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HomeMy WebLinkAbout10-03-2022 Planning Commission Agenda PacketSeptember 8, 2022 Planning Commission Minutes 1 The Planning Commission met Thursday, September 8, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Rebecca Bryant, Vice-Chair; Art Dyas; Harry Kohler; John Worsham; Clarice Hall-Black; Hollie MacKellar; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Michelle Melton, City Planner; and Chris Williams, City Attorney. Absent: Allie Knutson, Secretary. Chairman Turner called the meeting to order at 5:00 PM. Chairman Turner stated that there would be no discussion for Item 3 Old/New Business on the agenda. He also stated that many letters had been received asking about apartments at the intersection of State Highway 104 and State Highway 181, there are no requests for apartments on the agenda. Approval of the Minutes, August 1, 2022: Councilman Martin made a motion to approve the minutes from the August 1, 2022, meeting. 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, Clarice Hall- Black, Hollie MacKellar, and Councilman Martin. NAY: None. UR 22.12 Request of CSpire for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 5,536 LF of buried fiber cable in the ROW of County Road 13 from Fairhope Avenue to Mosley Road. Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed a map of the proposed installation along County Road 13. Recommendation: Staff recommends approval of UR 22.12 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: September 8, 2022 Planning Commission Minutes 2 a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 9. Utilities boxes shall be concentrated near existing boxes. 10. For permitting purposes, applicants shall provide subsurface utility engineering quality- level C, unless otherwise required by the Fairhope Building Department A C-Spire Representative was present but had nothing further to add. Motion: Art Dyas made a motion to approve Case UR 22.12, 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, Clarice Hall- Black, Hollie MacKellar, and Councilman Martin. NAY: None. ZC 22.08 Public hearing to consider the request of the Applicants, Clint Martin, and Natalie Maddox, acting on behalf of the Owner, Dynamic Holdings LLC, to establish an initial zoning of B-2, General Business District, concurrent with conditional annexation into the City of Fairhope. The property is approximately 0.61 acres and is located on the east side of US Highway 98, south of Spring Run Drive, north of the Wolfe-Bayview Funeral Home. PPIN #: 91211 Summary: Mike Jeffries, Development Services Manager, presented the case summary. The subject property is currently outside the City of Fairhope’s municipal boundary and zoned B-2 by Baldwin County, located in District 8. The site is undeveloped with plans of building an office using the existing drive to the north. 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 Case ZC 22.08, PPIN 91211, be approved for conditional annexation, with initial zoning of B-2 General Business District. Neither the Applicant nor the Owner were present to speak. Chairman Turner opened the public hearing. Having no one present to speak, the public hearing was closed. September 8, 2022 Planning Commission Minutes 3 Motion: John Worsham made a motion to recommend approval of Case ZC 22.08, PPIN 91211, for conditional annexation to B-2, to City Council. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Councilman Martin. NAY: None. ZC 22.09 Public hearing to consider the request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner, RW Battles, LLC, to establish an initial zoning of B-2, General Business District, concurrent with conditional annexation into the City of Fairhope. The properties are approximately 21.18 acres and are located near the northwest corner of Greeno Road and Old Battles Road. PPIN #: 391374, 17515, 391372, 391376, 391373, 391379, 391375 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 zoned B-4 by Baldwin County, located in District 8. The subject property lies within the City of Fairhope’s permitting jurisdiction and a permit has been issued for the site and the Publix development is under construction. This development received a Multiple Occupancy Project (Case SD 21.09) approval at the February 2021 Planning Commission Meeting. 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. The only plans for this property at this time, are the Publix and the outparcels. Annexation would provide no changes to the current plans. This area is considered a future commercial node. Recommendation: Staff recommends Case ZC 22.09, Shoppes at Point Clear, be approved for conditional annexation, with initial zoning of B-2 General Business District, with the following condition: 1. Case ZC 22.11 shall be approved by City Council, or lot lines adjusted, to ensure subject property is contiguous to Fairhope Corporate Limits. Trey Jinright, Jade Consulting, stated that annexation will bring site plan approvals to Planning Commission in additional to tax revenue. The thirteen acres to the north would make it contiguous and commercial will expand there are well. 