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HomeMy WebLinkAbout07-07-2022 Planning Commission Agenda Packet    H. SD 21.51 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. PPIN #: 17050 I. SD 22.20 Public hearing to consider the request of the Applicant, Lieb Engineering Company, acting on behalf of the Owner, WCTT Properties LLC, for Preliminary Approval of 309 Ingleside, a 14-unit Multiple Occupancy Project. The property is approximately 1.62 acres and is located on the northeast corner of S. Ingleside Street and Nichols Avenue. PPIN #: 25788 J. SD 22.22 Public hearing to consider the request of the Applicant, Sawgrass Consulting, LLC, acting on behalf of the Owner, Eastpark LLC, for Final Plat Approval of Parkstone Subdivision, a 40-lot Major Subdivision. The property is approximately 12.84 acres and is located on the east side of US Highway 98, north side of Parker Road, across from the Fairhope Publix. PPIN #: 32028 K. SD 22.23 Public hearing to consider the request of the Applicant, Mullins, LLC, acting on behalf of the Owner, Lennar Homes of Alabama, LLC, for Final Plat Approval of Live Oak Estates, a 76-lot Major Subdivision. The property is approximately 33.66 acres and is located at the southwest corner of State Highway 181 and Bay Meadows Avenue. PPIN #: 15078 L. SD 22.24 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department to accept Resolution Number 2022-03 for a proposed amendment to add Appendix J, Amendments, in the City of Fairhope Subdivision Regulations. 4. Old/New Business  Discussion of the club house in The Flats at East Bay, Case SD 21.03. 5. Adjourn June 6, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, June 6, 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; 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: Clarice Hall-Black Chairman Turner called the meeting to order at 5:01 PM. Approval of the Minutes from May 2, 2022, Meeting: John Worsham made a motion to accept the minutes with no further changes. 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, and Hollie MacKellar. NAY: None. Abstain: Corey Martin. SR 22.05 Request of the Applicant, Overstreet & Associates, on behalf of the Owner, PSGC Properties, for Site Plan Approval of Alpha Care. The property is approximately 1.11 acres and is located on the east side of US Highway 98, 0.13 miles south of Gayfer Road Ext. PPIN #: 913 Summary: Casey Potts, City Planner, presented the case summary. The PUD that this project would be in is known as the Greeno Professional Village PUD, which requires a mandatory Site Plan review of each lot. The setbacks defined in PUD Ordinance 1142 defined as 35’ front, 40’ rear, 10’ interior, and 20’ side street, are met. The building also meets the 35’ height requirement. The parking plan needs to be revised as three of the spaces need to be pervious and five to six spaces will need to be compact. 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. The City Horticulturalist is satisfied by the landscape plans. 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. Staff has historically classified a walk -in doctor’s office as a Clinic, rather than a Professional Office. Since approximately 70% of the June 6, 2022 Planning Commission Minutes 2 appointments will be walk-ins, the special exception for Clinic use 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. Rebecca Bryant asked if the 35” pine would be removed as it was not clear on the tree removal plan. Jay Broughton, Overstreet & Associates, confirmed that it would be removed, but that more trees would be planted to compensate. Ms. Bryant gave suggestions on making the pervious parking spaces more attractive. Mr. Simmons stated that the Site Plan will have to go to City Council and that staff can work on the parking before it is heard at City Council. Hollie MacKellar asked if parking would be in the rear, Mr. Simmons stated that was not required in this zoning or this PUD. Motion: Art Dyas made a motion to recommend approval of Case SR 22.05 to City Council, subject to staff recommendations. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None. ZC 22.04 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. 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. PPIN #: 316793, 236701, 24160 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. 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. In the revised plans, the proposed road ends at commercial lot 10. Since staff’s 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. They now request not to install the road. A small lot will also be created for the lift station that will be dedicated to the City. 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. 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 June 6, 2022 Planning Commission Minutes 3 to convalescent, nursing, or assisted living home. With the proliferation of low-speed vehicles, i.e., ‘golf carts,’ and considering that 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. 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. 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 conditions: 1. A new application for preliminary plat is submitted to Planning Commission for approval making case SD 21.33 null and void. 2. A master drainage plan shall be prepared for the entire site and included with the initial subdivision application creating units 1-3 3. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2.) shall be mandatory for each lot within units 1-3. 4. 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. 5. A 20’ greenspace and tree preservation strip shall be provided along Hwy 181. 6. 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. 7. Construction of sidewalks shall be done at the time of development of the internal roadways. Art Dyas asked if the overall lot number was being reduced to 11 lots. Mr. Simmons stated that there are still 12 lots, the small lot for the lift station is the twelfth lot as the City needs to own that property to apply for grants. June 6, 2022 Planning Commission Minutes 4 Mr. Dyas suggested tying in the southern edge of Unit 3 to the cul-de-sac. Chairman Turner agreed that connecting that road with a trail that is as close to the wetlands as possible without violating them, then have a meandering road through Unit 3 that connects to Gayfer. Rebecca Bryant asked if the Corp’s comments were reviewed. Mr. Simmons stated that they were not, staff was not involved in the permitting process with the Corp, the Applicant will address the comments. Mr. Simmons stated that curving the road around the wetland would possibly require a change to Unit 2. Hollie MacKellar stated that there would be heavy traffic on Fairhope Avenue and State Highway 181 and that an ingress/egress is needed on Gayfer Avenue. She suggested putting a bridge over the wetlands or curving the road to gain access to Gayfer Avenue. Corey Martin asked what ALDOT said regarding ingress/egress onto State Highway 181. Mr. Simmons stated that turn lanes were required to get traffic off State Highway 181. The turn lane could be increased in length with the proposed removal of ingress/egress on 181. Chairman Turner felt that connectivity to Gayfer Avenue was needed for connectivity in the future. Jeremy Sasser, GMC, stated that they are currently reviewing a revised traffic study, one suggestion is to lengthen the turn lane to the main entrance from 100 to 175-feet and to have a right in/right out at the northeast corner. Chairman Turner asked if a connection to Gayfer could be made as it would be useful for those who will reside within the development to not have to go out to State Highway 181. Mr. Sasser stated that they agreed to do 4 to 1 wetland mitigation for the wetlands they are filling and are already using four acres of Unit 3 on the south end where it abuts the wetlands as the on -site mitigation to construct wetlands to protect Cowpen Creek. Mr. Dyas asked what the Corps of Engineers recommended for crossing the wetlands for a road. Mr. Sasser stated that they went to the Corps twice with the proposed road, they were told to decrease the impact the first time, so they brought it down to 150-feet from 350- feet, shown on the preliminary plat. The Waters of the US was the biggest impact, a permit was not granted, and a bridge was not feasible as the Corps of Engineers did not want that. Mr. Sasser believes that they could use the multi-use trail to provide golf cart connectivity between the cul-de-Sac and Unit 3. Chairman Turner suggested making a condition of approval to City Council for GMC to explore automobile connectivity options to Gayfer Avenue. Mr. Sasser stated he would have to talk with his client and cannot commit to anything at the moment. Chairman Turner opened the Public Hearing. Gary Gover, 300 Lincoln Street, asked how the development will relate to school systems in terms of pick-up/drop-off points for school busses and safe connectivity to schools. Chairman Turner stated that there is a safe sidewalk on Fairhope Avenue, but children would have to cross Fairhope Avenue twice to get to school. Frank Connell, 2060 Lowery Drive, expressed storm-water management concerns. The berm behind his house does not extend north. One of the precious mayors walked his property and agreed that there was a drainage problem, but the development’s storm-water management is not being discussed. Chairman Turner suggested getting a card from Jeremy Sasser with GMC. Phillip Wilson, 231 Royal Lane, confirmed that there are two entrances into the developmen t on Fairhope Avenue and two on Highway 181, with one of the entrances being close to the intersection of June 6, 2022 Planning Commission Minutes 5 Fairhope Avenue and Highway 181. Mr. Wilson suggested removing one of the entrances or directing traffic to Gayfer Avenue. Chairman Turner closed the Public Hearing. Mr. Simmons addressed the comments from the Public Hearing by saying that this case is unique because the preliminary plat had already been approved. There is connectivity via sidewalks inside the development, along State Highway 181, and Gayfer Avenue, the clubhouse could possibly provide shelter for school busses. Drainage will be looked at again. The development’s layout could change based on traffic patterns. Mr. Sasser stated that the drainage is split into two basins running down the middle with a drain along 181 and Cowpen Creek, everything flows to 181 from the property, no water is flowing to White Grove. Mr. Sasser looked at White Grove during the preliminary plat approval, there is some water retention that they are trying to take through their system. Rebecca Bryant added that adding wetlands will help with drainage problems. Chairman Turner agreed with Phillip Wilson’s comment of giving up one entrances on Fairhope Avenue. Mr. Sasser replied that it would need to be discussed with the traffic consultant. Motion: Rebecca Bryant made a motion to recommend approval of Case ZC 22.04 to City Council, subject to staff recommendations, plus an added condition: 1. A new application for preliminary plat is submitted to Planning Commission for approval making case SD 21.33 null and void. 2. A master drainage plan shall be prepared for the entire site and included with the initial subdivision application creating units 1-3 3. City of Fairhope site plan review (Zoning Ordinance Article II, Section C.2.) shall be mandatory for each lot within units 1-3. 4. 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. 5. A 20’ greenspace and tree preservation strip shall be provided along Hwy 181. 6. 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. 7. Construction of sidewalks shall be done at the time of development of the internal roadways. 8. Revision of the site plan to allow a connection to Gayfer Avenue through Unit 3. 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, Hollie MacKellar, and Corey Martin. NAY: None. ZC 22.05 Public hearing to consider the request of the Applicant, Kenneth Kleban with Kleban Properties, on behalf of the Owner, FST Corte Rockwell Place, LLC, to establish an initial zoning of B-2, General Business District, concurrent with conditional annexation June 6, 2022 Planning Commission Minutes 6 into the City of Fairhope. The property is approximately 34.41 acres and is located at 22148 State Highway 181, on northeast corner of State Highway 104 and State Highway 181. PPIN #: 108453 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The subject property is currently outside the City of Fairhope’s municipal boundary and is 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. Recommendation: Staff recommends that Case ZC 22.05 be approved for conditional annexation with an initial zoning of B-2, General Business District. Art Dyas asked about ground leases. Mr. Simmons stated that he was speculating that there would be connectivity to Highway 104 and Rockwell Place, but at the moment, there is nothing else to review other than zoning. Chairman Turner clarified that Fairhope Single Tax is not involved. The Applicant was present but had nothing further to add. Chairman Turner opened the Public Hearing. Having no one present to speak the Public Hearing was closed. Motion: Art Dyas made a motion to recommend approval of Case ZC 22.05 to City Council. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None. ZC 22.07 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for an amendment to Article III, Section B, Table 3-1: Use Table, in the City of Fairhope’s Zoning Ordinance. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. June 6, 2022 Planning Commission Minutes 7 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, and 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. Because any change to M-1 can affect local industry, the Fairhope Industrial Development Board has reviewed the proposed amendment and unanimously recommends approval. Recommendation: Staff recommends approval and adoption of ZC 22.07, an amendment to Article III, Section B, Table 3- 1: Use Table. Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. Motion: Rebecca Bryant made a motion to recommend approval of Case ZC 22.07 to City Council. Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None. SD 21.51 Public hearing to consider the request of the Applicant, Jade Consulting, LLC, on behalf of the Owner’s Representative, 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. PPIN #: 17050 Summary: Attorney Chris Williams recused himself for the duration of the presentation and hearing for Case SD 21.51, and Mike Jeffries, Development Services Manager, presented the case summary. The current property owners are Lynn Boothe, C. Wesley Grant, and the Estate of Linda Gale Majors, Deceased. The property is currently unzoned in Baldwin County District 14. All connections and work in the Baldwin County ROW will require permitting from Baldwin County Highway Department. Baldwin EMC is the electric provided, Baldwin County Sewer Service is the sewer provided, AT&T is the communications provider, and Fairhope Utilities is the water provider. 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. 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. June 6, 2022 Planning Commission Minutes 8 The traffic study concluded that no right-turn or left-turn lanes are recommended at the site access driveway intersections and no other off-site mitigation is recommended. The project’s 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. The Storm Water Report indicates the proposed development will have no adverse effects to adjacent properties. Lot 82 is labeled as “FUTURE PHASE 2 AREA” but 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. The drainage infrastructure shown in Lot 82 will need to be included in Common Area 1 and within the O&M Plan. The applicant has requested to not install sidewalks along County Road 32 and Pierce Road. Staff supports this request as the nearest sidewalk is more than a mile away. However, at minimum, a 10’ sidewalk easement needs to be shown adjacent to the ROWs of CR 32 and Pierce Road. 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 ROWs 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. Mr. Jeffries specified that conditions 1-5 were notes that would need to be added to the plat while 6-8 were conditions related to the required water upgrades. Chairman Turner asked where the minimum lot width came from. Mr. Jeffries stated that the minimum lot width for unzoned property is 100-feet with a lot area of 15,000 square feet. John Worsham asked if there was a period for when traffic studies need to be done as the traffic study provided was over a year old. Mr. Jeffries stated the traffic study should be current, but that it was over a year old because they initially submitted in October of 2021 and many revisions had been made since then. Mr. Simmons stated that there is an expiration for June 6, 2022 Planning Commission Minutes 9 traffic studies and that he would look at the Subdivision Regulations to determine what the expiration would be. The Applicant, Trey Jinright with Jade Consulting, was present. The wetlands have grown since the first submittal in October of 2021. The delay to have the request heard has been due to working with the Corps of Engineers regarding the wetland delineation. The traffic study was updated in April of 2022 to reflect the reduced lot count. The pre versus post drainage criteria has been met. Mr. Jinright also gave information on the water improvements that will need to be made, a 12-inch watermain that will run from County Road 33 back towards the south side of County Road 32 to the western limit at Pierce Road. They have also almost doubled the greenspace requirement. Rebecca Bryant asked about water flowing under County Road 32 into Green Branch and if they have solved the problem of water flowing over County Road 32. Mr. Jinright stated that it does flow into Green Branch and that what their project is releasing towards County Road 32 is significantly less. Jade Consulting is not replacing the culverts although the culvert under that road is undersized, the County will have to replace it with grants. Their proposed wet pond is significant and has been enlarged to help offset flows, but they are not fixing the flooding on County Road 32. Rebecca Bryant asked if the culvert was backing up and flooding proposed lots 50-59. Mr. Jinright stated that it is backing up and creating headwater on Lot 82. The property raises in elevation to the north. Hollie MacKellar asked what the amenities were. Mr. Jinright stated there would be over 16 acres of open space, walking trails, and a wet lake. Chairman Turner opened the Public Hearing. Jessica McDill, Chason & Chason, P.C. P.O. Box 100, Bay Minette, AL 36507. Attorney McDill stated that she represents Don and Curtis Pilot of Sonny Hill Farm across Pierce Road. The infrastructure in the area is inadequate to handle the current surface water runoff, the Pilots have undertaken significant efforts on their farm to handle the drainage issues that ultimately go down to County Road 32. The infrastructure cannot handle this type of development and the adjacent property owners will experience the adverse effects of it. A drainage feature comes on to Kathy Cogle’s property on Danne Road, in the most recent heavy rain, water has come within 15-feet of her sidewalk. Drainage is eating the underside of Danne Road from the water feature drainage issues and should only be a platted lot if able to be built upon in the future. Lot 82 is desired for future development but is labeled improperly due to the existing wetlands. Pierce Road is a prescriptive road and is not a right-of-way that is wide enough to meet the County standards, it is 20-feet wide. It was paved after significant runoff of red clay kept going under County Road 32 towards the river. According to the packet, the developer is dedicating a 40-foot strip to widen the road to meet the County’s road standards, but there are no improvements required for County Road 32. The current conditions of the road cannot handle the traffic that the development would bring, specifically referring to 5.5.7 of the County Subdivision Regulations. Because this is the County, the civil rule applies that you cannot alter June 6, 2022 Planning Commission Minutes 10 the volume, or channel, or force increased velocity on to neighbors. There is no legal right to do that without an easement from the neighbors. There would be uncontrolled release from the southwest corner of the property after getting rid of the drainage pond. The developer is transferring the obligation and cost to correct these drainage problems. Chairman Turner asked how a subdivision cannot increase water but be approved in the County. Attorney McGill stated that the civil law rule prohibits increased volume and velocity to cause scour. Following civil law rule when developing, you would have to have large enough features to hold the water or create enough impervious surfaces, it has been judicially enforced in the County. Rebecca Bryant asked if the legal language is that you cannot increase the volume and cause harm or cannot increase the volume, period. Attorney McGill stated that you cannot increase volume or velocity. Chairman Turner asked how anyone gets building permits in the City or County without increasing the volume. Art Dyas asked how the County can allow themselves to build a highway as well. Attorney McGill replied that in the City, you can change flows if no damage is caused. Many projects have violated the law. Chairman Turner stated that following the law that Attorney McGill stated, no one can build a house outside of the city limits without major infiltration. Mr. Simmons stated that the County will be reviewing the case in full as well, but if there isn’t water draining from private property to private property, does the civil law apply? Our regulations are regarding the adverse effects so if it is determined that there are believed to be adverse effects to properties, Commissioners could require a third-party review of drainage, deny the case, or table it for revisions. Attorney McGill responded to Art Dyas’ comment about the County building highways and said that she had litigated and prevailed against the County over a drainage easement from a road improvement where they increased volume and velocity. Art Dyas gave the example of County Road 13 and Fly Creek not having dissipation. Corey Martin mentioned that this conversation had just been had at the last Planning Commission