees3.620.50 15% 85%00NA NAMedical Dental Office 720KSF236.133.46 27% 73%00NA NAMedical Dental Office 720Employees8.911.06 34% 66%00NA NAGovernment Office Building 730KSF268.931.21 31% 69%00NA NAGovernment Office Building 730Employees11.951.91 74% 26%00NA NAState Motor Vehicles Dept. 731KSF2166.0217.09 NA NA00NA NAState Motor Vehicles Dept. 731Employees44.544.58 NA NA00NA NAUS Post Office 732KSF2108.1911.12 51% 49%00NA NAUS Post Office 732Employees28.322.84 51% 49%00NA NA Gov. Office Complex 733KSF227.922.85 31% 69%00NA NAGov. Office Complex 733Employees7.750.79 31% 69%00NA NAR&D Center 760KSF28.111.07 15% 85%00NA NAR&D Center 760Employees2.770.41 10% 90%00NA NABuilding Materials/Lumber 812KSF245.164.49 47% 53%00NA NABuilding Materials/Lumber 812Employees32.122.77 51% 49%00NA NAFree-Standing Discount Superstore 813KSF253.134.61 49% 51%00NA NAFree-Standing Discount Store 815KSF257.245.00 50% 50%00NA NAFree-Standing Discount Store 815Employees28.843.48 50% 50%00NA NAHardware/Paint Store 816KSF251.294.84 47% 53%00NA NAHardware/Paint Store 816Employees53.215.05 NA NA00NA NANursery (Garden Center) 817KSF236.083.80 NA NA00NA NANursery (Garden Center) 817Employees22.131.99 NA NA00NA NANursery (Wholesale) 818KSF239.005.17 NA NA00NA NANursery (Wholesale) 818Employees23.400.47 NA NA00NA NAShopping Center 820 (Equation)KSF2Equation Equation49% 51%00NA NAShopping Center 820 RateKSF242.943.37 49% 51%00NA NAFactory Outlet Center 823KSF226.592.29 47% 53%00NA NAQuality Restaurant 931KSF289.957.49 67% 33%00NA NAQuality Restaurant 931Seats2.860.26 67% 33%00NA NAHigh Turnover/Sit Down Rest 932KSF2127.1511.15 59% 41%00NA NAHigh Turnover/Sit Down Rest 932Seats4.830.41 57% 43%00NA NAFast Food w/o Drive Thru 933KSF2716.0026.15 51% 49%00NA NAFast Food w/o Drive Thru 933Seats42.122.13 64% 36%00NA NAFast Food w/ Drive Thru 934KSF2496.1233.48 52% 48%00NA NAFast Food w/ Drive Thru 934Seats19.520.94 53% 47%00NA NADrive Thru Only 935KSF2NA153.85 54% 46%00NA NADrinking Place 925KSF2NA11.34 66% 34%00NA NAQuick Lube Shop 941Service Bays40.005.19 55% 45%00NA NAAutomobile Care Center 942Service Bays12.482.17 NA NA00NA NAAutomobile Care Center 942KSF215.863.38 50% 50%00NA NANew Car Sales 841 KSF233.342.59 39% 61%00NA NANew Car Sales 841 Employees21.140.96 48% 52%00NA NAAutomobile Parts Sales 843KSF261.915.98 49% 51%00NA NAGasoline/Service Station 944Fuel. Position168.5613.87 50% 50%00NA NAServ.Station w/ Conven.Mkt 945Fuel Position162.7813.38 50% 50%00NA NAServ.Stat.w/Conv.Mkt.&Carwash 946Fuel Position152.8413.94 51% 49%00NA NASelf-Service Carwash 947Stalls108.005.54 51% 49%00NA NATire Store 848Service BaysNA3.54 42% 58%00NA NATire Store 848KSF224.874.15 43% 57%00NA NAWholesale Tire Store 849Service Bays30.553.17 47% 53%00NA NASupermarket 850KSF2102.2410.50 51% 49%00NA NAConvenien. Mkt. (Open 24 hrs) 851KSF2737.9952.41 51% 49%00NA NAConvenien. Mkt. (Open 16 Hrs) 852KSF2NA34.57 49% 51%00NA NAConvenien. Mkt w/ Gas Pumps 853KSF2845.6059.69 50% 50%00NA NADiscount Supermarket 854KSF296.828.90 50% 50%00NA NAWholesale Market 860KSF26.730.88 53% 47%00NA NA Discount Club 857KSF241.804.24 50% 50%00NA NAHome Improvement Store 862KSF229.802.37 48% 52%00NA NAElectronics Superstore 863KSF245.044.50 49% 51%00NA NAToy/Children's Superstore 864KSF2NA4.99 50% 50%00NA NAApparel Store 876KSF266.403.83 50% 50%11.3 750432222Drugstore w/o Drive-Thru 880KSF290.068.42 50% 50%00NA NADrugstore w/ Drive-Thru 881KSF288.1610.35 50% 50%00NA NAFurniture Store 890KSF25.060.45 48% 52%00NA NAVideo Arcade 895KSF2NA56.81 52% 48%00NA NAVideo Rental Store 896 KSF2NA31.54 50% 50%00NA NAWalk-in Bank 911KSF2156.4812.12 44% 56%00NA NADrive-in Bank 912Drive-in Windows139.2527.41 49% 51%00NA NADrive-in Bank 912KSF2148.1525.82 50% 50%00NA NANA: Not AvailableKSF2: Units of 1,000 square feetDU: Dwelling UnitFuel Position: # of vehicles that could be fueled simultaneously MAGELLAN BLVDBANKHEAD BLVD MCQUEEN DR ZELDASTCOUNTY RD 13ABINGDON LN CLAYTON DR PEMB R O O K LOOP City of FairhopePlanning Commission June 6, 2022 ¯BANKHEAD BLVDHANLOELNMCQUEEN DR ABINGDON LNCOUNTY RD 13PEMBROOK LOOP CLAYTON DR SD 22.18 - Greenfields Subdivision Legend Road Parcel M-1 - Light Industrial District R-1 - Low Density Single-Family R-2 - Medium Density Single-Family Planning Jurisdiction µ µ ^ Project Name: Greenfields SubdivisionSite Data: 40 acresProject Type: 80-lot Major SubdivisionJurisdiction: Fairhope Planning JurisdictionZoning District: R-2PPIN Number: 41079, 55265General Location: east side of County Road 13, north of County Road 32Surveyor of Record: SE Civil LLCEngineer of Record: SE Civil LLCOwner / Developer: Lennar Homes of Alabama LLCSchool District: J Larry Newton School Fairhope Middle and High SchoolRecommendation: Prepared by: Mike JeffriesMike Jeffries Approve with Conditions □ -- 1 SD 22.18 Green Fields Subdivision – June 6, 2022 Summary of Request: Public hearing to consider the request of the Applicant, SE Civil, on behalf of the Owner, Lennar Homes of Alabama, LLC, for Preliminary Plat Approval of Greenfields Subdivision, an 80-lot Major Subdivision. The property is approximately 39.9 acres and is located on the east side of County Road 13, 0.38 miles south of County Road 34. The property is currently zoned by Fairhope as R-2 Medium Density Single-Family Residential District. Comments: Utilities: • All connections and work in Baldwin County ROW will require permitting from Baldwin County Highway Department. • Baldwin EMC is the electric provider • Fairhope Utilities is the sewer provider o Lift station is proposed on the west side of CR 13. The location is on private property owned by the City of Fairhope and will require City Council approval. At time of review, staff cannot assume access will be granted by the City Council and required applicant to provide an alternate location for the lift station within the development, which has been accommodated. • Fairhope Utilities can provide gas. Aid to construction costs may be required depending on gas load. • Fairhope Utilities is the water provider o Water main upgrade connecting to CR 32 along CR 13 to the proposed subdivision is required. o All costs, as well as installation, associated with the required upgrades are the responsibility of the developer and will be evaluated by the Water Department at time of construction. • AT&T is the communications provider Traffic: • A traffic study was conducted by Samantha Islam. o According to the study no turn lane or other improvements are recommended. o The intersection of CR 13 and CR 32 is currently closed due to construction of a round-a- bout. An updated traffic study will be required after completion for review and any recommended improvements will be required before Final Plat Application. Drainage: SIT E DATA CU RRENT ZONI NG: R-2 TO TAL AREA: 39 .90 AC LI N. FT. STREET S 4700 LF TOTAL LO TS: 80 DENS ITY 2.0 / AC. M INIM UM LOT : 10 ,500 SF SMALL EST LOT: 11,200 SF LARG EST S F LOT: 21,10 1 S F COMMO N AREAS: 12 .35 AC {31 %) W ETLAND BUFFER S IGNS : 13 REQUIRED SETBACKS : FRO NT : 35 FEET REAR: 35 FE ET S IDE: 10 FEET SI DE ST REET: 20 FEET WA TE R SERVIC E: CITY O F FA IRHOPE SEW ER SERV ICE: CITY OF FAI RHO PE ELE CTRIC SERV ICE: BALDW IN EMC TELEPHONE SERVIC E: AT&T 2 SD 22.18 Green Fields Subdivision – June 6, 2022 • The Water will be collected in a series of inlets and underground drainage pipes. The underground drainage pipes will discharge into one of three (3) wet detention ponds. Pond 1 is located at the West portion of the site and discharges West to the Right-of-Way ditch along County Road 13. Pond 2 is located at the North portion of the site and discharges to the site’s Northern property line. Pond 3 is located at the East portion of the site and discharges to the wetland area within the East side of the site. • The Storm Water Report indicates the proposed development will have No Adverse Effects to adjacent properties. Landscaping: • The landscape plan shows the required street trees in the ROW between the sidewalk and roadway as required. • Area around the detention ponds are landscaped with trees. o Landscape plans need to be amended to show sod around detention ponds and central greenspace. • Greenspace requirements are exceeded. A preserve and on the east side of the development and a centrally located park account for 3.5acres of the required 3.99acres. The additional greenspace is a trail/greenway north of the preserved area creating a total of 8.19 acres of greenspace. Waiver Request • The applicant is requesting a waiver from the requirement of an 8’ planting strip according to Appendix A, Table5.3 of the Subdivision Regulations. The applicant proposes the below road section which includes a 7’ planting strip. • Staff, in coordination with other departments, supports the waiver request, but recognizes the Planning Commission approves/denies a waiver. Staff does not object to the request but proposes the below alternative that the commissioners may consider. Included in the packet is an image of both road sections. - I ~ i • i -------------------------------~==~----------------------------------lj • ---------------~~-------I--------------~~----------,! I I ~ I v • ~COP!'. -I I I I I : .:·:~:·:· ....•.• _;:.: ::::~ %::f.B::::::::~::::::::~~~~::::::-:,:«-~~t=~=;~~i-7 ~~.::-~-· ! =•-,~J cb ✓ : : :•: ... . (i) 4) 3) 2) 1) . .. TYP ICAL ROADWAY SECTION Roadway Section proposed by staff: ~~ ~ ~---~."""----+----¥-· ~~~~------+---l ~-~-~,. -----+--"--~-~ ==•r.==r=·-=,=~=~·~~~=-~Wr-+~~~~~b~~~=~;l~=-=·=~-~-~-"r=="- TYPICAL ROADWAY SECTION 3 SD 22.18 Green Fields Subdivision – June 6, 2022 General Comments • A pre-construction meeting is required prior to issuance of building permits. 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; • Meets 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 Waiver Recommendation: Staff recommends approval of the waiver request. Recommendation: Staff recommends approval SD 22.18 Green Fields preliminary plat with the following conditions: 1. Approval of the waiver request to grant a different Roadway Section. 2. An updated traffic study will be required after completion of construction at CR 13 and CR 32 for review and any recommended improvements will be required before Final Plat Application. 3. All costs, as well as installation, associated with the required upgrades are the responsibility of the developer and will be evaluated by the Water Department at time of construction. 4. Lift station location on City property shall be approved by City Council or located inside the development. 5. Landscape plans need to be amended to show sod around detention ponds and central greenspace. - ---- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637383940414243444546 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 6768697071727374757677787980 COMMON AREA 3 COMMON AREA 1 COMMON AREA 5 COMMON AREA 2COMMON AREA 4 BANKHEAD BLVD. 50 FT. R/W (PUBLIC) GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC)CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/WCOUNTY ROAD 13 100 FT. R.O.W.100' ( T Y P . ) GREENFIELDS FLOOD STATEMENT PRELIMINARY PLAT SHEET 1 OF 3 Civil LENNAR HOMES (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 31 20211019 20211019 1"=100' CHKD.DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 0 50 100 200 100 SCALE R-2 80 4700 LF CITY OF FAIRHOPE CITY OF FAIRHOPE BALDWIN EMC AT&T 39.90 AC 21,101 SF 11,200 SF 35 FEET 35 FEET 10 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: TOTAL LOTS: LIN. FT. STREETS: CURRENT ZONING:REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: SITE DATA 10,500 SFMINIMUM LOT: 2.0 / AC.DENSITY: 12.35 AC (31%) SIDE: CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTOR CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER):CERTIFICATE OF APPROVAL BY BALDWIN E.M.C. CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): GENERAL NOTES: GREENSPACE MAINTENANCE GREEN SPACE DENSITY CALCULATION 39.90 TOTAL GROSS ACRES -9.33 ROW, DETENTION, WETLANDS 30.57 ACRES 80/30.57 = 2.62 UNITS PER ACRE 15% REQ'D (5.98 AC.) QUALIFYING GREEN SPACE CALCULATION 6.03 UPLAND AREAS 0.85 30% OF PONDS 6.88 TOTAL ACRES (17.24% OF TOTAL SITE) *SEE SHEETS 2 AND 3 FOR DETAILED GEOMETRY* VICINITY MAP SITE B AAMALA H LD E.D IEDAVI SURVEYOR'S CERTIFICATE: CERTIFICATE OF APPROVAL BY AT&T 1 234567 89 1011121314 15 102 91 113 124 135 146 157 8 ADJACENT PROPERTIES GREYTHORNE ESTATES LEGEND: OF ALABAMA, LLC CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: OWNER:OWNER: SONNY HILL, LLC DEVELOPER: LENNAR HOMES OF ALABAMA, LLC 433 PLAZA REAL, STE 244 BOCA RATON, FLA. 33432 LENNAR HOMES OF ALABAMA, LLC 433 PLAZA REAL, STE 244 BOCA RATON, FLA. 33432 P.O. BOX 91206 MOBILE, AL. 36691 CERTIFICATE OF APPROVAL BY E-911 ADDRESSING: 05-46-08-34-0-000-007.00305-46-08-34-0-000-011.003 WETLAND BUFFER SIGNS:13 ' I ,------ ' ' ' ' ' ' -------: 1 MILE f-_L, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 37383940414243444546 47 48 49 50 51 52 53 54 55 56 57 74757677787980 COMMON AREA 3 COMMON AREA 1 COMMON AREA 2BANKHEAD BLVD. 50 FT. R/W (PUBLIC) GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC)CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/WCOUNTY ROAD 13 100 FT. R.O.W.GREENFIELDS PRELIMINARY PLAT SHEET 2 OF 3 Civil LENNAR HOMES (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 32 20211019 20211019 1"=50' CHKD. DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 02550 100 50 SCALE SEE SHEET 3 OF 3OF ALABAMA, LLC 11 11 11 1 1 • I I I I 1/ '\ \ _J 1, 'I 1( I I :1 11 I 'I I '' ,,, '11 11 I 11 I ii I 11 I JI i 11 1 ,, I , , '1 I ·1 I I I I I I I ii I 111 11\ 1],' 'l I 1 i I I I I l 11 I 1 I 1\ It \ \ \ \ \ I 1' ,I I I II II I II ! 