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 ZC 22.09, Shoppes at Point Clear, for conditional annexation to B-2, to City Council subject to staff’s condition. John Worsham seconded the motion and the motion carried unanimously with the following vote: September 8, 2022 Planning Commission Minutes 4 AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. ZC 22.11 Public hearing to consider the request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner, The Grand Reserve at Pelham, LLC, to establish an initial zoning of B-2, General Business District, concurrent with conditional annexation into th e City of Fairhope. The properties are approximately 13.30 acres and are located on the west side of US Highway 98, just south of Pale Moon Court. PPIN #: 39376, 210314 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 zoned RSF -E (Residential Single Family Estate District) by Baldwin County, located in District 8. The subject property lies within the City of Fairhope’s permitting jurisdiction. The properties to the south currently have an application for conditional annexation to B-2 as well. 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. This area is considered a future commercial node. Recommendation: Staff recommends Case ZC 22.11, 18323 Greeno Road, be approved for conditional annexation, with initial zoning of B-2 General Business District. Trey Jinright, Jade Consulting, had nothing further to add. Chairman Turner opened the public hearing. Having no one present to speak, the public hearing was closed. Motion: John Worsham made a motion to recommend approval of ZC 22.11, 18323 Greeno Road, for conditional annexation to B-2, to City Council. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. ZC 22.10 Public hearing to consider the request of the Applicant, Aaron Collins with SE Civil, acting on behalf of Owner, Burgess Thomasson, Jr., et al., to amend the existing PUD (Planned Unit Development) for Montrose Preserve PUD. The properties are approximatel y 53.94 acres and are located on the west side of US Highway 98, across from the Rock Creek Subdivision. PPIN #: 75979, 75980, 75981, 59675, 75978 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. September 8, 2022 Planning Commission Minutes 5 This is the third proposed amendment to the PUD. Authorized agents include S.E. Civil, Larry Chason with Chason & Earle Real Estate Brokers and Developers, L.L.C., as well as David Connor with Blackburn & Connor Attorneys At Law. Two options were proposed for this PUD amendment, 1. Provide options to allow Lots 4-6 to be sold individually (“Option A”) or combine Lots 4-6 as one (1) lot to be sold (“Option B”); and 2. To add five development phases. Otherwise, the PUD remains the same with one slight exception. The new entrance from U.S. Hwy 98 has been shifted to align with an existing median crossover. Setbacks and other dimensional requirements, as well as uses, shall follow R-1, Single-Family Residential requirements unless otherwise referenced on the proposed site plan. Option A includes 18 residential lots and 5 development phases while Option B includes 16 residential lots and 5 development phases. Combining lots 4-6 into one lot would remove an access road to the lots. Originally presented in 2015 and approved in 2017, many revisions accommodating Commissioners, as well as surrounding neighbors, and other outside agencies, lead to the approval of Ordinance 1596, known at the time as the Thomasson PUD, which contained 77-lots. Central to those concerns were connections to existing public roads within Montrose. In 2021, Ordinance 1742, an amendment known as the Montrose Preserve PUD, provided a revised layout consisting of 18 residential lots. In March 2022, Staff received a Preliminary Plat application for Lots 1-6 only, which conflicted with both the conditions of approval and Ordinance limitations of the currently approved PUD. Consequently, Staff rejected the application. One of the existing conditions of approval is that “A Preliminary Plat shall be required that includes the entire acreage. At minimum, the Preliminary Plat shall provide street access to each of the 18 lots and be in substantial conformance with the street layout as proposed on the Master Site Plan. The Preliminary Plat shall be approved by the Fairhope Planning Commission prior to issuance of any building permits for any property located within the PUD.” It has been implied that staff added this condition prior to the City Council public hearing on January 24, 2022. For clarification, this condition was discussed at the first Development Review Committee meeting on November 10, 2021, and remained unchanged during the following instances. Throughout the process, no one expressed opposition to this condition. Option A or B appears reasonable assuming the overall intent of the PUD is achieved. Staff has concerns that the phased development of these options could create problems. Staff is not opposed to phased