Meeting regarding Lawrence Road and that a precedent had been set for adverse effects of drainage on to neighboring properties. Chairman Turner clarified that the Lawrence Road project was denied due to greenspace as well. Mr. Simmons stated that this law is a hard law for a Planning Commission to enforce because it is based on those damages, which is when it is litigated and resolved in a court. Rebecca Bryant asked where the damage would be from the discharge of the proposed subdivision. Attorney McGill stated that she would let Ken Underwood speak to that. Not every permit needs to be denied, but drainage needs to be dealt with if flow and velocity is going to change. Chairman Turner stated that they would ask Attorney Chris Williams to take the doctrine that Attorney McGill mentioned and compare it to the City of Fairhope Subdivision Regulations to make sure the regulations are legal. Ken Underwood, Engineer, 14715 Oak Street, Magnolia Springs, AL 36555. Mr. Underwood stated that throughout the three submittals made for Lone Oak Farms, the drainage data tables have remained unchanged despite the reduction of lots and revision of plans. The south outfall discharges under County Road 32 with no treatment. June 6, 2022 Planning Commission Minutes 11 Chairman Turner asked if Mr. Underwood would agree with Mr. Jinright that less water would be discharging to the south. Mr. Underwood stated that he did not see any calculations that would lead him to think that. The southeast outfall discharges into to a ditch on County Road 32. The east outfall area discharges sheet flow over the property to the east to a grady pond with no outlet, total volume will end up in the pond. The northeast outfall is a detention pond that discharges to a wetland area with no outlet on private property. There are 9.4 acres that drain on to the proposed Lone Oak Farm site that have not been accounted for from property to the north. Mr. Underwood quoted from 5.1.1.2, Drainage System Standards, from the Baldwin County Subdivision Regulations that, “when a proposed new drainage system will divert water on to an unnatural water system or on to private land adjacent to the subdivision, drainage rights must be secured by the applicant and indicated on the final plat.” Mr. Jeffries clarified that this should be going off Fairhope’s Subdivision Regulations. Mr. Simmons also clarified that he is referring to private property when the streets are public. Art Dyas asked Mr. Underwood if the culvert under County Road 32 was undersized. Mr. Underwood stated that he did not go to the site to look at the culverts. Gena Todia, Wetland Resources Environmental Consulting, 11100 Lawrence Road Ext., Fairhope, AL 36532. Ms. Todia was asked to look at the wetlands for this project. The City of Fairhope Subdivision Regulations states that, “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.” Lot 82 needs to be labeled as a “common area” and Ms. Todia stated that Baldwin County agreed with her. As a citizen, Ms. Todia does not feel that it is right to put the financial burden of improving Pierce Road or the future burden of building sidewalks, on the citizens. There is also a growing interest amongst residents to get zoning in District 14. Fred Pierce, 17991 Pierce Road, Fairhope, AL 36532. Mr. Pierce has lived on Pierce Road for the duration of his life and there were flooding issues when he was a kid. He had farmed the proposed Lone Oak Farms property at one point for about a year or two but stopped because the property was hard to get crops out of and tractors would sink. Mr. Pierce passed out five photos to the Commissioners depicting traffic on County Road 32, the culvert on 32, and the 2- 3’ berm that a neighboring property owner built to prevent flooding. He believed that the impacts the subdivision would have on surrounding properties regarding drainage and traffic had not been looked at and that the case should be denied. Herb McKee, 211 Park Drive, Fairhope, AL 36532. Mr. McKee stated that he owns property east of the proposed subdivision. The land is this area is “Marlboro Long” soil which is close to being wetlands and makes the property boggy. He expressed concerns regarding drainage June 6, 2022 Planning Commission Minutes 12 and flooding, as well as traffic, specifically for emergency vehicles who routinely travel on County Road 32 and requested that the case be denied. Linda Parsons, 16825 Old Pierce Road, Fairhope, AL 36532. Ms. Parsons brought a 20-year topographic map and stated that her home was 72 feet above the flood zone when she bought it, but her home flooded during the last hurricane due to water from JB Lane and Danne Road. She expressed drainage concerns for residents on Pierce Road, Old Pierce Road, and Danne Road and requested that the case be denied. Chairman Turner closed the Public Hearing. Mr. Jinright addressed comments from the Public Hearing. Pierce Road is not a dedicated right-of-way; it is prescriptive with the County, and they are requesting a 40-foot right of way dedication. Any improvements will need to be handled through the County. Regarding drainage, the Subdivision Regulations take downstream damages into account by following the 10% rule and doing a hydrologic model of the drainage basin. The volume to south Pierce is decreased by half of what it was pre-development, and it is being taken to the east to be released in a pond via a level spreader. The site is only 20 acres in a 200-acre drainage basin. The water that overtops Pierce Road is predominantly coming from the west from the Pilot’s farm and other properties upstream. Also, water is being released into the wetlands, which is Jurisdictional Waters of the US on their site, not on to adjacent properties. The wetlands and the 40-foot right-of-way are the missing 9 acres that Mr. Underwood mentioned that are not in the calculations. The water upgrades are being made for fire protection for those who has safety concerns. Lot 82 is developable with a permit from the Corp of Engineers, and he does not want to label it as “common area” as there is already enough common area. There is a lot you can do to cross wetlands that are environmentally friendly options. Chairman Turner asked if there would be a deed restriction on Lot 82. Mr. Jinright stated that he was not able to agree to that, but if that was something the Commission requests, then they would adhere to the request. Chairman Turner asked if any improvements will be made to Pierce Road aside from the right- of-way dedication. Mr. Jinright stated there would be improvements if the County requires it as it is their road. Corey Martin asked about sidewalks and connectivity for children. Mr. Jinright stated there are sidewalks in the development and Lot 82 is along Pierce Road, so they are not looking at putting sidewalks in there but are doing an easement along 32. Mr. Simmons asked if the County is allowing sidewalks in the right of way or easements. Mr. Jinright was not sure. Mr. Simmons asked Mr. Jinright about putting the drainage into the common area rather than in Lot 82 and Mr. Jinright stated that had been addressed. Chairman Turner brought up putting in 1,000 feet of sidewalk for future connectivity along Pierce Road and asked if the existing road needed to be brought up to subdivision standards prior to subdividing. Mr. Simmons stated that a road needs to be 20-feet of paved surface with a gutter, Pierce Road is a county-maintained road. Mr. Jeffries added that a lot needs to front June 6, 2022 Planning Commission Minutes 13 on a paved, publicly maintained road, but any new road inside of the development will have to be built to the City’s standards. Chairman Turner was concerned with large trucks on Pierce Road with the density of the development. Corey Martin expressed the desire to have a third-party drainage review. Mr. Simmons stated that could be accommodated, and that staff could also contact the County. Chairman Turner wanted to know from the County what the Pierce Road improvements would be, if any. Art Dyas stated that he would like a legal answer to adjacent properties receiving downstream water that Attorney McGill had presented. Mr. Simmons stated that he would do what he can to provide that, but that staff does not have third-party legal counsel under contract. He also suggested that if the Applicant agrees, the case could be tabled until answers are provided. Hollie MacKellar wanted clarification on the traffic study as the traffic study provided was from October of 2021, but Mr. Jinright stated that it had been updated in April of 2022. Mr. Simmons stated to address Mr. Worsham’s question early regarding traffic studies, that traffic study data is good for three years. Mr. Jinright stated that he was agreeable to Commissioners making a motion contingent upon a third-party review or tabling the case till the July 7, 2022, meeting. Mr. Simmons stated that he would have to check on the availability of a third-party legal review, but that there is someone under contract with the City for a third-party drainage review. Mr. Jinright stated for the record that there was no request to widen Pierce Road based on Baldwin County’s Roadway Design Standards traffic data. Motion: Corey Martin made a motion to table Case SD 21.51, Lone Oak Farms Subdivision, to allow a third-party review of the drainage and legal standards per the Applicant’s request. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None A brief intermission was taken. 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 June 6, 2022 Planning Commission Minutes 14 Summary: Casey Potts, City Planner, presented the case summary. This case was heard as “Jewett Place” at the March 2022 Planning Commission Meeting but was held over per the request of the Applicant. 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. Recommendation: Staff recommends denial of Case SD 22.08, Elkins Place. Applicant, Seth Moore, was present. Mr. Moore stated that he requested a waiver and permit from Baldwin County to put a driveway in the Jewett Street right-of-way. There are currently four existing residences that have driveways on Jewett Street. Art Dyas asked if the division of this lot into two lots, is a self-imposed hardship due to the second lot not having existing access. Mr. Moore stated that lot two would have access per the County’s driveway permit. Mr. Dyas asked if the driveway would be paved, Mr. Moore stated that it would be. Chairman Turner clarified that the reason for denial is due to Lot 2 not fronting on a publicly maintained road. Mr. Simmons said that is correct, the County does not do maintenance on Jewett Street and neighbors have mentioned existing drainage issues. Mrs. Potts showed where Jewett Street ends on the screen, it does not connect to Main Street. Chairman Turner opened the Public Hearing. Michael Gillespie, 7048 Jewett Street, stated that Jewett Street is not a street and does not connect to Main Street. There are not very many sidewalks and people drive too fast, he and his family do not want the lot to be subdivided. Tripp Pittman, 23950 Main Street, stated that he supports staff’s recommendation for denial as Jewett Street is a drainage easement. The easement is currently wooded, clearing would have to be done to make access to Main Street. The waiver as he interpreted it, cannot be requested because it saves money and cannot to be requested to create more density. Chairman Turner closed the Public Hearing. John Worsham asked what the paving plans entailed. Mr. Moore responded that the driveway would be paved and would connect to the existing pavement on Jewett. Motion: John Worsham made a motion to deny Case SD 22.08, Elkins Place, because Lot 2 would not front on a publicly maintained road. June 6, 2022 Planning Commission Minutes 15 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, Hollie MacKellar, and Corey Martin. NAY: None 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 Summary: Chairman Turner clarified that final plat approval ensures that the subdivision was built as approved during preliminary plat approval. Casey Potts, City Planner, presented the case summary. The Right-of-Way inspection indicated that the pond between Lot 24 and 25 needs better vegetation. The pond slopes have been sodded in the time since the staff report was written. The inspection also indicated that street trees need to be installed in common areas. Common area landscaping has been bonded. Recommendation: Staff recommends approval of Case SD 22.16, Final Plat Approval of Fox Hollow, Phase 3, subject to the following conditions: 1. Complete required follow up activities. 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 Remember to include the instrument # from the recorded plat Please include 30 days in paragraph 3 Rebecca Bryant asked for clarification on street tree bonding. Chairman Turner stated that the trees had been bonded to be installed. The Applicant, GMC, was not present to speak. Chairman Turner opened the Public Hearing. Jennifer White, 733 Culpeo Avenue, had concerns about the total number of lots between Fox Hollow Phases 1-3 regarding the ingress and egress off of County Road 13, stating that the entryway was too narrow. June 6, 2022 Planning Commission Minutes 16 Chairman Turner responded by saying that the total number of lots were considered for that ingress and egress. Chairman Turner closed the Public Hearing. Motion: Art Dyas made a motion to approve Case SD 22.16, Final Plat Approval of Fox Hollow, Phase 3, subject to staff’s conditions. 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, Hollie MacKellar, and Corey Martin. NAY: None 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 Summary: Mike Jeffries, Development Services Manager, presented the case summary. The property is zoned B-4 and has an approved Site Plan that was that was reviewed in 2015 (SR 15.02). Riviera is the electric provider, sewer is handled by on-site septic, Fairhope Utilities is the gas and water provider. Per the Engineer of Record, a traffic study was not triggered, and the existing detention pond was built to conformance. The building layout, parking, landscaping, and detention is in compliance with the approved Site Plan. Recommendation: Staff recommends approval SD 22.17 Advanced Dental Multiple Occupancy Project 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. Chairman Turner clarified how many units were being added. Mr. Jeffries stated that it was one building with six units. The existing building has five units, for a total of eleven. The Applicant was present but had nothing further to add. Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. June 6, 2022 Planning Commission Minutes 17 Motion: Art Dyas made a motion to approve Case SD 22.17, Advanced Dental MOP, subject to staff’s conditions. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None 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 Summary: Mike Jeffries, Development Services Manager, presented the case summary. Baldwin EMC is the electric provider. Fairhope Utilities is the water provider, can provide gas, is the sewer provider, and a lift station is proposed on the west side of CR 13. The location is on private property owned by the City of Fairhope and would require City Council approval. At time of review, staff could not assume access would 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. A water main upgrade connecting to CR 32 along CR 13 to the proposed subdivision is required. All costs, as well as installation, associated with the required upgrades , would be the responsibility of the developer and will be evaluated by the Water Department at time of construction. AT&T is the communications provider. Currently, no turn lane or other traffic improvements are recommended, but an update traffic study will need to be conducted prior to Final Plat Application due to the construction of a round- a-bout at County Road 13 and County Road 32. The Water will be collected in a series of inlets and underground drainage pipes. The underground drainage pipes will discharge into one of three 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. Greenspace requirements are exceeded. A preserve on the east side of the development and a centrally located park account for 3.5 acres of the required 3.99 acres. The additional greenspace is a trail/greenway north of the preserved area creating a total of 8.19 acres of greenspace. However, the landscape plans need to be amended to show sod around detention ponds and central greenspace. June 6, 2022 Planning Commission Minutes 18 The applicant is requesting a waiver from the requirement of an 8’ planting strip according to Appendix A, Table 5.3 of the Subdivision Regulations. The applicant proposes a 7’ planting strip. Staff, in coordination with other departments, supports the waiver request, but proposed an alternative. 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. Rebecca Bryant stated that she likes trees to overhang the street. Mr. Simmons stated that the trees will create that effect once they hit maturity so that delivery trucks do not hit them. Chairman Turner asked if this was something that could be changed in Subdivision Regulations. Mr. Jeffries replied that they may be amended to have different road section details to choose from and presented before Planning Commission. Rebecca Bryant did not like the 24-inch strip of sod and wondered if within the 7-foot shoulder, the trees could be planted closer to the sidewalk. Mr. Jeffries responded that, that would cause issues with the roots growing up underneath the sidewalks. Mr. Simmons also mentioned that 60-foot right-of-way’s may be needed soon as they are getting crowded with utilities. Art Dyas asked why a waiver is being requested for a 1-foot difference and stated that he does not want to set a precedent. Corey Martin asked what the proposed amenities are. Larry Smith, SE Civil, stated that he was curious about how many ROWs were built to the City’s standards because it is difficult to meet the Subdivision Regulations requirements and what the utilities require. Also, a standard valley gutter is 2’6”, they could have done a 2’ gutter, but a larger gutter is able to handle more water flow. They are not trying to save more money; they are trying to create a road section that meets the standards while also addressing some issues that have been seen with utilities. He does not have an issue with the road section that was proposed by staff, but to have an ADA compliant ramp, 4-feet will be needed between the valley gutter and the sidewalk. June 6, 2022 Planning Commission Minutes 19 Chairman Turner asked what Attorney, Chris Williams thought regarding the waiver request. Attorney Williams read the standards for a waiver request. Rebecca Bryant was concerned that 6-inches of greenspace on each side is being replaced by concrete. Mr. Smith stated that this is what a lot of subdivisions end up with and he is trying to make the Commissioners aware of that. Mr. Simmons added that some projects have 6-inch easements, 6- inch easements on each side could be required to accommodate, but electric, transformers, water meters, gas meters, fiber, will be going into the easements as well. If the easement was meant for trees, there would be conflicts. Mr. Smith stated that the lift station was originally shown on site but believes that it would be more beneficial to have it across the street to also service ball fields at some point with gravity feed. It is more costly to put the lift station on the adjacent property because they must bore under County Road 13 with a gravity main, but it will benefit the City. The amenities are open park greenspace and a preserve with a mulch trail around the wetland feature and a wet detention pond. Art Dyas feels that they would be putting people at risk on sidewalks with the sidewalks being close to the roadway. Chairman Turner opened the Public Hearing. Gary Gover, 300 Lincoln Street, was concerned with the garbage cans being on the sidewalks twice per week. As a walker, he would enjoy street trees between himself and vehicles when walking on the sidewalks. Chairman Turner closed the Public Hearing. Corey Martin asked what they can do to provide pedestrian safety and agreed with Art Dyas that safety is important. Mr. Smith stated that they could build the road section per the Subdivision Regulations and take away the 6-inch strip between the sidewalk and the property line. They were trying to take staff’s comments into consideration and look at the issues from a design and construction standpoint. that it could, talked about gutter. Chairman Turner asked if a raised curb would make the sidewalk safer. Mr. Smith stated possibly, but there are other issues with a raised curb, like cracking when driveways are put in. Mr. Dyas stated that the waiver is not necessary, Chairman Turner agreed and wanted the Applicant to revise the street plan. Motion: Rebecca Bryant made a motion to deny the waiver request. Art Dyas seconded the motion and the motion carried with the following vote: June 6, 2022 Planning Commission Minutes 20 AYE: Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: Lee Turner Motion: Art Dyas made a motion to approve Case SD 22.18, Greenfields Subdivision, subject to staff’s recommendations with the removal of condition number one regarding approval of the waiver and an added condition to read as follows: 1. 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. 2. 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. 3. Lift station location on City property shall be approved by City Council or located inside the development. 4. Landscape plans need to be amended to show sod around detention ponds and central Greenspace 5. Staff approval of the road section meeting Subdivision Regulations. 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, Hollie MacKellar, and Corey Martin. NAY: None 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 Summary: Mike Jeffries, Development Services Manager, presented the case summary. 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 engineer’s certificate for the design and construction of the improvements constructed for the subdivision. Baldwin County will be paving Blueberry Lane connecting to Calibre Street, providing a secondary entrance. A temporary turnaround will be required until Calibre Street is connected to Blueberry Lane. Follow-up activities required by staff include, a copy of the recorded plat, a copy of the recorded O&M Agreement, Maintenance and Guaranty (M&G) Agreement executed by the developer and signed by the mayor with the instrument number from the recorded plat included, and “30 days” included in paragraph three. June 6, 2022 Planning Commission Minutes 21 Recommendation: Staff recommends approval of Case 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. 