1: ,, ,, 80.00' ------- ~ (g: "' ~~ N 13154SF (.) "' ., 0.30 AC / "'I \l:l \ b 0 z "' I N89"51 '00"W "' I 140.0 ' \ I I b I I 0 I I § g / \ p I N89"5J'oo"W ~ I 14_c._Q_0_'_ \g I 'b I ',~ I "' lfo I "' I I Jr I I / I '-----\--I I 115.0ti' c,'> --7 IIJ60SF ~./6 AC I~ lo• I 1P8 1 1P ~I 1g ,- 11JWS/- C.26 AC ' ;< I lo-I 1P 8 1 1P ~I g ..-1 Vl I ---7 ,- 1"' I 1:C,-I 1P8 1 1P ~I o-0 V) --7 ,------' 1IJ60~ 0.26/,C 1,. :~g : 1P ~I 1g..- 11360 SI 026 AC ;< I :~g : 1P ~I g ..-1 Vl I 80.00' 11360 SF 0.26 AC L __ I"' I __ J L L_ L _ l"' I L __ _ L _____ _j 8 EMENT 20' ----~- RAINAGE EASEMENT --80.00' ______ 80.00' --__ JlQ,,0..9_' __ _ ------1 ,-----7 ,---7 lw I lw I lb• I lb. I I~ ~I I~ ~I I~ §:: I~ !I z I z ,.., lb- 1~§l ION 18:: ___ _J I ____ J 1z _____ J 79.32' 80.00' 80.00' N89"52'◊1 ''w 1274.01' (';!) ,\,,(,_,' 4)"v'/ 7274,32 ' <' ' ,_ rw 46 -0B-34 -0 -000-013.ooo STREET, HAR(!/ D J FTA L 8980 CO /dl _-52 ,-- 1 ,--- l w lb-I I~ ~I :~ !: z I ,--- 1.., I lb-I I~ ~I IP ~I '8 .-1 z L ____ J L _____ J L ____ _ 80.00' 80.00' 80.00' 80.00' ..; "' N 232.0 232.00' I I I I I b 0 ..; ., N r, b 0 N ... c,":>., ---~::'.o~- r --11\ I I-~: .. !.i:1$.' ~ ~l I "" I L _____ J I ;< o· o-• N ~N .... o-0 V) _L ______ _ 90.00' 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637 58 59 60 61 62 63 64 65 66 67686970717273 COMMON AREA 3 COMMON AREA 5 COMMON AREA 4 CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/W100' ( T Y P . ) GREENFIELDS PRELIMINARY PLAT SHEET 3 OF 3 Civil (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 33 20211019 20211019 1"=50' CHKD.DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 02550 100 50 SCALESEE SHEET 2 of 2GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC) BANKHEAD BLVD. 50 FT. R/W (PUBLIC) LENNAR HOMES OF ALABAMA, LLC 25' 232.0ft' 232.00' 25' 25' 90.00' 0 0 ..f <D N 15' DRAINAGE EASEMENT (Y) c'~•c;•49",·;, _ ic'.2_':,)(j' S89'49'06"E 1323.35' 219.74' 80.00' 90.46' '--...___ ------/ ---------------7 /~----- :b. ,,,~/; 80.00' I I;,, lo- 1P 81 1P ~I 1g--1 I"' I .. _ ------L __ 80.00' 80.00' ,. JS~, 1P ~I 18 ,-1 I"' I _ ____ _J I I~~ ///,,'~~i IO N ,~1f/~ IC\I ll) 18 ~ / / ,'2 ;:,,, 17-, ;Z I -----::::,,-L':::::::--~ L 80.00' 35.74' ·80.00' ----7 I;,, :~81 1P ~I 18 ..... I I"' I 80.00' C19 15.48' L ___ _ S89;51;00"E 15' DRAINAGE EASEMENT - --80.00'--- - --80.00'--,,.-"'---80.00' - - -- --80.00' - - - - -80.0;i - ---80.00'-----80.00··-----80.00'--- 86.oo' 80.00' 80.00' 80.00' --·80.00'-----80.00'--- -----7 I 80.00' lw I lb• I I·~ qi IP ~I ig ..... I z 80.00' -----~'.!. __ 241.16' _________ _ - --so.oo'-L7 _s--c..:::-8o.oo·-- - ... j,.J 10• I I~ ~I IP ~I 18 .-1 1 2 I __ J L __ 80.00' 80.00' TABLE OF CONTENTS C2-C3 COVER GRADING & DRAINAGE PLAN CONSTRUCTION DETAILS (SITE & PAVEMENT DETAILS) CONSTRUCTION DETAILS (WATER & SEWER DETAILS) C8-C10 D1-D3 EROSION & SEDIMENT CONTROL PLAN Developer: Lennar Homes of Alabama, LLC 433 Plaza Real Suite 244 Boca Raton, FL 33432 CONSTRUCTION DETAILS (EROSION CONTROL DETAILS) D4-D5 D6-D7 PRELIMINARY PLAT1-3 C11-C12 UTILITY PLAN PP1-PP5 SIDEWALK, STREET LIGHT & SIGNAGE PLAN R Know what's below. before you dig.Call CLEARING, GRUBBING & DEMOLITION PLAN C4-C5 PROPOSED CONSTRUCTION PLANS for Greenfields Subdivision PRELIMINARY PLAN & PROFILES (ROADWAYS) C13-C15 POND PLAN & OUTFALL DETAILS CROSS SECTIONS (ROADWAYS)XS1-XS10 Civil Engineering & Surveying 9969 Windmill RoadFairhope, AL 36532251-990-6566 REVISIONS: NO.REVISIONDATE APPR. REVISIONS PP6-PP10 PLAN & PROFILES (DITCHES) POSTED/DESIGN SPEED LIMIT: 20 MPH CROSS SECTIONS (DITCHES)XS11-XS19 0 INITIAL FAIRHOPE SUBMITTAL04/26/22 JDL C1 GENERAL NOTES C16 SPOT ELEVATIONS C6-C7 VICINITY MAP N.T.S. PP11-PP12 STORM SEWER PROFILES MANAGER OF ENGINEERING MR. BRIAN SEALS P.O. BOX 220 SUMMERDALE, ALABAMA 36580 251-989-6247 BALDWIN EMC CONTACT SITE ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 35618, 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 May 18th, 2022 Name of Project to which this Certificate Applies: Greenfields Subdivision. Plans which are certified consist of Pages Cover Sheet thru Sheet XS19.CONTACTS WATER & SEWER DEPARTMENT CITY OF FAIRHOPE MR. JASON LANGLEY 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 BUILDING DEPARTMENT CITY OF FAIRHOPE MR. ERIK CORTINAS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 PLANNING/ZONING DEPARTMENT CITY OF FAIRHOPE MR. HUNTER SIMMONS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 PUBLIC WORKS DEPARTMENT MR. RICHARD JOHNSON 161 NORTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 CITY OF FAIRHOPE 1 FAIRHOPE RESUBMITTAL05/26/22 JDLSPEED LIMIT 20 Christian Life Cathedral Church FAIRHOPE AIRPORT co'tllPen 26 \ 35 . South River • Park Church ,t, \- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637383940414243444546 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 6768697071727374757677787980 COMMON AREA 3 COMMON AREA 1 COMMON AREA 5 COMMON AREA 2COMMON AREA 4 BANKHEAD BLVD. 50 FT. R/W (PUBLIC) GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC)CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/WCOUNTY ROAD 13 100 FT. R.O.W.100' ( T Y P . ) GREENFIELDS FLOOD STATEMENT PRELIMINARY PLAT SHEET 1 OF 3 Civil LENNAR HOMES (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 31 20211019 20211019 1"=100' CHKD.DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 0 50 100 200 100 SCALE R-2 80 4700 LF CITY OF FAIRHOPE CITY OF FAIRHOPE BALDWIN EMC AT&T 39.90 AC 21,101 SF 11,200 SF 35 FEET 35 FEET 10 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: TOTAL LOTS: LIN. FT. STREETS: CURRENT ZONING:REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: SITE DATA 10,500 SFMINIMUM LOT: 2.0 / AC.DENSITY: 12.35 AC (31%) SIDE: CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTOR CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER):CERTIFICATE OF APPROVAL BY BALDWIN E.M.C. CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): GENERAL NOTES: GREENSPACE MAINTENANCE GREEN SPACE DENSITY CALCULATION 39.90 TOTAL GROSS ACRES -9.33 ROW, DETENTION, WETLANDS 30.57 ACRES 80/30.57 = 2.62 UNITS PER ACRE 15% REQ'D (5.98 AC.) QUALIFYING GREEN SPACE CALCULATION 6.03 UPLAND AREAS 0.85 30% OF PONDS 6.88 TOTAL ACRES (17.24% OF TOTAL SITE) *SEE SHEETS 2 AND 3 FOR DETAILED GEOMETRY* VICINITY MAP SITE B AAMALA H LD E.D IEDAVI SURVEYOR'S CERTIFICATE: CERTIFICATE OF APPROVAL BY AT&T 1 234567 89 1011121314 15 102 91 113 124 135 146 157 8 ADJACENT PROPERTIES GREYTHORNE ESTATES LEGEND: OF ALABAMA, LLC CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: OWNER:OWNER: SONNY HILL, LLC DEVELOPER: LENNAR HOMES OF ALABAMA, LLC 433 PLAZA REAL, STE 244 BOCA RATON, FLA. 33432 LENNAR HOMES OF ALABAMA, LLC 433 PLAZA REAL, STE 244 BOCA RATON, FLA. 33432 P.O. BOX 91206 MOBILE, AL. 36691 CERTIFICATE OF APPROVAL BY E-911 ADDRESSING: 05-46-08-34-0-000-007.00305-46-08-34-0-000-011.003 WETLAND BUFFER SIGNS:13 ' I ,------ ' ' ' ' ' ' -------: 1 MILE f-_L, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 37383940414243444546 47 48 49 50 51 52 53 54 55 56 57 74757677787980 COMMON AREA 3 COMMON AREA 1 COMMON AREA 2BANKHEAD BLVD. 50 FT. R/W (PUBLIC) GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC)CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/WCOUNTY ROAD 13 100 FT. R.O.W.GREENFIELDS PRELIMINARY PLAT SHEET 2 OF 3 Civil LENNAR HOMES (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 32 20211019 20211019 1"=50' CHKD. DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 02550 100 50 SCALE SEE SHEET 3 OF 3OF ALABAMA, LLC 11 11 11 1 1 • I I I I 1/ '\ \ _J 1, 'I 1( I I :1 11 I 'I I '' ,,, '11 11 I 11 I ii I 11 I JI i 11 1 ,, I , , '1 I ·1 I I I I I I I ii I 111 11\ 1],' 'l I 1 i I I I I l 11 I 1 I 1\ It \ \ \ \ \ I 1' ,I I I II II I II ! 1: ,, ,, 80.00' ------- ~ (g: "' ~~ N 13154SF (.) "' ., 0.30 AC / "'I \l:l \ b 0 z "' I N89"51 '00"W "' I 140.0 ' \ I I b I I 0 I I § g / \ p I N89"5J'oo"W ~ I 14_c._Q_0_'_ \g I 'b I ',~ I "' lfo I "' I I Jr I I / I '-----\--I I 115.0ti' c,'> --7 IIJ60SF ~./6 AC I~ lo• I 1P8 1 1P ~I 1g ,- 11JWS/- C.26 AC ' ;< I lo-I 1P 8 1 1P ~I g ..-1 Vl I ---7 ,- 1"' I 1:C,-I 1P8 1 1P ~I o-0 V) --7 ,------' 1IJ60~ 0.26/,C 1,. :~g : 1P ~I 1g..- 11360 SI 026 AC ;< I :~g : 1P ~I g ..-1 Vl I 80.00' 11360 SF 0.26 AC L __ I"' I __ J L L_ L _ l"' I L __ _ L _____ _j 8 EMENT 20' ----~- RAINAGE EASEMENT --80.00' ______ 80.00' --__ JlQ,,0..9_' __ _ ------1 ,-----7 ,---7 lw I lw I lb• I lb. I I~ ~I I~ ~I I~ §:: I~ !I z I z ,.., lb- 1~§l ION 18:: ___ _J I ____ J 1z _____ J 79.32' 80.00' 80.00' N89"52'◊1 ''w 1274.01' (';!) ,\,,(,_,' 4)"v'/ 7274,32 ' <' ' ,_ rw 46 -0B-34 -0 -000-013.ooo STREET, HAR(!/ D J FTA L 8980 CO /dl _-52 ,-- 1 ,--- l w lb-I I~ ~I :~ !: z I ,--- 1.., I lb-I I~ ~I IP ~I '8 .-1 z L ____ J L _____ J L ____ _ 80.00' 80.00' 80.00' 80.00' ..; "' N 232.0 232.00' I I I I I b 0 ..; ., N r, b 0 N ... c,":>., ---~::'.o~- r --11\ I I-~: .. !.i:1$.' ~ ~l I "" I L _____ J I ;< o· o-• N ~N .... o-0 V) _L ______ _ 90.00' 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637 58 59 60 61 62 63 64 65 66 67686970717273 COMMON AREA 3 COMMON AREA 5 COMMON AREA 4 CALYPSO DR.50 FT. R/WDAMSEL DR.50 FT. R/W100' ( T Y P . ) GREENFIELDS PRELIMINARY PLAT SHEET 3 OF 3 Civil (251) 990-6566 9969 WINDMILL ROADFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 33 20211019 20211019 1"=50' CHKD.DED DRAWN ASC PROPERTY BOUNDARY & SUBDIVISION N 02550 100 50 SCALESEE SHEET 2 of 2GREEN FIELDS DRIVE 50 FT. R/W (PUBLIC) BANKHEAD BLVD. 50 FT. R/W (PUBLIC) LENNAR HOMES OF ALABAMA, LLC 25' 232.0ft' 232.00' 25' 25' 90.00' 0 0 ..f <D N 15' DRAINAGE EASEMENT (Y) c'~•c;•49",·;, _ ic'.2_':,)(j' S89'49'06"E 1323.35' 219.74' 80.00' 90.46' '--...___ ------/ ---------------7 /~----- :b. ,,,~/; 80.00' I I;,, lo- 1P 81 1P ~I 1g--1 I"' I .. _ ------L __ 80.00' 80.00' ,. JS~, 1P ~I 18 ,-1 I"' I _ ____ _J I I~~ ///,,'~~i IO N ,~1f/~ IC\I ll) 18 ~ / / ,'2 ;:,,, 17-, ;Z I -----::::,,-L':::::::--~ L 80.00' 35.74' ·80.00' ----7 I;,, :~81 1P ~I 18 ..... I I"' I 80.00' C19 15.48' L ___ _ S89;51;00"E 15' DRAINAGE EASEMENT - --80.00'--- - --80.00'--,,.-"'---80.00' - - -- --80.00' - - - - -80.0;i - ---80.00'-----80.00··-----80.00'--- 86.oo' 80.00' 80.00' 80.00' --·80.00'-----80.00'--- -----7 I 80.00' lw I lb• I I·~ qi IP ~I ig ..... I z 80.00' -----~'.!. __ 241.16' _________ _ - --so.oo'-L7 _s--c..:::-8o.oo·-- - ... j,.J 10• I I~ ~I IP ~I 18 .-1 1 2 I __ J L __ 80.00' 80.00' SHEET C1 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATEGENERAL NOTESCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. CONSTRUCTION ACTIVITIES. 14. 15. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI. PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN HANDICAP RAMPS SHALL BE PER ADA REQUIREMENTS AND LOCAL REGULATIONS. ALL DIMENSIONS AND RADII ARE TO THE EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING ON CLEAN ASPHALT OR CONCRETE. NOTIFY CITY OF FAIRHOPE & BALDWIN COUNTY 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. SITE PLAN NOTES HIGHWAY DEPARTMENT REGULATIONS AND CODES. ALL WORK AND MATERIALS SHALL COMPLY WITH CITY OF FAIRHOPE & BALDWIN COUNTY INSPECTIONS. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 1. 2. 3. REMOVE VEGETATION/PAVEMENT ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS INSTALL THE CONSTRUCTION EXIT PER DETAILS. INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS. CONSTRUCTION SEQUENCE - PHASE 1 4. 5. 6. REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING. ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & DEMOLITION CAN BEGIN (PHASE 2). INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE. (REFERENCE LANDSCAPE PLANS) 4. 5. 6. INSTALL TEMPORARY SEEDING AND MULCH ON DISTURBED AREAS TO PREVENT EXPOSED SOILS. DURING ROAD AND UTILITY CONSTRUCTION, MAINTAIN TEMPORARY SEEDING. CONSTRUCTION SEQUENCE - PHASE 2 GRADE THE SITE TO SUB-GRADE ELEVATIONS, PREPARING THE SITE FOR FINAL SITE WORK. PERFORM GRADING TO INSTALL POND AND SEDIMENT FEATURES. ESTABLISH PERMANENT COVER1. INSTALL STORM SYSTEM AND UTILITIES. ON AREAS NOT EFFECTED BY ROAD AND UTILITY CONSTRUCTION. 2. 1. 2.CALL FOR AN INSPECTION FROM THE QCP. ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS AND TREE PROTECTION. STABILIZE ANY AREAS DISTURBED BY BMP AND TREE PROTECTION REMOVAL. CONSTRUCTION SEQUENCE - PHASE 3 3. INSTALL FINAL LANDSCAPING. 4. INSTALL CURBING, SIDEWALKS, AND PAVING. 7. AND CONSTRUCTION EXIT. DURING ROAD AND UTILITY CONSTRUCTION, INSPECT PERIMETER CONTROLS DAILY AND FIX ANY DEFICIENCIES.3. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT 1. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND SHALL BE APPROVED BY CITY OF FAIRHOPE PRIOR TO LAYING ASPHALT. REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. DRAINAGE EASMENTS, AND DETENTION PONDS. OTHER CLEARING PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. DEPENDING ON FINAL GRADING AND SLOPES. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. CONSTRUCTION. RESTAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN STAKING THROUGHOUT THE CITY SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO THE NEED FOR AN INSPECTION. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH UTILITY COMPANY SPECIFICATIONS. THE PUBLIC UTILITIES PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, VALVES, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING REQUIREMENTS OF THE UTILITY PROVIDERS. THE CONTRACTOR SHALL BE INTIMATE ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 2. 3. 4. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. COMPANY PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND UTILITY 5. 6. 16. 17. 18. 19. 20. A MINIMUM OF 2-4" PVC UTILITY SLEEVES SHALL BE INSTALLED ACROSS ALL STREETS TO SERVE ISLANDS WITH IRRIGATION. 7. 21. 1. 2. 