construction, i.e., building required improvements prior to the creation of new lots, but does believe the PUD should be comprehensively planned. The PUD approves a conceptual plan, but the Preliminary Plat resolves details. Chairman Turner stated it was standard to approve a PUD then require a Preliminary Plat to make sure that everything works. Mr. Simmons agreed and stated the proposed development phases are Phase 1: 3 lots, Phase 2: 3 lots (Option A) or 1 lot (Option B), Phase 3: 8 lots, Phase 4: 3 lots, and Phase 5: 1 lot. It is not an efficient use of the City’s resources to allow 1 and 3 lot residential phases, especially when it is unclear whether the intents of the overall PUD can be achieved. Staff recommendations are not arbitrary, they reflect the rules and regulations adopted by the City Council and the Planning Commission. Mr. Simmons referenced the first paragraph of the City’s Subdivision Regulations, the Purpose of the Regulations. There is no access to existing roads in Montrose, other than Lots 1-3, which utilized the 3rd Street rights- of-way. Access to each lot will be provided via Highway 98 and/or Main Street. Mechanisms for providing access to each lot are not finalized, but the final solution may include, but not be limited to, the following options: Vacation of rights-of-way, agreements to include a privately maintained road in September 8, 2022 Planning Commission Minutes 6 a public right-of-way, shared access via easements inside lot lines, and/or garbage and recycling will be provided by the City of Fairhope Public Works. All streets shall be approved by the Director of Public Works. The subject property is serviced by the following utilities: Sewer is Fairhope Utilities, Water is Daphne Utilities, Power is Riviera, and Telecommunications is AT&T. Adequacy of public utility infrastructure shall be required prior to submitting for a Preliminary Plat application. Questions/comments that staff still have concern Common Areas that should be created separate from the residential lots along with a documented maintenance plan by the 18 (or 16) individual owners as proposed by the Applicant as well as the dark green area being common and not part of the resulting lots. Definitive delineations of wetland boundaries, stream protections, floodways, and flood zones are needed. Questions about how drainage will be managed, what does a grading plan to accommodate access and drainage look like and what will those changes affect. Garbage collection was discussed in previous reviews; Lots 1-14 were to be collected along a route that generally followed the 3rd Street and Ledyard Street unopened rights-of way. Removing access through Lots 4-6 would require garbage trucks to re-route to the U.S. Highway 98 entrance to access Lots 7-14. This re-route may be acceptable, but increased travel times and expanded garbage routes will need to be reviewed/approved by Public Works. The 40’ undisturbed buffer provided adjacent to U.S. Highway 98 is conceptually illustrated on the site plan but may require adjustments due to an existing powerline to meet the intentions of the PUD. The rights-of-way are currently under the jurisdiction of Baldwin County and the 3rd Street ROW is not vacated. Moreover, two former County Commissioners went on record stating that they would not support a vacation of this ROW nor a ROW Use Agreement. Fairhope may be agreeable to accept the rights-of-way if requested by Baldwin County. However, the Baldwin County Commission makes that request to the Fairhope City Council. The Applicants are responsible for discussions with Baldwin County to initiate that process. If the rights-of-way are accepted by the City of Fairhope, the City Council may choose to keep the rights-of-way unopened, open them, agree to a limited use agreement, including hold harmless agreements, or even vacation. The City cannot determine which option is preferable prior to accepting the rights-of-way. Staff is willing and prepared to draft an Acceptance Resolution to present to City Council if/when the request is made. If rights-of-way remain unopened access to Lots 7-14 (and potentially including 4-6) would be through private easement agreements among the individual lot owners. Regarding Option A versus Option B, the City of Fairhope Zoning Ordinance provides that the Planning Director may administratively approve minor amendments to PUD’s that are in substantial conformance with the approved plan. If Planning Commission and City Council agree, and assuming clarif ications are provided with the Preliminary Plat and the intentions are transparent, administrative approval could allow a reduction in lots without requiring a full PUD amendment, which can take 3-4 months. Recommendation: Staff recommends Case ZC 22.10, Montrose Preserve PUD Amendment, be denied. Art Dyas asked what the Applicant would need to do to receive a recommendation of approval from staff. Mr. Simmons replied that the full list of things that need to be resolved, is under the Preliminary Plat application. This amendment is essentially to remove