3. The temporary turnaround shall be installed prior to issuance of first building permit. Hollie MacKellar asked if a bridge was going to go over the wetlands. Mr. Simmons stated that there had been discussion of a bridge, but it was never made a condition. Al Finley with Dewberry was present but had nothing further to add. Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. Motion: Corey Martin made a motion to approve Case SD 22.19, Riverhorse Subdivision, Final Plat, subject to staff’s conditions. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Hollie MacKellar, and Corey Martin. NAY: None 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 the 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 Summary: Hunter Simmons, Planning and Zoning Manager, stated that the original PUD was approved in 2005 and showed it on the screen. Now, a hotel, retail, and commercial space is being proposed. Ken Kleban with Kleban Properties stated that they want to create a mixed-use development to mimic downtown Fairhope to be known as Fairhope East. They are proposing a 100-room hotel with limited amenities including a restaurant and a pool on the second-floor roof. Restaurants, office and retail space, and small residential units are proposed. Mr. Kleban has received letters of intent from several franchises and restaurants already. The landscape plan has been designed, the three heritage oaks have been preserved, the wetlands have been accommodated on the north end, and the final engineering for the drainage is being done. Mr. Kleban also mentioned that he is meeting with Idlewild residents regarding the proposed development and golf cart connectivity. Mr. Simmons showed the layout of the hotel and details on the site data table on the screen. June 6, 2022 Planning Commission Minutes 22 Chairman Turner asked if there would be connectivity to Idlewild. Mr. Simmons stated that there would not be connectivity as a 20-foot landscape buffer would be in place against the residential side of the property. Chairman Turner suggested having pedestrian connectivity in the rear with landscaping in the streetscape. John Worsham asked if there was enough parking. Mr. Simmons replied that staff is still reviewing parking, but they are looking at a shared parking model. The drive-thru was also discussed, Mr. Kleban said that they could adjust the drive-thru plans if necessary. Hollie MacKellar suggested considering the surrounding neighborhoods when choosing the lighting for the hotel as well as limiting late pool times to control noise. She also suggested making the back side of the development more inviting with landscaping. Old/New Business There was no Old/New Business to discuss. 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, Hollie MacKellar, and Corey Martin. NAY: None Adjourned at 9:22 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. 1 UR 22.06 AT&T – July 7, 2022 City of Fairhope Planning Commission July 7 , 2022 UR 22.06 -AT&T Pro ·ea Name: AT&T Fi ber In stallation Project Type: Directi onal Bore & Ove rlash Aerial cab le Jurisdiction: Fai rhope Planni n Jurisdicti on Zanin District: R-2 General Location: West side of Sect ion Street, t:o i ndude Pi er Avei Pe ca n Ave, Church St & Li berty St Owner Developer: -._._,_ a=.------•:~!::.'"=..-":,. .. ,. ___ _ -~~ ........ ,., ___ _ .. ·---·-c ... ------ -~ ~" ct Pt. ~ ~,6 dll'IB A~'tl " w @ t " " s 2 UR 22.06 AT&T – July 7, 2022 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 12,645 linear feet of over lashed aerial fiber and 3,274 linear feet of buried fiber along routes outlined on the below location map. LOCA TI ON MAP : ----= JOB ROUT E I NOT TO SCALE I NO TE:SO ME ROA DS OM ITTE D FOR CLAR IT Y "t/b ('.;'$'.l f:-~ l?,11\1, 'C; DONE LN t- tn z z <[ t-1 z 3 UR 22.06 AT&T – July 7, 2022 Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand h oles/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfactio n of the ROW inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) 4 UR 22.06 AT&T – July 7, 2022 • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of w etlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.06 AT&T – July 7, 2022 Recommendation: Staff recommends approval of UR 22.06 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore mu st be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 1 UR 22.07 AT&T – July 7, 2022 City of Fairhope Planning Commission July 7, 2022 UR 22.07 -AT&T Project Name: AT&T Fi be r Inst allation Pro ·ect Tr e: Di recti on al Bo re & Dverlash Aerial Cabl e Ju r isdicti on Zoning District: R-1 General Location: East & West si de of Gree no Rd, to i ndude Fairhope Ave, Inglesi d e St, & Ed wa rds Ave Owner L Developer: AT&T Recommendation: ChrisAmbron 2 UR 22.07 AT&T – July 7, 2022 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 9,215 linear feet of over lashed aerial fiber and 11,377 linear feet of buried fiber along routes outlined on the below location map. LOCAT ION MAP: ---Joa S'lOlJTE NOT TO SCALE NOl°E: SOM.E ROADS OMITTcO FOR CLARITY ' I I I I r I I l w I I > 1 < I I-1 0 I (/) 1 Z I z I ~ I J I 0 I ~ I '~ I ---' I J I 1D I I I I I I I I I I Iii ' r z I I 0 I I ~ I I en I I I !f. 1 I !;; u DI EHL AVE ___ l ~ w r----r ---~ L CENTRALBLVDT I ~ ~ I I' fj ,_ ,1-r/J I l oo It'. I i-I l r/J I W Ir I (I) I I 'Z IL -_j I WIN N AV E w l j-':S: w l l'Q l-11)1 1 ::f ---=......;;;;.L......,;;;;:=.-;;;1 11~ D I II) I ,-.. , I > LIJ I I ~ '1i'i I Z I ~I ,<( LU I Cl'. I I I I I I I IJ:J I ~ l o J z GREE NBRIER LN : ~ r-------7 - I 5 r ~ I tr I ..J I !:!! I ID I Cl'. j ~ L ___ _ w ~ ORCHARD DR Cl CO NST RUCTION NOT ES I ~ 1 0 I u5 1 I ~ J I [1- [§? :~ r ~: /~ i ,i ~ r i I : §? I I I I r ~~-------_-_1-_______ -.~;..;;;.=~-~l:;.i;;;~-..;;;.;=.::.::.:~-----~----____ J I I r r - I I I I-I (/) I ~I ii, I W I ~I ;;s:;1 z EDWARDS AVE ED WARDS AVE ------------------ ES TELLA ST 1. All CONTRACTORS MUST HA V E A CO PY O F THE R IGHT OF WAY P ERMI T WIT H THEM AT A L L TIMES , POSTE D ON SIT E, O R IN W IN DOW OF VEHICL E . 2. DISTURBED AR EAS SHALL BE COVERED A T THE END OF EACH DAY 3. D ISTURBED AREAS SHA LL BE SOLID SODDED WITHIN 10 DAYS O F COMPLETION 3 UR 22.07 AT&T – July 7, 2022 Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/bo xes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the RO W inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. 4 UR 22.07 AT&T – July 7, 2022 Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of we tlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.07 AT&T – July 7, 2022 Recommendation: Staff recommends approval of UR 22.07 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 1 UR 22.08 AT&T – July 7, 2022 lJ Project Name: AT&T Fiber I nst alla t i on City of Fairhope Planning Commission July 7, 2022 UR 22 .08 -AT&T ,_P~ro~·~ect~T.~p~•~:-------------1 I-Iii:,;!"~~ :-JO:-t j Dire ctional Bore & Overlash Aerial Cable r!" urisdiction: Fa irho e Planni n Jurisdiction Zoning District: R·2 General Loe.orion: South Secti on St, to include N ichol s Ave, A zalea St, & D ood Ave Owner I Developer. AT&T Recommendati on.: A!'f)roved w/ Condition s Prepared by ; Ch ri s Ambron ~~ ~- d l BA~t, " bT2'. • ~t?"F. s 2 UR 22.08 AT&T – July 7, 2022 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 4,848 linear feet of over lashed aerial fiber and 4,268 linear feet of buried fiber along routes outlined on the below location map. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. f- U) f-c.n z 0 <J: >-i w f-_J u <I w N U) <I U) \1 /T ~l r'I Area Map NI CHOLS AV f-f-(f) c.n <J: _J >-i 0 a: 0 w I f-u U) c.n >-i 3 ([l DOG WOO D AV lL FAI RLAN D AV AZA LE A CT f- (f) z a I U) a: w L 3 UR 22.08 AT&T – July 7, 2022 SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any con flicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: 4 UR 22.08 AT&T – July 7, 2022 • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of we tlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.08 AT&T – July 7, 2022 Recommendation: Staff recommends approval of UR 22.08 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 1 UR 22.09 AT&T – July 7, 2022 Project Name: AT&T Fi b er I n stallat i on Project Type : Directional Bore & Overfas h Aerial ca b l e Jurisdiction; Fai rhooe Planni ng Ju risdi cti on Zonina District: R-1, R-2 General Location : North Section St, t o i nclu de Vol ant a Ave, & Bon Se cou r St owner I Developer: AT&T Recommendation; Aoo rove d w/ Conditi ons Preoared bv: Ch ris Ambron City of Fairhope Planning Commission July 7 , 2022 UR 22.09 -AT&T ~~ ~~ d lds ~'h •:•-1'""">--... ,.. ___ C_! __ •M •-•~-!l·-,uo.,.,, _ _,,.~ -.,."""':.,,.-.~ •11-J·-~-~ □..,,,'111•-,.,_.h~ w .,..i.,,o.-.-,._r...,.. 2 UR 22.09 AT&T – July 7, 2022 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 15,443 linear feet of over lashed aerial fiber and 10,685 linear feet of buried fiber along routes outlined on the below location map . 0Q:- <.:,,+ Q:-«; v CREE ~ / RE EK DR C u N AMMEO DR RO f- CJ) z 0 >--< f-u w Cf) z Area HOM ESTE AD AV E c:; ,...., 0: _J w 0 Ci.. 0 z D 0 ~ 2 er I <r w 0 w ,...., u 0:: a:: z CD 0 w u z <r u w > w <l[ > w (l_ <[ 0 a:: I cc: ::> <t 0 LL u FORS TE R AVE w (f) z 0 VO LAN TA AV E CD MILLE R AVE Map 'V',.5: ~1--o~ a:: ,,>-o I-< 1r u 01> >-a:: 0: w 0: :r:: 0 u _J <[ z 0 _J 0 u I WO ODS AVE a: 0 w I-< D a:: <r :r:: z w _J D 3 UR 22.09 AT&T – July 7, 2022 Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and eq uipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. 4 UR 22.09 AT&T – July 7, 2022 Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of we tlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.09 AT&T – July 7, 2022 Recommendation: Staff recommends approval of UR 22.09 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore mu st be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 1 UR 22.10 Point Broadband – July 7, 2022 City of Fairhope Planning Commiss i on July 7, 2022 ~ ~ d lt1 BA)~ 'l'l UR 22 .10 -Point Broadband Project Nome: Po in t Broadban d 'Fi beI In stal l ation Project Tvne: Direct ion al Bore Condui t & Fiber ~urisdictfon: Fa irhope Plann i ng:Jurisdiction Zoning District: R-1 R-2 General Location: North Section St, to include Vol anta Ave & Bon Secour St Owner/ Develooer. Po int Broadband School District: Fa irhope Elementary Sch ool Fa irhooe Middl e and Hieh Sch ools Recommendation: A pproved w/ Condition s Prepared by : Chris Ambron l &g&n o ·----· --□-­---toeNyOilll.-.:t ---..... u,,.i~-.. ,._1 __ _ ••*·-~ ..... c-,~-""""' •l>••--,_- Olf!>•ff------ 111,!l)..-UIII~ ll>'!•t....~~ ...... l !!:;--c.:,~-. □~,.,..r--~•--. •"""•t..o.r.._r_ -- 2 UR 22.10 Point Broadband – July 7, 2022 Summary of Request: Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed installation of approximately 36,039 linear feet of buried fiber along routes outlined on the below location map. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. VICINITY MAP N I ' ; FOLEY .......... c.....,,.., ,. ....... • .... J / ! -·- ' --~ GULF OF MEXIC01 Sj ~ . ' J ' .! f , 0 Cl ~~ UJ a. -------r :;- 3 UR 22.10 Point Broadband – July 7, 2022 SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any con flicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. 4 UR 22.10 Point Broadband – July 7, 2022 Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of we tlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.10 Point Broadband – July 7, 2022 Recommendation: Staff recommends approval of UR 22.10 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 1 UR 22.11 Point Broadband – July 7, 2022 City of Fair h ope Planning Commission July 7, 2022 ~ ~~ .,,,,..,,- UR 22.11 -Point Broadband Project Name: Poi n t Broad ban d Fi ber Installati on Project Type: Directi onal Bore Con duit & Fi b er Jurisdiction: Fai rh o p e Pla nn i ng Ju ri sdi cti on Zoning District: R-1, R-2 General Location: North Section St ~ to inclu de Gayf er Ave, North Mobile St & Bavou Dr Owner I Developer: Poi nt Broad ban d School District: Fairho p e Elementary School Fairho p e M i ddle a n d High School s Rec.ommendation: t p proved w/ Con ditions Prepared bv: Chri s Am bron l &g&M .,__ __ -□-· '30..,,,,••- Zonlo$l)lori:I ---■M•i....l.....,__ w---- •-·-·•-t&,opf-... ,.. ___ ,5" __ ...... ___ _ •""1·"-..... p,,o.~-11 ... ~ -.,.i...r-.... ~..,.., M •W-0...,~ □---..... , ..... IM•i...0...-V'O/tJli,,f~ 1>6--.r.,.r-o.,~.t-· ............. -~ N ; a l a E=Bl 2 UR 22.11 Point Broadband – July 7, 2022 Summary of Request: Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed installation of approximately 44,687 linear feet of buried fiber along routes outlined on the below location map. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the Baldwin County Highway Department or ALDOT. GENERAL COMMENTS No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). i "" VICINITY MAP .. . , I t FOLEY .~ . . ....... .... ~ f l- , ... GULF OF MEXICO i'i_L ··~,, i :... .r· f t i i s I ,,..,. .. 0 0 ~.L w D.. j 3 UR 22.11 Point Broadband – July 7, 2022 Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/bo xes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the RO W inspector. Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City & shall have a copy of the ROW permit for review onsite. The permit shall be posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • All plans, permits, & City permit application shall be available for review at all times. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. 4 UR 22.11 Point Broadband – July 7, 2022 Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of we tlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.11 Point Broadband – July 7, 2022 Recommendation: Staff recommends approval of UR 22.11 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore mu st be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre -construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). S INGLESIDE STNICHOLS AV S GRAND BLVDCOMMERCIAL PARK DRM C D O N A L D L N MEDICAL PARK DR NORTHROP STHORN LN City of FairhopePlanning Commission July 7, 2022 ¯S INGLESIDE STCOMMERCIALPARK DR NICHOLS AV HORN LN NORTHROP ST SR 22.06 - 309 S. Ingleside Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District B-3b - Tourist Resort Commercial Service District B-4 - Business and Professional District M-1 - Light Industrial District P-1 - Parking R-2 - Medium Density Single-Family R-4 - Low Density Multi-Family Planning Jurisdiction ^µ µ Project Name: 309 S. InglesideSite Data: 1.62 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-3bPPIN Number: 25788General Location: Northeast corner of South Ingelside Street and Nichols AvenueSurveyor of Record: Lieb Engineering CompanyEngineer of Record: Lieb Engineering CompanyOwner / Developer: WCTT Properties LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ ConditionsPrepared by: Casey Potts ------- APPLICATION FOR SITE PLAN APPROVAL Application Type: Site Plan Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ Property Owner / Leaseholder Information Name of Property Owner: _______________________Phone Number: ___________ Address of Property Owner: ________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Proposed Site Plan Name: ________________________________________________ Site Acreage: _______________________ Sq. Footage: ___________________ Parcel No: _______________________________ Current Zoning: ___________________ Authorized Agent Information Name of Authorized Agent: ______________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Engineer/Architect Information Name of Firm: __________________________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ I certify that I am the property owner/leaseholder of the above described property and hereby submit this site plan to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this application. ___________________________________________ ___________________________________________ Property Owner/Leaseholder Printed Name Signature ___________________________________________ ___________________________________________ Date Fairhope Single Tax Corp. (If Applicable) Lieb Engineering Company 2519789779 1290 Main Street Ste E Daphne AL Chris Lieb Lieb Engineering Company 1290 Main Street Ste E Daphne AL 36526 36526 2519789779 Chris Lieb 309 Ingleside 05-46-04-17-4-000-139.000 B-3B WCTT Properties LLC PO Box 1209 Fairhope AL 36533 70,668                 f;ZI □ Summary of Request:  Request of WCTT Properties LLC for Site Plan Approval of 309 South Ingleside.  Lieb Engineering Company is  the authorized agent and Engineer for the project.  The subject property is zoned B‐3b, lies within the Medical  Overlay District, and is approximately 70,667 SF.  The property is located at the northeast corner of Nichols  Avenue and South Ingleside Street. Staff also received a multiple‐occupancy case for the July Planning  Commission meeting that will review utilities, drainage, and traffic in more detail.      Setbacks:  Within the Medical Overlay District, the B‐4 development standards and area and dimensional  requirements apply. However, the recorded plat provides setbacks of 35’ front, 35’ rear, and 10’ side. The  setbacks shown meet what is required.    Building(s):  A building located in any commercial zone may have a height of 35’ if it contains both residential  and commercial space. All other buildings have a maximum height of 30’. Architectural elevations are provided  as attachments and shown below.  The materials of the townhomes are cementitious siding, board and batten  siding, and shingles. The materials of the commercial buildings are brick veneer and aluminum canopies and  garage doors.            CLASS H COMPOSITE SHINGLES O\•ER w.i.TER RESISTANr IJ~BR:...~E O\•ER ROO F SHEAll·H NG BLO'N'I IN ATII C INSULATI ON R-32 (.lYPIO L)---- 0 I ·o, \!IN'Yl FASCIA 4"0 SO fITT Yl'ITH CONT. VEN T 1-PJ.JS:TEO IA.D A.N D BATTON A-PA.INT[!) A TOWNHOUSES-FRONT VIEW A-2 1 SCA LE: 1/8"=1'-0 " B TOWNHOUSES -REAR VIEW A-20 1 SCALE : 1/8n=l'-0" VI NYL FASC IA .t,,~0 SO FFTT \\'ITH CO NT.VENT- TRll.t-PAl,llTEO BROAD A.l-D BATTON TR IM-PAINl[f)               COMMERCIA L BLOG -1 D STREE T SIDE VIEW A-1 SCALE : 1/8"=1'-o • COMMERCIAL BLDG-1 E SIDE VIEW A-201 SCALE: 1/8"=1'-0" COM MERCIAL BLDG -2 F ST RE ET SI DE V IEW A-201 SCALE: 1/8"=1'-0" COMMERCIAL BLCIG -2 G SIDE V IEW \A-201 SCALE; l/8"cal'-0" STOl'<E FRO'-T OC()R ANO Wl~DOWS BRICK \'DEER VNYL Sl~GLE HUNG 'l<I NOOWS ALUM CANOPY STORE FRONT D00~ ANO 'hl\OOWS -11N ~L ',1,tLE H"'6L ~,,1~~ Landscaping Plan:  Right‐of‐way will be dedicated to the City of Fairhope along Nichols Avenue. Revised  landscape plans shall be provided to and approved by the City Horticulturist.      Parking:  As proposed by the applicant, there are eight townhomes, four mixed use office/residential units,  one restaurant, and one office space. The requirements are as follows:     UNIT TYPE  NUMBER OF  UNITS SEATS/SF SPACES  Townhomes 8 ‐ 8  Mixed Use Residential 4 ‐ 4  Mixed Use Office  6000 21  Mixed Use Restaurant  104 21    Required Parking 54  Provided Parking   59  Maximum Parking   65  Required Pervious Spaces   5  Provided Pervious Spaces   0  Required Compact Spaces   16‐22  Provided Compact Spaces   20    The applicant shall revise five parking spaces to be pervious.    Sidewalks:  Sidewalk is proposed along the western and southern edges of the property. A crosswalk is  proposed at the southwest corner across Ingleside.     Fences:  In any district where commercial use abuts a residential use, a fence of solid appearance shall be  installed. An 8’ privacy fence is shown at the north property line where residential abuts commercial use.     Dumpster location and screening:  Garbage is collected in a dumpster at the northwest corner of the property.  The dumpster is screened by a wooden fence.    Storm water:  Storm water plans are provided within the MOP.      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.  Final comments will come with  the MOP review.    Utilities:  Final plans will be resolved during the MOP review.      ADA Requirements:  All Federal, State, and local ADA requirements shall be met.    Traffic:  A traffic study is not required for this project.    General Comment:  The floorplans show a partition wall on the first floor of the western commercial building.  The applicant has clarified that this is inaccurate and that there will be one restaurant unit on the first floor.    Recommendation:  Staff recommends conditional approval of Case SR 22.06 309 South Ingleside with the following conditions:   1.) Revise five parking spaces in the site plan to be pervious spaces.  2.) Revise landscape plans and obtain approval from the City Horticulturist.     Article II, Section C.2.d. (Site Plan Review Criteria)   Criteria – The application shall be reviewed based on the following criteria:  (1) Compliance with the Comprehensive Plan;  The property is currently zoned B‐3b and the uses currently proposed are allowed in B‐3b.    (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.  (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.  No signs were submitted for approval.  All signs shall meet the requirements of the City of Fairhope  Sign Ordinance.    S89°20'00"W 226.50'N00°06'00"W 312.00'GOO DENS SUB MB 4 PG 159 MB 7 PG 116 LOT 114 LOT 24LOT 25LOT 26 INGLESDIE AVE 6O FT. R/WNICHOLS ST. 50 FT. R/W LOT 2 T1 COMM E R CI A L P A R K MB 10 P G 1 0 LOT 1HOYLE- W O R C H E S T E R S U B. MB 1 P G 1 LOT 5LOT 6 Y GVGVGV WV WV WV WV X X X X X X X X X X XXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G GGGG W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 RIM=115.71INV=105.81 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP H P OHP OHP OHP OHP 37"LAUREL OAK S89°37'08"W 226.01'N00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'4 FT. CHAIN LINK FENCE FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLSS SS 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR SET (26014) ZONE D B- 4 35'BSL (R-2 ZONING)18"MPINV=111.3618"MP24"MPINV=111.5818"MPTOP=116.31 INV=113.2TOP=116.01INV=113.81 TOP=116.16INV=106.41 TOP=116.30INV=106.37 TOP=115.57INV=107.65 N89°20'00"E 226.50'20 FT. ALLEY6 FT. WOOD FENCESS35' BSL (PLAT)10' BSL (PLAT) 35' BSL (PLAT)10'BSL (R-2 ZONING)20' LANSCAPE BUFFER 20' LANDSCAPE STRIP NORTH 0 20'40' SCALE: 1" = 20' REVISIONS A B C REQ'D: DUMPSTER PAD/ENCLOSURE (SEE DET~L SHT.) REQ'D, 2' WIDE WHITE PAINTED STOP BAR I REQ'D, 18" CURB AND GUTTER (SEE DETAIL SHT.) I REQ'D, -I_ I - STANDARD DUTY ASPHALT PAVING (SEE DETIJL SHT.) REQ'D, 4• WIDE PAINTED STRIPE (TYP.) REQ'D: 6" STANO-UP CURBING (SEE DETAIL SHT.) NOTES: 1. SEE SHEET C2.0 FOR GENERAL NOTES. 