4. EROSION CONTROL NOTES AND STATE AND FEDERAL E.P.A. GUIDELINES FOR THE NPDES PROGRAM. ALL EROSION CONTROL MEASURES SHALL BE PER THE DIRECTION OF THE ENGINEER5. ABSOLUTELY NO SEDIMENT SHALL BE PERMITTED TO LEAVE THE SITE DURING CONSTRUCTION.6. IF HEAVY RAINS OR UNUSUAL SITE CONDITIONS RESULT IN THE POLLUTION OF ROADWAYS OR ALL DISTURBED AREAS SHALL BE TEMPORARILY AND PERMANENTLY SEEDED WITH "SOUTH" ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE GOVERNING OFFICIALS. IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO BE INTIMATE WITH THE LOCAL EROSION CONTROL LAWS AND TO REFLECT THIS KNOWLEDGE IN HIS/HER ACTIONS AND 7. 8. FOR EROSION CONTROL, SEDIMENT CONTROL AND STORMWATER MANAGEMENT ON ALL VEGETATION SHALL BE PLANTED AND MAINTAINED PER THE ALABAMA HANDBOOK IMMEDIATELY AND RESTORE THE AREAS TO THE ORIGINAL CONDITION WITHIN 24 HOURS. ADJACENT PARCELS THEN THE GRADING CONTRACTOR SHALL CLEAN THE DISTURBED AREAS TYPE SEEDINGS PER THE ALABAMA HANDBOOK. THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED BY THE INSTALLATION OF EROSION AND SEDIMENT CONTROL MEASURES AND PRACTICES PRIOR TO, OR CONCURRENT WITH LAND DISTURBING ACTIVITIES. 11. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED DAILY AND ANY DEFICIENCIES NOTED WILL BE CORRECTED BY THE END OF EACH DAY. ADDITIONAL EROSION CONTROL MEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-SITE INSPECTION THE EXISTING SITE IS UN-DEVELOPED. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE SEDIMENT BARRIERS HAVE BEEN CONSTRUCTED. CONTRACTOR SHALL REMOVE EROSION CONTROL DEVICES AFTER PERMANENT GRASSING IS IN PLACE AND ESTABLISHED. CONTACT DAVID KING, QCI 251-990-6566. CONSTRUCTION SITES AND URBAN AREAS (ALABAMA HANDBOOK). QUOTATIONS. REFERENCE THE CONSTRUCTION SEQUENCE FOR THE RELATIONSHIP BETWEEN THE INSTALLATION OF EROSION CONTROL FEATURES AND GENERAL CONSTRUCTION. 9. 10. BY THE GOVERNING OFFICIAL OR ENGINEER OF RECORD. 12. 13. THE CONSTRUCTION EXIT PAD SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH STONE, AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT OF ANY STRUCTURES USED TO TRAP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR DISTURBED AREAS LEFT IDLE FOR SEVEN DAYS OR LONGER ARE TO BE MULCHED. SEDIMENT / EROSION CONTROL DEVICES MUST BE CHECKED AFTER EACH STORM EVENT. EACH DEVICE IS TO BE MAINTAINED OR REPLACED IF SEDIMENT ACCUMULATION HAS REACHED 1/3 OF THE CAPACITY OF THE DEVICE. MAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES AND PRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THE TRACKED FROM VEHICLE OR SITE ONTO PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. 14. 15. 16. RESPONSIBILITY OF THE OWNER'S CONTRACTOR. 17. 18. 19. THE SITE IS TO BE CLEARED AND GRADED AS TO MINIMIZE THE AMOUNT OF SOIL EXPOSED 20. AT ONE TIME. EROSION CONTROL MEASURES SHALL BE MAINTAINED AT ALL TIMES. IF FULL IMPLEMENTATION OF THE APPROVED PLAN DOES NOT PROVIDE FOR EFFECTIVE EROSION CONTROL, ADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL OR TREAT THE SEDIMENT SOURCE. CONTRACTOR IS RESPONSIBLE FOR MONITORING DOWNSTREAM CONDITIONS THROUGHOUT THE CONSTRUCTION PERIOD AND CLEARING ANY DEBRIS AND SEDIMENT CAUSED BY 21. CONSTRUCTION. BMP'S SHALL BE INSTALLED AS PER THE ALABAMA HANDBOOK STANDARDS. 22. BMP'S SHALL BE INSTALLED WITH MINIMAL CLEARING ACTIVITY. 23. REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES. 24.NO DUST CONTROL IS ANTICIPATED. SHOULD DUST BE AN ISSUE, SITE WILL BE WATERED TO MINIMIZE GENERATION OF DUST. DUST CONTROL IS ALSO ACCOMPLISHED BY MINIMIZING THE EXPOSURE OF BARE SOILS. UTILIZE TEMPORARY VEGETATION AND MULCHING TO COVER BARE AREAS DURING CONSTRUCTION. UTILIZE PERMANENT VEGETATION TO CONTROL DUST FROM THE SITE AFTER CONSTRUCTION IS COMPLETE. 25.WHERE LABELED FIP/CIP, FABRIC INLET PROTECTION TO BE INITIALLY INSTALLED AND CONVERTED TO CURB INLET PROTECTION ONCE THROAT IS POURED. 3.AREA TO BE DISTURBED=±34.45 ACRES. PIPE LENGTHS SHOWN ARE LINEAR DISTANCES BETWEEN CENTER TO CENTER OF STRUCTURES. THE CONTRACTOR SHALL DETERMINE THE QUANTITY OF PIPE NEEDED FOR THE JOB, BASED ON SLOPE LENGTH AND WHOLE STANDARD PIPE SECTIONS. ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILS ENGINEER. GRADES NOT OTHERWISE INDICATED ON THE PLANS SHALL BE UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE GIVEN. ABRUPT CHANGES IN SLOPE SHALL BE WELL ROUNDED. ELEVATIONS REPRESENT FINAL GRADE. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE TREE PROTECTION, SAVE AREAS, SILT BARRIER INSTALLATION AND DETENTION FACILITIES ARE CONSTRUCTED. THE LAND DISTURBANCE PERMIT MUST BE DISPLAYED ON SITE AT ALL TIMES DURING CONSTRUCTION AND IN PLAIN VIEW FROM A PUBLIC ROAD OR STREET. ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS, LATEST EDITION. 9. 10. 11. 12. 13. 14. 15. 16. CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE END OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. 17. TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 18. ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.19. 20. JUNCTION BOX = RIM; THE TOP MOST PART OF THE RIM AND COVER CASTING. CATCH BASIN = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DROP INLET = GRATE; THE TOP MOST PART OF THE FRAME AND GRATE. WEIR INLET = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DEFINITION OF THE TYPE OF TOP IS AS LISTED: THE ELEVATION OF MANHOLE/INLET TOPS ARE TO BE AT THE FINISH ELEVATION SHOWN. THE THE CONTOUR INTERVAL IS ONE FOOT OR AS SHOWN. ALL DISTURBED AREAS NOT OTHERWISE COVERED BY PAVEMENT SHALL RECEIVE FOUR INCHES OF TOPSOIL AND STABILIZED PER THE LANDSCAPE PLAN. THE TYPE OF PIPE MAY BE ALTERED IF APPROVED BY THE ENGINEER. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPES STORM PIPE SHALL BE AS FOLLOWS: GRADING & DRAINAGE NOTES STANDARDS UNLESS APPROVED OTHERWISE BY THE ENGINEER. ALL STRUCTURES SHALL BE PRECAST CONCRETE PER ASTM C-478/C-913 AND ALDOT STEEPER THAN 3:1 SHALL BE COVERED WITH CURLEX BLANKETS BY AMERICAN EXCELSIOR ALL CAST IN PLACE CONCRETE TO HAVE A MIN. 28 DAY COMPRESSION STRENGTH OF 3000 P.S.I. RCP, CLASS III PER ALDOT SPECIFICATIONS. COMPANY OR EQUAL. 1. 2. 3. 4. 5. 6. 7. 8. CONTRACTOR SHALL PROVIDE A VIDEO OF THE STORM SYSTEM. 30" FOR ALL INTERNAL STREET INTERSECTIONS 36" FOR ALL INTERSECTION WITH EXISTING COUNTY, STATE AND FEDERAL ROADS R1-1 STOP SIGN- DIAMOND GRADE- MINIMUM 0.080" THICK TRAFFIC SIGNAGE SHALL MEET STANDARDS IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD): 6" TALL WHITE ALL-CAPITAL LETTERING ON GREEN BACKGROUND BRACKETS- VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUAL STREET NAME SIGN- 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, ALL OTHER SIGNS- HIGH INTENSITY PRISMATIC OR BETTER- MINIMUM 0.080" THICK EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION POST FOR ALL SIGNS- #2 GALVANIZED U-CHANNEL OF APPROPRIATE HEIGHT 23. 26.SITE INSPECTIONS TO BE PERFORMED WHEN 3/4" RAIN EVENT OR GREATER OCCURS. DISTURBED AREAS LEFT IDLE FOR TEN DAYS OR LONGER ARE TO BE SEEDED AND MULCHED. 24. 25. 26. 27. BALDWIN COUNTY HIGHWAY INSPECTOR TO BE NOTIFIED ACCORDING TO BENCHMARK INSPECTION LIST.22. DETAILS AND LOCATIONS OF UTILITIES SHALL COMPLY WITH CITY OF FAIRHOPE UTILITY MANUAL. IF ANY MODIFICATIONS ARE MADE, THE CONTRACTOR SHOULD ALWAYS BE IN 8. COMPLIANCE WITH MANUAL. PVC WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 250 PSI, SDR 18 OR HEAVIER. WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241 FOR PRESSURE PIPE WITH IRON PIPE OUTSIDE DIAMETER.~a I I S/18/22 11 \ l~! 7~,;i_f ' z~"',.,; ··---•-~v., '""'"'"""''""" DIRT DRIVE 94959293888990918786888990919 0 9 1 92 93949596963-27"X44" RCAP INV 83.85' INV 83.97' INV 84.07' INV 84.24' INV 84.26' INV 84.32'24" RCPINV 85.38'INV 84.86'24" RCPINV 86.70'INV 86.24'24" RCPINV 91.40'INV 89.95'1 2 3 4 5 6 7 8 9 10 11 12 13 383940414243444546 47 48 49 50 51 52 53 54 55 56 57 74757677787980 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 0+001+002+003+004+00 5+00 6+00 7+00 8+00 9+00 GREEN FIELDS DR.GREEN FIELDS DR. BANKHEAD BLVD.BANKHEADBLVD.0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 0+00 1+00 2+00 3+00 4+00 5+00 5+99 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 COMMON AREA COMMON AREAMAIL COUNTY ROAD 13(100FT R.O.W)8920002550100 50 SCALE SHEET C2 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call CLEARING, GRUBBING &DEMOLITION PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532LEGEND CLEARING LIMITS NOTE: CONTRACTOR TO REFERENCE TREE PROTECTION LANDSCAPE DRAWING PRIOR TO CONSTRUCTION. PROTECTED TREES ARE NOT TO BE DISTURBED. I I I I I I I r I N CONCDRIVE X X X X X X XXXXXXXXXXXXXXXXXXX93929394959495959595 97989898979596949293 91 9091 92 93 94 95 96 97 94 95 969495 97 9795969 7 96 9 5 9 5 9 4 9 2 9395939 415" RCPINV 93.41'INV 92.91'24" MP INV 89.79' INV 90.27' 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637 58 59 60 61 62 63 64 65 66 67686970717273 21+1312+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 1+68 0+001+001+670+001+0010+00 11+00 12+00 23+03 12+00 13+00 14+00 15+00 16+00 17+0 0 18 + 0 0 1 9 + 0 0 20+0021+0022+0023+00GREEN FIELDS DR.CALYPSODR.DAMSELDR.BANKHEAD BLVD.BANKHEADBLVD.10+65 8+56 9+05 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+30 COMMON AREA COMMON AREA COMMON AREA COMMON AREA WETLAND AREA COMMON AREA 100 ' ( T Y P . ) INSTALL WETLAND BUFFER SIGNS AT 100LF INTERVALS ALONG WETLAND BUFFER (TYP.) SEE DETAIL 20002550100 50 SCALE SHEET C3 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call CLEARING, GRUBBING &DEMOLITION PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532LEGEND CLEARING LIMITS REMOVE EXISTING 15" RCP NOTE: CONTRACTOR TO REFERENCE TREE PROTECTION LANDSCAPE DRAWING PRIOR TO CONSTRUCTION. PROTECTED TREES ARE NOT TO BE DISTURBED. / I I '\ '\ ~ '\ '\ ~ / / ----------, I I I / I I / / / / / / / / / / / / / / / / / / / / / / / / / I _J / / / / / / ----- 1\ I I \ iv) I ----1 \ ---- " I t I I I 1 \ I I l/ -r-- N [!] I " / \ '--" 1// i__ I \ ------,,/ \ I ~\ / / ~--, ) \ \\ / / / I \ \ \ / DIRT DRIVE 94959293888990918786888990919 0 9 1 92 93949596963-27"X44" RCAP INV 83.85' INV 83.97' INV 84.07' INV 84.24' INV 84.26' INV 84.32'24" RCPINV 86.70'INV 86.24'24" RCPINV 91.40'INV 89.95'0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 0+001+002+003+004+00 5+00 6+00 7+00 8+00 9+00 GREEN FIELDS DR.GREEN FIELDS DR. BANKHEAD BLVD.BANKHEADBLVD.0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 0+00 1+00 2+00 3+00 4+00 5+00 5+99 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 LOT 38 PAD=98.75 LOT 39 PAD=98.00 LOT 40 PAD=97.25 LOT 41 PAD=96.50 LOT 42 PAD=95.50 LOT 43 PAD=95.25 LOT 44 PAD=94.75 LOT 45 PAD=94.25 LOT 46 PAD=93.50 LOT 47 PAD=92.50 LOT 48 PAD=92.75 LOT 49 PAD=93.25 LOT 50 PAD=93.75 LOT 51 PAD=93.75 LOT 52 PAD=95.25 LOT 53 PAD=95.75 LOT 54 PAD=96.50 LOT 55 PAD=97.00 LOT 56 PAD=97.50 LOT 57 PAD=98.00 LOT 1 PAD=92.25 LOT 2 PAD=92.25 LOT 3 PAD=93.50 LOT 4 PAD=94.50 LOT 5 PAD=95.50 LOT 6 PAD=95.75 LOT 7 PAD=96.00 LOT 8 PAD=96.25 LOT 9 PAD=96.50 LOT 10 PAD=97.00 LOT 11 PAD=97.50 LOT 12 PAD=98.00 LOT 13 PAD=98.50 LOT 77 PAD=95.50 LOT 78 PAD=94.75 LOT 79 PAD=94.25 LOT 76 PAD=96.50 LOT 75 PAD=97.25 LOT 74 PAD=98.00 LOT 80 PAD=93.75WET POND 1 TOP OF POND=91.00 N.W.S.E.=86.00 BOTTOM OF POND=82.00 D.H.W.(25-YR)=88.87 D.H.W.(100-YR)=89.77 COMMON AREA COMMON AREASAFETY BENCH SAFETY BENCHSAFETY BENCHMAIL SAFETY BENCHLIFT STATION PAD FFE=91.50 COUNTY ROAD 13(100FT R.O.W)95 97 9695949291 97 949392 9191 93 91 86 82 9291 96 96 96 9594939291 86 87 86 8887 9594939291 91 91 86 82 91 918691888295 97 96 94 98 9796 95 98 98 9695 94 94 9493 98 98 97969594 95 96 97 98 93949596979495969793 9796 96 97 96 93 93 939292 93 94 95 96 97 97 98 98 97979695949398979293 92 918682858585 90 898985 8888 88878786878988909087888990898897 9796888990 91 88 104 103102 101 106 204 203 202 201 200 205 206 105 A5 A6 A4 A1 A8 A3 A2 B4 B1 B2 B3 B5 B6 B7 B8 A7 F2 F1 600 100 INSTALL GRASS LINED DITCH A, SEE DETAIL INSTALL GRASS LINED DITCH B, SEE DETAIL INSTALL GRASS LINED DITCH C, SEE DETAIL 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 20' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT PEDESTRIAN BRIDGE OVER POND OUTFALL SWALE REFER TO LANDSCAPE ARCH PLANS INSTALL OUTLET CONTROL STRUCTURE SEE SHEET C13 89G1 G2 700 701 959493 STORM LINE A STRUCTURE: A1-MES A2-DWCB A3-DWCB A4-SWCB A5-SWCB A6-SWCB A7-WI A8-SWCB DETAILS: ??? = 85.52 INV IN = 82.00(100) THROAT = 89.99 INV IN = 86.00(101) INV OUT = 82.16(100) THROAT = 89.99 INV IN = 86.21(102) INV IN = 86.71(105) INV OUT = 86.21(101) THROAT = 92.15 INV IN = 88.92(103) INV IN = 89.42(106) INV OUT = 88.42(102) THROAT = 93.89 INV IN = 91.12(104) INV OUT = 90.62(103) THROAT = 93.89 INV OUT = 91.32(104) THROAT = 90.73 INV OUT = 87.73(105) THROAT = 92.15 INV OUT = 89.62(106) STORM LINE B STRUCTURE: B1-MES B2-WI B3-DWCB B4-DWCB B5-SWCB B6-SWCB B7-JB B8-WI DETAILS: ??? = 84.38 INV IN = 82.00(200) THROAT = 89.91 INV IN = 84.97(201) INV OUT = 82.20(200) THROAT = 90.11 INV IN = 86.50(202) INV OUT = 86.00(201) THROAT = 90.31 INV IN = 86.84(203) INV IN = 87.84(205) INV OUT = 86.84(202) THROAT = 91.24 INV IN = 87.80(204) INV OUT = 87.30(203) THROAT = 91.24 INV OUT = 87.95(204) RIM = 91.46 INV IN = 88.17(206) INV OUT = 88.17(205) THROAT = 91.25 INV OUT = 88.52(206) STORM LINE A NAME 100 101 102 103 104 105 106 SIZE & TYPE 36" RCP 30" RCP 30" RCP 24" RCP 18" RCP 24" RCP 18" RCP LENGTH 52LF 29LF 316LF 242LF 29LF 145LF 29LF SLOPE 0.31% 0.71% 0.70% 0.70% 0.69% 0.70% 0.69% STORM LINE B NAME 200 201 202 203 204 205 206 SIZE & TYPE 42" RCP 36" RCP 30" RCP 30" RCP 24" RCP 18" RCP 18" RCP LENGTH 66LF 206LF 67LF 93LF 29LF 65LF 69LF SLOPE 0.30% 0.50% 0.50% 0.50% 0.52% 0.51% 0.51% STORM LINE F STRUCTURE: F1-MES F2-MES DETAILS: ??? = 89.38 INV IN = 87.00(600) ??? = 89.72 INV OUT = 87.35(600) STORM LINE F NAME 600 SIZE & TYPE 24" RCP LENGTH 70LF SLOPE 0.50% STORM LINE G STRUCTURE: G1-MES G2-MES DETAILS: ??? = 2.29 ??? = 1.35 STORM LINE G NAME 700 701 SIZE & TYPE 36"x23" RCAP 36"x23" RCAP LENGTH 72LF 72LF SLOPE 0.72% 0.72% INV = 84.86 INV = 85.38 20002550100 50 SCALE SHEET C4 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GRADING & DRAINAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532PROPOSEDEXISTING 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) I 1 1111 II I I I 11 I \/1 I 11 I I I I I I I I I I r----------t-1 1 ---+-I ____J____JI I I I □ □ ~ l=I c::,. LI:l:,,. 