the conditions of the Preliminary Plat requirement and he does not agree with it. All of the other departments would be reviewing the Preliminary Plat, with this case, not everyone is at the table, including Daphne Utilities. For example, it is not known how Daphne Utilities will access Lot 14. Art Dyas asked why previously platted streets were not being opened in this PUD. Mr. Simmons replied that the streets do not belong to the City. September 8, 2022 Planning Commission Minutes 7 When the PUD was accepted, it was stated that the Developer would accept the roads, the City did not accept one-hundred-year-old, unopened ROW’s. Councilman Martin added that the Applicant is not complying with what the City usually asks for and the Preliminary Plat needs to be done to be in compliance with our Subdivision Regulations. Chairman Turner stated that he agreed with Councilman Martin and added that the Applicant did not want the streets to connect and neither did the residents in Montrose, massive oak trees would have to be cut down. Councilman Martin added that the streets are very narrow, the streets would need to be much bigger to be in compliance. Art Dyas asked why access was not coming out to Main Street if there is an issue with the utilities. Chairman Turner replied that it is not known if there is an issue with utilities. Mr. Simmons went over the street access options; one option is to split the ROW’s as shown, another option would be to do a Hold Harmless Agreement for access to lots, or there may already be a vacation document in place. They could also put the access inside the lots in an easement to have a private drive. David Conner, Blackburn & Connor Attorneys at Law, stated that this request has been made complicated. The packet shows a 77-lot approved PUD, which shows the roads, with no requirement to have Preliminary Plat to be designed for the whole site. A Master Plan is usually done. The approved PUD does not allow connections, they requested the unopened ROW’s to be vacated. He does not want the PUD to revert back to 77-lots. The Commissioners periodically approve 3-4 lot subdivisions. Chairman Turner replied that minor subdivision are done for 4 lots or fewer if no public infrastructure is being added. If infrastructure is to be added, a Preliminary Plat is required. Mr. Conner replied that the Applicant is avoiding submitting a Preliminary Plat for all 53 acres at once that would require design and paying engineering costs for the whole subdivision. They want to do the Preliminary Plats in five phases and Dr. Booth potentially wants Lots 4-6 to be combined. They are proposing private streets and changed the design for access from US-Highway 98 per ALDOT. Many of the other issues that have been raised have caused confusion and that this is no different than any other development. David Diehl, S.E. Civil, stated that he has done hundreds of PUD’s, dozens in Fairhope. Firethorn was approved with a Master Plan, each phase was brought in with its own plat. He has never been asked to engineer an entire development as a condition of approval. Chairman Turner opened the public hearing. Martha Rester, 23073 Main Street, asked if there would be access to the PUD from Main Street. She had concerns about topography of the PUD if it was developed in phases as well as the traffic on Main Street. Gerald Gyanuzzi, 10 Via Maria, stated that it was unclear how Lot 18 is separated by Rock Creek and how it is being accessed. He also asked what the buffer would be to the south of Lot 18 and how it would be maintained as well as the buffer on Us Highway 98. He also wanted to know what the impact would be on Rock Creek. Judy Barlow, 7144 Chapman Street, spoke on the letter that Debbie Quinn sent to the Commissioners as she could not attend the meeting. If the engineering is not done all at one time, their concerns are the topography of the area, stormwater damage and ingress, egress of the stormwater, electricity, roads and ROW’s as it is not clear whether they will the County’s or the City’s. September 8, 2022 Planning Commission Minutes 8 Kim Dye, 20389 Main Street, was concerned about Main Street access as well as the lack of consideration for the whole PUD. Doing the PUD in phases is not a total plan. She asked what would happen to the land and utilities if the whole PUD is not developed. Chairman Turner closed the public hearing and asked that the comments about access to Main Street, topography, Lot 18, the buffer to the south, and phasing, be addressed. Mr. Diehl stated that only three lots have driveway access to Main Street, there is no access to Ledyard Street. Lot 18 accesses from Highway 98, requiring a permit through ALDOT. There is not a buffer to the south, but a buffer can be added. He also stated that he has never had to engineer a whole PUD before. Chairman Turner asked if he had ever done 18 lots in 5 phases before, Mr. Diehl stated that he had not. Chairman Turner compared the PUD to Firethorn originally being flat pecan orchards and stated that the topography of the subject PUD