2. BUILDING HEIGHT SHALL BE NO GREATER THAN 40' INCLUDING :~H~~~:ruRAL FEATURES, PARAPET WALLS, ROOF EQUIPMENT/SCREEN AND 3. SANITARY SERVICES SHALL BE AGREED UPON BETWEEN APPLICANT AND PUBLIC WORKS DIRECTOR. PRIVATE SANITARY SERVICES MAY BE REQUIRED. TOTAL SITE DATA: 1. ZONING: 2. LOT SIZE: 3. PROPOSED BUILDING HEIGHT: 4. TOTAL GROSS FLOOR AREA: 5. PROPOSED BUILDING COVERAGE, 6. PERCENTAGE IMPERVIOUS AREA: 7. PERCENTAGE OF LANDSCAPING: 8. PROPOSED # OF PARKING SPOTS: 9. REQUIRED # OF PARKING SPOTS: A. 1 SPACE PER DWELLING UNIT (8 TOWNHOMES 4- B-3b 1.62± ACRES 35' 25,944 S.F. 12,BDD S.F. 62% 38" 59 59 0N SECOND FLOOR OF EAST BUILDING): 12 B. OFFICE SPACE FIRST FLOOR EAST BUILDING: 10.5 C. FIRST FLOOR WEST BLDG RESTAURANT (104 SEATS):26 0. SECOND FLOOR WEST BLDG 10.5 10. MECHANICAL EQUIPMENT WILL BE LOCATED ON THE ROOF AND SCREENED WITH A P.ARAPET. OWNER: WCTT Properties LLC PO BOX 12D9 FAIRHOPE, AL. 36533 THE SITE IS LOCATED IN ZONE X PER THE LATEST FIRM PUBLISHED BY FEMA. HANDICAP SIGN, SYMBOL AND ST~f~~~ ,-;::-f---t-1----'------j-4-+J---=',C,, I (SEE DETIJL SHT.) REQ'D: CONCRETE WHEEL STOP (SEE DETIJL SHT.) I REQ'D: DOME PAYERS (TYP.) REQ'D: CROSSWALK STRIPING (SEE DETIJL SHT.) .--------- ISSUED FOR REVIEW ADDRESSING DRC COMMENTS ADDRESSING DRC COMMENTS _I .--------- 5 23 2022 6 22 2022 6 29 2022 REQ'D: T I L STANDARD DUTY ASPHALT PA~NG ______________________________________ (SEE DETAIL SHT.) s--ss--------ss-----ss-------------;s __ s __ s __ ss--------.-ss---ss--------ss------------:ss-----;,;::====-,;::::=~-&---- =='-'a@=:-==aaa:r,i.=~--===-=~--===~==== t= :@:::: ==--=-.;J:: ::::;: :::1 I IS! 309 SOUTH INGLESIDE STREET NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. i--::-s1=TE::-::-P--cLA-:-N------------------_____j LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL LIEB ENGINEERING COMPANY DAPHNE, AL 36526 PH: (251) 978-9779 1----;;;;:;--:;;-;:-;;::;:;~,:=~=-----=~------=-=-----=~::-::=-=--=-----::----,--,---+-'o,_.,w,,,N':'ER"_: _.,w"'CTT_'_'_'P'__'_R"'O'r'PE::"R"'Tl-=ES,,_, __'L:':'LC,_ _________ ~___j JOB NUMBER DRAWN BY: _ll& DATE: 5/23/2022 SCALE: 1 "=20' SHEET NUMBER 2022-005 CHECKED BY: __l,iL_ APPROVED BY: -91_ ENGR:--91_ 7 OF 13 C6.0 C 6/29/2022 Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA-101 A A-101 SCALE: 1/8"=1'-0" COMMERCIAL BLDG-1 C A-101 SCALE: 1/8"=1'-0" FIRST FLOOR PLAN COMMERCIAL BLDG-2 D A-101 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN COMMERCIAL BLDG-2 B A-101 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN COMMERCIAL BLDG-1 FIRST FLOOR PLAN 0 I 0 "' 0 I 0 "' ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- 1 I I I I I L_ ,- 1 I I I I I L_ I I L ____________ _J 0 ,------------7 I I 650 S.F. 650 S.F. I I L ____________ _J 0 60'-o" I I L ____________ _J ,------------7 I I 650 S.F. 650 S.F. I I L ____________ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J 0 I 0 "' 0 I 0 "' ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- 1 I I I I I L _ ,- 1 I I I I I L _ I I L ____________ _J ,------------7 I I I I L ____________ _J 60'-o" OFFICE (175 S.F.) 50'-o" I I L ____________ _J ,------------7 I I I I L ____________ _J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I _ _J -7 I I I I I I _ _J Sheet Title COMMERCIAL BUILDING FLOOR PLANS Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA-102 A A-102 SCALE: 1/8"=1'-0" FIRST FLOOR PLAN TOWNHOUSE B A-102 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN TOWNHOUSE 'a I in " 0 DINING RM. Gill § LMNG RM. OID □□ FIRST FLOOR 900 S.F. SECOND Fl DOR 943 S F TOTAL 1843 S.F. MASTER BEDROOM GID □ BEDR00M-2 BEDR00M-3 G® @Q) FIRST FLOOR 900 S.F. SECOND FLOOR 943 S.F. TOTAL 1843 S.F. 84'-10" LMNG RM. § LMNG Rt.4. OID □□ □ MASTER BEDROOM GID BEDR00M-2 G® 84'-10" BEDR00M-3 @Q) OID □□ MASTER BEDROOM GID BEDROOM-2 G® BEDROOM-3 @Q) BEDR00M-1 @D DINING RM. @D □□ MASTER BEDROOM GID BEDR00M-2 G® BEDR00M-3 @Q) Sheet Title TOWNHOUSE FLOOR PLANS Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-FRONT VIEW A-201 B A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-REAR VIEW C A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-STREET SIDE VIEW D A-201 SCALE: 1/8"=1'-0" STREET SIDE VIEW COMMERCIAL BLDG-1 E A-201 SCALE: 1/8"=1'-0" SIDE VIEW COMMERCIAL BLDG-1 F A-201 SCALE: 1/8"=1'-0" STREET SIDE VIEW COMMERCIAL BLDG-2 G A-201 SCALE: 1/8"=1'-0" SIDE VIEW COMMERCIAL BLDG-2 CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROO F SHEATHING N ATTIC BLOWN I INSULATIO (TYPICAL) N R-32 a I "' BEARING HGT. I= I c oc S FlNISH FLR ~ ,,,,,; C7 I ;:a ;, ;,;:a ~ - !,,:,, !e,!,, LL m ::::::::::.::: tE I tE D ee ffie I-+- □ 7'= 7.... 7.... (\ CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE ;,;:a - :,,!,, rn OVER ROOF SHEATHING ----~ a I N a I "' 0 a I N 0 OPTIONAL CAR PARKING COVER BLOWN IN ATTIC INSULATION R-32 (TYPICAL)----~ ;:a;, ~ !,,:,, =~ 7,,,;' v1NYL FASCIA AND SOFFlT WfTH CONT. VENT I I a:,;, ;,;:a ,a;::, ,a;::, 3'x6' ~ -- - ~NGLE HUNG WINDOWS !,,:,, !e,!,, !:,!,, !:e';e ~~ ·mm E:= m rn , m I~ I 7.... \ \_ CEMENTITIOUS LAP SIDING-PAINTED BRICK VENEER SOLDIER COURSE BRICK VINYL SINGLE HUNG WINDOWS ALUM CANOPY ALUl\4 GARAGE DOOR 7.... ' ' 3'x8" EXTERIOR DOORS VINYL FASCIA AND SOFFIT WITH CONT. VENT CEMENTITIOUS LAP SIDING-PAINTED METAL ROOF BROAD AND BATTON TRIM-PAINTED ··- TRl~-PAINTED BROAD AND BATTON TRIM-PAINTED ;,;, ;,;:a ~ ;,;, ;,;, a:,;, ;,;:a - ---~ - - - !=';, ':e'= !e:,, ';,!e ,,!e :,,!e, 'e,!e !e!:, !e,!,, !e !:, iV f::I II '~ kl-II 't::1 "l':l: lat~ 1::, ti II ',,,, I tE m tE ~ tE m tE □ □ □ □ (\ 0 "" u B:: (L -,,: "" <') r5 0 "' u :r: (L u BRICK VENEER ~ z 0 ~ c= (L °' "" u 2 I{] 0 SOLDIER COURSE BRICK w ul "" CJ >- c-o:J §1 w .s:,_ 2§ s 0 GJ "" "' I "' 0 She et Tit le EXTERIOR ELEVATIONS BRICK VENEER SOLDIER COURSE BRICK a VINYL SINGLE HUNG I 0 WINDCWS ALUM CANOPY 0 I -N ALUM GARAGE DOOR 0 117 117 1161181 1 8118 S89°20'00"W 226.50'N00°06'00"W 312.00'GOODENS SUB . MB 4 PG 159 AZALEA WOODS SUB. MB 7 PG 116 LOT 114LOT 24LOT 25LOT 26 RCH ESTER S U B.DHY GVGVGV WV WV WV WV 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 X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGG OHTOHTSSSSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 RIM=115.71INV=105.81 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP 37"LAUREL OAKSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S89°37'08"W 226.01'N00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'OHP OHP FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOL SSSSSS SS SS SS SS SS SS 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR SET (26014) 35'BSL (R-2 ZONING) 1 1 7 1171171 1 7 117 1 1 7 115 116 117117117 N89°20'00"E 226.50'0 FT. ALLEY6 FT. WOOD FENCESSSSSSSSSSSS35' BSL (PLAT)10' BSL (PLAT) 35' BSL (R-2 ZONING)10'BSL (R-2 ZONING)AeccDbAlignment (AeccLand130) 20' LANSCAPE BUFFER SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS WWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W WWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWWWWWW W W W W WSSSS SS20' LANDSCAPE STRIPINGLESIDE AVE.Proposed Building (Refer to Architectural/Civil) NICHOLS AVE. SHEET L-1.3 SHEET L-1.2 NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. SHEET L-1.2 SHEET L-1.3 Proposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil) Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.) JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LLC.309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.1 LANDSCAPE OVERALL 0 SCALE: feet2040 60 1" = 20' 2x8" Cap. Continuous. Overhang any excess to visible side. 1x8" Trim Rail 1x6" Vertical Picket. Butt joint. 2x4" Nailer Board. (5) Spaced as shown 6x6" P.T.P. Post Finish Grade Finish Grade 16"x48" Concrete Footing. Slope Top to Drain 8.0'2" (typ.)16" Min,36" Min.Notes: 1. All fasteners shall be SS or treated deck screws. 8' PRIVACY FENCE 1" = 1"6" MinLA-541 .-.---=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----.-----.---------, ~--_J I 7 I I I I ' I _....... I - «/~ I ~. L I I ; I I -......... . ,c: --. -(s) . --. ----. • \ rt..l7..I"7..-- ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A PftOJECTNO, 2221 ~" t...::::::================================================================================================================================::::::...J ._5/'--'19/_22 ---'-----' 117 116S89°20'00"W 226.50' WV XXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G SSSSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP 37"LAUREL OAKSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S89°37'08"W 226.01'00"E 312.00'11"W 311.53'FOLFOLFOLF1/2"REBAR FOUND 1/2"REBAR FOUND 1 1 7 1171171 1 7 117 11 7 115 116 11 77117 10' BSL (PLAT) 35' BSL (R-2 ZONING)10'BSL (R-2 ZONING)AeccDbAlignmentMinorStationLabeling (AeccLand130) SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSS SS20' LANDSCAPE STRIPINGLESID NICHOLS AVE. SHEET L-1.3 SHEET L-1.2 5 3 galSweet Viburnum 5 3 galBreeze Grass Slender Silhouette Sweet Gum 30 gal 4 Asiatic Jasmine 1 gal 66 Snowbank White Indian Hawthorn3 gal 7 2 30 galLive Oak 78 1 galAsiatic Jasmine 12 3 galSnowbank White Indian Hawthorn 9 3 galBreeze Grass Breeze Grass 3 gal 9 Snowbank White Indian Hawthorn 3 gal 12 Asiatic Jasmine1 gal 71 Slender Silhouette Sweet Gum 30 gal 4 Asiatic Jasmine 1 gal 68 Snowbank White Indian Hawthorn 3 gal 24 Breeze Grass3 gal 12 Live Oak 30 gal 1 Maki Podocarpus 15 gal 5 Chinese Pistache 30 gal 3 2 30 galLive Oak 3 15 galTonto Crape Myrtle Tonto Crape Myrtle 15 gal 3 Teddy Bear S. Magnolia 15 gal 4 NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. SOD SOD SOD SOD SOD SOD SOD SOD SODProposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil)Refer to Civil for all hardscape,grading, drainage, & utilities.Refer to Civil for all hardscape, grading, drainage, & utilities. Refer to Civil for all hardscape, grading, drainage, & utilities. Refer to Civil for all hardscape, grading, drainage, & utilities. Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.2 LANDSCAPE 0 SCALE: feet102030 1" = 10' JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LL C .()-- I I / I I I I I I I , I/ I // // 1 7 / I I I I I I I I I' C ~ ' C. I\ r' 1-,t ~I ~ ~ L i _J ' , ,-, , ' ' , ' ' ' ' ' ' ' ' ,, ' , ' T T• ' ~ --;>-·: / :1.'l •, rr===:::J---l::::::::::::::7=~1!::i::!:=::::::;::=d-----\:=== ( ; .. ·, • . . . t • . : ',\,: ( . . r • • . . .. • , . ( ·r ,--------------'--c;-1---"--------------~ ,: I r l _j --+=----·-· r .{ ·.r ) , , , ' ,, ' , ' ' I ==---,=7"'--===""""""""""""=--==~-J ) . .,. I I I I I I I r (7 I \ I \ l-\ 7 \ I \ \ ~ r::Etl" ·:~ 1 E ~ C. . ~ C -.md II I bmtl r-J ,1 \ 'i 7 L I ~ i t ) ., . .. _: .... ... . . I • f • • • -. ( • ... 1·. /.. .~" . / ,t I-- ! ! ~----------------------=-------------------------------::=-:-=----_:__-=-------=--:.-=--- z ® 7 ,,,, - n..n..n........ Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A PftOJECTNO, 2221 5/19/22 117 1181 1 8118 N00°06'00"W 312.00'GOMB 4 PG 159 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 X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSSSSSSSSSSSSSSSSN00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'OHP OHP FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOL 1/2"REBAR FOUND1/2"REBAR SET (26014) 35'BSL (R-2 ZONING) N89°20'00"E 226.50'6 FT. WOOD FENCE35' BSL (PLAT)10'BSL (R-2 ZONING)20' LANSCAPE BUFFER SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W WWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWWWWWW W W W W WNGLESIDE AVE.Proposed Building (Refer to Architectural/Civil) SHEET L-1.3 SHEET L-1.2 Teddy Bear S. Magnolia 15 gal 6 Live Oak 30 gal 4 Bald Cypress 30 gal 6 Sweet Viburnum 3 gal 46 6 15 galMaki Podocarpus 10 15 galMaki Podocarpus 1 30 galLive Oak 3 30 galChinese Pistache NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.SOD SOD SODSOD SOD SODSOD SODSOD1 1 1 1 ExistingProposed Building (Refer to Architectural/Civil) Refer to Civil for all hardscape, grading, drainage, & utilities.Refer to Civil for all hardscape,grading, drainage, & utilities.cape,es.Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.3 LANDSCAPE 0 SCALE: feet102030 1" = 10' JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDES P A L I E R , LLC . --:::...--=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=--.----r--------, [ ffi. / ~ / I _. ... , 7 7" -- / I I I : I I I I I I I I I: I I I I I I I I t -- I I I I I -I - I! I I I I I I ~ t I I !/ ~I I I I Ji / 11 :L : : ;'-A, l#4hra-...l ✓(f !I I I ' : / : I / : / I I I I I I ct-,,---- .... n t T I I 7 I I I I I ,I 6 ------ ? r -1 Jr ~ ~ ."I ~ , H ~- R LIU * _J J r I f +- ) --() n..n..n........ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A DRAWNB'I' SHEIT JC -w~ JC PftOJECTNO, 2221 ~" t...::::::::::================================================================================================:::::.J L...C...5/1--'-9/22--'------' 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 CAL SIZE REMARKS LT 6 Lagerstroemia x `Tonto`Tonto Crape Myrtle 15 gal 1.5" Cal. Min. 8` Ht. Min.Multi. Trunk, 3 Cane Min., 3/4"Cane Min., DO NOT SUBSTITUTE VARIETY LS 8 Liquidambar styraciflua `Slender Silhouette` Slender Silhouette Sweet Gum 30 gal 2" Cal. Min. 10` Ht. Min.Single Trunk, Greenforest Nursery MT 10 Magnolia grandiflora `Teddy Bear`Teddy Bear S. Magnolia 15 gal 1.5" Cal. Min. 8` Ht. Min.Greenforest Nursery PC 6 Pistacia chinensis Chinese Pistache 30 gal 2" Cal. Min. 10` Ht. Min.Single Trunk, Tree Form QV 10 Quercus virginiana Live Oak 30 gal 2" Cal. Min. 10` Ht. Min. TD 6 Taxodium distichum Bald Cypress 30 gal 2" Cal. Min. 10` Ht. Min. SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE FIELD2 FIELD3 SPACING REMARKS LB 35 Lomandra longifolia `Breeze` Breeze Grass 3 gal 48" o.c. PM 21 Podocarpus macrophyllus maki Maki Podocarpus 15 gal 48" o.c. 4` Min., Full-City Required to Screen Parking RS 55 Rhaphiolepis indica 'DB-01' Snowbank Snowbank White Indian Hawthorn 3 gal 36" o.c. VO 51 Viburnum odoratissimum Sweet Viburnum 3 gal 60" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT FIELD2 FIELD3 SPACING REMARKS CT 26,933 sf Cynodon dactylon `Tif 419` 419 Bermuda Grass sod TA 283 Trachelospermum asiaticum `Asiatic` Asiatic Jasmine 1 gal 18" o.c. Plant jasmine in 4" of planting mix, topdressed with 2" of hardwood mulch. Install 8" wide pinestraw band around the perimeter of all jasmine areas and crimp in. PLANT SCHEDULE CITY OF FAIRHOPE LANDSCAPE REQUIREMENTS: Road Frontage Feet = 538'/30' = 18 Trees in First 25' regardless of tree credits. Remaining Perimeter Feet = 538'/30' = 18 Trees Parking Requirements (1 Tree/12 Spaces) = 33 Spaces/12 = 3 Trees Total Existing Tree Credits = 0 Total Trees Required = 18 Frontage (Overstory) & 21 Perimeter/parking lot Trees (At Least 50% Overstory) SYMBOL DESCRIPTION QTY DETAIL 8` PTP Privacy Fence. 226 lf 1/L-1.1 See detail. 1 REFERENCE NOTES SCHEDULE NOTES: 1. LONG LEAF PINESTRAW ALL BEDS EXCEPT 4"& 1 GAL. POTS. 2. 4"& 1 GAL. POTS TO BE PLANTED IN 3" OF PLANTING MIX AND TOP DRESSED WITH GROUND PINEBARK. 3. USE WOODACE FERTILIZER TABS IN ALL PLANTING PITS. SEE NOTES. 4. PREP. PLANTING PITS & GROUNDCOVER AREAS WITH PLANTING MIX. SEE NOTES. 5. THIS PLANT LIST IS FOR CONVENIENCE ONLY. CONTRACTOR TO VERIFY. 6. SEE LANDSCAPE NOTES. Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)DRAFT - FOR REVIEW ONLYLANDSCAPE 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 NOTES NTS LA-161 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 N.T.S. ARBORGUY ANCHORS TO BE DRIVEN INTO UNDISTURBED SUBGRADE. NOT PLANTING PIT. LA-012 SHRUB PLANTING DETAIL N.T.S. 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. LA-023 GROUNDCOVER PLANTING DETAIL N.T.S. 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 LA-034 SUBGRADE TRENCH BED EDGE N.T.S. 3" OF MULCH AS SPECIFIED CROWN MULCH AS SHOWN TO ENSURE POSITIVE DRAINAGE MULCH TO BE 1" LOWER THAN FINISH GRADE AT EDGE FINISH GRADE NOTE: TRENCH EDGE SHALL BE LOCATED AT ALL SOFT AND HARD EDGES. 1" 3" 3" 5 LA-04 309 INGLESIDEFairhope, AL 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. LANDSCAPE L-1.4 DETAILS JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LL C. Qi--------- 0------0------ 0------0------ 0 0 2il 0 0 0 () CD 0 D L___I _ ___JI ~ @ = I @s ~ ~ ~ @s © I!!!:, t ~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ~ ISS UED/REVISED Permitting 5/24;22 SHE:EI" mu: DESIG'-IEDIJY JC -~ PftOJECTNO, 2221 5/19/22 ,~- INGL!A MEMORANDUM DATE: July 1, 2022 TO: Fairhope Planning Commission FROM: Mike Jeffries, Development Services Manager RE: Answers to questions that arose during June 6 Planning Commission meeting for SD 21.51 Lone Oak Farms The City contracted John Cameron, P.E. with Neel-Schaffer, Inc. to conduct a third-party drainage review. The review letters, along with the applicant’s response are attached, in full, for the Commission’s review. In summary, Mr. Cameron concluded he did have concerns about “sending stormwater that previously flowed in one basin to another basin post development”. Mr. Cameron also acknowledged the applicant’s proposed design does not violate any Fairhope code that he is aware of. Staff do not design projects. Staff reviews project components designed by certified professionals. Based on Fairhope Subdivision Regulations, Adverse Effects are always a focal point of staff reviews in regard to drainage. Page 8 of the project engineer’s stormwater report states, “No Adverse Effects are anticipated by the project to the downstream drainage of Fish River.” Staff assumed this statement applies to any property located within the Fish River watershed. Commissioners may want to ask the project engineer for clarification. To be clear, staff, and by extension the third-party consultant, reviewed drainage for compliance with the Fairhope Subdivision Regulations. Baldwin County Highway Department maintains adjacent rights-of-way(ROW). The drainage enters Baldwin County ROW and will ultimately be reviewed and approved by the Baldwin County Highway Department. They will conduct permit reviews for compliance with their Development Standards. Any required improvements must be completed prior to final plat application. The City reached out to Baldwin County for information regarding any drainage or roadway improvements adjacent to this development or surrounding this intersection. The City was informed that Pierce Road meets the County’s requirements for existing roadways and there are no planned drainage or roadway improvements by the County at that area. The following is the same staff recommendation as the June 6th meeting with the addition of Condition 9. 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 ROWs 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. 9. Any drainage or roadway improvements required by Baldwin County shall be completed prior to application for final plat. Scenario: Base Current Time Step: 0.000 h FlexTable: Conduit Table Label C0-2 C0-7 CO..J! C0-9 C0-10 C0-11 C0-12 C0-13 C0-14 CO.IS C0-16 C0-17 CO.Ill CO.IS C0-20 C0-21 C0-22 C0-23 C0-24 C0-25 C0-26 C0-27 C0-28 C0-29 C0-30 C0-31 C0-32 C0-35 C0-36 C0-37 C038 C0-43 C0-45 C0-48 C0-47 Start Slo!I Node Node CB-3 cs. CS-6 CB-ll CB-9 CB-10 CB-10 MH-2 MH -2 CB-12 CB-12 CB-13 CB-13 CB-14 CB-14 MH..l MH..l OF-2 CB-17 CB-14 CB-18 CB-13 CB-19 CB-12 CB-20 CB-21 CB-21 CB-22 CB-22 MH-1 MH-1 CB-24 CB-24 CB-25 CB-25 OF..l CB-27 CB-28 CB-28 CB-29 CB-29 CB-25 CB-30 CB-31 CB-31 MH-1 CB-32 CB-22 CB-33 CB-34 CB-34 CB-14 H-2 CB-17 MH-5 OF-4 CB-36 MH-5 MH-12 CB-38 CB-4 MH-12 H-4 OF-5 CB-38 MH-13 MH-13 OF-1 CB-6 CB-38 ler,gtn Slope Rise Span (Staled) (C.leuated) (ft) (ft) (ft) (1\111) 29.1 0.002 . 29.7 0.001 1.2 1.8 47.0 a.cos . . 51 .3 0.005 . . 289.9 0.010 . . 312.3 0.010 . . 302.1 0.005 . . 181.3 0.010 . . 12S.3 0.010 . - 27.9 0.010 . . 271 0.005 . 28.6 0.008 28 .8 0.002 . 263 .6 0.005 43 .4 0.002 307 .2 0.005 65 .8 0.005 178.3 0.003 . 28.1 0.009 . . 338.5 0.002 . . 75.8 0 .005 . . 28.1 0.002 . . 48 .3 0.005 -. 29.3 0.002 -. 28.1 0.001 . . 195.1 0001 . . 30.4 0 .054 . . 117.3 0.001 . . 148.1 0.001 . . 399.9 0.001 . . 229.2 0.001 . . 55.7 0.010 -. 229.1 0001 . . 1610 0.001 1.9 2.4 44.8 0 .001 1,5 2 .4 C.1Users\Treyl81S Cloud Sync'ITre:i\Mr OoaJmentslBenlllly\StormCAO\Lcne Oak Farms REVISED 4-12-22.SISW Ups!ntam Oiame1er Upsttearn On) Inlet Area lnletC (acn,s) 30.0 2.416 0 .550 0.822 0 .550 18 .0 04115 0 .550 18 .0 0.327 0 .550 18.0 (NIA) (NIA) 24.0 0.32S 0.550 24.0 0.357 0.550 48 .0 0.583 0 .5SO 48.0 (NIA) (NIA) 18.0 1.263 0.550 18.0 1374 0 .550 18.0 0.725 0.550 24.0 4.967 0.397 24.D 0 .409 0.550 24.0 0 .280 D.550 24.0 (NIA) (NIA] 30.D 3.872 D.550 Jll.0 0.488 0.550 24.0 1.363 0.550 24.0 0 .377 0.550 24.0 0 .262 0.550 18.0 0 .121 0 .550 18.0 0.110 0.550 18.0 1.727 0.550 24.0 1.034 0.550 30.0 0.867 0.550 18.0 2 .825 0.500 48.0 (NIA) (NIA) 48.0 0,726 0.350 48.0 (NIA) (NIA) 42.0 1.267 0 .5SO 18.0 6 ,713 0.350 24.0 0.556 D.400 (NIA) (NIA) 0 .633 OSSO file:///C:/Usersffrey/AppData/Localffemp/Bentley/StormCAD/rcornmwi.xml Page 1 of 1 Upstteam invert Elevation Invert Elevation Strudunl Grouid Gnuld Hydraulic Flow Velocity (Stop) (SID!>) (Start) (Stan) Grade (ft'/1) (Ills) (ft) (ft) (ft) (ft) Une(ln) (ft) 7S50 79.S5 75.56 79.55 79.52 17,54 179 75,76 78.80 75.80 78 .80 78 .59 5 .97 3.63 87.56 91.25 87.80 91 .80 88 .66 3.52 4.18 87.31 9100 87 .56 91.25 88.84 5 .84 4 .62 84.42 88.00 87 ,31 91.00 88 .55 5 .78 6.08 78.90 84 .70 81 .97 88 .00 84 .26 12 .87 4 .03 7690 81.68 78.40 84.70 8313 22.64 7.21 72.69 82 .50 74 .50 '8168 79.82 47.93 3 .81 71.40 82.00 72 ,69 82 .SO 79.26 46.41 3.89 77.89 81.68 78 .17 81.68 81.25 18.02 10.20 80.50 84 .70 80.62 8470 8334 9 .98 5 .65 8376 88.00 84.00 8800 8488 5.26 554 8484 88 .90 84 .90 88.90 86.94 12.65 4.03 8112 87.60 82.42 88.90 86.84 14.08 4.47 81.02 87 ,90 8112 87.60 85.58 20.68 6 .58 79.59 83 .75 81,D2 8790 84.81 21.43 6.82 77.45 83 .50 7778 83.75 8108 33.50 8.83 7850 82.00 76.95 83.50 80.28 4178 5.91 81.26 85.50 81 .50 85.50 83.29 9.90 6.57 80.42 84 .00 81.26 85.50 83.26 12.59 4.01 79.52 83.50 79.90 84.00 81.60 13.39 5.70 84.18 88.25 84.25 88.25 84.89 0.88 2.21 83.95 87.90 84.18 88.25 84.88 U8 3.39 83.53 87,60 83.60 8760 85.99 12.54 710 76.47 80.13 76.50 80.13 79.96 7.51 2.39 75.77 81.88 75.97 80.13 79.93 13.66 2.78 78.67 81 ,68 80.28 82 .00 81 .59 11 .80 13.67 72.75 82.00 72.86 81 .50 79.05 20.74 1.65 72.88 81 .SO 73.01 79.50 79.11 2190 U4 73 .01 79.50 73.40 81 .00 79.27 24.35 1.94 73.90 81 .00 74.13 79.55 79.48 26.Ja 2.74 82 .81 85.00 83.45 85.50 84 .51 15.03 8 .48 75.48 79.25 75.70 78.75 78 .10 13.26 4 .22 75.32 78 .00 7548 79.25 7714 12.63 3 .60 7570 78 .75 7576 78 .80 78.36 10.49 3 .70 6/14/2022 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 Sch ol 9 [!'] [El 0 . .,,. ~· · ..... ~~~ I [!'] :::-: ,ro.2S1-'1 : •= l [;'.'