1-1 N CONCDRIVE X X X X X X XXXXXXXXXXXXXXXXXXX93929394959495959595 97989898979596949293 91 9091 92 93 94 95 96 97 94 95 969495 97 9795969 7 96 9 5 9 5 9 4 9 2 9395939 4 24" MP INV 89.79' INV 90.27' 21+1312+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 1+68 0+001+001+670+001+0010+00 11+00 12+00 23+03 12+00 13+00 14+00 15+00 16+00 17+0 0 18 + 0 0 1 9 + 0 0 20+0021+0022+0023+00GREEN FIELDS DR.CALYPSODR.DAMSELDR.BANKHEAD BLVD.BANKHEADBLVD.10+65 8+56 9+05 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+30 LOT 36 PAD=98.50 LOT 35 PAD=98.50 LOT 34 PAD=99.00 LOT 33 PAD=99.50 LOT 32 PAD=99.50 LOT 31 PAD=99.25 LOT 30 PAD=99.00 LOT 29 PAD=98.50 LOT 28 PAD=98.00 LOT 27 PAD=98.25 LOT 26 PAD=98.50 LOT 25 PAD=98.75 LOT 37 PAD=99.00 LOT 58 PAD=98.75 LOT 59 PAD=99.25 LOT 60 PAD=99.75 LOT 61 PAD=100.25 LOT 62 PAD=100.75 LOT 63 PAD=100.50 LOT 64 PAD=100.00 LOT 65 PAD=99.75 LOT 66 PAD=99.25 LOT 15 PAD=98.50 LOT 16 PAD=99.25 LOT 17 PAD=99.75 LOT 18 PAD=100.25 LOT 19 PAD=100.75 LOT 20 PAD=100.50 LOT 21 PAD=100.00 LOT 22 PAD=99.50 LOT 23 PAD=99.25 LOT 24 PAD=98.75 LOT 14 PAD=98.50 LOT 73 PAD=98.50 LOT 72 PAD=98.00 LOT 71 PAD=98.00 LOT 70 PAD=98.50 LOT 69 PAD=98.75 LOT 68 PAD=99.25 LOT 67 PAD=99.50 WET POND 3 TOP OF POND=96.25 N.W.S.E.=93.00 BOTTOM OF POND=89.00 D.H.W.(25-YR)=94.72 D.H.W.(100-YR)=95.26 COMMON AREA COMMON AREA COMMON AREA COMMON AREA SAFETY BENCHSAFETY BENCH SAFETY BENCHSAFETY BENCH SAFETY BENCH WETLAND AREA COMMON AREA WET POND 2 TOP OF POND=96.25, N.W.S.E.=92.50 BOTTOM OF POND=89.00 D.H.W. (25-YR)=94.70, D.H.W.(100-YR)=95.27 100 ' ( T Y P . ) 93 89 96 92.50 97 97 98 98 98 99 99 98 97 9797 97 96 89 96 97 97 96 97 969796 98 9 6 9 7 96 96 92.50 9 3 9 6 9 6 9 3 8 9 9798 98 98 98 99 100 100 999998 98 100 100 9999 9999 99 98 98 98 98989999 99 100 97 98 98 98 98 9998100100999898 98 99 99 98 97 96 9999100981009999 9 5 9 6 9 7 9 8999897 9 8 9798989798979799 99 97 94 95 96 9 2 928992939692 92.50 92 89 301 300 405 404 403 402 401 400 302 406 407 502 501 500 303 304 305 306 307 310 309 308 C1 C3 C2 D4 D3 D1 D6 D2 D7 D5 D8 D9 E4 E3 E2 C5 C6 C7 C8 C12 C10 C9 C11 C4 E1 INSTALL GRASS LINED DITCH E, SEE DETAIL INSTALL GRASS LINED DITCH D, SEE DETAIL 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT INSTALL OUTLET CONTROL STRUCTURE, SEE SHEET C15 INSTALL OUTLET CONTROL STRUCTURE, SEE SHEET C14 INSTALL WETLAND BUFFER SIGNS AT 100LF INTERVALS ALONG WETLAND BUFFER (TYP.) SEE DETAIL STORM LINE C STRUCTURE: C1-MES C2-DWCB C3-DWCB C4-JB C5-WI C6-DWCB DETAILS: ??? = 93.09 INV IN = 89.00(300) THROAT = 95.84 INV IN = 89.15(301) INV OUT = 89.15(300) THROAT = 95.84 INV IN = 89.24(302) INV OUT = 89.24(301) RIM = 97.52 INV IN = 89.74(303) INV OUT = 89.74(302) THROAT = 95.30 INV IN = 90.19(304) INV OUT = 90.19(303) THROAT = 96.39 INV IN = 90.65(305) INV OUT = 90.65(304) STORM LINE C NAME 300 301 302 303 304 305 306 307 308 309 310 SIZE & TYPE 42" RCP 42" RCP 42" RCP 42" RCP 36" RCP 30" RCP 30" RCP 30" RCP 24" RCP 18" RCP 24" RCP LENGTH 50LF 29LF 168LF 151LF 152LF 29LF 83LF 133LF 29LF 18LF 18LF SLOPE 0.30% 0.31% 0.30% 0.30% 0.30% 0.31% 0.30% 0.30% 0.31% 0.33% 0.33% STORM LINE D STRUCTURE: D1-MES D2-JB D3-DWCB D4-DWCB D5-SWCB DETAILS: ??? = 93.66 INV IN = 89.00(400) RIM = 97.00 INV IN = 89.14(401) INV OUT = 89.14(400) THROAT = 95.85 INV IN = 89.93(402) INV OUT = 89.93(401) THROAT = 95.85 INV IN = 90.58(403) INV IN = 91.58(407) INV OUT = 90.08(402) THROAT = 96.48 INV IN = 91.38(404) INV OUT = 90.88(403) STORM LINE D NAME 400 401 402 403 404 405 406 407 SIZE & TYPE 48" RCP 42" RCP 42" RCP 36" RCP 30" RCP 24" RCP 24" RCP 24" RCP LENGTH 45LF 158LF 29LF 60LF 40LF 38LF 118LF 128LF SLOPE 0.31% 0.50% 0.51% 0.50% 0.51% 0.50% 0.50% 0.50% STORM LINE E STRUCTURE: E1-MES E2-JB E3-SWCB E4-SWCB DETAILS: ??? = 90.80 INV IN = 89.00(500) RIM = 96.25 INV IN = 91.22(501) INV OUT = 89.16(500) THROAT = 95.01 INV IN = 92.16(502) INV OUT = 92.16(501) THROAT = 95.01 INV OUT = 92.31(502) STORM LINE E NAME 500 501 502 SIZE & TYPE 18" RCP 18" RCP 18" RCP LENGTH 54LF 188LF 29LF SLOPE 0.30% 0.50% 0.52% STORM LINE C STRUCTURE: C7-DWCB C8-JB C9-SWCB C10-SWCB C11-WI C12-WI DETAILS: THROAT = 96.39 INV IN = 90.74(306) INV OUT = 90.74(305) RIM = 97.41 INV IN = 90.99(307) INV OUT = 90.99(306) THROAT = 95.56 INV IN = 91.39(310) INV IN = 91.39(308) INV OUT = 91.39(307) THROAT = 95.56 INV IN = 91.48(309) INV OUT = 91.48(308) THROAT = 95.27 INV OUT = 91.54(309) THROAT = 95.32 INV OUT = 91.45(310) STORM LINE D STRUCTURE: D6-SWCB D7-SWCB D8-WI D9-WI DETAILS: THROAT = 96.32 INV IN = 92.08(405) INV OUT = 91.58(404) THROAT = 96.36 INV IN = 92.27(406) INV OUT = 92.27(405) THROAT = 95.73 INV OUT = 92.86(406) THROAT = 95.41 INV OUT = 92.22(407) 20002550100 50 SCALE SHEET C5 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GRADING & DRAINAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532PROPOSEDEXISTING 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) / / / □ □ ~ ~ l=I N [!] !Ill::::. □ □ c::::::::,._ ~ 1-1 - - DIRT DRIVE 94959293888990918786888990919 0 9 1 92 93949596963-27"X44" RCAP INV 83.85' INV 83.97' INV 84.07' INV 84.24' INV 84.26' INV 84.32'24" RCPINV 86.70'INV 86.24'24" RCPINV 91.40'INV 89.95'0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 0+001+002+003+004+00 5+00 6+00 7+00 8+00 9+00 GREEN FIELDS DR.GREEN FIELDS DR. BANKHEAD BLVD.BANKHEADBLVD.0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 0+00 1+00 2+00 3+00 4+00 5+00 5+99 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 COMMON AREA COMMON AREAMAIL XXXXXXXXCOUNTY ROAD 13(100FT R.O.W)95 97 9695949291 97 949392 9191 93 91 86 82 9291 96 96 96 9594939291 86 87 86 8887 9594939291 91 91 86 82 91 918691888295 97 96 94 98 9796 95 98 98 9695 94 94 9493 98 98 97969594 95 96 97 98 93949596979495969793 9796 96 97 96 93 93 939292 93 94 95 96 97 97 98 98 97979695949398979293 92 918682858585 90 898985 8888 88878786878988909087888990898897 9796888990 91 88 XXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXX XXXXXXXXXXXXFIP FIP FIP FIP FIP CIP CEP W W W W W W W W W W W W W W W W W W W W W W W OP OP OP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP INSTALL 10 TONS CLASS 2 RIP RAP INSTALL 10 TONS CLASS 2 RIP RAP INSTALL 190 TONS CLASS 2 RIP RAP MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS SBSB SB SB SBW W W W W W W W 89959493 20002550100 50 SCALE SHEET C6 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532FIP SB CEP LEGEND: MU TS PS OP CIP FIP CIP W 0 COIISIRUCllCII EXITPAD 0 "'''"""" ,,_, 0 SIIIMENT ....... 0 001l£T """"""" 0 °""INLIT """"""" 0 FABRIC DROP INLIT PROTEClllN 0 S'IRAWWAmES 0 11.11.C·lltG m~mcPR•afflCJt 0 1Ell'ORMY SEEDNG ----" '----------- N CONCDRIVE X X X X X X XXXXXXXXXXXXXXXXXXX GGG GG9392939495 94 9595959597989898979596949293 91 9091 92 93 94 95 96 97 94 95 969495 97 9795969 7 96 9 5 9 5 9 4 9 2 9395939 4 24" MP INV 89.79' INV 90.27' 21+1312+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 1+68 0+001+001+670+001+0010+00 11+00 12+00 23+03 12+00 13+00 14+00 15+00 16+00 17+0 0 18 + 0 0 1 9 + 0 0 20+0021+0022+0023+00GREEN FIELDS DR.CALYPSODR.DAMSELDR.BANKHEAD BLVD.BANKHEADBLVD.10+65 8+56 9+05 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+30 COMMON AREA COMMON AREA COMMON AREA COMMON AREA WETLAND AREA XXXXXXXXXXXXXXXXXXCOMMON AREA 100 ' ( T Y P . )W93 89 96 92.50 97 97 98 98 98 99 99 98 97 9797 97 96 89 96 97 97 96 97 969796 98 9 6 9 7 96 96 92.50 9 3 9 6 9 6 9 3 8 9 9798 98 98 98 99 100 100 999998 98 100 100 9999 9999 99 98 98 98 98989999 99 100 97 98 98 98 98 9998100100999898 98 99 99 98 97 96 9999100981009999 9 5 9 6 9 7 9 8999897 9 8 9798989798979799 99 97 94 95 96 9 2 928992939692 92.50 92 89 XXXXXXXXXXXXX X X X X X X X X XX X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXX X X X X X XXXXXXXXXXXXXXXXXFIP FIP FIP FIP FIP FIP FIP FIP FIP W W W W W W W W W W W W W CIP CIP FIP OP OP OP OP FIP CIP FIP CIP FIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP FIP CIP CIPFIP CIPFIP INSTALL 10 TONS CLASS 2 RIP RAP INSTALL 10 TONS CLASS 2 RIP RAP INSTALL 10 TONS CLASS 2 RIP RAP INSTALL 50 TONS CLASS 2 RIP RAP MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS MU TS PS SB SB SB SB SBSB SB SBSBSB MU TS PS OP INSTALL 75 TONS CLASS 2 RIP RAP INSTALL WETLAND BUFFER SIGNS AT 100LF INTERVALS ALONG WETLAND BUFFER (TYP.) SEE DETAIL 20002550100 50 SCALE SHEET C7 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532FIP SB CEP LEGEND: MU TS PS OP CIP FIP CIP W I I I :)r wl ~I / ~v i i I / '.,,I I I I I / / / I • I '1----I !! ~ Jl &6 ! &6 :01 ~ :,l~O?J~:, 8 .~~--=-----'------v------~= ---• = ----~=\ I --7 --7: 1 1 00 1 00 :1:00 :00 :1:00 __ JI -- / / I I ---... ----, L -1. I I I 0 0 0 0 0 I ----~ i : "'"lR\ICll"' EXIT PAD SEDIMENT , ..... FABRIC DROP lllfl PROJB:11111 111.QilNG lEII'....., SEEDING I ----1 N 0 PERMANENT """' 0 runcr PR01EC11(Jj 0 Cl.RB INLET PR01EC11(Jj 0 SlRAW 'I.Arn.ES m~mc~~ DIRT DRIVE FMFMFM94959293888990918786888990919 0 9 1 92 93949596961 2 3 4 5 6 7 8 9 10 11 12 13 383940414243444546 47 48 49 50 51 52 53 54 55 56 57 74757677787980 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 0+001+002+003+004+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 0+00 1+00 2+00 3+00 4+00 5+00 5+99 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 COMMON AREA COMMON AREAMAIL COUNTY ROAD 13(100FT R.O.W)S111S101 S100 S104 S103 S102 SSMH#A13SSMH#A3SSMH#A2SSMH#A1 SSMH#A6 SSMH#A5 SSMH#A4 S112 S105 WWW95 97 9695949291 97 949392 9191 93 91 86 82 9291 96 96 96 9594939291 86 87 86 8887 9594939291 91 91 86 82 91 918691888295 97 96 94 98 9796 95 98 98 9695 94 94 9493 98 98 97969594 95 96 97 98 93949596979495969793 9796 96 97 96 93 93 939292 93 94 95 96 97 97 98 98 97979695949398979293 92 918682858585 90 898985 8888 88878786878988909087888990898897 9796888990 91 88 SWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWSWWW SWSWSWSWS W S W S W S W S W S W S W S W S W S SSW W SWSWSWSS WW WSWSW W W W W W W W W W W W W W W W W W WWWWWW W W W W W W W W W W SSSSSSSSSSSSSSSSSSSSSSSS SSSSSSSSSS SSSSSSSSSSSSSSSSSS SSSSSSSSSS INSTALL (2) 4" PVC UTILITY SLEEVES (55LF EACH) INSTALL 8" DIP WATER MAIN DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL DRAINAGE PIPE CROSSING SEE DETAIL INSTALL 8" DIP WATER MAIN INSTALL 8" DIP WATER MAIN INSTALL 8" DIP WATER MAIN INSTALL 8"X8" DIP TEE & GATE VALVE INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL WATER SERVICE (TYP.) INSTALL SEWER SERVICE (TYP.) INSTALL WATER SERVICE (TYP.) INSTALL SEWER SERVICE (TYP.) INSTALL IRRIGATION SERVICE FOR COMMON AREA INSTALL IRRIGATION SERVICE FOR COMMON AREA INSTALL 8" - DIP 90° BEND INSTALL PVC FORCE MAIN INSTALL 8" DIP WATER MAIN INSTALL LIFT STATION SEE DETAIL, COORDINATE LOCATION WITH FPU JACK & BORE UNDER ROADWAY (54LF) W/ 16" STEEL ENCASEMENT PIPE JACK & BORE UNDER ROADWAY (54LF) W/ 16" STEEL ENCASEMENT PIPE INSTALL 8" - DIP 45° BEND INSTALL 8" - DIP 45° BEND STORM CROSSING STORM INV=86.64 SS INV=83.18 STORM CROSSING STORM INV=86.07 SS INV=80.63 DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL STORM CROSSING STORM INV=89.56 SS INV=83.23 STORM CROSSING STORM INV=87.90 SS INV=83.78 INSTALL 45° BEND W/ MEGALUGS STORM CROSSING STORM INV=91.25 SS INV=84.2089 959493 INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL SANITARY SEWER LINE A STRUCTURE: SSMH#A1 SSMH#A2 SSMH#A3 SSMH#A4 SSMH#A5 SSMH#A6 SSMH#A7 DETAILS: RIM = 91.50 INV IN = 79.56(S100) RIM = 90.82 INV IN = 80.36(S101) INV OUT = 80.26(S100) RIM = 92.45 INV IN = 83.02(S111) INV IN = 81.78(S102) INV OUT = 81.68(S101) RIM = 90.87 INV IN = 83.08(S103) INV OUT = 82.98(S102) RIM = 90.93 INV IN = 83.38(S104) INV OUT = 83.28(S103) RIM = 94.29 INV IN = 84.84(S105) INV OUT = 84.74(S104) RIM = 97.69 INV IN = 86.30(S106) INV IN = 88.56(S118) INV OUT = 86.20(S105) SANITARY SEWER LINE A STRUCTURE: SSMH#A8 SSMH#A9 SSMH#A10 SSMH#A11 SSMH#A12 SSMH#A13 SSMH#A14 DETAILS: RIM = 96.42 INV IN = 87.60(S107) INV OUT = 87.50(S106) RIM = 97.76 INV IN = 91.05(S108) INV OUT = 88.70(S107) RIM = 98.14 INV IN = 91.65(S109) INV OUT = 91.55(S108) RIM = 97.50 INV IN = 92.25(S110) INV OUT = 92.15(S109) RIM = 96.80 INV OUT = 92.80(S110) RIM = 94.96 INV IN = 84.55(S112) INV OUT = 84.45(S111) RIM = 97.11 INV IN = 86.08(S113) INV IN = 88.55(S117) INV OUT = 85.98(S112) SANITARY SEWER LINE A STRUCTURE: SSMH#A15 SSMH#A16 SSMH#A17 SSMH#A18 SSMH#A19 SSMH#A20 DETAILS: RIM = 98.20 INV IN = 87.47(S114) INV OUT = 87.37(S113) RIM = 98.60 INV IN = 88.86(S115) INV OUT = 88.76(S114) RIM = 96.71 INV IN = 90.25(S116) INV OUT = 90.15(S115) RIM = 97.11 INV OUT = 90.58(S116) RIM = 96.13 INV OUT = 89.23(S117) RIM = 95.56 INV OUT = 89.20(S118) SANITARY SEWER LINE A NAME S100 S101 S102 S103 S104 S105 S106 S107 S108 S109 SIZE & TYPE SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 LENGTH 175LF 331LF 299LF 49LF 341LF 341LF 300LF 275LF 124LF 126LF SLOPE 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% SANITARY SEWER LINE A NAME S110 S111 S112 S113 S114 S115 S116 S117 S118 SIZE & TYPE SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 SDR-26 LENGTH 139LF 358LF 358LF 322LF 322LF 322LF 81LF 169LF 159LF SLOPE 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.41% 0.40% 0.40% 20002550100 50 SCALE SHEET C8 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532UTILITY PLAN LEGEND VALVE WATER SERVICE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER 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 SS