supports staff’s concerns. Mr. Diehl stated that approval of the PUD does not create lots until Final Plat is approved. There is no danger of the lots being created and not being able to be engineered or accessed. John Worsham replied that during the last amendment of the PUD, the first condition required a Preliminary Plat and at the time of that approval, there were no objections to that requirement. Mr. Diehl stated that he did not see that condition. Councilman Martin added that this condition has been known and has not been done so it seems like the Applicant is wanting to bypass that condition. Mr. Diehl responded that they are not wanting to bypass anything, they just want to do it in phases, and he is worried that this would set a precedent that all PUD’s would need to be engineered in full. Mr. Simmons stated that he was worried about creating a precedent for a 300-lot subdivision to be done in 100 phases. Councilman Martin asked if Mr. Diehl was comfortable with skipping that condition and not drawing out the entire plan, to which Mr. Diehl replied yes and that, that is what they always do. Mr. Simmons stated that there is typically some preliminary planning done to be able to estimate costs. The condition did not say that they would need to engineer everything, at a minimum, access to each lot to ensure access and infrastructure. The Klumpp PUD and Fly Creek PUD were used as examples. Mr. Diehl responded that their client wants to engineer and build Phase 1, give the option of Phase 2 to be purchased, and then engineer the remaining phases. Larry Chason stated that the proposed phases have been five blocks for 100-years, the family could have sold the blocks. They have received phone calls from others who may want to purchase proposed Phases 3-5. Art Dyas asked how staff would feel if there were less phases. Mr. Simmons stated that staff’s goal is to meet the intent of the PUD. If the 6 lots were on the other end, staff might not have a problem with that because selling those lots and developing them would not block access to the rest of the property for the access, the easements, and the infrastructure. The intent is not to drive up costs, it is to ensure access and utilities are provided to all lots. Harry Kohler asked if staff would be willing to have one more meeting the Applicant to discuss the bare minimum that would need to be done, Mr. Simmons replied that access is the biggest item, which is why it was made a condition, because it expands on other concerns and conversations that need to be had with ALDOT. Hollie Mackellar stated that they found out tonight that Lot 18 does not have access on the plans and may or may not be developed. Harry Kohler stated that it seems like the Applicant may not need to go to the full extent normally required for a plat to satisfy some of the concerns, decreasing the engineering costs. He added that it seemed like the compromise would be to deny the request for the PUD Amendment with the understanding that further discussions could occur between staff and the Developer that may decrease the engineering costs. Rebecca Bryant replied that it is outlined in the condition of approval that the Preliminary Plat shall provide street access. Mr. Simmons stated that he cannot provide all of the answers, utilities and outside agencies are needed, which is what happens during Preliminary Plat. September 8, 2022 Planning Commission Minutes 9 Councilman Martin stated that things should not be done out of order and that the Subdivision Regulations are in place in order to protect the morale and greater good of the community. Going out of order with this project sets a bad precedent and could put the City in harm’s way regarding infrastructure. Motion: Per staff’s recommendation, Councilman Martin made a motion to recommend denial of ZC 22.10, Montrose Preserve PUD Amendment, to City Council, due to the lack of adherence to staff’s condition of approval requiring a Preliminary Plat depicting the access and street layout for the PUD in its entirety, with the concern of potentially impacting the infrastructure, morale, and greater good of the community as well as setting a precedent for future cases. Clarice Hall-Black seconded the motion. Chairman Turner asked if there was any further discussion. Art Dyas asked when the Applicant could come back with another application to amend the PUD, if this request were to be denied. Mr. Simmons replied that they could submit for Preliminary Plat or a new idea for a PUD Amendment at the next submittal date. He would be in support of denying the amendment, but extending the time allowed to accommodate these goals, if City Council has the power to do so. The motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. Executive Session - To discuss pending or potential litigation pursuant to Alabama Code Section 36-25A-7(a)(3). Attorney Chris Williams made a declaration to move to Executive Session to discuss pending or potential litigation. Motion: Art Dyas made a motion to close the public meeting and move to Executive Session. 