.] ::.--o ~ PAore:1,••iNA 1. :Ii;§ ';<""-. 5 1B "Tl.-' .f . %:''9,i::~1C1Ne.f:-Y,:.·~"'..? I -,~~,,,,,~,:t.1:~~~i,,,, t f. -@I ~ ~ @] . • IC"atrtiope ' A1roort ' . 9 e t ., @) 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. x x 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" x x x x x x x x x x x x x x x x x x x x 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 • , ~ F111mope Escaor Rooms Ho111ton11111~ •1 f11•~!i,jl~9 1111_., Wt. rl ln1,C:lij8 1 ' ll1l [ill Gl @ • r .. rhQP<" "f • ~ I ill .., @] @] @) (•') ll!l ,. ri,] (:,jl Gresham Smith 00 00 t,,J ll1l [i,) ill m ll1l ll1l m Elltd~'!'i:O~Q ff,] f3 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 ~ ,, .. i. ,- l•l l rEJ I llil - • , ' ,. . .r»J I:!!) [ill • I • ~.a,,f'IOpfo ... ,.,,, J q [ill \ ' \ .,. . ~ (ill) I fEJ .. ['!] • @) • ['!] - • • [ID ful (l!l .r,;J 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 Lone Oat Fanna RfMSED ,4.-4-22.ppc 4/.4/2022 Scenario: Pre-Development 1 year Upstream Oflslto A Ballly~h:. .......... ~ca.. 27Slell'IQll~~Slllll200W .,.,..__CT 08795 USA +1-203-755-1168 Pondl'llck CONNECT Edlllon [100200011 P-ot I cf 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 b#t#tdtdWtttt:#ttttH# tt:etrtt·e t:Mto:te:1Ito10 tt:CJ:ttlt#t ttttt:N dtt:tt, rtt#lttdt:Wt#tff ::tftf:1# 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 SINGLESIDESTNICHOLS AV S GRAND BLVDCOMMERCIALPARKDRMCDONALDLN HORN LN NORTHROP ST City of FairhopePlanning Commission July 7, 2022 ¯ NICHOLS AVS INGLESIDE STSD 22.20 - 309 S. Ingleside MOP Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District B-3b - Tourist Resort Commercial Service District B-4 - Business and Professional District M-1 - Light Industrial District P-1 - Parking R-2 - Medium Density Single-Family R-4 - Low Density Multi-Family Planning Jurisdiction ^µ µ Project Name: 309 InglesideSite Data: 1.62 acresProject Type: 14-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: B-3bPPIN Number: 25788General Location: Northeast corner of the intersection of Nichols Ave & S. Ingleside StSurveyor of Record: Lieb Engineering CompanyEngineer of Record: Lieb Engineering CompanyOwner / Developer: WCTT Properties LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approved with Conditions Casey Potts ------- APPLICATION FOR SITE PLAN APPROVAL Application Type: Site Plan Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ Property Owner / Leaseholder Information Name of Property Owner: _______________________Phone Number: ___________ Address of Property Owner: ________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Proposed Site Plan Name: ________________________________________________ Site Acreage: _______________________ Sq. Footage: ___________________ Parcel No: _______________________________ Current Zoning: ___________________ Authorized Agent Information Name of Authorized Agent: ______________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Engineer/Architect Information Name of Firm: __________________________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ I certify that I am the property owner/leaseholder of the above described property and hereby submit this site plan to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this application. ___________________________________________ ___________________________________________ Property Owner/Leaseholder Printed Name Signature ___________________________________________ ___________________________________________ Date Fairhope Single Tax Corp. (If Applicable) Lieb Engineering Company 2519789779 1290 Main Street Ste E Daphne AL Chris Lieb Lieb Engineering Company 1290 Main Street Ste E Daphne AL 36526 36526 2519789779 Chris Lieb 309 Ingleside 05-46-04-17-4-000-139.000 B-3B WCTT Properties LLC PO Box 1209 Fairhope AL 36533 70,668                 f;ZI □ 1                                                                                                SD 22.20 309 South Ingleside MOP – July 7, 2022                              Summary of Request:  Request of WCTT Properties LLC for a 14‐unit Multiple Occupancy Project Approval of 309 South Ingleside.  Lieb Engineering Company is the authorized agent and Engineer for the project.  The subject property is zoned  B‐3b, lies within the Medical Overlay District, and is approximately 70,667 SF.  The property is located at the  northeast corner of Nichols Avenue and South Ingleside Street. Staff also received a site plan application for  this project.    Comments:  ‐ Utilities: All connections and work in City of Fairhope ROW will require permitting from City of Fairhope.   All utilities shall be approved by the respective utility department prior to submitting for building permit.  o Water – A 16” water main exists along Ingleside. Two 8” water lines will run from the 16” main and  service the buildings on site. Water meters shall be placed together and located to avoid  disturbance with protected trees.  o Sewer – Sewer will gravity feed to sanitary sewer manholes west of the townhomes and south of  the commercial buildings.  o Power – Power runs along the western and southern borders of the property. Three transformers  will be placed on site. Power requires load information.   o Gas – Gas is available, and the restaurant unit will utilize gas. Gas line from the ROW to the building  shall be placed to avoid disturbance with protected trees.  o Communications – AT&T  o Trash pickup will be private via a trash dumpster located near the northwest corner of the building  screened and gated.    ‐ Traffic Study: A traffic study was not triggered for this project.     ‐ Drainage: Stormwater is collected in underground pipes and carried to an underwater detention pond  located at the middle of the property. The pond discharges to existing stormwater structure along the west  side of Ingleside. A drainage easement will be required before permitting.      ‐ Landscaping: A 20’ landscape strip is provided along Nichols Avenue. Landscape plans have not been  updated to reflect the dedication of right‐of‐way along Nichols Avenue. Revised landscape plans shall be  submitted to and approved by the City Horticulturist.      Fifteen percent of the site is greenspace, exceeding the 10% required for a commercial MOP.      General Comments:  o Utility, drainage, and ingress/egress easements will be required before permitting. Five and a half  feed of property along Nichols Avenue will be dedicated to the City of Fairhope for on‐street  parking. Recording of a plat will be required, showing the right‐of‐way dedication, easements, and  all lots.  o All work done in ROW will require permitting from City of Fairhope.  o Required buffers have been provided.  o The floorplans indicate two restaurant units in the western commercial building. The applicant has  clarified that it is an error and that there will be one restaurant unit.       2                                                                                                SD 22.20 309 South Ingleside MOP – July 7, 2022                              Staff Recommendation of Case SD 22.20 309 South Ingleside:  Staff recommends approval with the following conditions.  1. Approval of SR 22.06 by the Fairhope City Council.  2. Work with respective utility and planning departments regarding ingress/egress, utility, and drainage  easements and show on the Lot Plan and plat.  3. All utilities shall be approved by the respective utility department prior to submitting for building permit.  4. Add a note to the site plan that the mixed‐use building shall be restricted from short term rentals.  5. Provide documentation regarding the maintenance responsibilities of the common area.   6. Provide a copy of the covenants and restrictions.  7. Recording of a plat will be required, showing the right‐of‐way dedication, easements, and all lots.   8. O&M shall be recorded with the Baldwin County Probate.  9. Provide paperwork for Nichols Avenue right‐of‐way dedication.  10. Provide revised landscape plans for review and approval by the City Horticulturist.               S89°20'00"W 226.50'N00°06'00"W 312.00'GOO DENS SUB MB 4 PG 159 MB 7 PG 116 LOT 114 LOT 24LOT 25LOT 26 INGLESDIE AVE 6O FT. R/WNICHOLS ST. 50 FT. R/W LOT 2 T1 COMM E R CI A L P A R K MB 10 P G 1 0 LOT 1HOYLE- W O R C H E S T E R S U B. MB 1 P G 1 LOT 5LOT 6 Y GVGVGV WV WV WV WV X X X X X X X X X X XXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G GGGG W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 RIM=115.71INV=105.81 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP H P OHP OHP OHP OHP 37"LAUREL OAK S89°37'08"W 226.01'N00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'4 FT. CHAIN LINK FENCE FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLSS SS 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR SET (26014) ZONE D B- 4 35'BSL (R-2 ZONING)18"MPINV=111.3618"MP24"MPINV=111.5818"MPTOP=116.31 INV=113.2TOP=116.01INV=113.81 TOP=116.16INV=106.41 TOP=116.30INV=106.37 TOP=115.57INV=107.65 N89°20'00"E 226.50'20 FT. ALLEY6 FT. WOOD FENCESS35' BSL (PLAT)10' BSL (PLAT) 35' BSL (PLAT)10'BSL (R-2 ZONING)20' LANSCAPE BUFFER 20' LANDSCAPE STRIP NORTH 0 20'40' SCALE: 1" = 20' REVISIONS A B C REQ'D: DUMPSTER PAD/ENCLOSURE (SEE DET~L SHT.) REQ'D, 2' WIDE WHITE PAINTED STOP BAR I REQ'D, 18" CURB AND GUTTER (SEE DETAIL SHT.) I REQ'D, -I_ I - STANDARD DUTY ASPHALT PAVING (SEE DETIJL SHT.) REQ'D, 4• WIDE PAINTED STRIPE (TYP.) REQ'D: 6" STANO-UP CURBING (SEE DETAIL SHT.) NOTES: 1. SEE SHEET C2.0 FOR GENERAL NOTES. 2. BUILDING HEIGHT SHALL BE NO GREATER THAN 40' INCLUDING :~H~~~:ruRAL FEATURES, PARAPET WALLS, ROOF EQUIPMENT/SCREEN AND 3. SANITARY SERVICES SHALL BE AGREED UPON BETWEEN APPLICANT AND PUBLIC WORKS DIRECTOR. PRIVATE SANITARY SERVICES MAY BE REQUIRED. TOTAL SITE DATA: 1. ZONING: 2. LOT SIZE: 3. PROPOSED BUILDING HEIGHT: 4. TOTAL GROSS FLOOR AREA: 5. PROPOSED BUILDING COVERAGE, 6. PERCENTAGE IMPERVIOUS AREA: 7. PERCENTAGE OF LANDSCAPING: 8. PROPOSED # OF PARKING SPOTS: 9. REQUIRED # OF PARKING SPOTS: A. 1 SPACE PER DWELLING UNIT (8 TOWNHOMES 4- B-3b 1.62± ACRES 35' 25,944 S.F. 12,BDD S.F. 62% 38" 59 59 0N SECOND FLOOR OF EAST BUILDING): 12 B. OFFICE SPACE FIRST FLOOR EAST BUILDING: 10.5 C. FIRST FLOOR WEST BLDG RESTAURANT (104 SEATS):26 0. SECOND FLOOR WEST BLDG 10.5 10. MECHANICAL EQUIPMENT WILL BE LOCATED ON THE ROOF AND SCREENED WITH A P.ARAPET. OWNER: WCTT Properties LLC PO BOX 12D9 FAIRHOPE, AL. 36533 THE SITE IS LOCATED IN ZONE X PER THE LATEST FIRM PUBLISHED BY FEMA. HANDICAP SIGN, SYMBOL AND ST~f~~~ ,-;::-f---t-1----'------j-4-+J---=',C,, I (SEE DETIJL SHT.) REQ'D: CONCRETE WHEEL STOP (SEE DETIJL SHT.) I REQ'D: DOME PAYERS (TYP.) REQ'D: CROSSWALK STRIPING (SEE DETIJL SHT.) .--------- ISSUED FOR REVIEW ADDRESSING DRC COMMENTS ADDRESSING DRC COMMENTS _I .--------- 5 23 2022 6 22 2022 6 29 2022 REQ'D: T I L STANDARD DUTY ASPHALT PA~NG ______________________________________ (SEE DETAIL SHT.) s--ss--------ss-----ss-------------;s __ s __ s __ ss--------.-ss---ss--------ss------------:ss-----;,;::====-,;::::=~-&---- =='-'a@=:-==aaa:r,i.=~--===-=~--===~==== t= :@:::: ==--=-.;J:: ::::;: :::1 I IS! 309 SOUTH INGLESIDE STREET NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. i--::-s1=TE::-::-P--cLA-:-N------------------_____j LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL LIEB ENGINEERING COMPANY DAPHNE, AL 36526 PH: (251) 978-9779 1----;;;;:;--:;;-;:-;;::;:;~,:=~=-----=~------=-=-----=~::-::=-=--=-----::----,--,---+-'o,_.,w,,,N':'ER"_: _.,w"'CTT_'_'_'P'__'_R"'O'r'PE::"R"'Tl-=ES,,_, __'L:':'LC,_ _________ ~___j JOB NUMBER DRAWN BY: _ll& DATE: 5/23/2022 SCALE: 1 "=20' SHEET NUMBER 2022-005 CHECKED BY: __l,iL_ APPROVED BY: -91_ ENGR:--91_ 7 OF 13 C6.0 C 6/29/2022 117 117 1161181 1 8118 S89°20'00"W 226.50'N00°06'00"W 312.00'GOODENS SUB . MB 4 PG 159 AZALEA WOODS SUB. MB 7 PG 116 LOT 114LOT 24LOT 25LOT 26 RCH ESTER S U B.DHY GVGVGV WV WV WV WV 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 X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G GGGGGGGGGGGGGGG OHTOHTSSSSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 RIM=115.71INV=105.81 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP 37"LAUREL OAKSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S89°37'08"W 226.01'N00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'OHP OHP FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOL SSSSSS SS SS SS SS SS SS 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR SET (26014) 35'BSL (R-2 ZONING) 1 1 7 1171171 1 7 117 1 1 7 115 116 117117117 N89°20'00"E 226.50'0 FT. ALLEY6 FT. WOOD FENCESSSSSSSSSSSS35' BSL (PLAT)10' BSL (PLAT) 35' BSL (R-2 ZONING)10'BSL (R-2 ZONING)AeccDbAlignment (AeccLand130) 20' LANSCAPE BUFFER SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS WWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W WWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWWWWWW W W W W WSSSS SS20' LANDSCAPE STRIPINGLESIDE AVE.Proposed Building (Refer to Architectural/Civil) NICHOLS AVE. SHEET L-1.3 SHEET L-1.2 NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. SHEET L-1.2 SHEET L-1.3 Proposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil) Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.) JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LLC.309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.1 LANDSCAPE OVERALL 0 SCALE: feet2040 60 1" = 20' 2x8" Cap. Continuous. Overhang any excess to visible side. 1x8" Trim Rail 1x6" Vertical Picket. Butt joint. 2x4" Nailer Board. (5) Spaced as shown 6x6" P.T.P. Post Finish Grade Finish Grade 16"x48" Concrete Footing. Slope Top to Drain 8.0'2" (typ.)16" Min,36" Min.Notes: 1. All fasteners shall be SS or treated deck screws. 8' PRIVACY FENCE 1" = 1"6" MinLA-541 .-.---=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----.-----.---------, ~--_J I 7 I I I I ' I _....... I - «/~ I ~. L I I ; I I -......... . ,c: --. -(s) . --. ----. • \ rt..l7..I"7..-- ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A PftOJECTNO, 2221 ~" t...::::::================================================================================================================================::::::...J ._5/'--'19/_22 ---'-----' 117 116S89°20'00"W 226.50' WV XXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G SSSSSSSSSSSSSSSSSSSS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP 37"LAUREL OAKSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS S89°37'08"W 226.01'00"E 312.00'11"W 311.53'FOLFOLFOLF1/2"REBAR FOUND 1/2"REBAR FOUND 1 1 7 1171171 1 7 117 11 7 115 116 11 77117 10' BSL (PLAT) 35' BSL (R-2 ZONING)10'BSL (R-2 ZONING)AeccDbAlignmentMinorStationLabeling (AeccLand130) SS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS WWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSS SS20' LANDSCAPE STRIPINGLESID NICHOLS AVE. SHEET L-1.3 SHEET L-1.2 5 3 galSweet Viburnum 5 3 galBreeze Grass Slender Silhouette Sweet Gum 30 gal 4 Asiatic Jasmine 1 gal 66 Snowbank White Indian Hawthorn3 gal 7 2 30 galLive Oak 78 1 galAsiatic Jasmine 12 3 galSnowbank White Indian Hawthorn 9 3 galBreeze Grass Breeze Grass 3 gal 9 Snowbank White Indian Hawthorn 3 gal 12 Asiatic Jasmine1 gal 71 Slender Silhouette Sweet Gum 30 gal 4 Asiatic Jasmine 1 gal 68 Snowbank White Indian Hawthorn 3 gal 24 Breeze Grass3 gal 12 Live Oak 30 gal 1 Maki Podocarpus 15 gal 5 Chinese Pistache 30 gal 3 2 30 galLive Oak 3 15 galTonto Crape Myrtle Tonto Crape Myrtle 15 gal 3 Teddy Bear S. Magnolia 15 gal 4 NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. NOTE: NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. SOD SOD SOD SOD SOD SOD SOD SOD SODProposed Building (Refer to Architectural/Civil) Proposed Building (Refer to Architectural/Civil)Refer to Civil for all hardscape,grading, drainage, & utilities.Refer to Civil for all hardscape, grading, drainage, & utilities. Refer to Civil for all hardscape, grading, drainage, & utilities. Refer to Civil for all hardscape, grading, drainage, & utilities. Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.2 LANDSCAPE 0 SCALE: feet102030 1" = 10' JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LL C .()-- I I / I I I I I I I , I/ I // // 1 7 / I I I I I I I I I' C ~ ' C. I\ r' 1-,t ~I ~ ~ L i _J ' , ,-, , ' ' , ' ' ' ' ' ' ' ' ,, ' , ' T T• ' ~ --;>-·: / :1.'l •, rr===:::J---l::::::::::::::7=~1!::i::!:=::::::;::=d-----\:=== ( ; .. ·, • . . . t • . : ',\,: ( . . r • • . . .. • , . ( ·r ,--------------'--c;-1---"--------------~ ,: I r l _j --+=----·-· r .{ ·.r ) , , , ' ,, ' , ' ' I ==---,=7"'--===""""""""""""=--==~-J ) . .,. I I I I I I I r (7 I \ I \ l-\ 7 \ I \ \ ~ r::Etl" ·:~ 1 E ~ C. . ~ C -.md II I bmtl r-J ,1 \ 'i 7 L I ~ i t ) ., . .. _: .... ... . . I • f • • • -. ( • ... 1·. /.. .~" . / ,t I-- ! ! ~----------------------=-------------------------------::=-:-=----_:__-=-------=--:.-=--- z ® 7 ,,,, - n..n..n........ Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A PftOJECTNO, 2221 5/19/22 117 1181 1 8118 N00°06'00"W 312.00'GOMB 4 PG 159 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 X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPSSSSSSSSSSSSSSSSN00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'OHP OHP FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOL 1/2"REBAR FOUND1/2"REBAR SET (26014) 35'BSL (R-2 ZONING) N89°20'00"E 226.50'6 FT. WOOD FENCE35' BSL (PLAT)10'BSL (R-2 ZONING)20' LANSCAPE BUFFER SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W W W WWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWW W W W W WWWWWWWWWWWWWWWWWWWWWWW W W W W WNGLESIDE AVE.Proposed Building (Refer to Architectural/Civil) SHEET L-1.3 SHEET L-1.2 Teddy Bear S. Magnolia 15 gal 6 Live Oak 30 gal 4 Bald Cypress 30 gal 6 Sweet Viburnum 3 gal 46 6 15 galMaki Podocarpus 10 15 galMaki Podocarpus 1 30 galLive Oak 3 30 galChinese Pistache NOTE:NO WORK SHALL BE PERFORMEDWITH IN THE CITY RIGHT OF WAYWITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.SOD SOD SODSOD SOD SODSOD SODSOD1 1 1 1 ExistingProposed Building (Refer to Architectural/Civil) Refer to Civil for all hardscape, grading, drainage, & utilities.Refer to Civil for all hardscape,grading, drainage, & utilities.cape,es.Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)309 INGLESIDEFairhope, AL NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING CO. 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 ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.DRAFT - FOR REVIEW ONLYCopywright. 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. PLAN L-1.3 LANDSCAPE 0 SCALE: feet102030 1" = 10' JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDES P A L I E R , LLC . --:::...--=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=----=--.----r--------, [ ffi. / ~ / I _. ... , 7 7" -- / I I I : I I I I I I I I I: I I I I I I I I t -- I I I I I -I - I! I I I I I I ~ t I I !/ ~I I I I Ji / 11 :L : : ;'-A, l#4hra-...l ✓(f !I I I ' : / : I / : / I I I I I I ct-,,---- .... n t T I I 7 I I I I I ,I 6 ------ ? r -1 Jr ~ ~ ."I ~ , H ~- R LIU * _J J r I f +- ) --() n..n..n........ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permitting 5/24/22 DESIG'-IEDIJY FlLEl'WIIE JC INGL!A DRAWNB'I' SHEIT JC -w~ JC PftOJECTNO, 2221 ~" t...::::::::::================================================================================================:::::.J L...C...5/1--'-9/22--'------' 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 CAL SIZE REMARKS LT 6 Lagerstroemia x `Tonto`Tonto Crape Myrtle 15 gal 1.5" Cal. Min. 8` Ht. Min.Multi. Trunk, 3 Cane Min., 3/4"Cane Min., DO NOT SUBSTITUTE VARIETY LS 8 Liquidambar styraciflua `Slender Silhouette` Slender Silhouette Sweet Gum 30 gal 2" Cal. Min. 10` Ht. Min.Single Trunk, Greenforest Nursery MT 10 Magnolia grandiflora `Teddy Bear`Teddy Bear S. Magnolia 15 gal 1.5" Cal. Min. 8` Ht. Min.Greenforest Nursery PC 6 Pistacia chinensis Chinese Pistache 30 gal 2" Cal. Min. 10` Ht. Min.Single Trunk, Tree Form QV 10 Quercus virginiana Live Oak 30 gal 2" Cal. Min. 10` Ht. Min. TD 6 Taxodium distichum Bald Cypress 30 gal 2" Cal. Min. 10` Ht. Min. SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE FIELD2 FIELD3 SPACING REMARKS LB 35 Lomandra longifolia `Breeze` Breeze Grass 3 gal 48" o.c. PM 21 Podocarpus macrophyllus maki Maki Podocarpus 15 gal 48" o.c. 4` Min., Full-City Required to Screen Parking RS 55 Rhaphiolepis indica 'DB-01' Snowbank Snowbank White Indian Hawthorn 3 gal 36" o.c. VO 51 Viburnum odoratissimum Sweet Viburnum 3 gal 60" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT FIELD2 FIELD3 SPACING REMARKS CT 26,933 sf Cynodon dactylon `Tif 419` 419 Bermuda Grass sod TA 283 Trachelospermum asiaticum `Asiatic` Asiatic Jasmine 1 gal 18" o.c. Plant jasmine in 4" of planting mix, topdressed with 2" of hardwood mulch. Install 8" wide pinestraw band around the perimeter of all jasmine areas and crimp in. PLANT SCHEDULE CITY OF FAIRHOPE LANDSCAPE REQUIREMENTS: Road Frontage Feet = 538'/30' = 18 Trees in First 25' regardless of tree credits. Remaining Perimeter Feet = 538'/30' = 18 Trees Parking Requirements (1 Tree/12 Spaces) = 33 Spaces/12 = 3 Trees Total Existing Tree Credits = 0 Total Trees Required = 18 Frontage (Overstory) & 21 Perimeter/parking lot Trees (At Least 50% Overstory) SYMBOL DESCRIPTION QTY DETAIL 8` PTP Privacy Fence. 226 lf 1/L-1.1 See detail. 1 REFERENCE NOTES SCHEDULE NOTES: 1. LONG LEAF PINESTRAW ALL BEDS EXCEPT 4"& 1 GAL. POTS. 2. 4"& 1 GAL. POTS TO BE PLANTED IN 3" OF PLANTING MIX AND TOP DRESSED WITH GROUND PINEBARK. 3. USE WOODACE FERTILIZER TABS IN ALL PLANTING PITS. SEE NOTES. 4. PREP. PLANTING PITS & GROUNDCOVER AREAS WITH PLANTING MIX. SEE NOTES. 5. THIS PLANT LIST IS FOR CONVENIENCE ONLY. CONTRACTOR TO VERIFY. 6. SEE LANDSCAPE NOTES. Landscape Contractor shall coordinate tree planting locations with general contractor prior to utility installation. Field adjust as needed. (typ.)DRAFT - FOR REVIEW ONLYLANDSCAPE 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 NOTES NTS LA-161 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 N.T.S. ARBORGUY ANCHORS TO BE DRIVEN INTO UNDISTURBED SUBGRADE. NOT PLANTING PIT. LA-012 SHRUB PLANTING DETAIL N.T.S. 