GRAVITY SEWER MAIN SS MATCHUNE: SEE SHEET C10 FOR OFFSITE WATER/SEWER ROUTING AND CONNECTIONS \ I I r \ \ \ \ \ \ \ ' \ \ \ I I \ \ \ I I I _ _l_ ,-; \ l I I I I I I I IL --I - \ ,----j- 1 I I '):t 0 I 0 • N CONCDRIVE X X X X X X XXXXXXXXXXXXXXXXXXX GGG GG9392939495 94 9595959597989898979596949293 91 9091 92 93 94 95 96 97 94 95 969495 97 9795969 7 96 9 5 9 5 9 4 9 2 9395939 415" RCPINV 93.41'INV 92.91'14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637 58 59 60 61 62 63 64 65 66 67686970717273 21+1312+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 1+68 0+001+001+670+001+0010+00 11+00 12+00 23+03 12+00 13+00 14+00 15+00 16+00 17+0 0 18 + 0 0 1 9 + 0 0 20+0021+0022+0023+0010+65 8+56 9+05 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+30 W W W W W WWWWWCOMMON AREA COMMON AREA COMMON AREA COMMON AREA WETLAND AREA COMMON AREA S115S114S113 S110 S109 S108S107S106 S116 SSMH#A16SSMH#A15 SSMH#A17 SSMH#A12 SSMH#A11 SSMH#A10 SSMH#A9SSMH#A8 SSMH#A18 SSMH#A14 S117 SSMH#A19 SSMH#A20 S118 SSMH#A7 100 ' ( T Y P . )W93 89 96 92.50 97 97 98 98 98 99 99 98 97 9797 97 96 89 96 97 97 96 97 969796 98 9 6 9 7 96 96 92.50 9 3 9 6 9 6 9 3 8 9 9798 98 98 98 99 100 100 999998 98 100 100 9999 9999 99 98 98 98 98989999 99 100 97 98 98 98 98 9998100100999898 98 99 99 98 97 96 9999100981009999 9 5 9 6 9 7 9 8999897 9 8 9798989798979799 99 97 94 95 96 9 2 928992939692 92.50 92 89 SWSWSWSWSWSWSWSWSWSWSSWSWSWSWSWW S W WW SW S W S W S W S W S W S W S W S W S S W S W S W S S WS WW SWWSSWWWWSWSSWW W W W W W W W W W W W W W W W W W W W W W W W W WSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S S S S SS SS SS SSSSSSSSSSSSSSSS SSSSSSSSSSWWWWINSTALL 8" DIP WATER MAIN INSTALL 8" DIP WATER MAIN INSTALL 8" DIP WATER MAIN INSTALL 8" DIP WATER MAIN INSTALL 8"X8" DIP TEE & GATE VALVE INSTALL 8"X8" DIP TEE & GATE VALVE INSTALL 8"X8" DIP TEE & GATE VALVE INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAILINSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL WATER SERVICE (TYP.) INSTALL SEWER SERVICE (TYP.) INSTALL SEWER SERVICE (TYP.) INSTALL WATER SERVICE (TYP.) INSTALL IRRIGATION SERVICE FOR COMMON AREA INSTALL IRRIGATION SERVICE FOR COMMON AREAINSTALL FIRE HYDRANT, GATE VALVE, 18LF DIP, & CAP AT END OF WATER LINE INSTALL FIRE HYDRANT, GATE VALVE, 18LF DIP, & CAP AT END OF WATER LINE DRAINAGE PIPE CROSSING SEE DETAIL DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL DRAINAGE PIPE CROSSING (TYP.) SEE DETAIL DRAINAGE PIPE CROSSING SEE DETAIL DRAINAGE PIPE CROSSING SEE DETAIL STORM CROSSING STORM INV=92.26 SS INV=89.18 STORM CROSSING STORM INV=89.19 SS INV=87.46 STORM CROSSING STORM INV=91.44 SS INV=89.93 STORM CROSSING STORM INV=90.68 SS INV=86.57 STORM CROSSING STORM INV=91.45 SS INV=89.21 INSTALL (2) 8" DIP 45° BENDS & GATE VALVE REMOVE CAP & TAP ONTO EXISTING GREYTHORNE ESTATES SUBDIVISION WATER LINE CONTRACTOR TO VERIFY LOCATION PRIOR TO CONSTRUCTION INSTALL WETLAND BUFFER SIGNS AT 100LF INTERVALS ALONG WETLAND BUFFER (TYP.) SEE DETAIL 20002550100 50 SCALE SHEET C9 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532UTILITY PLAN LEGEND VALVE WATER SERVICE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER 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 SS GRAVITY SEWER MAIN SS I I I :)r wl ~I / ~v i i I / '.,/ I I I I I --------.--✓ / I I : I I / / 1----+ ------ -.r 0 0 I 0 N • ----1 FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMCOUNTY ROAD 13 (100FT R.O.W)WWWWWWWWWWWWWWWWWWWWWWWWWREPAIR EXISTNG GRASS DRIVEWAY REPAIR EXISTNG GRASS DRIVEWAY REPAIR EXISTNG GRASS DRIVEWAY REPAIR EXISTNG GRASS DRIVEWAY 10'INSTALL PVC FORCE MAIN INSTALL 8" DIP WATER MAIN 42.6'INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL FMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMWWCOUNTY ROAD 32(100FT R.O.W)COUNTY ROAD 13 (120FT R.O.W)WWWWWWWWWWWWWWWWWWWFMFMFMFMFMFMWWINSTALL 12"X12" TEE W/ 2 VALVES INSTALL PVC FORCE MAIN INSTALL 8" DIP WATER MAIN EXISTING WATER VALVE EXISTING 12" DIP WATER MAIN EXISTING WATER VALVE EXISTING GAS VALVE EXISTING OHP POLE EXISTING WATER VALVE EXISTING CABLE BOX INSTALL 45° BEND W/ MEGALUGS EXISTING 6" FORCE MAIN INSTALL 45° BEND W/ MEGALUGS TAP, SADDLE, & VALVE EXISTING 6" FORCE MAIN INSTALL 8" DIP 45° BEND INSTALL 8" DIP 45° BEND INSTALL 12"X8" DIP REDUCER10'53.1'46.5'10'INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL 20002550100 50 SCALE SHEET C10 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532UTILITY PLAN LEGEND VALVE WATER SERVICE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER 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 SS GRAVITY SEWER MAIN SS I 0 • z--•=~~~<.;;;~~< DIRT DRIVE 1 2 3 4 5 6 7 8 9 10 11 12 13 383940414243444546 47 48 49 50 51 52 53 54 55 56 57 74757677787980 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 11+00 0+001+002+003+004+00 5+00 6+00 7+00 8+00 9+00 GREEN FIELDS DR.GREEN FIELDS DR. BANKHEAD BLVD.BANKHEADBLVD.0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 10+00 0+00 1+00 2+00 3+00 4+00 5+00 5+99 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 COMMON AREA COMMON AREAMAIL COUNTY ROAD 13(100FT R.O.W)10' SIDEWALK EASEMENT10' SIDEWALK EASEMENTWET DETENTION POND 1 LIFT STATION PAD INSTALL STREET LIGHT (TYP.) INSTALL STOP SIGN & STREET SIGN W/ POST (TYP.) SEE DETAIL INSTALL STOP SIGN & STREET SIGN W/ POST (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL PEDESTRIAN BRIDGE, REFER TO LANDSCAPE ARCH. PLANS INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE PAD FOR CLUSTER MAILBOX HANDICAP PARKING (TYP.) SEE DETAIL INSTALL 30" VALLEY GUTTER (TYP.) SEE DETAIL INSTALL 20' ASPHALT ROAD SEE TYP. PAVING SECTION DETAIL INSTALL RIBBON CURB TO BE FLUSH W/ EOP INSTALL WHEEL STOP (TYP.) SEE DETAIL INSTALL 2' STOP BAR, CLASS 2 TYPE A THERMOPLASTIC INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.)INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.) INSTALL STREET LIGHT (TYP.)50' HIGHWAY CONSTRUCTION SETBACK20002550100 50 SCALE SHEET C11 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SIDEWALK, STREET LIGHT,& SIGNAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532PROPOSEDEXISTING SIDEWALK, STREETLIGHT & STOP BAR VALLEY GUTTER STREET LIGHT MEDIUM DUTY ASPHALT PAVING X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE TRAFFIC CONTROL SIGNAGE CONCRETE SIDEWALK HEADER CURB EDGE OF PAVEMENT SIGNAGE PLAN LEGEND I □ I I I I I I I I I I I I I I I --- ---- -- -- * -u- c::==::J c::==::J I , / . --------1-+-1----+ ------------+--------+--. I I : I d I I :: I \ --=-: ! ~ :L _ _J;L __ J:L __ J:L __ J :L __ JIL_ J:L __ J: , .~ , , I, : :7 ! =~=~ ~~-~=t:~=tj ,==~=l====t=+~~, I :1 ! : : ~ -~ ="-~; i : :--: r -: 1 :--: 1 : --: 1 :--: 1 :--: 1 :--: 1 t/i:-: \'--····•··· j l \~il ,~~:--._J:~--.J:l-~JL.-.--1:~-.~J:L -. J:L-, ~\. ~ L° -I\--+ -1----+ ------+------+-------• +-----f-1-+ -,----+ ------+-----+--------+----,-+ -1-------+ ~ I,., f-:1: -·r-::. I •• I ., I -/f .,.. f • I ~ -I l --~~ I L---; : :I1i --l: :I r--l I: i --l :I i --l :I i --l I: i --l :I i --l :I i --l I: i --: :I i --l :I i -l I: i --l :I i -l: T' • I 11 II ii I I I I I I I I I I I I I I I I I I I I I I II I ' I I L - -JI : IL --J : L - - J : L -J : L - - J : L -J I L - - J : L J : L - - J I L - J : L - - J : L - J I L - - JI __ i l __ w. _ _ IJ I ___ -1 ____ ~ ___ +-___ -1-___ ---1 -___ ~ ___ -1-___ --I-___ -1-___ i..... ___ + ___ J I -L~ I---=-=F --+--~ -::::::t-: --+--± .+----I--±= -t ~-----+ -r-:::::::: -~ ---~ -~ -I-t .-I--±::::::: -::-::::I I ✓-r-----------: ------------------------:---- i j ! I ...,.. N \ \ I I I I I CONCDRIVE X X X X X X XXXXXXXXXXXXXXXXXXX 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637 58 59 60 61 62 63 64 65 66 67686970717273 21+1312+00 13+00 14+00 15+00 16+00 17+00 18+00 19+00 20+00 21+00 1+68 0+001+001+670+001+0010+00 11+00 12+00 23+03 12+00 13+00 14+00 15+00 16+00 17+0 0 18 + 0 0 1 9 + 0 0 20+0021+0022+0023+00GREEN FIELDS DR.CALYPSODR.DAMSELDR.BANKHEAD BLVD.BANKHEADBLVD.10+65 8+56 9+05 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+00 0+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 7+30 COMMON AREA COMMON AREA COMMON AREA COMMON AREA WETLAND AREA COMMON AREA 100 ' ( T Y P . ) WET DETENTION POND 2 WET DETENTION POND 3 FLUSH RIBBON CURB (TYP.) SEE DETAIL FLUSH RIBBON CURB (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) INSTALL STOP SIGN & STREET SIGN W/ POST (TYP.) SEE DETAIL INSTALL STOP SIGN & STREET SIGN W/ POST (TYP.) SEE DETAIL INSTALL STOP SIGN & STREET SIGN W/ POST (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 5' CONCRETE SIDEWALK W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL 30" VALLEY GUTTER (TYP.) SEE DETAIL INSTALL CONCRETE RAMP W/ ROAD CONSTRUCTION (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) INSTALL 20' ASPHALT ROAD SEE TYP. PAVING SECTION DETAIL INSTALL TRAFFIC CALMING CIRCLE W/ TYPE 'N' CURB (TYP.) SEE DETAIL INSTALL TRAFFIC CALMING CIRCLE W/ TYPE 'N' CURB (TYP.) SEE DETAIL INSTALL WETLAND BUFFER SIGNS AT 100LF INTERVALS ALONG WETLAND BUFFER (TYP.) SEE DETAIL 20002550100 50 SCALE SHEET C12 20211019 JRB DRAWN: DATE: SCALE: JOB No.: 5/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SIDEWALK, STREET LIGHT,& SIGNAGE PLANCivil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566GreenfieldsSubdivisionFairhope, Alabama 36532PROPOSEDEXISTING SIDEWALK, STREETLIGHT & STOP BAR VALLEY GUTTER STREET LIGHT MEDIUM DUTY ASPHALT PAVING X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE TRAFFIC CONTROL SIGNAGE CONCRETE SIDEWALK HEADER CURB EDGE OF PAVEMENT SIGNAGE PLAN LEGEND c::==::J c::==::J N Roadway Section proposed by staff: Roadway Section requested by applicant: ~ SO RIQfT ::>f WAY ~t---------------------------------------------------------------------------~! ~ -i 1·-0· C IJ2".fT .,,,,.,, S E EO,f ER11l..12E,&IIW'-Cli 1Q ~~ 8 t F ffR mn~AWINr.<l Tl) OETfRM:tlEWriCH SIDE Of -1"1::l"IO,.O~ ~IO~lt',-U,..:,. 01wnJFT. 10 424-ASU'ERPA\E emJNfHCUS ::ONCRETE NEARll'G SJRF.,Cf:L.AYER. 1/Z"IMXI.\HIM ... J;G~EGI.TE SIZE MUI;. E!.ASl'V.UGEB 1110 l.81S'f) atJS--"' TACK00,,-(0.IOGAL.r.;Yt 424-03V"'Cnf'A\IC ClfJ\.IWUiCVO :;:ot,cncrc :>lt<IO:.:RLA'IOl. 1• lrMXJM .......... O:M\Ct:.A.""C 3 ZC >11)(. Ct.A-3WIJ«!C D (I C.~ Ulf.lY) -'J t-AelllJMNOOS T,'lf".An,•.tNT. TYrE 'A (01S G\t..lSY) (F ~)1$1\JRE ~TENT ~CIJl~S F-RICR T•) PA\lltl3) Jl1 ·I. C0MP"'CTI'0 GRA.'11,JI.J.R ~L s.-a" COtJR$!' ('S>,Kl,'C..A Y, TY~E -,._ •. MINQ.IUM 4• C®PACTEO Tl-lCKNESS 3;11J.COUP.lC'TEO G:!UJl1Jl,.lR!lOl~B.A'::ECQI.IR':E ~_...'f,rnE -A.". UINIMVl.l~-':Of,ICACTEOTI-ICIOl!o'X: 12· R::>,tJJllEO Pft.>C!:S~:;N G, cc»!PACT &!:TJ.BILZED TO A lil.lNIMUMOf l6'40f' 111E Ma>!FI~ i>RO::TCR TEST[AS-M C:15&'). .:::ffill' Oil~TN G T'OP:iCIL, TIWU,NC~ Vl\l\lt :O (.:::C:: GC<::TCCl'INt:J\L"-CPOf\t) 9 TOP.SOI.FROM STOCKPl.E. ~· MN. THC<N~SS !!: ~N::cC:-~~;~~~i~~~~~~.;.~EOBYG E-OTE01N!c.i.LE.'«lM EEP.1s EEC€TAL i@ lrZ'lfT SEEO, fERl\J~& Wl.01 10 T YPICAL ROADWAY SECTION 5(J'RIGl1TOfVJAY i t----------------------------------------------------------------------------------------~i 15 2&'--17' ~ :::EEO. fi:l'!T'N..IZE & MlA.Ctt I ~ TSHOVLDEfl. 7':!HO\n.OER: .. "" SLOPE s· SlO!:WAt K 6 @ <:'I.SLO.?E Q A"-SL<W!:: C<Nm< LINE . ,aom ·-LINE % fEftTIUZE& MULCH 8 CENT> PEDE 000 "''"""' TYP ICAL ROADWAY S ECTION 5' SIO AlK 6 S l:fD. fEftllUZE& OM.CH J CONCDRIVE DIRT DRIVE 9392939495 94 9595959594959293888990918786888990919 0 9 1 92 93949596969798989897959694 9293 91 9091 92 93 94 95 96 97 94 95 969495 97 9795969 7 96 95 9 5 9 4 9 2 9395939 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 3334353637383940414243444546 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 6768697071727374757677787980 COMMON AREA COMMON AREA COMMON AREA COMMON AREACOMMON AREA GREEN FIELDS DR.GREEN FIELDS DR. GREEN FIELDS DR.CALYPSODR.DAMSELDR.BANKHEAD BLVD.BANKHEADBLVD.BANKHEAD BLVD.BANKHEADBLVD.LOT 36 FFE=98.50 LOT 35 FFE=98.75 LOT 34 FFE=99.25 LOT 33 FFE=99.50 LOT 32 FFE=99.75 LOT 31 FFE=99.25 LOT 30 FFE=98.75 LOT 29 FFE=98.50 LOT 28 FFE=98.00 LOT 27 FFE=98.00 LOT 26 FFE=98.25 LOT 25 FFE=98.75 LOT 37 FFE=99.00 LOT 38 FFE=99.00 LOT 39 FFE=98.00 LOT 40 FFE=97.25 LOT 41 FFE=96.50 LOT 42 FFE=95.75 LOT 43 FFE=95.00 LOT 44 FFE=94.25 LOT 45 FFE=93.50 LOT 46 FFE=93.00 LOT 47 FFE=93.00 LOT 48 FFE=93.25 LOT 49 FFE=93.75 LOT 50 FFE=94.25 LOT 51 FFE=95.25 LOT 52 FFE=96.00 LOT 53 FFE=96.75 LOT 54 FFE=97.25 LOT 55 FFE=97.25 LOT 56 FFE=97.00 LOT 57 FFE=96.50 LOT 58 FFE=98.50 LOT 59 FFE=99.25 LOT 60 FFE=99.75 LOT 61 FFE=100.50 LOT 62 FFE=101.25 LOT 63 FFE=101.00 LOT 64 FFE=100.50 LOT 65 FFE=99.75 LOT 66 FFE=99.25 LOT 1 FFE=92.25 LOT 2 FFE=92.50 LOT 3 FFE=93.50 LOT 4 FFE=94.50 LOT 5 FFE=95.50 LOT 6 FFE=95.75 LOT 7 FFE=96.25 LOT 8 FFE=96.75 LOT 9 FFE=97.50 LOT 10 FFE=97.25 LOT 11 FFE=96.75 LOT 12 FFE=96.50 LOT 13 FFE=97.50 LOT 15 FFE=98.50 LOT 16 FFE=99.25 LOT 17 FFE=100.00 LOT 18 FFE=100.75 LOT 19 FFE=101.25 LOT 20 FFE=101.00 LOT 21 FFE=100.50 LOT 22 FFE=99.75 LOT 23 FFE=99.25 LOT 24 FFE=98.75 LOT 14 FFE=97.75 LOT 77 FFE=95.75 LOT 78 FFE=95.00 LOT 79 FFE=94.25 LOT 76 FFE=96.50 LOT 75 FFE=97.25 LOT 74 FFE=98.00 LOT 73 FFE=98.50 LOT 72 FFE=98.00 LOT 71 FFE=98.00 LOT 70 FFE=98.50 LOT 69 FFE=98.75 LOT 68 FFE=99.25 LOT 67 FFE=99.50 LOT 80 FFE=93.50WET POND 1 TOP OF POND=91.00 N.W.S.E.=86.00 BOTTOM OF POND=82.00 WET POND 2 TOP OF POND=96.25, N.W.S.E.=92.50 BOTTOM OF POND=89.00 WET POND 3 TOP OF POND=96.25 N.W.S.E.