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, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. The Commissioners left the dais at 6:28 p.m. The Commissioners returned to the dais at 7:05 p.m. Motion: John Worsham made a motion to reconvene the public meeting. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: September 8, 2022 Planning Commission Minutes 10 AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. Adjournment John Worsham made a motion to adjourn. Councilman Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. Adjourned at 7:06 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. N SECTION STN BANCROFT STS BANCROFTSTS SECTION STS CHURCH STSAXE LN N CHURCH STEQUALITYST MAGNOLIA AVE FAIRHOPE AVE City of FairhopePlanning Commission October 3, 2022 ¯ MAGNOLIA AVE N SECTION STSR 22.07 - Magnolia Properties Office Building Legend Roads ParcelsZoningDistrict Zoning Classification B-2 - General Business District B-3b - Tourist Resort Commercial Service District P-1 - Parking R-2 - Medium Density Single-Family R-5 - High Density Dwelling Residential Planning Jurisdiction ^µ µ Project Name: Magnolia Properties Office BuildingSite Data: 0.50 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 14893, 14394General Location: South side of Magnolia Avenue, east of North Section StreetSurveyor of Record: SE Civil, LLCEngineer of Record: SE Civil, LLCOwner / Developer: FST Magnolia Ave LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approve w/Condition(s) Michelle Melton 1 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Summary of Request: Request by Mr. Larry Smith of S.E. Civil, LLC, for Site Plan Approval of Magnolia Properties Office Building located at 314 Magnolia Avenue. The subject property is owned by the Fairhope Single Tax Corporation and is leased by FST Magnolia Ave, LLC. S.E. Civil, LLC is the authorized agent and engineer for the project. The subject property is zoned B-2 General Business District and is located in the Central Business District (“CBD”). The subject property is approximately 0.47 acres or 20,473ft². Since this property will be occupied by one (1) entity, a MOP is not required. Figure 1: March 2022 street view. Both buildings have since been demolished. Setbacks Article V, Section B, (4)(a) states that nonresidential buildings within the CBD shall be built at the right-of-way line; thus, no front setback. The same goes for side setbacks (Article V, Section B(4)(b)). Site Plans are included as attachments. 2 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Figure 2: Proposed Site Plan Building The proposed building is three (3) stories with a total of 24,123ft². A rendering of the proposed building is illustrated below. '--' ~NOI CAP PARKIN G ~E OETAL ASPHALT DRIVE ' ' ' I GRAVa PARKNG ' 1-- - MAGNOLIA AVENUE 66 FT . RJW I I I I I I CO NCR ETE SPlASH PAD, USE SIDEWALK DETAIL r -II © I I I I ru_ ~= ru=I I CONCRETE SIOEWAl.K SEE OETAL CO NCRE TE DRIVE TO B Wf WiNFPE P AVI N G OE' 3 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Building heights within the CBD have evolved in recent years. Currently, Article V(B)(4)(c) of the Zoning Ordinance states Building heights for all structures shall not exceed 40 feet or 3 stories. Previously, the building height was limited to 35’ and any other structures, such as parapet walls, elevator shafts, etc. were debated. The height limit was increased to a maximum height of 40’ for all structures. There are currently no allowances for anything above 40’, except for rooftop terraces, which does not apply in this case. The building plans received with the original application illustrated the building as 44’ tall +/-, including parapet walls with mechanical equipment approaching 50’. See elevations below. Figure 3: Orginal Proposed North Elevation AUi!li.#IIPCNUI'~ -.. ....,. .... 11 4 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Figure 4: Original proposed axonometric After discussions with Staff, revised plans were submitted. The roof deck was not altered. The parapet wall and the mechanical equipment were removed from the drawings. The elevator penthouse is illustrated as 43.5’. Staff cannot approve any structures over 40’; however, Planning Commission and, ultimately City Council, may consider alternative solutions. Figure 5: Current Proposed North Elevation ... ,....,.....U,tt:IICll'TM(I JErz~eQ,L.Yq ,.,,_ 1 NORTH 5 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Figure 6: Current proposed axonometric Traffic and Parking Article V, Section B, (4)(d)(1) of the Zoning Ordinance states that parking spaces are not required for nonresidential uses within the CBD. It goes on to read that if parking is provided then it shall be behind the building and screened from the public rights-of-way and have direct pedestrian connection to primary building entrance of the public right-of-way. This site plan provides for eight (8) parking spaces and two (2) handicapped parking spaces. All of the parking spaces are on the west side of the building, will be screened from Magnolia Ave. with vegetation, and have access to building from the sidewalk via an existing asphalt driveway and concrete walkway. Moreover, there is on-street parking and the subject property is adjacent to the Municipal Parking Garage. There are two (2) recorded easements in place for maintenance and ingress/egress of the shared driveway with the neighboring business and access to the parking garage, respectively. A traffic impact study was not warranted for this project. 