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. LA-023 GROUNDCOVER PLANTING DETAIL N.T.S. 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 LA-034 SUBGRADE TRENCH BED EDGE N.T.S. 3" OF MULCH AS SPECIFIED CROWN MULCH AS SHOWN TO ENSURE POSITIVE DRAINAGE MULCH TO BE 1" LOWER THAN FINISH GRADE AT EDGE FINISH GRADE NOTE: TRENCH EDGE SHALL BE LOCATED AT ALL SOFT AND HARD EDGES. 1" 3" 3" 5 LA-04 309 INGLESIDEFairhope, AL 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. LANDSCAPE L-1.4 DETAILS JOSEPH HENRY COMER IV NUMBER 539REGIS T E R ED LANDSC A P E A RCHITECTSTAT E O F ALABA MASEAL NOT VALID U N L ESS SIGNEDE S P A L I E R , LL C. Qi--------- 0------0------ 0------0------ 0 0 2il 0 0 0 () CD 0 D L___I _ ___JI ~ @ = I @s ~ ~ ~ @s © I!!!:, t ~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ~ ISS UED/REVISED Permitting 5/24;22 SHE:EI" mu: DESIG'-IEDIJY JC -~ PftOJECTNO, 2221 5/19/22 ,~- INGL!A 117 117 1161181 1 8118 S89°20'00"W 226.50'N00°06'00"W 312.00'GOO DENS SUB MB 4 PG 159 MB 7 PG 116 LOT 114 LOT 24LOT 25LOT 26 INGLESDIE AVE 6O FT. R/WNICHOLS ST. 50 FT. R/W LOT 2 T1 COMM E R CI A L P A R K MB 10 P G 1 0 LOT 1HOYLE- W O R C H E S T E R S U B. MB 1 P G 1 LOT 5LOT 6 Y GVGVGV WV WV WV WV X X X X X X X X X X XXXXXXXXXXXGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G GGGG W W W W W W W W W W W W W W WWWWWWWWWWWWWWWWWWWRIM=116.38INV=105.63 RIM=115.71INV=105.81 8"GRAVITY SAN. SEWEROHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP H P OHP OHP OHP OHP 37"LAUREL OAK S89°37'08"W 226.01'N00°17'11"E 311.53'N89°37'08"E 226.01'S00°06'00"E 312.00'S00°17'11"W 311.53'4 FT. CHAIN LINK FENCE FOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLFOLSS SS 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR FOUND 1/2"REBAR SET (26014) ZONE D B- 4 35'BSL (R-2 ZONING) 1 1 7 18"MPINV=111.3618"MP24"MPINV=111.5818"MPTOP=116.31 INV=113.2TOP=116.01INV=113.81 TOP=116.16INV=106.41 TOP=116.30INV=106.37 TOP=115.57INV=107.651171171 1 7 117 1 1 7 115 116 117117117 N89°20'00"E 226.50'20 FT. ALLEY6 FT. WOOD FENCESS35' BSL (PLAT)10' BSL (PLAT) 35' BSL (R-2 ZONING)10'BSL (R-2 ZONING)20' LANSCAPE BUFFER 20' LANDSCAPE STRIP NORTH 0 20'40' SCALE: 1" = 20' REVISIONS A -i REQ'D: 171 L.F. OF 18" HDPE @ 0.40" I REQ'D: 5 LF. OF 18" HOPE O 0.40% I REQ'D: 7 L.F. OF 18" HOPE O 0.40X I REQ'D: STORM MANHOLE T0P=117.25 INV.=106.93 I REQ'D: 50 LF. OF 18" RCP @ 0.40" I I EXISTING STORM MANHOLE (APPROXIMATE LOCATION) T0P=117.12± INV IN = 109.97 INV.•106.68± / 117.38 (EX) ""l~ I I: I REQ'D, _ __jLJ/V~""(.ii:~ 20' WIDE ROAD CIJT/PATCH REQ'D: --OUTLET CONTROL STRUCTURE TOP=117.35 INV.(IN)-11D.OO INV.(OUT)~110.oo REQ'D: 20 L.F. OF 24" HOPE C 4.20% I REQ'D, 82 L.F. OF 18" HOPE O 0.40% I REQ'D: SINGLE "S" INLET TOP=116.75 INV.•111.21 I REQ'D: 43 L.F. OF 18" HOPE @ 0.40X I REQ'D, SINGLE "s" INLET T0P -116.59 INV.=111.38 j 116.55(EX) I _I_ I - REQ'D: 12" PEDESTRIAN NYLOPLAST GRATE W/ 48",12" TEE TOP EL.=117.15 REQ'D, UNDERGROUND DETENTION 170 L.F. 5 ROWS OF 48" HOPE O 0.2% -/- ___ \ 116.25(EX) L NOTES: 1. SEE SHEET C2.0 FOR GENERAL NOTES. 2. ALL ROOF DRAINS SHALL BE TAKEN UNDERGROUND WITH COLLECTION HEADERS. EXACT LOCATION AND SIZE WILL BE COORDINATED WITH ARCHITECTURAL PlANS. --------- ___---1--t 11 L11 __ ::::: ~-=----~T -=--=--✓--\ I --------- II II ISSUED FOR REVIEW 5 23 2022 s-~~s = _::::-~s~~~ _ ss---ss-----~~ss e -~--r _·__ r~»t==-~::::;::::1 I IS! LIEB ENGINEERING COMPANY --\---------~ REQ'D: DOUBLE "S" INLET TOP=116.30 INV.-111.45 309 SOUTH INGLESIDE STREET NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. GRADING & DRAINAGE PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 f------------------------ 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: wen PROPERTIES, LLC PH: (251 ) 978 -9779 f---J-OB_N_U-MB_E_R--D-R-AW_N_B_Y,-J-LG ___ DA_T_E,-5-/2_3_/_2_02-2--S-CA-L-E:--1 .. -=-20-,--+--S-HE_ET_N_U_M-BE-R---------------~- 2022 -005 CHECKED BY: __l,iL_ APPROVED BY: -91_ ENGR: ~ 8 OF 13 C 7 . 0 A 5/23/2022 Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA-101 A A-101 SCALE: 1/8"=1'-0" COMMERCIAL BLDG-1 C A-101 SCALE: 1/8"=1'-0" FIRST FLOOR PLAN COMMERCIAL BLDG-2 D A-101 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN COMMERCIAL BLDG-2 B A-101 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN COMMERCIAL BLDG-1 FIRST FLOOR PLAN 0 I 0 "' 0 I 0 "' ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- 1 I I I I I L_ ,- 1 I I I I I L_ I I L ____________ _J 0 ,------------7 I I 650 S.F. 650 S.F. I I L ____________ _J 0 60'-o" I I L ____________ _J ,------------7 I I 650 S.F. 650 S.F. I I L ____________ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J -7 I I I I I I _ _J 0 I 0 "' 0 I 0 "' ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- I I I I I I L_ ,- 1 I I I I I L _ ,- 1 I I I I I L _ I I L ____________ _J ,------------7 I I I I L ____________ _J 60'-o" OFFICE (175 S.F.) 50'-o" I I L ____________ _J ,------------7 I I I I L ____________ _J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I __J -7 I I I I I I _ _J -7 I I I I I I _ _J Sheet Title COMMERCIAL BUILDING FLOOR PLANS Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA-102 A A-102 SCALE: 1/8"=1'-0" FIRST FLOOR PLAN TOWNHOUSE B A-102 SCALE: 1/8"=1'-0" SECOND FLOOR PLAN TOWNHOUSE 'a I in " 0 DINING RM. Gill § LMNG RM. OID □□ FIRST FLOOR 900 S.F. SECOND Fl DOR 943 S F TOTAL 1843 S.F. MASTER BEDROOM GID □ BEDR00M-2 BEDR00M-3 G® @Q) FIRST FLOOR 900 S.F. SECOND FLOOR 943 S.F. TOTAL 1843 S.F. 84'-10" LMNG RM. § LMNG Rt.4. OID □□ □ MASTER BEDROOM GID BEDR00M-2 G® 84'-10" BEDR00M-3 @Q) OID □□ MASTER BEDROOM GID BEDROOM-2 G® BEDROOM-3 @Q) BEDR00M-1 @D DINING RM. @D □□ MASTER BEDROOM GID BEDR00M-2 G® BEDR00M-3 @Q) Sheet Title TOWNHOUSE FLOOR PLANS Project Number: Sheet No. Drawn By: Checked By: Date: PCD TEH April 21st, 2022 2021.70 756 Saint Louis Street Mobile, Alabama 36602 (251) 432-3480 Fairhope, ALConcepts for309 Ingleside AveA A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-FRONT VIEW A-201 B A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-REAR VIEW C A-201 SCALE: 1/8"=1'-0" TOWNHOUSES-STREET SIDE VIEW D A-201 SCALE: 1/8"=1'-0" STREET SIDE VIEW COMMERCIAL BLDG-1 E A-201 SCALE: 1/8"=1'-0" SIDE VIEW COMMERCIAL BLDG-1 F A-201 SCALE: 1/8"=1'-0" STREET SIDE VIEW COMMERCIAL BLDG-2 G A-201 SCALE: 1/8"=1'-0" SIDE VIEW COMMERCIAL BLDG-2 CLASS H COMPOSITE SHINGLES OVER WATER RESISTANT MEMBRANE OVER ROO F SHEATHING N ATTIC BLOWN I INSULATIO (TYPICAL) N R-32 a I "' BEARING HGT. 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VENT CEMENTITIOUS LAP SIDING-PAINTED METAL ROOF BROAD AND BATTON TRIM-PAINTED ··- TRl~-PAINTED BROAD AND BATTON TRIM-PAINTED ;,;, ;,;:a ~ ;,;, ;,;, a:,;, ;,;:a - ---~ - - - !=';, ':e'= !e:,, ';,!e ,,!e :,,!e, 'e,!e !e!:, !e,!,, !e !:, iV f::I II '~ kl-II 't::1 "l':l: lat~ 1::, ti II ',,,, I tE m tE ~ tE m tE □ □ □ □ (\ 0 "" u B:: (L -,,: "" <') r5 0 "' u :r: (L u BRICK VENEER ~ z 0 ~ c= (L °' "" u 2 I{] 0 SOLDIER COURSE BRICK w ul "" CJ >- c-o:J §1 w .s:,_ 2§ s 0 GJ "" "' I "' 0 She et Tit le EXTERIOR ELEVATIONS BRICK VENEER SOLDIER COURSE BRICK a VINYL SINGLE HUNG I 0 WINDCWS ALUM CANOPY 0 I -N ALUM GARAGE DOOR 0 USHWY98P A R K E R R D SOUTH DR VI ALETRENTI NOPEARLYGHASKIN DRSOUTHDR USHWY98PRESBYTERIANDR OLD MILL RDSIBLEY C IR VIAMARIA W ILDOAKSRDHIGH RIDGE RDVIALEBELLEZZACity of FairhopePlanning Commission July 7, 2022 ¯USHWY98PARKER RD CROSSOVER PEARLYGHASKIN DRUSHWY98HIGH RIDGE RDSD 22.22 - Parkstone Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification B-2 - General Business District B-4 - Business and Professional District PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^µ µ Project Name: ParkstoneSite Data: 12.84 acresProject Type: Subdivision Final PlatJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 32028General Location: East side of U.S. Highway 98, North of Parker RoadSurveyor of Record: Sawgrass Consulting LLCEngineer of Record: Sawgrass Consulting LLCOwner / Developer: Eastpark LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: ApprovedPrepared by: Mike Jeffries 1                                                                                             SD 22.22 Parkstone Final Plat – July 7, 2022    Summary of Request:  The owner is Eastpark LLC. The engineer and applicant is Sawgrass Consulting, LLC. This application is for  Final Plat Approval of Parkstone Subdivision, a 41‐lot Major Subdivision. The property is approximately 12.84  acres and is located on the east side of US Highway 98, north side of Parker Road, and across from the  Fairhope Publix. The preliminary plat was approved at the September 2020 Planning Commission meeting  (Case SD 20.23). The property is zoned PUD and has a corresponding site plan.  The subdivision must be built  in substantial conformance to the approved site plan within the PUD.  An excerpt of the site data table is  included below:      Note: Site Data Table has been revised to reflect 41 lots      A final walk through was performed by the City and a punch list of items needing attention was created and  sent to the applicant. The review letter and response letter from the applicant is provided in the Planning  Commission Packet.    Comments    Water/Sewer: The applicant was allowed to use existing infrastructure for this development. A final  inspection was performed and some outstanding items remain. At this time the developer is requesting  items 2, 3, and 5 be removed from the punch list. The road to the lift station is currently gravel and had  areas of wash out and erosion. The applicant has lined a drainage swale with filter cloth and rip rap. Due to  concerns of this not being a permanent fix, the City reserves the right to reinspect the road after six months  and, at the discretion of the Water and Sewer Superintendent, require a new solution which could include  an asphalt or concrete drive to be installed in the easement to service the lift station at the developer’s  expense.    Public Works: The drainage inlets have open tops and need safety grates installed. The applicant has agreed  to complete this and must have them fabricated. An estimated time was not provided.    Landscaping: The approved landscape plans called for a 12’X12’ gazebo on the northern common area,  walking trails through the common areas, and benches placed in common areas. The walking paths have  been installed and are made of a rock/slag material. The applicant has requested the benches be installed  once homes are constructed for fear of theft. Due to a drainage inlet installed in the wrong location, the  applicant requested permission to shift Lots 38 and 39. The shift and slope of the land due to a detention  pond made a walking path impracticable. The applicant provided a sketch of the alteration which included  two additional pavilions and additional trees and flower beds, of which staff supported.     Currently, there is one small pavilion around Lots 38 and 39 and one small pavilion where the gazebo was  shown to go.   SITE DATA TOTAL ACREAGE = 12.84 ACRES± TOTAL LINEAR FOOTAGE OF STREETS = 1,845 L.F.± TOTAL NUMBER OF LOTS = 40 LOTS MINIMUM LOT SIZE = 6,304 S.F.± (0 .14 ACRES±)(LOT 21) ZONING = CITY OF FAIRHOPE PUD (SEE PUD ORDINANCE #1668) AND BALDWIN COUNTY B-2 (TAX 05-46-03-05-0-000-010 .008 ONLY) MAXIMUM LOT COVERAGE = 48% MAXIMUM BUILDING HEIGHT = 35 FEET 2                                                                                             SD 22.22 Parkstone Final Plat – July 7, 2022      Incomplete Punch List items:    1. Provide invoice for missing chimney seal for existing manhole behind Lot 31  2. Clean out the wet well  3. Install ¾ inch water service for lift station  4. Install safety grates on pond inlets  5. Install fence around lift station  6. Abandoned 6” sewer line from wet well headed northwest needs to be capped  7. Provide easement agreements for drainage easement across western adjacent property and reflect  the recorded instrument # for the agreement on the plat  8. Install gazebo in northern common area per landscape plans  9. Install missing pavilion as shown on altered plans around Lot 38 & 39  10. Provide copy of invoice for benches not installed in common areas        The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards.    “2. Consistency with Plans, Regulations and Laws ‐ The Planning Commission shall not approve the  subdivision of land if the Commission makes a finding that such land is not suitable for platting and  development as proposed, due to any of the following:  a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning  ordinance, where applicable;   Meets  b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or  program for the physical development of the City including but not limited to a Master Street Plan, a Parks  Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;   Meets  c. The proposed subdivision is not consistent with these Regulations;   Does not meet  d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations;    Meets  e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the  planning jurisdiction of the City.”   Meets      Recommendation:  Staff recommends Denial SD 22.22 Parkstone final plat due to the incompleteness, uncertainty of the  remaining punch list items, and not conforming to the approved landscape plan.      ORDI A CE NO. 1668 AN ORDlN CE AME DlNG ORDIJ'I CE 0. 1253 KNOWN A THE ZONlNG ORDI A CE TO AMEND ORDl ANCE 0 , 1.273; A PL ED U IT DEVELOPMENT OWN AS .EAST PARK SUBDIVlSION· TO APPROVE A REVI ED MASTER PL ; PROVIDI GA EVERABILITY CLAUSE· A D PROYIDT GA EFFECTIVE DATE. BE IT ORDAi rm .BY nrn CITY COUNCIL OF THE CITY OF F/\lRJ-IOPE, ALABAMA as follows : The ordiriancc k11ow11 as the Zoning Ordinance( o , lZ.53), adopted 27 June 2005, together with the Zoning Mnp of the Ci ty ofF'lii.rhope be and Lhe s11mc hereby is changed and .alte red in respect to that ce11a in pro pe rty described below: After th e ap prop riate public notice and hearing oflhe Planning Commission of the ity of Fairhope , Alabmnn has fo rwarded a favorable rt:conm;iendation , The prope rty of Wendell aud Charloue Barnhill, to be known as Ea~r Park PUD ,generally located on die north side of Parker Roatljust eas t of US Highway 98 . Fairhope , Alabama. !fast Park PlJD PPl #: 15985 11nd 32028 Legal Description: (Case number Z 19.14) COMMENCJNG AT THE.NORTHEAST CORNER OF SECTl'ON 5. TOWNSHIP 6 SOUTH RANGE 2. EAST, BALDWIN COUNTY. ALABAMA; THENCE RUN , -89°16'49"-W , 1545,07 FEET TO THE POI NT OF BEG INNlNG , SAlD PO INT ALSO BETNG LOCATED O THE WEST UNE OF HJGH RlDGE ESTATES , ACCORD ING TO THE PLAT THEREOF RECORDED AT MA.I' BOOK 7, PAGE 11 IN THE OFFICE OF THE JUDGE OF PROBATE l3ALDWTN COUNTY, ALABAMA: THENCE RUN S-00°2.3 '25"-W, ALONG AI D WEST LlN E, 518.79 FEET TO A POINT; THENCE RUN S-00"27'13"-W, 615.40FEETTO A POINT; TH.ENCE RUN N-8°59'13"-W, LEA VlNG SAID WEST LINE, 208.48 FEET TO A POINT; THENCE RUN S-00°28'04"-W, 149.90 FEET TO A POINT LOCATED ON THE NORTH RIGHT OT-WAY LINE OP PAR.KER ROAD; THENCE RUNN-!!9°07'38"-W, ALONG SAID NORTH RIGHT OF WAY LTJ\'E, 131.27 FEET TO A POINT~ ·rnENCE RUN 1-89°07'28 "-W, 83.64 FEET TO A POINT; THENCE RUN N-89°22'35"-W , 15 .89 FEET TO A POINT ; THENCE RUN N-00°18'39"-E, LEAVTNG SAID NORTH RfGATOF WAY LTt-.TE ,397.73 FEETTO APOINT;THENCERUNN- 00 °14'45"-E, 327.32 FEET TO A POI ; THENCE RUN N-89°58'14"-W , 83.35 FEET TO A POlNT· THBNCE RUN N-00°21 '47"-B, 279.72 FEET TO A l'OINT; THENCE RUN S-59°57'19"- E, 83.06 FEET TO A POINT ; THENCE RUN N-00°23'16"-E. 284.58 FEET TO A POl"NT ; THENCE RUN S-88°23'J3''-E, 434.06 FEET TO THE POJNT Of .BEG! NING . I. Thllt, attached as ''Exhib it A" is an &!)proved si te plan. The property musl develop in subs1antia l conformti.nce wiU1 Uie approved sit~ plan nnd supporting documents. Any substanlial deviation from the atlached site plan , as detenni11ed by the Oirec1orofPlanning, will require re-approval by th e Plmmlng Comtnission and Lhe City Council of the Ci ty of Fairhope, Alabama, as II PtJD amcudmcnl. 2. Thal, attached as "Exhibit B" is an approved project narrative. 3. Th:it, the following development regulations shall gove111: Over.all .Development: T.ol~: There s lrnll be 44 lots total , Density: Density shall not exceed 3 .48 lots per acre " Accesso ry Struotures and Dwellings : No accessory structures or dwellings are allowed . R-1, Low Density Single-Family, lies to the north and south oftbe site. Property to the east and west are zoned by Baldwin County. Property to the east is zoned Baldwin County RSF-2, Medium Density Single-Family . Property to the west is Baldwin County 82 and B3 -both business zoning. Across Parker road, to the south, is the Fly Creek PUD. The immediately adjacent property is the current location of a Publix grocery store and shopping center. The proposed density of the single-family lots, which is denser that surrounding properties, offers an appropriate transition to adjacent business uses and meets the intent of the Comprehensive Plan. Spacing and Setbacks are prescribed on the site plan (Appx. 5) and within the applicant's narrative (Appx. 3). The existing PUD prohibits Accessory Structures. The applicant requests one commercial lot where lots 30 and 31 currently exist, and which are adjacent to Parker Rd, north of the entrance into the development. B-2 zoning is requested on the commercial lot . Allowable uses shall confonn to those allowed by B-2 Zoning within the City of Fairhope Zoning Code . Dimensional standards for B-2 zoning will also apply unless explicitly requested and approved as part of this PUD amendment. It is important to note the proposed commercial lot is adjacent to a current residential property to the north, which, if the commercial use is approved, will need to meet requirements prescribed by the City of Fairhope 's Tree Ordinance. There being adjacent commercial lots to the west and south, and due its location in a Village Center, the commercial lot, and the corresponding B- 2 use, meets the intent of the Comprehensive Plan. There are two means of ingress/egress intersecting existing public roads as shown on both the existing PUD and the proposed amended PUD -one accessible from Parker Rd and one accessible from Greeno Rd. An easement provides ingress/egress directly onto Greeno Rd. At this time, the ingress/egress and the associated easement is not intended as a public road to be maintained by the City of Fairhope. Per our public works department, as part of the Fly Creek PUD, a traffic study determined Parker Rd has been improved as much as possible. Therefore, a traffic study is not required at this time, but the City does retain the right to require a traffic study if needed now or later, as part of the subdivision review. An existing cell tower exists within the PUD. Per the most recent Zoning Ordinance, the proposed single-family housing would not be allowed within the fall line of an existing tower. However, the existing PUD was approved prior to adoption of new requirements for cell towers. Consequently, the cell tower and approved single-family housing may be viewed as an existing non-confom1ity. Background Prior to 2005, this property was used as a 90-unit mob1le home park within unincorporated Baldwin County. 2 ZC 19.14 East Park PUD Amendment-October 7, 2019 On October 24, 2005 the Fairhope City Council approved Ordinance No. 1273, which rezoned the Subject Property from RI to a PUD to allow for reduced lot sizes. A copy of Ordinance No. 1273 is appended below. Staff Recommendation: Approve with Conditions Co11diiio11s o(Approva/: In addition to Accessory Structures, also prohibit Accessory Dwellings. To make use of the rearranged greenspace, add a walking trail on the site plan. Provide an easement to access the pump station. Provide proof of western easement that provides secondary access directly to Greeno Rd. Planning Commission Recommendatio11: Art Dyas made a motion to accept the staff recommendation to APPROVE with the following conditions: 1 . In addition to accessory structures1 also prohibit accessory dwellings. 2. To make use of the rearranged greenspace, add a walking trail on the site plan. 3. Provide an easement to access the pump station. 4. Provide proof of western easement that provides .secondary access directly to Greeno Road. Harry Kohl er 2nd the motion and the motion carried unanimously with the following vote: A YE - Art Dyas, Rebecca Bryant, Harry Kohler, Lee Turner, Hollie MacKellar, and Richard Peterson . NAY-none. Appends Appx. 1: Aerial of site Appx. 2: Rezoning Application Appx. 3: Applicant's Narrative Appx. 4 : Existing PUD Site Plan Appx. 5: Proposed PUD Site Plan Appx. 6: Ordinance 12 73 -East Park PUD 3 zc 19.14 East Park PUO Amendment -October 7, 2019 Appendix 1: Aerial Images of Site Comparison Table Feature Existing PUD Proposed PUD Total Acreage •12.104 12.64 Number of Lots 47 44 Density 3.88 lots/acre 3.48 lots/acre Road Length 3,175 ff 1,mlf Greenspace 1.06acres 2.53 acres Lot WJdth at Street 70ft 54ft Average Lot Size 5,660 sf 6,722 sf Typical Lot Dimensions 70' X 75' 54' X 125' Setbacks 20' front and rear Lots 1-17, 21-43 10' side 20' front and rear 7' side, 15' side street LotsU.21 15' front and rear, 7' side Lot 44 (Commercial) B-2 zoning Dimensions Commercial None 1 Lot (0.45 acres) Figure 3 • As we understand, the original PUO was presented in final fonn with the addition of lots 30 and 31 included on what is designated as the Commercial Lot fronting on Parker Road on the proposed PUD Amendment. The preliminary submittals of the original PUO in 2005, had not included these two lots so the acreage (12.104 acres) did not include lots 30 and 31 in the total acreage computation. The Amended PUO includes this Commercial Lot acreage for a total overall acreage of 12.64 acres . The East Park PUO meets the Fairhope Comprehensive Plan as it Is located at a Village Center as part of the North Village District within the Greeno Road Corridor Overlay. The Residential Development will Include sidewalks which will connect to the existing sidewalks and crosswalk on Parker Road for connectivity to Publix, a bank, and other adjoining commercial operations. Utilities Water, Sewer, and Power are aJI available and currently exist within the Development. The Water and Power will be relocated to conform with the new street and lot layout. We will utilize as much of the e,clsting gravity sewer as feasible with the addition and relocation of manholes and piping as necessary to accommodate the proposed street and lot layout. We have been In contact with the City of Fairhope Utilities Department to confirm that the City ma intains an active sewer lift station on site capable of serving the proposed Development. As part of the Subdivision Development, easements will be established and infrastructure provided, for access to the existing lift station and accessory structures. Dimension Table-Lots and Principle Structure Min. Lot Min. Use Area Lot Setbacks Avg.Lot Width I I I Area Front Rear Side S,970sf Residential 54' 20' 20' 7' 6,720sf Commercial 0.45 acres 131' 20' 20' 10' ~ote: No accessory structures or dwellings wJU be allowed. Cell Tower I Street Side ) 1S' zcr Max. total Max. lot Helsht coverage by prlnclple structure 48% 35' 30' A cell tower and ancillary support structures currently exist on the property as identified on Figure 2. The property encompassed by the Tower is fenced and access controlled by a Locked gate. This fenced area will be identified by an easement with a designated use ln1he PUD for a Communication Tower. It is unlikely the Tower will ever be put out of service, however, should the tower ever be deemed unnecessary or no longer useful, this area will convert to Green Space for use by the residents of the PUD. Requested Amendments to East Park PUD • Convert two Residential lots to one commercial lot • Establish an Easement for the Cell Tower Property • Reduce overall lot density • Increase average lot size • Reduce roadway length • Provide more greenspace • Reduce side yard setbacks from 10 feet to 7 feet VIA E-MAIL ATTACHMENT 19. Abandoned 6" line from wet well headed northwest needs to be capped 20. Fencing around the lift station needs to be installed per water and sewer specs 21. Gravel road is eroding out to lift station. Provide solution to the problem. Will be reinspected after 6 months and if problem persists a new so l ution will be required and at the costs of the developer. Possibly asphalt drive and concrete flume. 