=93.00 BOTTOM OF POND=89.00 93 89 COMMON AREA COMMON AREA COMMON AREA COMMON AREA COMMON AREA COMMON AREAINSTALL GRASS LINED DITCH A, SEE DETAIL INSTALL GRASS LINED DITCH B, SEE DETAIL INSTALL GRASS LINED DITCH C, SEE DETAIL INSTALL GRASS LINED DITCH D, SEE DETAIL INSTALL GRASS LINED DITCH E, SEE DETAIL INSTALL GRASS LINED DITCH E, SEE DETAIL INSTALL GRASS LINED DITCH D, SEE DETAIL SAFETY BENCHSAFETY BENCH SAFETY BENCH SAFETY BENCH 20' DRAINAGE EASEMENT 20' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT 15' DRAINAGE EASEMENT SAFETY BENCH SAFET Y B E N C H SAFETY BENCHSAFETY BENCH15' DRAINAGE EASEMENT MAIL SAFETY BENCHPEDESTRIAN BRIDGE OVER POND OUTFALL SWALE REFER TO LANDSCAPE ARCH PLANS TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS LT 18 LIRIODENDRON TULIPIFERA TULIP TREE CONT. OR B & B 2" 8`-10` FULL HEAD, SPECIMEN QUALITY QP 170 QUERCUS PHELLOS WILLOW OAK CONT. OR B & B 2" 8`-10` FULL HEAD, SPECIMEN QUALITY QV 36 QUERCUS VIRGINIANA SOUTHERN LIVE OAK CONT. OR B & B 2" 8`-10` FULL HEAD, SPECIMEN QUALITY TD 19 TAXODIUM DISTICHUM BALD CYPRESS CONT. OR B & B 2" 8`-10` FULL HEAD, SPECIMEN QUALITY PLANT SCHEDULE © 00 100'200'N O R T HLANDSCAPE PLANTING PLAN1 GENERAL NOTES MULTI-TRUNK TREE STAKING • • 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 • • • • • • • • • • • • • • • • • • • • GENERAL PLANTING NOTES5 DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP ENTRY FEATURE SIGN LOCATION, DESIGN WILL MEET FAIRHOPE SIGN REGULATIONS BENCH SEATING AREA SIDE VIEW FRONT VIEW TOP VIEW 6' EXPANDED METAL BENCH2 BENCH SEATING AREA PEDESTRIAN TRAIL TREE PLACEMENT NOTES: 0 0 0 0 1.) ALL TREES SHALL BE 15 GAL AND/OR 1s-2.s· DIA AT lHE TIME OF PLANTlNG. 2.) TREES SHAU. BE PLANlED EVERY 25' FROt.l INlERSECllONS. A lREE SHALL BE PLANTED ONE PER LOT OR AT LEAST EVERY 50 FEET, BUT NO CLOSER THAN 10'. DEVELOPER RESERVES THE RIGHT TO UllLIZE EXISTING TREES TO MEET THIS REQUIREMENT. 3.) TREE SPECIES AND TREE PLACEMENT SHALL BE APPROVED BY THE CllY HORTICULTURIST. 4.) ALL TREES SHALL BE PRUNED SO THAT NOT FOLIAGE, LIMBS OR OTHER OBSTRUCTlONS EXISTlNG BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS WHERE PLANTING STRIPS ARE OPTIONAL ANO NOT PROVIDED, SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE •fX4' TREE WELLS ALONG THE CURB SO THE TREES MAY BE PLANTED IN CONFORMANCE WITH THESE REQUIREMENTS. 6.) PER TREE ORDINANCE, St.1ALL TREES WILL BE PLANTED IN BETWEEN WALK AND CURB AREAS LESS THAN 5 FEET. MEDIUM TREES CAN BE PLANlED BETWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANTED IF AREA BETWEEN WALK AND CURB IS 7 FEET OR MORE (SEE ORDINANCE FOR LIST). 7.) DEvELOPER SHALL BE RESPONSIBLE FOR WAlERING TREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR MAINTENANCE PERIOD. PISTI.JRBED AREA NOTES· ANY DISTURBED AREAS SHALL RECEIVE APPROPRIAlE SOIL STABILJZATION MAlERIAL AS NECESSARY. .I =· 1. 6' LONG SUPERSAVER OUTDOOR PLAYERS BENCH BY TREETOP PRODUCTS, STYLE: BACKLESS, COLOR: GREEN. 2. INSTALL PER MANUFACTURER'S SPECIFCATIONS. -,I'-----6' ----,I' ,ooo~,J 1R CONG. FOOTER - - - - - - "=1 = 7=[ ~;IJ~I 2X BALL DIA. o-3-/-f!'--1-,--(lf'-------------1-2-93_4_3-.1-3--1-8-0 1/2" -1•-0• I I I ~ r -1~ 1_'._ , -3 , t 1 =r= <, 1Li :D}CJ :LJ :D:D:D: I = 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 1 s• INTO THE SUBGRADE PRIOR TO BACKFILLING. ·~_·11-=---1'1~1 I =j-'-----FORM SAUCER WITH 3" ==1 '-i~:~= I 1-CONTINUOUS RIM "=c)°N;=l 1~ 3" MULCH 111=;;~- :::==ii i-' SPECIFIED PLANTING MIX. WATER ' AND TAMP TO REMOVE AIR POCKETS. GENERAi CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLITION 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 DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION ~TH COMPOST INCORPORATION, AS REQUIRED PER SOIL TEST (IF REQUESTED BY OWNER). RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER lHOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. Pl ANT MATERIAi AND Pl ANTING PLANT QUANTITIES ARE OFFERED /JS 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 /JS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCKM 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 24H 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 ARE/JS 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 COMPLITION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329343-01 O-1---_-1-·--0-.. ---------------32_9_3-43-.2-6 ___ 0_2 Q,-1_-_-1-.. -----------------32_9_3-99---0-1 I I -~F{~c ~~~ -=r -~~" I\ I/ I :O: :O:Lf :I 1----------------------------------------------_____!L...~-~~~I rn landscape architecture land planning placemaking Faley, Alabama ,!!! P. 251.948.7181 .; Mobile, Alabama P. 251.344.4023 .1._ al! ~ ~ Jackson, Mississippi P. 601.790.0781 D ES I G N Peosooolo. Flocido P. 850.203.4252 landscape architects www.was-design.com ~@lJ li!@liil ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Revision_, ___________ _ ~ ~ Revisions/ Submissions _ 10.25.21 ~C~nY~SU=B=MITT~/>l~------ -~ _C_nY_SU_B_MITT_l>l ______ _ _ 04.25.22 ~C~nY~SU=B~MITT~/>l~------ -05.17.22 ~C~nY~SU=B=MITT~/>l~------ --------------- --------------- --------------- --------------- Copyri,Jit 2021 W>S Onign Inc. The11 docurnenh and their contents ara the proparty of WAS 0.1ign. hr/ raproductions, revisions, modifications or 1J11e of these documents without the expresswrittenCOOIMlntofW,SDesginisprohibitedbylow. BC '"""' vrw Project Manager LCW Principol 212032-004 Project.No. 10.25.21 Do1o Sheet Title LANDSCAPE MASTER PLAN Sheet No. LPlOO 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 Appendix A .....................................................................................................................................5 Vicinity & Drainage Maps .................................................................................................... Appendix B .....................................................................................................................................6 HydroCAD Report ................................................................................................................. Appendix C .....................................................................................................................................7 StormCAD Report Tables ...................................................................................................... Appendix D .....................................................................................................................................8 Soil Information ..................................................................................................................... Appendix E .....................................................................................................................................9 NOAA Rainfall Data .............................................................................................................. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 1 | Page PROJECT DESCRIPTION Greenfields Subdivision is a proposed eighty (80) lot subdivision located in Fairhope, Alabama. The site contains approximately 39.90 acres. The site is located at the West central portion of Section 34, Township 6 South, Range 2 East and is along the East side of County Road 13 a half mile North of the intersection of County Road 13 and County Road 32. 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 County Road 13. This basin discharges North to an existing grassed draw that eventually drains North under County Road 34 via two (2) 60” RCPs. From there it continues to flow through a swale that discharges North into Cowpen Creek. The second basin drains to the site’s Northern property line where it immediately enters a swale in the neighboring field that flows Northwest. This draw eventually drains North under County Road 34 via a 60” CMP where it eventually continues flowing North to discharge into Cowpen Creek. The third basin drains East to an existing wetland area within the Eastern portion of the site. This wetland area discharges Southeast through a 24” MP just outside the Southeastern corner of the site. From there it continues to flow Southeast until it enters a UT to Green Branch. The site is mostly vacant row crops with a small grassed area near the Right-of-Way and a portion of wetlands at the Eastern portion of the site. 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 three (3) wet detention ponds. Pond 1 is located at the West portion of the site and discharges West to the Right-of-Way ditch along County Road 13. Pond 2 is located at the North portion of the site and discharges to the site’s Northern property line. Pond 3 is located at the East portion of the site and discharges to the wetland area within the East side of the site. 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. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 2 | Page HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. A 25-year return period was used for design. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. Grassed areas were estimated using a C-value of 0.25 and pervious areas were estimated using a C-value of 0.95. In each inlet drainage area, impervious areas were hand calculated and weighted with respect to pervious areas to establish a composite C-value for each individual inlet basin. According to our post developed calculations, there will be no adverse effects from our development. SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one- hundred-year return events. Please see HydroCad summary in Appendix B showing the pre- developed flow rates and post-developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen on the following page. TRAFFIC IMPACT STUDY Green Fields Subdivision Fairhope, Alabama Prepared for: Todd McCrory Lennar Homes of Alabama 801 Romana St, Suite A Pensacola, FL32502 Todd.mccrory@lennar.com Prepared by: 4/16/2022 Samantha Islam, Ph.D., P.E. 7295 Sable Palms Drive Mobile, AL 36695 Ph: (251)-545-9681 April 16, 2022 i TABLE OF CONTENTS Overview and Executive Summary ............................................................................................ 1 1.0 Introduction ........................................................................................................................ 3 2.0 Proposed Development ................................................................................................... 4 2.1 Site Description ................................................................................................................... 4 2.2 Site Location ........................................................................................................................ 4 2.3 Zoning ................................................................................................................................... 4 2.4 Time Frame of Development ............................................................................................ 4 3.0 Background Information .................................................................................................. 5 3.1 Background Traffic Growth ............................................................................................... 5 3.2 Offsite Development .......................................................................................................... 5 3.3 Planned and Programmed Roadway Improvements .................................................. 5 4.0 Existing Conditions ............................................................................................................. 6 4.1 Project Study Area ............................................................................................................ 6 4.2 Existing Geometric Data ................................................................................................... 6 4.2.1 County Road 13 ........................................................................................................... 6 4.2.2 Intersection of County Road 13 and County Road 34 ........................................... 6 4.2.3 Intersection of County Road 13 and County Road 32 ........................................... 6 4.3 Existing Condition Traffic Count ....................................................................................... 6 4.4 Existing Conditions Capacity Analyses ........................................................................... 7 4.5 Existing Conditions Signal Warrant Analysis ................................................................... 7 5.0 Future Conditions ............................................................................................................... 8 5.1 Trip Generation Estimates ................................................................................................. 8 5.2 Directional Distribution of Development Traffic ............................................................ 8 5.3 Development Horizon Year ............................................................................................ 10 5.4 Projected Future Traffic Volumes .................................................................................. 10 5.5 Future Signal Warrant Analysis ....................................................................................... 10 5.6 Future Traffic Conditions Capacity Analyses ............................................................... 10 5.7 Left/right Turn Lane Warrant Analyses .......................................................................... 11 6.0 Conclusions/Recommendations ................................................................................... 12 7.0 References ....................................................................................................................... 13 APPENDIX - A: Proposed Site Layout .......................................................................................... A APPENDIX – B: Traffic Counts ....................................................................................................... B ii APPENDIX – C: Existing Conditions Capacity Analyses ......................................................... C APPENDIX – D: Trip Generation .................................................................................................. D APPENDIX – E: Future Conditions Capacity Analyses without Development ..................... E APPENDIX – F: Future Conditions Capacity Analyses with Development ............................ F APPENDIX – G: ALDOT Turn Lane Quick Guide ........................................................................ G List of Tables Table 1 : AADT and Growth Rate ............................................................................................... 5 Table 2 : Existing Conditions Peak Hour Turning Volumes ....................................................... 6 Table 3: Existing Conditions Capacity Analyses ....................................................................... 7 Table 4: Basis of Trip Generation Estimates for ITE Land Use 210 ............................................ 8 Table 5: Trip Generation Volumes (Trip Ends) ........................................................................... 8 Table 6: Projected Peak Hour Turning Volumes without Development .............................. 10 Table 7: Projected Peak Hour Turning Volumes with Development .................................... 10 Table 8: Future Conditions Capacity Analyses without Proposed Development ............. 11 Table 9: Future Conditions Capacity Analyses with Proposed Development ................... 11 List of Figures Figure 1: Overall Vicinity Map ..................................................................................................... 2 Figure 2 : Generated Traffic by the Proposed Development in 2023 ................................... 9 1 OVERVIEW AND EXECUTIVE SUMMARY A traffic impact study (TIS) was conducted for the proposed Green Fields single-family subdivision in Fairhope, Alabama. The project site is located east of County Road 13 approximately ½ mile south of County Road 34. The development is expected to be completed and operational in the late summer of 2023. An overall vicinity map is provided in Figure 1. A detailed site plan is provided in Appendix-A. This study was conducted to determine the impact of the proposed development on the adjacent transportation network and provide recommendation for improvements if needed. This study investigated the effect of the proposed development on the adjacent transportation facilities. Trip generation estimation was performed using the method recommended in the ITE Trip Generation Manual. Using the trip ends predicted in the trip generation step, the trip distribution step was performed to determine the hourly volumes by direction to and from the proposed development. In addition to performing trip generation and trip distribution, future traffic projections were established from the existing traffic volumes using the anticipated traffic growth in the area. Future traffic volumes with the proposed development were then established by adding the additional traffic to be generated by the Green Fields subdivision. A method recommended in the Highway Capacity Manual was used to evaluate the traffic operating conditions without and with the proposed development at the intersection of County Road 13 and County Road 34 which is in the vicinity of the proposed development. Based on the analyses, the intersection is expected to operate adequately during both AM and PM peak hours without and with the proposed subdivision in 2023. For more details please see Section 5.6 of this report. The intersection of County Road 13 and County Road 32 is another intersection within the study area. However, the intersection is currently closed due to construction and will be open in October (2022). As a result, capacity analysis for this intersection could not be performed. Additionally, Analyses were performed to determine if turn lanes are needed on County Road 13 for the generated traffic turning into the proposed development. Since the closure of the intersection of County Road 13 and County Road 32 may have influence on the traffic pattern in the study area, methods such as NCHRP Report No. 457 may not provide reliable results (since recent traffic counts may not represent the regular traffic pattern in the study area). To overcome this limitation, we used the Left/right Turn Lane Quick Guide available in the ALDOT Access Management Manual. To perform turn lane evaluations, this method uses the ADT on the major road (i.e. County Road 13 in this study) and the generated turning volumes entering the development. According to this evaluation process, no turn lane is warranted on County Road 13 at the proposed entrance. 2 Figure 1: Overall Vicinity Map C") ..... 0 Cl'. [!!:I € ::, 8 [ill I!!] [!!] IEl County RD 34 IE! * PROPOSED DEVELOPMENT County RD 32 CloytonD< McQueen Dr ~Loof> .Q i c;. Ir ~ ll a. f ~ £" i ... '% C> Zelda St T wer 9 _,, s IE! ~ e Tabernac e ii i if :, "' < Q • JL•·ry t aWl n t'\ P.ibl c Sc I Y Q Sut>urbanDr 91!.ll_yn P I_. •s N "Orou11d Rd @) Q Coastal H tn The _Dragon y 3 1.0 INTRODUCTION A traffic Impact Study (TIS) for the proposed Green Fields single-family subdivision in Fairhope, Alabama was conducted to determine the impacts of the proposed development on the surrounding transportation network. The resulting impacts were analyzed to assess possible improvements or mitigation measures in the study area. This report discusses the general project parameters, the methodology used to perform the TIS, the results obtained from the analysis and the conclusions and recommendations for the improvements needed. Sources of information used in this study include: 1. Baldwin County Traffic Impact Study requirements. Appendix 6 of the Baldwin County Subdivision Regulations, August 6, 2019. 2. Alabama Department of Transportation (ALDOT) Access Management Manual, January 2013 Edition. 3. Institute of Transportation Engineers Trip Generation Manual, 10th Edition. 4. Highway Capacity Manual, 6th Edition. 5. Evaluating Intersection Improvements: An Engineering Study Guide, NCHRP Report 457. Annual average daily traffic (AADT) data for the roadways in the vicinity were obtained from the Alabama Department of Transportation’s traffic data website. 4 2.0 PROPOSED DEVELOPMENT 2.1 Site Description A traffic impact study was conducted for the proposed Green Fields subdivision in Fairhope, Alabama. The development is expected to be completed and operational in the late summer of 2023. The proposed single-family subdivision will consist of 80 single- family lots. A general site plan is provided in Appendix-A. The proposed development will have direct access to County Road 13. 2.2 Site Location The proposed development will be located east of County Road 13 approximately ½ mile south of County Road 34 as shown in the overall vicinity map in Figure 1. 2.3 Zoning The site for the proposed development is currently unzoned. 2.4 Time Frame of Development The proposed development is expected to be completed and operational in the late summer of 2023. Analyses of the impact on traffic conditions were performed for the following two scenarios using:  projected traffic without the proposed development in 2023.  projected traffic with the proposed development in 2023. 5 3.0 BACKGROUND INFORMATION 3.1 Background Traffic Growth The study area for this study includes County Road 13 in the vicinity of the project site and the intersections on County Road 13 in the vicinity of the proposed site. To come up with a reasonable traffic growth rate, annual average daily traffic (AADT) history in the vicinity of the study area was obtained from ALDOT’s traffic data website (see Table 1). The AADT data were available for a section of County Road 13 in the immediate vicinity of the proposed development. Table 1 : AADT and Growth Rate Year County Road 13 2019 1710 2018 1710 2017 1650 2016 1400 2015 1370 2014 1340 Annual growth rate 5.0% Based on the information provided in Table 1, an annual growth rate of 5.0% per year was used in this study to project the existing volume counts to the future counts for the projected year the development will be complete and operational. The following equation was used to estimate the projected traffic volume (Vprojected) from the existing traffic volume (Vcurrent): 𝑉pojected = 𝑉current ∗(1 +𝐺𝑟𝑜𝑤𝑡ℎ 𝑅𝑎𝑡𝑒 100 ) (Projected year−Current year) 3.2 Offsite Development There is no known off-site development in the vicinity of the proposed development which will significantly impact traffic in the study area. 3.3 Planned and Programmed Roadway Improvements The intersection of County Road 13 and County Road 32 has been converted to a roundabout from a stop-controlled intersection. Currently, the intersection is closed and affecting the traffic pattern in the vicinity of the proposed development. 6 4.0 EXISTING CONDITIONS 4.1 Project Study Area As indicated in Section 3.1, the study area for this study includes County Road 13 in the vicinity of the project site and the two roadway intersections on County Road 13 (i.e. County Road 13 at County Road 34, and County Road 13 at County Road 32). Since the intersection of County Road 13 and County Road 32 is closed until October 2022, it will not be included in the current study. 4.2 Existing Geometric Data 4.2.1 County Road 13 County Road 13 in the vicinity of the proposed site is a two-lane undivided highway with approximately 12 ft travel lanes and very narrow paved shoulders. The posted speed limit is 45 mph in the vicinity of the proposed project site. 4.2.2 Intersection of County Road 13 and County Road 34 The intersection of County Road 13 and County Road 34 is a four-way stop-controlled intersection. The northbound County Road 13 approach has a 250-ft long left turn lane. All other approaches are two lane approaches. The posted speed limit for all the approaches is 45 mph. 4.2.3 Intersection of County Road 13 and County Road 32 Currently, the intersection of County Road 13 and County Road 32 is being converted into a roundabout from a 4-way stop-controlled intersection. The intersection is currently closed and will be opened to traffic in October 2022. 4.3 Existing Condition Traffic Count Peak hour turning movement counts were performed on Tuesday, April 12, 2022 at the intersection of County Road 13 and County Road 34. The detail counts are provided in Appendix-B. The summary of the turning counts is presented in Table 2. Table 2 : Existing Conditions Peak Hour Turning Volumes County Road 13 County Road 34 Northbound (NB) Southbound (SB) Eastbound (EB) We stbound (WB) LT TH RT LT TH RT LT TH RT LT TH RT AM Peak 2 1 2 66 2 49 55 98 1 1 318 114 PM Peak 1 1 1 76 2 27 36 195 1 1 132 38 7 4.4 Existing Conditions Capacity Analyses Existing conditions capacity analyses have been performed for the intersection of County Road 13 and County Road 34. The results of LOS calculations are provided in Appendix- C. The summary of results is provided in Table 3. The analyses show that all the approaches of the intersections experience LOS C or better during both peak hours indicating adequate operating conditions. Table 3: Existing Conditions Capacity Analyses Intersection Approach Level of Service AM Peak Hour PM Peak Hour County Rd 13 at County Rd 34 CO 13 (Northbound) A A CO 13(Southbound) B A CO 34 (Eastbound) B A CO 34 (Westbound) C A Overall C A 4.5 Existing Conditions Signal Warrant Analysis Existing condition signal warrant analysis is not applicable in this study. 8 5.0 FUTURE CONDITIONS The following general parameters describe the future traffic conditions: 5.1 Trip Generation Estimates The proposed development will be a single-family housing subdivision consisting of 80 dwelling units. According to ITE Trip Generation manual the proposed development falls into Land Use Category 210. Using the trip generation rates provided in the manual for Category 210, generated volumes were calculated. The trip generation rates and volumes are shown in Tables 4 and 5. Appendix-D provides more details regarding these trip generation rates. Table 4: Basis of Trip Generation Estimates for ITE Land Use 210 ITE Unit Daily AM Peak PM Peak Code Total Enter (%) Exit (%) Total Enter (%) Exit (%) Total Ente r (%) Exit (%) 210 Dwelling Unit Eq -1* 50 50 Eq-2** 25 75 Eq-3*** 63 37 * Ln (T) = 0.92Ln(x) + 2.71 ………………………………. Eq-1 ** T = 0.71x + 4.80 ………………………….……Eq-2 *** Ln (T) = 0.96Ln(x) + 0.20 ………………………….……Eq-3 Where, T is total number of generated trips and x is the number of units Table 5: Trip Generation Volumes (Trip Ends) ITE Code Dwelling Units Daily Total Daily (In) Daily (Out) AM - Peak Hour Total AM - Peak Hour (In) AM - Peak Hour (Out) PM- Peak Hour Total PM- Peak Hour (In) PM- Peak Hour (Out) 210 80 847 424 424 62 16 46 82 52 30 *Note: Trips in and out may not add up to the total number of trips due to rounding. 5.2 Directional Distribution of Development Traffic The proposed site is located approximately 1 mile east of US-98 and approximately 1 mile west of AL-181. Both US-98 and AL-181 are two major thoroughfares in the vicinity of the proposed development. The Green Fields subdivision is planned to have a direct driveway accesses to County Road 13. Also, the subdivision will be connected to the existing Greythorne subdivision. Some trips generated from the proposed subdivision will access County Road 32 using the streets in Greythorne, while some of the trips from Greythorne will use the proposed subdivision entrance to access County Road 13. In this study, it has been assumed that the number of Greythorne trips using the proposed Green Fields entrance will be equal to the number of Green Fields trips using the Greythorne entrance (i.e. net effect zero). Using the aforementioned information and the trip ends estimated in the trip generation phase, the directional distribution of the generated traffic 9 was calculated in the trip distribution phase. Directional distribution of generated traffic is shown in Figure 2. Figure 2 : Generated Traffic by the Proposed Development in 2023 -5% 3 ! ,r----2 (5) 40% ----6-(2-1)_7 _--+-7 -i_r ____ C_O_U_NT_Y_R_D_3_4 1 Oo/o N t 30% ,,...