22. A lot of record needs to be created around the lift station to be deeded to the City of Fairhope. 23. Provide easement agreements for drainage easement across western adjacent property and reflect the recorded instrument# for the agreement on the plat. 24. Add general note that all common areas have a blanket drainage/utility easement. 25. Revise general note 1,3, FFE shall be 15" not 18". 26. Gazebo needs to be a "12' X 12' gazebo with gable roof, ~ough sawn timber, posts, beams, & rafters, with metal roof' per the landscape plans. 27. There is a pavilion missing per the altered landscaping approved for the requested lot shift of lots 38&39. 28. AS-BUil TS are not accurate. At minimum does not show the lot shift nor the removal of lot 33 that was converted to common area. 29. The benches are missing from the common areas. As discussed due to the fear of theft a condition of approval will allow them to be provided at a later time. The application is scheduled for Planning Commission consideration on Thursday, July 7, 2022. A response to this letter addressi ng all outstanding items is required no later than 3:00 PM on Wednesday, June 22, 2022. ff the deadline passes with no re sponse, the application will be withheld from the agenda due to an incomplete application. Please provide two (2) copies of the revised p lan s in 11 xl 7 fom1at , one (I) full size copy and provide a digital copy in Adobe pdffonnat. Please feel free to contact me at (251) 928-8003 Ext. 457 with questions. ~~ Mike Jeffries City of Fairhope Development Services Manager VIA E-MAIL ATTACHMENT June 15, 2022 Mr. Tom Granger, PE Sawgrass Consulting, LLC 30673 Sgt. E.I Boots Thomas Drive Spanish Fort, AL 36527 SD 22.22 Dear Mr. Granger, This review package is derived from various components of the City of Fairhope Subdivision Regulations, Zoning Ordinance, and/or staff recommendations. Staff has reviewed the subject application to determine if the application meets all the requirements of the City of Fairhope Subdivision Regulations. The following non-exhaustive list summarizes the outstanding items requiring revision and resubmission or follow-up information for the subject application discussed during the DRC meeting. Please note that The City of Fairhope reserves the right to make additional comments to this application prior to the Planning Commission meeting date. 1. General repairs include the following: o Rain stoppers in all sewer manholes COMPLETED o Remove excess valley gutter expansion joints to improve flow COMPLETED o Grind and seal all hairline cracks in gutters (marked with single paint line) COMPLETED o Jet and clean all sanitary sewer inverts COMPLETED o Freshen up all BMPs throughout development COMPLETED 2. ADA ramp at intersection of Treadstone and Parker needs reworked WILL BE COMPLETED 6/25/22 EXCEPT THERMAL, WHICH HAS TO BE DONE ON WEEKEND AT NIGHT. 3. Lot 5 restabilize water box COMPLETED 4. SSMH STA 6-19 rework invert to match flow COMPLETED 5. Adjust water valves to be flush COMPLETED 6. Remove and replace gutter in front of ADA crosswalk ramp at common area WILL BE COMPLETED 6/25/22 7. Areas around curb and gutter need to be restabilized REQUEST TO BE SHOWN SPECIFIC AREAS OF CONCERN SO WE CAN RE-STABILIZE 8. SSMH STA 10-50 Unnecessary bend creating possible obstruction issues. Will be inspected in 2 years at end of maintenance period and may require straightening. COMPLETED 9. Between lots 19/20 change manhole lid to sanitary LID IS OLD/ODD SIZE, COMPLETED SOON AS POSSIBLE WHEN LID IS LOCATED. CITY INDICATED THEY MAY HAVE ONE THIS SIZE. 10. Lot 23&24 water meter box turned backwards COMPLETED 11. SSMH STA 13-93 needs riser, in front of lot 23 COMPLETED VIA E-MAIL ATTACHMENT 12. Lot 25 water box lid backwards COMPLETED 13. Chimney seal needed, existing manhole behind lot 31 WILL BE COMPLETED WHEN ITEM ARRIVES, THEY ARE BACK ORDERED. 14. Suck out wet well WE WERE ASKED TO DO THIS A MONTH OR SO BACK, COMPLETED. 15. Missing ¾ inch water service for lift station THERE WAS NO WATER SERVICE TO LIFT STATION PREVIOUSLY 16. Both pond inlets need safety grate WILL BE COMPLETED BY ASAP, GRATES HAVE TO BE FABRICATED. 17. Invert needs to be regrouted, SSMH behind lot 36 COMPLETED 18. Fence around lift station LIFT STATION ACCEPTED BY THE CITY FROM PREVIOUS OWNER 19. Abandoned 6” line from wet well headed northwest needs to be capped WILL BE COMPLETED 7/10/22 20. Fencing around the lift station needs to be installed per water and sewer specs LIFT STATION ACCEPTED BY THE CITY FROM PREVIOUS OWNER 21. Gravel road is eroding out to lift station. Provide solution to the problem. Will be reinspected after 6 months and if problem persists a new solution will be required and at the costs of the developer. Possibly asphalt drive and concrete flume. COMPLETED. INSTALLED FILTER CLOTH AND RIP RAP THE ENTIRE LENGTH OF ROAD. 22. A lot of record needs to be created around the lift station to be deeded to the City of Fairhope. COMPLETED 23. Provide easement agreements for drainage easement across western adjacent property and reflect the recorded instrument # for the agreement on the plat. DOCUMENTS ARE SIGNED, WILL BE COMPLETED/RECORDED BY 7/1/22 24. Add general note that all common areas have a blanket drainage/utility easement. COMPLETED 25. Revise general note 13, FFE shall be 15” not 18”. COMPLETED 26. Gazebo needs to be a “12’ X 12’ gazebo with gable roof, rough sawn timber, posts, beams, & rafters, with metal roof” per the landscape plans. AGREED TO INSTALL TWO ARBORS, 30 LEGUSTRUMS, 10 ADDITIONAL TREES, WALKWAY COMPACTED ROCK/SLAG INSTEAD OF MULCH, ALL COMPLETED. WILL HAVE DIGITAL COPY OF LANDSCAPE PLAN WITH ALL CHANGES BY 6/29/22 27. There is a pavilion missing per the altered landscaping approved for the requested lot shift of lots 38&39. COMPLETED, SEE ABOVE #26. 28. AS-BUILTS are not accurate. At minimum does not show the lot shift nor the removal of lot 33 that was converted to common area. COMPLETED 29. The benches are missing from the common areas. As discussed due to the fear of theft a condition of approval will allow them to be provided at a later time. COMPLETED The application is scheduled for Planning Commission consideration on Thursday, July 7, 2022. A response to this letter addressing all outstanding items is required no later than VIA E-MAIL ATTACHMENT 3:00 PM on Wednesday, June 22, 2022. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide two (2) copies of the revised plans in 11x17 format, one (1) full size copy and provide a digital copy in Adobe pdf format. Please feel free to contact me at (251) 928-8003 Ext. 457 with questions. Respectfully, Mike Jeffries City of Fairhope Development Services Manager Inlet I-6 Sta. 4+00± at Lot Line of Lot 38 Proposed Walking Trail (Original) Approx. 25’ between Lot Corner and Property Line -- •. ~ ' .• ' .. ~ ' , <. ,. !.,.. ~--. :~-., : "'-Css -~---=----~ ......... D--<'""°" "' ' \ '2-,-7.JP I I \\ \ \ Installed Inlet I-6 Sta. 3+75± Placed Inlet in middle of Lot 38 3.75’ between Lot Corner and Property Line Shift Lots 38 and 39 SW so Installed Inlet is on Lot Line Small Pavilion Small Pavilion FORTUNEDRHEMLOCK DR HILTON LN SONGBIRDLN BRONZE STNANDINALOOPABELIACT THOMPSON HALL RDSTEEPLECHASECTCHUKKER CT WINESAPDRONYX LNNARROWLEAFBLVD NANDINALOOPSTATE HWY 181CRACK WILLOWAVBAY MEADOWS AV DERBY LN KELLY MCQUILLEN DR CALLAWAY DR City of FairhopePlanning Commission July 7, 2022 ¯BRONZE STSTATE HWY 181NARROWLEAFBLVD CRACKWILLOWAV BAY MEADOWS AV SD 22.23 - Live Oak Estates Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-6 - Mobile Home Park District R-A - Residential/Agriculture District Planning Jurisdiction ^µ µ Project Name: Live Oak EstatesSite Data: 33.66 acresProject Type: Subdivision Final PlatJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 15078General Location: Southwest corner of the intersection of Bay Meadows Ave & State Highway 181 Surveyor of Record: Mullins LLCEngineer of Record: Mullins LLCOwner / Developer: Lennar Homes of Alabama LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: ApprovedPrepared by: Mike Jeffries 1 SD 22.23 Live Oak Estates Subdivision – July 7, 2022 Summary of Request: Public hearing to consider the request of the Applicant, Mullins, LLC, acting on behalf of the Owner, Lennar Homes of Alabama, LLC, for Final Plat Approval of Live Oak Estates, a 76-lot Major Subdivision. The property is approximately 33.66 acres and is located at the southwest corner of State Highway 181 and Bay Meadows Avenue. The preliminary plat was approved at the May 2020 Planning Commission (Case SD 20.20 ). The property is zoned Planned Unit Development and has a corresponding site plan that the subdivision had to be built in substantial conformance to. Excerpt of the site data table is included below: Comments: - The asphalt testing failed 7/17 core samples and does not meet the minimum standards. The applicant will be required to add a 1” overlayment of asphalt and supply new test reports to be approved by the Public Works Director. - Bac-T tests need to be redone, however, due to the recent drought conditions the Fairhope Water Department has suspended doing the tests at this time. The applicant is coordinating with the Water Department to have this test performed as soon as possible. - Common area trees and landscaping has been installed. The pond was proposed as a stocked pond for fishing. The pond has not been stocked. - 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 and shall sign the plat once the road deficiencies are corrected. - Current walking trails are mowed paths. Staff requests a more substantial primitive walking trail. DEV ELOPME NT DATA LESSEE, LIV E OAK ESTATES BRE LAND HO MES COAS TAL, LLC 801 W. ROMANA STREET, SUITE A PENSACOL A, fl 32502 LE SSE E, TRAC T A· JOS EPH L. LI LLEY. JR., AS EX CUTOR O f THE ESTATE Of PAULI NE J MOYD BALDWI CO UNTY PRO BAT E COURT CAS E NO 35922 CIVI L ENG INE ER MULLINS LLC TODD M . WHEELER, PE . 240 EAS T INTENDE NCIA STR EET PENSACOLA , fl 32502 COMMON AREA RES IDE NTIA L AREA NET DENS ITY-: SURVEYOR Of RECO RD MULLINS, LLC J.KEVIN GAR DN ER, PLS 240 EAS T IN TEN DENCIA STR EET PENSACOLA, fl 32502 UTILI TY PROVI DER S WATER -CI TY Of FA IRHO PE SEWER -CITY Of FAIRHOP E ELECTR IC -BALD WIN EMC GAS -CI TY OF FAIRHO PE PHONE - AT&T 33.60 AC +/· 26.88 AC +/· SET BACKS: •Open Space amounts to be provided sha ll be based on the ne t de nsity of a subd ivision. FRON T YARD: REAR YARD: OP EN SPAC E REQUI RED: Percen tage Req uired 20%: 6.72AC+/· OP EN SPAC E PROVI DED: Percen t age Provided 27.3%: 9.16AC +/· ELI GIB LE GRE ENSPACE: Perce nt age Provided 22.6%: 7.61AC +/· COMMERC IAL AREA GREEN SPACE REQU IR ED: 4.30 AC +/- 10 % NOTE : LOT 77 SUBJECT TO MANDATORY SI TE PLAN SUBMI TTAL AND REV IE W PER ORD INA NCE NO. 1672. SIDE YARD(EACH): SIDE ST REET 20 FEET TS FEET 7.5 FEET 20 FEET 2 SD 22.23 Live Oak Estates Subdivision – July 7, 2022 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 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 22.23 Live Oak Estates Subdivision final plat with the following conditions: 1. Apply a 1” overlayment of asphalt and supply new test reports to be approved by the Public Works Director. 2. Provide Bac-T tests reports to be reviewed and approved by the Water and Sewer Superintendent. 3. Add a future through street sign at Golden Leaf Ave and Hardwood Avenue. 4. Provide invoice confirming the pond has been stocked with fish. 5. Provide detail for primitive walking trail to be approved by the Planning Director. 6. Provide Subdivision Performance Bond and Signed Subdivision Performance Bond Agreement. - ---- Site FINAL PLAT LIVE OAK ESTATES Situated in Section 22, T-6-S, R-2-E Baldwin County Fairhope, Alabama 77 Lots, Zoning: PUD JUNE 2022 0 Vicinity Map Notto5cale SURVEYOR'S NOTES 1 BEARINGS SHOWN HEREON ARE REFERENCED TO ALABAMA STATE PLANE COORDINATES WEST ZONE, NAO 1983, U.S. SURVEY FEET. BASIS OF BEARINGS BEINGS 89°29'07" E, ALONG THE SOUTHERLY R/W OF BAY MEADOWS AVENUE 2. THIS SKETCH, MAP, AND REPORT IS NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL SEAL OF AN ALABAMA LICENSED SURVEYOR. ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN THE SIGNING PARTY OR PARTIES IS PROHIBITED WITHOUT WRITTEN CONSENT OF THE SIGNING PARTY OR PARTIES 3 FLOOD NOTE: BY GRAPHICAL PLOTTING ONLY; THE PROPERTY SHOWN HEREON LIES IN ZONE X(UNSHADED), AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOOD PLAIN AS PER THE FEDERAL EMERGENCY MANAGEMENT AGENCYS FLOOD INSURANCE RATE MAP FOR BALDW1N COUNTY, ALABAMA; SEE MAP NO. 12033C02BOG; WHICH BEARS AN EFFECTIVE DATE OF SEPTEMBER 29, 2006 4 SOURCE OF INFORMATION: INSTRUMENT# 0707636 AS RECORDED IN THE JUDGE OF PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA GENERAL NOTES1 1 A PROPERTY OWNERS ASSOCIATION (POA) IS REQUIRED TO BE FORMED Tl IE POA IS REQUIRED TO MAINTAIN ANY AND ALL STORM WATER FACILITIES AND STRUCTURES LOCATED OUTSIDE OF THE ACCEPTED RIGHT -OF-WAY 2 THE GREENSPACE WILL BE A NATURAL OPEN SPACE/GREENWAY USABLE FOR RECREATION AND NON-MOTORIZED TRANSPORTATION. IT WILL INCLUDE FEW CONSTRUCTED IMPROVEMENTS EXCEPT FOR THOSE TO ENHANCE TRAVEL OR RECREATIONAL USE AND PROVIDE CONTINUITY THROUGHOUT THE DEVELOPMENT ALL REQUIRED GREENSPACE SHALL BE INDICATED AS A PUBLIC ACCESS AND USE EASEMENT THE PROPERTY IS NOT DEDICATED TO THE CITY OF FAIRHOPE AND THAT THE CITY OF FAIRHOPE IS NOT RESPONSIBLE FOR MAINTENANCE OF ANY OR ALL REQUIRED GREENSPACE 3 ALL COMMON AREAS TO BE PRIVATELY OWNED AND MAINTAINED BY THE PROPERTY OWNERS ASSOCIATION(POA). THE LESSEE AND OCCUPANTS OF TRACT A SHALL NOT BE A MEMBER OF THE POA AND SHALL HAVE NO OWNERSHIP INTEREST IN THE COMMON AREAS AND NO OBLIGATIONS OR RESPONSIBILITIES FOR THE MAINTENANCE OF THE COMMON AREAS 4 THERE IS A 7.5 FOOT WIDE UTILITY AND DRAINAGE EASEMENT ALONG EACH SIDE LOT LINE, REAR LOT LINE AND ALL COMMON AREAS UNLESS OTHERWISE NOTED. 5 THERE IS A 15 FOOT WIDE UTILITY AND DRAINAGE EASEMENT ALONG ALL RIGHT OF WAYS UNLESS OTHERWISE NOTED. 6 A BLANKET UTILITY AND DRAINAGE EASEMENT EXISTS OVER THE ENTIRETY OF ALL COMMON AREAS 7 THERE IS A UNDERGROUND 10 FOOT UTILITY EASEMENT ON ALL LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHT-OF-WAY'S AND A 5 FOOT UTILITY EASEMENT ON EACH SIDE OF LOT AND COMMON AREA LINES, UNLESS OTHERWISE NOTED. 8 FUTURE DEVELOPOMENT ON LOT 77 PER ORDINANCE NO 1672 SHALL BE LIMITED TO B-4 BUSINESS AND PROFESSIONAL DISTRICT ALLOWED USES PER FAIRHOPE'S ZONING ORDINANCE AND WILL REQUIRE A MANDATORY SITE PLAN REVIEW. DEVELOPMENT DATA LESSEE, LIVE 01\K ESTATES: BRELAND HOMES COASTAL, LLC 801 W ROMANA STREET, SUITE A PENSACOLA, FL 32502 LESSEE, TRACT A JOSEPH L. LILLEY, JR., AS EXECUTOR OF THE ESTATE OF PAULINE.J. MOYD BALDWIN COUNTY PROBATE COURT CASE NO 35922 CIVIL ENGINEER MULLINSLLC TODD M. WHEELER, PE 240 EAST INTENDENCIA STREET PENSACOLA, FL 32S02 COMMON AREA RESIDENTIAL AREA· NET DENSITY": SURVEYOR OF RECORD: MULLINS, LLC J. KEVIN GARDNER, PLS 24() EAST INTENDENCIA STREET PENSACOLA, FL 32502 UTILITY PROVIDERS WATER -CITY OF FAIRHOPE SEWER -CITY OF FAIRHOPE ELECTRIC -BALDWIN EMC GAS -CITY OF FAIRHOPE PHONE -AT&T 33.60AC+/- 26.88 AC+/- *Open Space amounts to be provided shall be based on the net density of a subdivision. SETBACKS· FRONT YARD: REAR YARD: OPEN SPACE REQUIRED: Percentage Required 20%: 6.72AC+/- OPEN SPACE PROVIDED: Percentage Provided 27.3%: 9.16AC+/- ELIGIBLE GREENSPACE: Percentage Provided 22.6%: 7.61AC+/- COMMERCIAL AREA: GREEN SPACE REQUIRED: 4.30 AC+/- 10 % NOTE: LOT 77 SUBJECT TO MANDATORY SITE PLAN SUBMITTAL AND REVIEW PER ORDINANCE NO. 1672. SI DE YARD(EACH): SI DE STREET: 20 FEET 15 FEET 7.5 FEET 20 FEET SURVEYORS CERTIFICATE AND DESCRIPTION OF LAND PLATTED STATE OF ALABAMA COUNTY OF BALDWIN I, J. KEVIN GARDNER, A LICENSED SURVEYOR IN THE STATE OF ALABAMA HEREBY CERTIFY THAT I HAVE SURVEYED THE LANDS EMBRACED IN THE W1THIN PLAT OR MAP DESIGNATED "LIVE OAK ESTATES", ALL LYING W1THIN BALDWIN COUNTY, ALABAMA. LIVE OAK ESTATES /\LL TH/\T P/\RT OF THE NORTHEAST¼ OF THE SOUHTEAST ¼ OF SECTION 22, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS· PURPORTED AS BEGINNING AT A CONCRETE MONUMENT FOUND AT THE SOUTHWEST CORNER OF THE NORTHEAST ¼ OF THE SOUTHEAST¼ OF SECTION 22, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA THENCE FROM THE POINT OF BEGINNING N 00°20'11" EA DISTANCE OF 1,296.50 FEET TO A CAPPED½" REBAR FOUND(RJ KENNEDY PLS 19256) ON THE SOUTHERLY MARGIN OF THE RIGHT OF WAY FOR BAY MEADOWS AVENUE; THENCE ALONG SAID SOUTHERLY MARGIN S 89°29'07" EA DISTANCE OF 1,039.04 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-L5"; THENCE LEAVING SAID SOUTHERLY MARGINS 00°30'53 " WA DISTANCE OF 840.00 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS"; THENCE S 89°29'18" EA DISTANCE OF 103.87 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS"; THENCE N 00°30'44" EA DISTANCE OF 87.62 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS"; THENCE S 89°29'16 " EA DISTANCE OF 128.79 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED 'CA-1001-LS" ON THE DEDICATED WESTERLY MARGIN OF ALABAMA HIGHWAY 181; THENCE ALONG SAID DEDICATED WESTERLY MARGINS 00°23'38 " WA DISTANCE OF 546.09 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS"; THENCE LEAVING SAID DEDICATED WESTERLY MARGIN N 89'23'47" WA DISTANCE OF 1,268.80 FEET TO THE POINT OF BEGINNING, CONTAINING 33.60 ACRES, MORE OR LESS LOT 77 ALL THAT PART OF THE NORTHEAST¼ OF THE SOUTHEAST¼ OF SECTION 22, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A 4" X 4· CONCRETE MONUMENT SET, STAMPED "CA-1001-LS" ON THE SOUTHERLY MARGIN OF BAY MEADOWS AVENUE, SAID POINT FURTHER DESCRIBED AS BEING LOCATED N 00°20'11 " EA DISTANCE OF 1,296.50 FEET ANDS 89°29'07 " EA DISTANCE OF 1,039.04 FEET FROM Tl IE SOUTI IWEST CORNER OF Tl IE NORTI IEAST ¼ OF Tl IE SOUTHEAST¼ OF SECTION 22, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA; THENCE FROM THE POINT OF BEGINNINGS 89"29'07' EA DISTANCE OF 236.07 FEET TO A CAPPED½" REBAR FOUND(RJ KENNEDY PLS 19256) AT THE INTERSECTION OF THE SOUTHERLY MARGIN OF BAY MEADOWS AVENUE AND THE WESTERLY MARGIN OF ALABAMA HIGHWAY 181; THENCE ALONG SAID WESTERLY MARGIN S 00°23'38 " WA DISTANCE OF 752.38 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS "; THENCE LEAVING SAID WESTERLY MARGIN N 89"29'16" WA DISTANCE OF 133.79 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS "; THENCE S 00"30'44" WA DISTANCE OF 87.62 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED "CA-1001-LS'; THENCE N 89°29'18" WA DISTANCE OF 103.87 FEET TO A 4" X 4" CONCRETE MONUMENT SET, STAMPED 'CA-1001-LSn; THENCE N 00°30'53" EA DISTANCE OF 840.00 FEET TO THE POINT OF BEGINNING, CONTAINING 4.30 ACRES, MORE OR LESS. AND THAT THE PLAT OR MAP CONTAINED HEREON IS A TRUE AND CORRECT MAP SHOWING THE SUBDIVISION INTO WHICH THE PROPERTY DESCRIBED IS DIVIDED, GIVING THE LENGTH AND BEARINGS OF THE BOUNDARIES OF EACH LOT /\ND SHOWING THE EASEMENTS, STREETS, ALLEYS /\ND PUBLIC GROUNDS /\ND GIVING THE BEARINGS, LENGTH, WIDTH AND NAME OF THE STREETS. SAID MAP FURTHER SHOWS THE RELATION OF THE LAND SO PLATTED TO THE GOVERNMENT SURVEY, AND THAT PERMANENT MONUMENTS HAVE BEEN PLACED AT POINTS AS SHOWN HEREON. I FURTHER CERTIFY 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. WITNESS MY HAND THIS THE _____ DAY OF--------~ 2022 J. KEVIN GARDNER, PLS ALABAMA LICENSE NO. 24330 CERTIFICATE OF APPROVAL BY THE BALDWIN COUNTY E-911 ADDRESSING THE UNDERSIGNED, AS AURTHORIZED BY THE BALDWIN COUNTY E-911 BOARD, HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS ____ DAY OF ________ 2022 AUTHORIZED REPRESENTATIVE DATE CERTIFICATE OF APPROVAL BY BALDWIN EMC THE UNDERSIGNED, AS AURTHORIZED BY BALDW1N EMC HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS ____ DAY OF ________ 2022 AUTHORIZED REPRESENTATIVE OF BALDWIN EMC DATE CERTIFICATE OF APPROVAL BY FAIRHOPE SEWER THE UNDERSIGNED, AS AURTHORIZED BY FAIRHOPE SEWER HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, /\L/\B/\M/\, THIS _____ ,D/\Y OF ________ 2022 AUTHORIZED REPRESENTATIVE OF FAIRHOPE SEWER DATE CERTIFICATE OF APPROVAL BY FAIRHOPE WATER THE UNDERSIGNED, AS AURTHORIZED BY FAIRHOPE WATER HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS _____ ,DAY OF ________ 2022. AUTHORIZED REPRESENTATIVE OF FAIRHOPE WATER DATE CERTIFICATE OF APPROVAL BY FAIRHOPE GAS THE UNDERSIGNED, AS AURTHORIZED BY FAIRHOPE GAS HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF THE SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS _____ ,DAY OF ________ 2022 AUTHORIZED REPRESENTATIVE OF FAIRHOPE GAS DATE CERTIFICATE OF APPROVAL BY AT&T Tl IE UNDERSIGNED, AS AURTI IORIZED BY AT&T I IEREBY APPROVES Tl IE WITI IIN PLAT FOR Tl IE RECORDING OF Tl IE SAME IN Tl IE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS _____ DAY OF ________ 2022 AUTHORIZED REPRESENTATIVE OF AT&T DATE FAIRHOPE PLANNING COMMISSION THE WITHIN PLAT OF LIVEOAK ESTATES, A PUD, BALDWIN COUNTY ALABAMA, IS HEREBY APPROVED BY FAIRHOPE CITY PLANNING COMMISSION THIS THE DAYOF _________ ~2022. PLANNING DIRECTOR ENGINEER'S CERTIFICATE I, THE UNDERSIGNED, A REGISTERED ENGINEER IN THE STATE OF ALABAMA HOLDING CERTIFICATE NUMBER 24961, I IEREBY CERTIFY Tl IAT 11 IAVE DESIGNED Tl IE WITI IIN IMPROVEMENTS IN CONFORMITY WITI I APPLICABLE CODES AND LAWS AND WITH THE PRINCIPLES OF GOOD ENGINEERING PRACTICE. I FURTHER CERTIFY THAT I HAVE OBSERVED THE CONSTRUCTION OF THE WITHIN IMPROVEMENTS, THAT THE SAME CONFORMS TO MY DESIGN, THAT THE WITHIN IS A TRUE AND ACCURATE REPRESENTATION OF IMPROVEMENTS AS INSTALLED AND THAT SAID IMPROVEMENTS ARE HEREBY RECOMMENDED FOR ACCEPTANCE BY THE CITY OF FAIRHOPE, ALABAMA PROJECT ENGINEER DATE LIVEOAK ESTATES NAME OF PROJECT TO WHICH THE CERTIFICATE APPLIES PLANS WHICH ARE CERTIFIED CONSIST OF PAGE_ THRU _, EACH OF WHICH BEARS BY SEAL AND SIGNATURE. CERTIFICATE OF LESSEE LIVE OAK ESTATES THIS IS TO CERTIFY THAT I,-----------~ A MEMBER OF BRELAND HOMES COASTAL, LLC AND THE LESSEE OF THE LAND SHOWN AND DESCRIBED IN THE PLAT, AND THAT I HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREIN, FOR THE USES AND PURPOSE HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT Tl IE SAME UNDER Tl IE DESIGN AND TITLE I IEREON INDICATED; AND GRANT ALL EASEMENTS AND DEDICATE ALL STREETS, ALLEYS, WAL'3, PARKS AND OTHER OPEN SPACES TO PUBLIC OR PRIVATE USE AS NOTED TOGETI IER WITI I SUCI I RESTRICTIONS AND COVENANTS NOTED BELOW OR ATTACI IED IN A SEPERATE LEGAL DOCUMENT. DATED THIS THE ______ DAYOF ___________ 2022 NAME AND TITLE CERTIFICATE OF NOTARY PUBLIC STATE OF ALABAMA COUNTY OF BALDWIN I, ---------~A NOTARY PUBLIC IN AND FOR THE COUNTY OF BALDWIN IN THE STATE OF ALABAMA DO HEREBY CERTIFY THAT WHOSE NAME IS SUBSCRIBED TO THE CERTIFICTE OF OWNERSHIP AND DEDICATION, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THAT HE SIGNED, SEALED AND DELIVERED SAID INSTRUMENT AT THIS FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSE HEREIN SET FORTH GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS THE DAY OF _________ 2022 NOTARY PUBLIC CERTIFICATE OF LESSEE LOT 77 MY COMMISSION EXPIRES THIS IS TO CERTIFY THAT I, JOSEPH L. LILLEY, JR, AS EXECUTOR OF THE ESTATE OF PAULINE J. MOYD, BALDWIN COUNTY PROBATE COURT CASE NO. 35922, AND THE LESSEE OF THE LAND SHOWN AND DESCRIBED IN THE PLAT, AND THAT I HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREIN, FOR THE USES AND PURPOSE HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED; AND GRANT ALL EASEMENTS AND DEDICATE ALL STREETS, ALLEYS, WALKS, PARKS AND OTHER OPEN SPACES TO PUBLIC OR PRIVATE USE AS NOTED TOGETHER WITH SUCH RESTRICTIONS AND COVENANTS NOTED BELOW OR ATTACHED IN A SEPERATE LEGAL DOCUMENT DATED THIS THE ______ .DAY OF ___________ 2022 NAME AND TITLE CERTIFICATE OF NOTARY PUBLIC STATE OF ALABAMA COUNTY OF BALDWIN I, ---------~ A NOTARY PUBLIC IN AND FOR THE COUNTY OF BALDWIN IN THE STATE OF ALABAMA DO HEREBY CERTIFY THAT WHOSE NAME IS SUBSCRIBED TO THE CERTIFICTE OF OWNERSHIP AND DEDICATION, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THAT HE SIGNED, SEALED AND DELIVERED SAID INSTRUMENT AT THIS FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSE HEREIN SET FORTH. GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS THE DAYOF _________ 2022 NOTARY PUBLIC MY COMMISSION EXPIRES CERTIFICATE OF FEE SIMPLE OWNERSHIP STATE OF ALABAMA COUNTY OF BALDWIN THIS IS TO CERTIFY THAT FAIRHOPE SINGLE TAX CORPORATION, THE OWNER OF THE LAND SHOWN AND DESCRIBED IN THE PLAT, HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREIN, FOR THE USES AND PURPOSE HEREIN SET FORTH AND DO HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED; AND GRANT ALL EASEMENTS AND DEDICATE ALL STREETS, ALLEYS, WALKS, PARKS AND OTHER OPEN SPACES TO PUBLIC OR PRIVATE USE AS NOTED TOGETHER WITH SUCH RESTRICTIONS AND COVENANTS NOTED BELOW OR ATTACHED IN A SEPERATE LEGAL DOCUMENT. DATED THIS THE ______ DAYOF ___________ 2022 LEE TURNER, PRESIDENT CERTIFICATE OF NOTARY PUBLIC STATE OF ALABAMA COUNTY OF BALDWIN REUBEN E. DAVIDSON, Ill, SECRETARY I, ---------~ A NOTARY PUBLIC IN AND FOR THE COUNTY OF BALDWIN IN THE STATE OF ALABAMA DO HEREBY CERTIFY THAT LEE TURNER AND REUBEN E. DAVIDSON, Ill WHOSE NAMES ARE SUBSCRIBED TO THE CERTIFICTE OF OWNERSHIP AND DEDICATION, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THAT THEY SIGNED, SEALED AND DELIVERED SAID INSTRUMENT AS THEIR FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSE HEREIN SET FORTH GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS THE DAY OF _________ 2022. NOTARY PUBLIC MY COMMISSION EXPIRES INDEX OF SHEETS SHEET 1 -DEDICATION AND CERTIFICATE SHEET SHEET 2 -PLAT BOUNDARY INFORMATION SHEET NUMBER 1 of 2 -z 60 120 r-.-.- 1"=60' SURVEYOR OF RECORD MULLINS, LLC. J KEVIN GARDNER, PLS 180 LOT 6 BAY MEADOWS EAST M.B.9PG.121 LOT3 LOT2 240 EAST INTENDENCI/\ STREET PENSACOLA, FL 32502 CAPPED 1/2' REBAR FOUND STAMPED "RJ KENNEDY PLS 19256" S 00°23'38" W 752.38' ALABAMA HIGHWAY 181 (80' R/WJ 4" X 4" CONCRETE MONUMENT SET PRESENT WESTERLY R/W S' TO BE DEDICATED FOR R/W (WITH\ THE RECORDING OF FINAL PLAD STAMPED "CA-1001-LS " O') DEDICATED WESTERLY R/W S 00°23'38" W 546.09' ,.._ a CURVE C1 ARC LENGTH CHORD LENGT ~ ~ w LOT 77 4.30AC w~ ~re 1n~ N ~ Cl) COMMON AREA 'D' U&D EASEMENT 169,009 SF 3.88 AC 39.27' 35.36' C 39.27' 35.36' 39.27' 35.36' 39.27 35.36 39.27' 35.36' 39.27' 35.36' 39.27' 35.36' 39.27' 35.36' ~ ESTATE OF PAULINE J MOYD BALDWIN COUNTY PROBATE COURT CASE NO 35922 N 00°30'44" E 4" X 4" CONCRETE MONUMENT SET STAMPED 'CA-1001-LS' C3 C4 cs (6 C7 ca C, (10 (11 (12 C1l (14 (15 (16 (17 C1S (19 C20 39.27 39.27' 28.42' 66.82 61.84' 78.5 4 39.27' 39.27' 39.27 39,27' 39.27' 39.27 6.04' 63.56' 63.56' 23.91' 78.5 4 35 .36 35.36' 28.32' 65 .58 60.86' 70.71' 35.36' 35.36' 35.36 35.36' 35.36' 35.36 6.04' 6.50' 62.50' 23.86' 70.71' 4" X 4" CONCRETE MONUMENT SET 87.62' 1,, c:o Cl) STAMPED 'CA-1001-LS' W P.O.B, TRACT A 4" X 4" CONCRETE MONUMENT SET STAMPED 'CA-1001-LS' ~F--. CT.I oq NM 0 0 ).ll~ Cl) S 00°30'53" W 840.00' 4" X 4" CONCRETE MONUMENT SET i:i------------------------=-==-,;;,'l'li-''-"_;.C;;.;O~M~M,:O,-N'"'A,:R,:EA"."".:'B""' ,:3-:-0,-:-58::".6C".S:-:F---------------8;-=;;,--¢8 STAMPED 'CA·1001 ·LS " C21 C C23 C24 C2 5 ~ :,;! U&D EASEMENT 0.70 AC CO O ___ 81.00' _ ~• 1,!I'. EASEM[N!_ !D._CQ'_ 8100 __ 61_00_'._ _ ~1.00' IJir-,. -1 ~ci I I 1 8 ~ I ;:;i~ I @ w I @ @ @ @ I a:: :Z: ;... 10,530 SF r--g 10,530SF t s. 10,530SF 10,'.d 05F 10,530SF (:3 - <(z ~ ~ i 0.24 AC .:;; 0.24 AC rn 0.24 AC 0.24 AC 0.24 AC ~ ~ ""'~' ~s ~!'\ ~-, O '-'-' "' "' I ~ I ~ ~ I ::,= 0 vu 29.01' lO"SE~_ 15' U&J EASEME~T 81.00 GOl:QEt,1 LEAF AVENUE 50' R/W S00 "30'53"W 25.01' S 00°30'53 ' W -195.01'--i 95.00' 10'U&D EASEMEHT -2il'IEiB.l.c( ~ (i) 10,546SF wl 0.2-1 AC 120.00 c;, 8 a , 81.00 8100' S 00°30'53 ' W 310.00' 500"30'53"W 105.00' I 14,166SF ~39 0.33AC \.22) ~I 13Qo;r_ _ 10,530SF ~40 0.24 AC ~ _ 13_0.00 --s-oo'3 0'53"W _ J3.0.00 -- N00'30'53' E 105.00' WU!!DL'SEMENT 14,166S- 0.33AC S1l!J '31l"'53'W _30.00' 10,530SF 0.24AC _no.,w _ 8 8 ~ ~ "Kl,SOOSF 1 \.__.:J 0.24AC 8 10,5:\0SF @3 0.24AC "Kl,530S F 0.24 AC ' 8 I 120.00'._ __ --S00'30'5J'W 120,QQ'_ 10,530SF 0.24AC _1~0.00' 13,764SF~ 0.32 AC \.:!.V --_ _J - S00°JO'SJ'W _llQ.Q;/'__ 10,530SF 0.24 AC _ _J3_1100' 14,166SF 0.33AC © 10,530SF 0.24AC 81.00' .. 8 8 81QJ' _ 7.5"1.J& EA'iEWI-:__!:!! ~1JXJ' I ® 1D,530SF 0.24 AC 8".00' I ® 10,530SF 0.24AC S 00°30'53' W -310.00' -- S00'30'53 "W 105.00 8 _8LOO_ @) 11,3~SF 0.26AC 63.00' 105.00' 15'U&D EA>twt:NJ @ 11,3~SF ~! ~ 0.26AC I ~ !1---$00"30'5J"W - I w -f:,i~ $11 ~ 00 ~: I " --S00'30"""53"W J3.0.,W _ _I 130.00' 10,530SF 0.24AC 10,530 SF 0.24AC COMMON AREA 'C' U&D EASEMENT 53,560 SF 1.23AC ® ,- j "s ~le ~~ ~ ! "Kl,530SF 0.24AC S 00"'30'53 " w--- 130.00 10,530 SF 0.24AC --S 00'3053"W ~ ~~ -~IJ(J'3O'53 "W 11.0JX)' __ _ 1; ~ - I I 5s I I~ I -- _1,illOO'_ 11,3~Sr 0.26AC C WU.\D EA>E~ENT 80.00 105.00 ?,, 1,~a.DEASMNT I 105.00 -0 N00'30'53'E S 00°30'S2 ' W -235.00'-- S00"30'53 "W 85.50' S00"30'53 "W 86.00' A--------_ BRONZE STREET 50' R/W S00"3 0'53 'W 141.74' 105.00' N00"30'53"E S 00°30'S3 " W 31[00' 87.25' 87.25' 1- 8 8 .. - - -_§§_.00 ll,3065F 0.26AC 63.00' 500'30'53"W TJ'._U.\ WlK HT_!D,_o:1'_ I I I 10,530SF 0.24AC 1\•~6~~T 81.00 N 00'3CT 53 "E S 00"30'53 ' W ,35.00' - 105.00' __J!)~'- ® 41.00' 80.00' I __ WC.O""'eITT_ - 14,166S= ®3 0.33AC 10,530SF @4 ~I 8~ 0.24AC ~ [ ~ ~ 10,530SF @5 0.24AC e I 51X'l'1 0'53 "W-- J3.0.00' 10,530SF~ 0.24AC ~ __::''~D_EW~ / _ 10,530SF @7 0.24AC 130.00' 10,530S= @s 0.24AC --soo•3(Y53 'W _lJ_Q,00' l4,166SF (7;;;\69 0.33 AC \:!y 105.00 I I I 8 00 N00'30'53"E ~13,76-1SF '\..!.!:.,) 0.32AC --:i;oo•30'53 "W- _flOJP ~75 10,530 SF ~ g '--!2) 0.24 AC ~ 00 I S00-10'53 " W - 130.00' ® ® 10,530SF 0.24AC 10,53DSr 0.24AC 10,530SF 0.24AC 8 I § I ~ 8 S 00°30'53 ' W --310.00'-- 87.25' 1S'U&D EASEMEITT S00"30'53 "W 87.5' 87.25' 7 / w·mBAIT ------ CAPPED 1/2" REBAR FOUND STAMPED "RJ KENNEDY PLS 19256" 10,JOl SF 0.24AC 90.25' -T .1~.\ EA.,El,tEITT 853"()'-- N00'20'11 "E -"8"6.Cff COMMON AREA 'A' U&D EASEMENT 118,705 SF 2.73 AC 10,631SF 0.24AC ® N 00°20'11" E 1296.50' "Kl,607Sr 0.24AC ® "Kl,584SF 0.24 AC 10,560SF 0.24AC "KJ,J36S F 0.24AC 1 11'\ETIW:( --81:"25' U ' U& EASEMENT 87.25' ParcelNumber:05-46-05-22-0-000.001.528 L 87.25' 8 00 10,513S F 0.24 AC ® 877.i - Pari::•INumb•r:05-46-05-22-0-000-001.522 Owner Name: FST STEPHANIE CHRISTIE 19422 STEEPLECHASE COURT FAIRHOPE,AL36532 ZONING:R-2 LOT2 ParcelNumber:05-46-05-22-0-000.001.523 OWnor Namo : FST MATTHEW P. BOWLES& ROBERT E. COLLINS, JR. 1941!0 STEEPLECHASE COURT ZONING: R-2 FAIRHOPE.AL 36532 LOT3 PuculNumbur:05-46-05-22-0-000-001.529 Owner Nam,: FST MARKT. & BELINOAG. ROSHETKO P.O.BOX793 DAPHNE,AL 38526 ZONING: R-2 LOT4 owner Name: FST RICHARD J .. JR. & CATHERINE HINRICHS 9726 OERBY LANE LOT S FAIRHOPE, AL 36532 ZONING: R-2 CAPPED 5/8 " REBAR FOUND STAMPED 'CA 63S LS ' N00"15'27 "W 120.00---.-------- 4' X 4" CONCRETE MONUMENT SET STAMPED "CA-1001-LS' 15,729S F 0.36AC S1Xl"1i:l'SJ'W Jl0.00' 11,3~SF 0.26AC ® 21l'...>!c~( WU.\D EASEMEITT 105.00' S00'30'53'W S 00°30'53 ' W --17177' - 11324' COMMON AREA 'A' U&D EASEMENT 118,705 SF 2.73 AC LEf!iEND o -CAPPED 1/2" REBAR SET(CA-1001-LS) & -PK NAIL AND WASHER SET g ffi "!. RNJ -RIGHT OF WAY AC ~ACRES SF -SQUARE FEET ESMT -EASEMENT P.O,B -POINT OF BEGINNING CD -CHORD DISTANC E CB ~ CHORD BEARING _L LOT21 LOT 20 COMMON AREA 'D' U&D EASEMENT LOT19 LOT18 LOT17 LOT 22 BRONZE STREET 50'R/W 1--~;:;~~~~::;:5,:A~vitg-~~~/~c - I 20~!~~~~~~:A~£5~ D I P.O.B., LIVEOAK ES TATES LOT23 CONCRETE MONUMENT FOUND PURPORTED TO BE THE S.W. CORNER OF THE N.E.1/4 OF THE SE.1/4 OF OF SECTION 22, TOWNSHIP 6 SOL/TH, RANGE 2 EAST, BALDWIN COUNTY, ALA~AMA ParcelNumber:05-46-05-22-0-000-001.556 owner Name: FST WILLIAM M. & GLENDA McQU L LEN 9725 KELLY McQUILLEN DRIVE FAIRHOPE.AL 36532 ZONING: R-1 ......, m 0::: m C LL Subdivision Layout Jobl\o 19-119P Da-:e 05/09/2022 DrawnBy RA Cn eckedBy JKG SHEET NUMBER 2 of 2 ORDl~A CE 1 0. 1672 AN ORDINA 'CE AMEND! GORD I NA CE 0. 1253 KNO \ N T H E ZON l 1 G ORDINA CE BE.IT ORDAINED BY THE lTI'COUNC ILOFTH ECITY OF ·A IR.HOPE, ALABAMA as follows: The ordinance known as the Zoning Ordinance (No . 1253). adop ted 27 June 2005 toge ther with the Zoning Map of !he Ci ty of Fair hope , be and the ame hereby is changed and altered in respect to that certain property described below : After th e appropria te public notice and hea rin g of the Planni ng Commission of th e City of Fairhope, Alabama has forwarded a favorable recommendation , The property of the Fairhope Single Tax Corporation and Pauline J . Moyd gene rally located at the southwest co mer of the in1 ersectlon of Bay Meadow· Avenue and State Highway I I, Fairhope. Alabama . LI VE OAK EST TE P D PPl 1 #: 15078 Lega l Description: (Ca se number ZC 19.07) ALL THAT PA.RT OP THE ORTI I EAST QUART6R Of THE OUTHEAST QUARTER OF SECTION 22, TOWNSHIP 6 SOUTH , RANGE 2 EA T OF THE T. STEPHE M ERJDlA 1 , BALDWIN CO TY. ALABAMA . MORE PA RTICULA IU. Y DESCRIBED AS BEG! 1 1 I NG AT A CONCRETE BLOCK MONUMENT FOU D , PURPORTED TO BETHESOUTHWESTCORNEROFTHENORTHEASTQ ARTER OF THE SO TH EAST QUARTER OF SAJD SECTION 22 ; THENCE FROM AID POINT OF BEGINNING , LONG AND WTTH THE WEST MARGIN OF SAID ORTI-IEA T QUARTER OF THE OUTHEAST QUARTER. NORTH 00 DEGREES 20 MfNUTE 11 SECOND EAST. A DISTA CE OF 1296 .50 FEET TO A ½" YELLOW CAP PED REBAR FOUND. STAMPED ·'RJ KENNEDY PLS 19256"', 0 THE SOUTH MARGIN OF A RlGHT• Of-WAY FOR BAY MEADOWS A VENU E: TH ENC E ALO G AND WITH A I D SOL'TH MARGJN , SOUTH 89 DEGREES 29 MINUTES 07 SECONDS EAST. A DISTANCE OF 1275 . I O FEET TO A 1/," YELLOW CAPPED REBAR FOUND. STAMP.ED''RJ KE NEDY PL 1925O ',A :-THE I TE.R ECTJONOFTHESOUTHMARGINOFA RIGHT-OF-WAY FOR BAY MEADOWS P., VENUE WI TH THE WEST MARG IN OF A RIGHT-OF- WA Y F R LABAMA HIGHWAY 181; THE CELEAVfNGSAIDR.IGHT-OF-WAYFO RB AYMEADOWSAVE E,ALO G DWITH SAID W EST MARGI or: A RIGHT-OF-WAY FOR ALABAMA HI GHWAY 181 , SOUTH 00 DEGRE ES 23 MINUTES 38 SECONDS WEST. A DIST A CE OF I 298.4 FEET TO A ½" YELLOW CAPPED REBAR ET , TAMP ED ··MULL! S CA#IO0I ", ON AID WEST MARGIN; TH ENC E LEAVING AJD WEST MARCIN. NORTH 9 DEGREES 23 Mli UTES 47 SECONDS WE T. A DI TA1 CE OF 1273 .&0FE ET (PASSING A '/4'' PIPE FOUND. PROTRUDING 1.5 FEET ABOVE GROUND , AT A DI TAN E. OF 568 .97 FEET) TO Tl IE POINT OF BEGINNING AND CONTAIN! G 37 .961 ACRES . MORE OR LESS . MAY BE SUBJECT TO EA EM E T FOR OVER.HEAD UTLL ITY LlNES AND/OR UNDERGROUNDS NlTARY ORSTOR~SEWERU ES ,ANDANYOTHERRJGHTS-OF-WAY , EASEM E TS OR RESTRJCTIO S THAT EXIST, RECORDED OR UNRECORDED . 1. T hat , att ache d as .. Ex.hibit A" is an approved si te plan . The property mu t develop in sub . tanti al conformarncc wi th the app rov ed si te plan and s uppon:ing document ·. Any substa nli 1tl deviaLion from th attached site plan. as determined by the Director of Planning. will require re-approval by the Planning Commission and the City Council of the City of Fairhope, Alabama. as a PUD amendme nt. Ordi nance o. 1672 P·1ge --- 2. That, U1e fo ll owi ng development regu lations shal l go em: Rcsidcurial Development: LoL~: T her e sha ll be 76 lots. Use: Lots sha ll be sin g le faniil y res identi al. etbacks: Principle S1111c 1ure: Fronl --0·.Rear -15 '.and ide -8·.and tr ee lSide -_o ·. Accessorv S1m c1ure: Front -Behind rear bui lding li ne of principle tru cmre , R ar -5', idc -5', and Str eet Side -o nearer 1har1. th e princip le s1ru c1ure. Lot Covcra c : Principle Structur e: ha ll not exceed 40'1/o of th e to tal loi. Accessorv Structure: Sim i I 11 01 exceed 25% of U1 c requ ired rear ya rd . lfoild 1n s l-leish 1: Maximum building height shall n t excee d 30' for princip le stnicture s and accessory slmctures . Acee s rv tructure eparati n Between Principle truc1ure: Shall not be less 1han l 0 '. r cia l Developm ent: . ilc Plan Review : A stand-alone itc plan review shall be required . Uses: Co mm erc ia l uses shall be rest ric ted 10 B-4 requir ement s. T he pro perty i hereb y rezoned from R. Rc sid cn tfal /Agric ulture Distdct to Plann ed nit Development (PUD). Thi property shall here after be lawful 10 co nstru ct on uc h propeny any stru cture · pennitted by Ordinanc~ No. I:! 3 and to use said premise for any use pennitted or bu il din g ought to be e re cted n aid property sha ll be in co mpliance with 1h e build ing law of the Ci ty ofrairhopc and that any structure ha ll be ap pro ed by 1h e Bui lding Offi cia l of the Ci ty of Fai rhope :md that any s1rrn:1ure be erec ted only in compliance wit h such l:iws, including th e requirement s of Ordinan ce No . 1253 . cve r ab ility C lau se -if any part , sec1io n m subdi vis ion of th is ord inanc e sh II be held un consl itu tiona l r inva lid fo r any rcltson. such holdin g s hall not be con tru ed lo invalida te or impair the remainder of th is ord inan ce. whi h ha ll co nt inu in fu l I force and effect notwi th standing uch holdin g . Effective Date -This ordinance sha ll take cffcc 1 immediately upon it s du e adoption and publica Lio n as required by law. ADOPTED TH IS 21TH DAY OF JANUA R~,7 ~"'ia-y"'"o_r ______ _ ATTEST : ~L G:aiianb: M i1 y lerk Live Oak Subdivision SD 22.22 RE: Punchlist/Outstanding Items dated 06/15/22 Attn: Mike Jefferies – Development Services Manager We received the following list of items via email on 06/16/22. The responses to the items will be shown in BLUE. 1. General repairs include the following: a. Grind and seal all hairline cracks i. Will be completed by 6/24/22 b. All manholes need to be cleaned out i. Complete c. All water services & boxes need to be adjusted & curb stops straightened i. Complete d. Sewer manhole rims need to be replaced several have storm rims i. All sanitary sewer manholes have sanitary sewer rings and covers. See attached submittals e. Clean debris from storm lines i. Will be completed by 6/24/22 f. Jett out and vac all Sanitary Sewer Lines i. Sanitary Sewer lines will be cleaned by 6/24/22 2. N.E. Common Area water meter either remove or lay flat i. Complete 3. Lot 38 adjust meter box i. Complete 4. Lot 37 adjust meter box and adjust curb stop i. Complete 5. Replace SSMH A9 rain stopper/rim i. Will be completed by 6/24/22 6. 2 W’s needed for valves 37/36 i. Will be completed by 6/24/22 7. Need control joints on sidewalk at Golden Leaf & Bronze i. Will be completed by 6/24/22 8. Tracer wire removed out of curb stops i. Complete 9. New BAC-T tests i. Bac-T tests will be done as soon as water is available to flush, chlorinate and sample the water lines. It is our understanding that water is currently unavailable due to drought conditions. This is per a discussion between TKC and Curtis Cooper. 10. SSMH A10 offset pipe & cleanout invert i. Will be completed by 6/24/22 11. Hardwood & Bronze both water main valves need to be straightened i. Complete 12. Golden Leaf & Bronze straighten water valve box i. Will be completed by 6/24/22 13. Bronze & Split Branch asphalt defect i. Will be completed by 6/24/22 14. Lot 14 raise sewer box i. Complete 15. JB A15 remove debris i. Will be completed by 6/24/22 16. OTI A18 Storm Box lid needs reset at Common Area A i. Will be completed by 6/24/22 17. Broken water valve donut, Lot 21/22 i. Complete 18. Repair asphalt defect at lots 21/22 i. Will be completed by 6/24/22 19. Need rain stopper at SSMH lot 25 i. Will be completed by 6/24/22 20. SSMH concrete cracked, need replacing at lot 25 i. Will be completed by 6/24/22 21. Lot 25 SSMH A3 ring wrong size, invert needs to be smoothed in both directions i. Will be completed by 6/24/22 22. Clean out sediment flume in pond i. Will be completed by 6/24/22 23. SSMH A4 outlet main not straight with invert i. Will be completed by 6/24/22 24. Clean storm water pipe at south end of development i. Will be completed by 6/24/22 25. SSMH AS holding water i. Will be completed by 6/24/22 26. Need float switch to trigger pond fill when low i. Not required by approved plans – not in original scope 27. Add future through street sign at golden leaf & Hardwood i. Not required by approved plans – not in original scope 28. Repair asphalt defect on stub out of Hardwood i. Will be completed by 6/24/22 29. Water main valve at east side of Golden Leaf & Hardwood needs to be straightened i. Complete 30. Water valve donut at west side of Golden Leaf & Hardwood cracked, needs to be replaced i. Complete 31. Repair asphalt defect on Hardwood, Approximately Lot 61/62 i. Will be completed by 6/24/22 32. Storm inlets B18 & B12 need to be grouted i. Will be completed by 6/24/22 33. Stabilize areas of wash out and erosion i. Will be completed by 6/24/22 34. Roadway failed 7/17 core samples. Provide a letter stating all the roadways shall be repaved at the end of the 2-year maintenance period at the developer expense. i. See attached letter from Billy Pope, along with a portion of Fairhope Subdivision Regulations. 35. Is the pond stocked with fish? i. No 36. Is there a plan to clean up property line along HWY 181? i. No 37. Landscaping still under review. i. Ok we will watch for comments 38. Add Riviera Utilities to the site data table i. Added 39. Add signature block for E-911 i. Added 40. Show the setbacks on the site data table i. Added 41. Add PUD zoning and Ordinance #1672 to site data table i. Added 42. "Tract A" needs to be shown as lot 77. i. Added 43. Add note on plat that "Future development on lot 77 per Ordinance No. 1672 shall be limited to B-4 Business and Professional District allowed uses per Fairhope's Zoning Ordinance and will require a mandatory Site Plan Review. i. Added 44. Remove PROPOSED PUD LOT DATA table i. Done 45. Total Density calculations show 99 units. There are 77 units. i. Removed from sheet. 46. Comment received via email on 6/21/22 from Mike Jefferies a. In the common areas sod needs to be installed between the curb and sidewalk. i. Complete Items included with this submittal package are: 1. Two (2) copies of the revised plans in 11x17 format 2. One (1) full size copy 3. A digital copy in PDF format on CD 4. Letter from Pope Testing addressing the asphalt thickness question 5. Portion of the Fairhope Subdivision Regulations 6. Sanitary Sewer Ring submittal supplied by TKC from manufacturer If you have any questions, please contact me. Regards, Todd M Wheeler PE Senior Civil Engineer 240 East Intendencia St. Pensacola, FL 32502 (Cell) 205-937-9553 todd.wheeler@mullinsllc.net 1 RESOLUTION NO. 2022-03 A RESOLUTION TO AMEND THE CITY OF FAIRHOPE, ALABAMA SUBDIVISION REGULATIONS WHEREAS, the City of Fairhope Planning Commission (the “Planning Commission”) adopted the current Subdivision Regulations for the City of Fairhope, Alabama on March 8, 2007 (the “Subdivision Regulations”); and WHEREAS, the Planning Commission desires to amend the Subdivision Regulations as hereinafter provided. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF FAIRHOPE, ALABAMA, AS FOLLOWS: 1. The City of Fairhope Subdivision Regulations Appendices shall be amended to add Appendix J, Amendments. 2. This Resolution shall be effective from and after its adoption by the Planning Commission. Adopted at a properly called meeting of the Planning Commission of the City of Fairhope, Alabama this _____ day of ______________, 20____. _____________________________________ Allie Knutson, Secretary Resolution/Case Number Amendment Date Amendment  2022‐03/SD 22.24 7/7/2022 Adding Appendix J to keep record of amendments made.  Amendments