__ ~L t_ 25 (17) fr .r-21 (14) .._, ,-_ (") 0 C z ~ ::0 CJ 5(16) __J i 5% 2 (5) PROPOS ED DEVELOP1'.,1ENT AM PEAK: 62 (16 in and 46 out) P~I PEAK: 82 (52 ln 30 out) AM (PM) Generated Volumes COUN TY RD 32 10% NQIIQ SCATE NOT E: See Section 5,2 for more deta il s 10 5.3 Development Horizon Year Please see section 2.4. 5.4 Projected Future Traffic Volumes Tables 6 and 7 provide the projected peak hour traffic turning volumes without and with the proposed development respectively in 2023 at the intersection studied in this TIS. Table 6: Projected Peak Hour Turning Volumes without Development County Road 13 County Road 34 Northbound (NB) Southbound (SB) Eastbound (EB) Westbound (WB) LT TH RT LT TH RT LT TH RT LT TH RT AM Peak 3 2 3 72 3 53 60 106 2 2 343 123 PM Peak 2 2 2 82 3 30 39 210 2 2 143 41 Note: Each volume in this table is the corresponding volume in Table 2 projected to the summer of 2023 Table 7: Projected Peak Hour Turning Volumes with Development County Road 13 County Road 34 Northbound (NB) Southbound (SB) Eastbound (EB) Westbound (WB) LT TH RT LT TH RT LT TH RT LT TH RT AM Peak 21 4 8 72 4 53 60 106 8 4 343 123 PM Peak 14 4 5 82 6 30 39 210 23 7 143 41 Note: Each volume in this table is the sum of the corresponding volume in Table 6 plus the volume generated by the proposed development (see Figure 2). 5.5 Future Signal Warrant Analysis Future signal warrant analysis is not applicable in this study. 5.6 Future Traffic Conditions Capacity Analyses Future conditions (summer of 2023) capacity analyses were performed for the intersection of County Road 13 and County Road 34 without and with the proposed development during AM and PM peak hours. The analyses results are provided in Appendices E and F. The summaries are presented in Tables 8 and 9. The results show that all the approaches of the Intersection will operate at LOS D or better both without and with the proposed development in 2023. The results also show that the overall intersection LOS will be C or better. It should be noted that a LOS of D or better is considered adequate for an intersection during heavy traffic hours. However, while reviewing the results of this analyses, the reviewer should be aware that the traffic in the study area is currently not following the regular pattern due to the temporary closure of the adjacent intersection of County Road 13 and County Road 32. 11 Table 8: Future Conditions Capacity Analyses without Proposed Development Intersection Approach Level of Service AM Peak Hour PM Peak Hour County Rd 13 at County Rd 34 (4-way stop) CO 13 (Northbound) A A CO 13 (Southbound) B A CO 34 (Eastbound) B B CO 34 (Westbound) C A Overall C A Table 9: Future Conditions Capacity Analyses with Proposed Development Intersection Approach Level of Service AM Peak Hour PM Peak Hour County Rd 13 at County Rd 34 (4-way stop) CO 13 (Northbound) B A CO 13 (Southbound) B B CO 34 (Eastbound) B B CO 34 (Westbound) D B Overall C B 5.7 Left/right Turn Lane Warrant Analyses Since the intersection of County Road 13 and County Road 32 is closed, the traffic counts performed in this study do not represent the regular traffic pattern in the vicinity of the proposed development. Therefore, the method recommended in the NCHRP Report No. 457 was not used in this report. Instead, we used the Left/Right Turn Lane Quick Guide available in the ALDOT Access Management Manual (see Appendix-G). According to the Quick Guide, a right turn lane is needed if the peak hour right turn volume is greater than 30 and the AADT is under 6,000 vehicles/day. Based on Table 1, the projected ADT on County Road 13 is under 6,000 vehicle/day. Also, as shown Figure 2, no peak hour right-turn volume from County Road 13 into the proposed development is greater than 30. Therefore, no right turn lane is needed. Also, according to the Quick Guide, a left turn lane is needed if the peak hour left turn volume is greater than 40 and the AADT is under 6,000 vehicles/day. As shown in Figure 2, no left-turning volume is greater than 40. Therefore, no left turn lane is warranted. 12 6.0 CONCLUSIONS/RECOMMENDATIONS A method recommended in the Highway Capacity Manual was used to evaluate the traffic operating conditions in 2023 without and with the proposed development at the intersections of County Road 13 and County Road 34. Based on the analyses, the intersection is expected to operate adequately without and with the proposed Green Fields subdivision. The intersection of County Road 13 and County Road 32 is another intersection within the study area. However, the intersection is currently closed due to construction and will be open in October (2022). As a result, capacity analysis for this intersection could not be performed. Additionally, to determine if turn lanes are needed on County Road 13 for the generated traffic turning into the proposed development, the Left/right Turn Lane Quick Guide available in the ALDOT Access Management manual was used. According to this evaluation process, no turn lane is warranted on County Road 13 at the proposed entrance. May 17, 2022 Mike Jeffries Development Services Manager City of Fairhope Fairhope, Alabama 36533 Subject: Green Fields Subdivision Traffic Study Comments Dear Mr. Jeffries, This letter is in response to the comment that we have received related to the traffic study for Green Fields subdivision. ASSR consultants had reached out to the Highway Department under the Baldwin County Commission office prior to conducting the traffic study for Green Fields subdivision. The Highway department had asked for an updated traffic study for the development once the improvements are completed at CR 32 and CR 13. Accordingly, we will collect new traffic data at the location and update the traffic study once the improvements are completed at the intersection of CR 32 and CR 13. Sincerely, ______________________ Samantha Islam, Ph.D., P.E. Founder and Owner ASSR Consultants, LLC 7295 Sable Palms Drive Mobile, AL 36695 May 12, 2022 Mike Jeffries City of Fairhope Planning & Zoning 555 S Section St. Fairhope, AL 36533 251-928-8003 RE: Greenfields Subdivision Planting Strip Waiver Request Dear Mike: Please accept this letter as a request for a Waiver from the Fairhope Subdivision Regulations in regards to planting strip requirements on the above referenced development. The internal roadway within the proposed subdivision is classified as a residential local street. In the Fairhope subdivision regulations, Appendix A, Table 5.3, this classification assigns our internal roadways within the proposed development to a total Right-Of-Way width of 50’. Holding our 10’ lane width, we only have the remaining shoulder space to accommodate a 7’ planting strip and stay within the Right-Of-Way. We appreciate your consideration in helping us make this development a success. If you have any questions, please do not hesitate to contact me. Sincerely, Jared Landry, PE Project Manager From:Hunter Simmons To:gerhebert2@att.net Cc:Mike Jeffries; Erik Cortinas Subject:RE: new subdivision development Date:Thursday, May 26, 2022 3:07:20 PM Not sure how many residents live within Greythorne, but I personally know some that are happy to have access to 13. I’m sure not all will be in agreement. The preliminary plat will be heard by our Planning Commission on June 6 at 5PM. You may monitor the calendar for an agenda at the following link: https://www.fairhopeal.gov/government/agendas-minutes/planning-commission-4031 There will be a public hearing, so you are welcome to come to the meeting and share your concerns directly to the Commissioners. We will also be happy to facilitate getting your comments to the Commission prior to the meeting if you would like. If so, please send a letter, or comments in an email, to our Planning Clerk at alyssa.knutson@fairhopeal.gov. She will get your comments to the Commissioners. We do not have a “Planning Committee”, the Planning Commission are a group of volunteers that make decisions about development projects. Within the Planning Department, we review projects and make recommendations to the Planning Commission and sometimes City Council. I am the Planning Director responsible for this department. Thanks, Hunter From: gerhebert2@att.net <gerhebert2@att.net> Sent: Thursday, May 26, 2022 1:02 PM To: Hunter Simmons <hunter.simmons@fairhopeal.gov> Subject: RE: new subdivision development SENT FROM AN EXTERNAL ADDRESS There are 135 residents in Greythorne Estates opposed to having a cut through street from the new development. Just because there was a “stub” street in the original plans, should not dictate that it be connected. It would cause a safety concern and open up an area for crime to become an issue. Can the Planning Committee be contacted and who spearheads this department? From: Hunter Simmons <hunter.simmons@fairhopeal.gov> Sent: Thursday, May 26, 2022 10:38 AM To: Erik Cortinas <erik.cortinas@fairhopeal.gov>; Mike Jeffries <mike.jeffries@fairhopeal.gov>; gerhebert2@att.net Subject: RE: new subdivision development Gerald, This is a question for us in the planning department. If approved, there will be a connection on CR 13, but there will also be a connection to Bankhead. Connected roads are a requirement. Greythorne, when approved, provided a ‘stub’ street for future connectivity. That has been approved prior to homes being built and is on the plat, as recorded at the Probate. A link to that plat is https://www.deltacomputersystems.com/TEMP/PDFWEB/AL05/AL05/G0078/G0078687.PDF. Without that connectivity, it is unlikely Greythorne would exist today. Thanks, Hunter -------- Original message -------- From: gerhebert2@att.net Date: 5/26/22 08:15 (GMT-06:00) To: Erik Cortinas <erik.cortinas@fairhopeal.gov> Subject: new subdivision development SENT FROM AN EXTERNAL ADDRESS I live in Greythorne Estates Subdivision(off County Rd 32) on Bankhead Blvd. A new residential development is planned north of our community. Surely, entrance and exit into that new subdivision will be connected to County Rd 13, not an extension into Bankhead Blvd. and/or connected to our subdivision. Please confirm so that I can calm down some of the residents that are in arms over rumors. Regards, GERALD 281-788-2612 BLUEBERRY LNLAWRENCE RDCALIBRE STORNATEAV NORTHSTATION DRTRENTOST SKY LN FRYE LN JOHN DEERE LN CANYON DR GALLERY BLVD GAYFER RD EXT ORNATE AV City of FairhopePlanning Commission June 6, 2022 ¯CALIBRESTBLUEBERRY LNCANYONDR NORTHST A TI O N DR SD 22.19 - Riverhorse Legend Road Parcel R-1 - Low Density Single-Family R-2 - Medium Density Single-Family Planning Jurisdiction µ µ ^ Project Name: RiverhorseSite Data: 22 acresProject Type: 27-lot Major SubdivisionJurisdiction: Fairhope Planning JurisdictionZoning District: R-2PPIN Number: 369809General Location: east side of Blueberry Lane, and north of Calibre StreetSurveyor of Record: DewberryEngineer of Record: DewberryOwner / Developer: Dilworth Development IncSchool District: Fairhope Elementary School Fairhope Middle and High SchoolRecommendation: Prepared by: Mike Jeffries Approve with Conditions 1 SD 22.19 Riverhorse Subdivision – June 6, 2022 Summary of Request: Public hearing to consider the request of the Applicant, Dewberry, on behalf of the Owner, Dilworth Development Inc, for Final Plat Approval of Riverhorse, a 27-lot Major Subdivision. The property is approximately 22 acres and is located ¼ mile North of Gayfer Avenue, on the East side of Blueberry Lane, North of North Station Subdivision. The property is currently zoned R-2. Comments: - Final plat must be recorded within 120 days after the date of final approval. - Sidewalks and street trees not installed have a performance bond and performance bond agreement to be installed within two years. - The engineer has provided his engineers certificate for the design and construction of the improvements constructed for the subdivision. - Baldwin County will be paving Blueberry Ln connecting to Calibre St providing a secondary entrance. A temporary turnaround will be required until Calibre St. is connected to Blueberry Ln. 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 SIT[ DATA: ZONI NG: R-2 LIN . FT . OF STREET S: 1 ,503 LF NUMB ER OF LOTS: 27 MINIMUM LOT SIZ E: 10,5 00 SF S MA LL EST LOT: 1 1 ,200 SF (LOT 12) LARG EST LOT: 16 ,946 SF (LOT 23) CO MM ON AREA: 12.58 AC (57 .2%) DETENTI ON: 0 .86 AC (3 .9%) GREE NSP ACE: 6.97 AC (3 1.7%) WET LAND S: 4.60 AC (20.9%) TOTAL AR EA: 22.0 ACRES DENS ITY: 1 .23 LOTS/ AC REQUIR ED SET BACKS FRONT -3 5 FEET REAR -35 FEET SIDE -1 0 FEET SI DE STR EET -20 FEET UTILI TIE S WATE R SERV ICE: CIT Y OF FAIR HOP E SEWER SERV ICE: CIT Y OF FA IRHOP E ELE CTRIC SERVI CE: RIVI ERA UTI LITIE S TELE PHONE SERVI CE: AT&T - 2 SD 22.19 Riverhorse Subdivision – June 6, 2022 b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Follow‐Up Activities Required by Staff and the Applicant: • Copy of the recorded plat • Copy of the recorded O&M Agreement • Maintenance and Guaranty (M&G) Agreement executed by the developer - the mayor signs this agreement to fully execute it o Remember to include the instrument # from the recorded plat o Please include 30 days in paragraph 3 Recommendation: Staff recommends approval SD 22.19 Riverhorse Subdivision final plat with the following conditions: 1. The completion of any outstanding punch list items not completed prior to signing final plat. 2. Lot 13 shall remain a temporary turnaround until Blueberry Ln and Calibre St. are connected. ----