6 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Sidewalks There is an existing sidewalk adjacent to Magnolia Ave, but the owner plans to expand/enhance it to be 8’ width. This accommodates the requirements of the Zoning Ordinance. The public sidewalk is proposed entirely within the ROW as shown on the plan below. Being in the ROW, final construction details shall be approved by the Public Works Director prior to construction. There is a conflict between the site plan below and the construction details. The site plan requires 7” thick concrete and construction details require 4” thick concrete. Figure 7: Sidewalk Detail Dumpster and Garbage There is a dumpster pad depicted behind the building. There is also an internal trash receptacle location on the east side of the building. Applicant believes three (3) of the largest city roll out cans will be adequate for the entire building and the designated space is sufficient. Owner/Lessee has the option to contract with the City for multiple day pick-ups. Drainage and Erosion Control The drainage plans were reviewed and approved by the Public Works Director, Richard Johnson. Utilities All utilities will be provided through Fairhope Public Utilities. A Utility Plan has been submitted with this application. Ideally, the applicant would like power to be underground. The load requirements will be further developed and relayed to the City concurrent with building plan development. ADA Requirements All federal, state, and local ADA requirements are met, according to the submitted plans. Landscaping The landscape architect is coordinating with the City regarding landscaping and tree removal. See below. Buildings on the site have already been demolished, but the trees remain until there is an approved Site Plan. Landscape plans reflect the existing sidewalk. Plans shall be revised to include the proposed 8’ sidewalk. ~ETE WALK CONCRETE SPLASH ~ PAD, USE SIDEWALK DETAIL I r CONCRETE SIDEWALK / SEE DETAIL / CONCRETE SIDEWALK THROUGH DRIVE TO BE 7" THI CK CONCRETE WI WWF PER THE CONCRETE PAVING DETAIL PAVEMEN" 11 CONCRETE WALK :! ! • ! ~-· "..{4 -.~ • • I .1 .•• 1 •-.!'. 1 It __ 1ENT 1--l_ "====ai Fi==::fjrp:·t==,1:·~'l==:::::;:::jFF*=====lh==¾==~===d.111 . )_._~ ~F:i=:1,.u=--------, I '""-□ I □ ·. I • • FOUR STORY I I -20' -I I -~ . I STUCCO I MECHANICA L UNITS TO . -:-;-t ,i:-• t )-MOTORIZ ED GATE ~ "' 0 I BE LOCATED ON THE •. •. 1. '. ,. I REFER TO ARCH .,, '-,, I 7 1 ROOF AND SCREENED _ ... , ...... ~ PLANS " t O ? :~;:R~6::R~~LLS --i •• -7 .,.{ 7 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Figure 8: Landscape Plan General Comment Staff believes the proposed office will ultimately be an asset to the Central Business District and the proposed plans strive to accommodate the requirements and goals of the Zoning Ordinance, as well as the Comprehensive Plan. The only question – one that has been debated for years – is regarding building height. Neither the Zoning Ordinance, nor any other Municipal Code, allows Staff to offer variances for building height. Consequently, Staff recommends approval of the Site Plan as proposed with one condition – all structures shall be a maximum of 40’ in height. 1"!i l~lflfltr.i II 1',"Qt,. ------~ "'I~ f;alf<l,t, I ]'j' (}t,..-----, 1l5M:ET8J,1'!W$,WVJ,.EITT' '!'-, l'-'WtAA 11.}.ftuA Wt.fY .. w QI,. ~l~Ea!Rt.O~Dt,, ~ IKW'INTlUS, p;' QI,.---~ N l.161t4 Jlt'1.,1E ar ot. ~IU1I:"""------~ ~l*Jtet:'lfH rn- AV E N U E a..t~ I I I r ____ J .wv.ltl'f~ :::= ~~=;=~ -f jt.w:JIK '5a'T(,lf/E.i rr.i----,1,~~111.F ~ I I I I ' •• I • I I 0 FF I C, E L_~ I I ,J ' ' I l: : ' I I I I 1!i l~Hlll 1,15,a~o1,. wi~~•~·o-r,. %1 IL..a~fl.mUl f.CAlTYt ~-"" 1 l!ffflfOA "lBffli: !U t:\fm' 1D l:5tUTY ~l l>'O'&.. 1'J l"61t'Hlltu.al'-i"O't, l◄l rtn'.® L _________________ 7_) I I L ______ .,. ____ _. ElCl5TlHO .,.,,.;n.., """" • 8 SR 22.07 Magnolia Properties Office Building – October 3, 2022 Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; The property is currently zoned B‐2 and is located within the CBD where there are less restrictions. Buildings are recommended to be built toward the sidewalk and vehicle use and parking are recommended to be located in the rear of the property, which is commonly found in the CBD. In this case, parking is on the side and is screened with vegetation. (2) Compliance with any other approved planning documents; Meets (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; The standards of the zoning ordinance have been, or shall be by condition of approval, met. (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; To be provided as further building plans develop (17) The locations of mechanical equipment; Indicated on the site plan. No conflicts (18) Outside storage and/or display; Not provided (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; 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 Recommendation Staff recommends approval of Case SR 22.07 (Magnolia Properties Office Building) with the following condition: 1. All structures shall be a maximum of 40’ in height. VIA E-L'v1AI L ATTACHMENT (Js mith(aJsec ,, ileng.com and acollins@secivileng.com) o Electrical: Available via Fairhope Public Utilities . Please coniinn with Marshall King, Fairhope Eleccric the location of the transformer o Gas: Available v ia Fairhope Public Utilities. ls gas desired? There is a generator located on the plans. If so, contact Jeremy Little, with Fairhope Gas to determine demands. lllustrate gas lines and location of meters on plans. • Is there a plan for signage? • Sidewalk entrance must be ADA compliant. The application is scheduled for Planniug Commission consideration on Monday, October 3 , 2022. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday, September 15, 2022. If the deadline passes with no response, the application will be withheld from the agenda due lo an incomplete application. Please provide two (2) copies of the revised plans in 1 lxl7 fomiat, one (I) full size copy and provide a digital copy in Adobe pdf format. Please feel free to c011tact me at (251) 928-8003 (x456) with questions. Respectful! y. (flv;JuJ,ur1~ Michelle Melton City Planner P la nning Department City of Fairhope 2 August 23, 2022 Hunter Simmons Fairhope Planning Department 555 S. Section Street Fairhope, AL 36532 Re: Magnolia Properties Office Building -Traffic Letter Dear Hunter: This letter is to serve as back up information as to why a Traffic Impact Study is not warranted for this project. According to the subdivision regulations a traffic impact study is required if a project will increase the average daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. Attached is the ITE Trip Generation Report. The proposed development will consist of24,123 sq. ft of office space. When plugging in this information into the ITE Trip Generation Report, we come up with 266 daily trips and 36 peak hour trips. This does not meet the threshold for a traffic study. Please refer to the attached ITE Trip Generation Report. Sincerely, Larry Smith, PE lsmith@secivileng.com 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Instructions:Trip Generation Rates from the 8th Edition ITE Trip Generation ReportEnter Numbers into the "Expected Units"NA:Not AvailableKSF2:Units of 1,000 square feetin the Corresponding Yellow ColumnDU:Dwelling UnitFuel Position:# of vehicles that could be fueled simultaneouslyOcc.Room:Occupied RoomDescription / ITE Code UnitsRate Weekday Daily Traffic PM Peak Period Rate% PM In% PM OutExpectedUnits(independentvariable)CalculatedDaily TripsPM Peak Trips - TotalPM In PM OutWaterport/Marine Terminal 010Berths171.52NA NA NA0NA NA NACommercial Airport 021Employees13.400.80 54% 46%00NA NACommercial Airport 021Avg Flights/Day104.735.75 56% 44%00NA NACommercial Airport 021Com. Flights/Day122.216.88 54% 46%00NA NAGeneral Aviation Airport 022Employees14.241.03 45% 55%00NA NAGeneral Aviation Airport 022Avg. Flights/Day1.97NA NA NA0NA NA NAGeneral Aviation Airport 022Based Aircraft5.000.37 45% 55%00NA NATruck Terminal 030Acres81.906.55 43% 57%00NA NAPark&Ride w/ Bus Service 090Parking Spaces4.500.62 22% 78%00NA NAPark&Ride w/ Bus Service 090Occ. Spaces9.620.81 28% 72%00NA NALight Rail Station w/ Park 093Parking Space2.511.24 58% 42%00NA NALight Rail Station w/ Park 093Occ. Spaces3.911.33 58% 42%00NA NAGeneral Light Industrial 110KSF26.970.97 12% 88%00NA NAGeneral Light Industrial 110Employees3.020.42 21% 79%00NA NAGeneral Heavy Industrial 120KSF21.500.68 NA NA00NA NAGeneral Heavy Industrial 120Employees0.820.88 NA NA00NA NAIndustrial Park 130KSF26.960.86 21% 79%00NA NAIndustrial Park 130Employees3.340.46 20% 80%00NA NAManufacturing 140KSF23.820.74 36% 64%00NA NAManufacturing 140Employees2.130.36 44% 56%00NA NAWarehousing 150KSF23.560.32 25% 75%00NA NAWarehousing 150Employees3.890.59 35% 65%00NA NAMini Warehouse 151KSF22.500.26 51% 49%00NA NAMini Warehouse 151Storage Units0.250.02 NA NA00NA NAMini Warehouse 151Employees61.906.04 52% 48%00NA NAHigh-Cube Warehouse 152KSF21.440.10 33% 67%00NA NAHigh-Cube Warehouse 152EmployeesNA0.66 35% 65%00NA NAUtilities 170KSF2NA0.76 45% 55%00NA NAUtilities 170EmployeesNA0.76 90% 10%00NA NASingle Family Homes 210DU9.571.01 63% 37%00NA NASingle Family Homes 210Vehicles6.020.67 66% 34%00NA NAApartment 220DU6.650.62 65% 35%00NA NAApartment 220Persons3.310.40 NA NA00NA NAApartment 220Vehicles5.100.60 NA NA00NA NALow Rise Apartment 221Occ.DU6.590.58 65% 35%00NA NAHigh Rise Apartment 222DU4.200.35 61% 39%00NA NAMid-Rise Apartment 223DUNA0.39 58% 42%00NA NARental Townhouse 224DUNA0.72 51% 49%00NA NAResd. Condo/Townhouse 230DU5.810.52 67% 33%00NA NAResd. Condo/Townhouse 230Persons2.490.24 67% 33%00NA NALow Rise Resd. Condo 231DUNA0.78 58% 42%00NA NAHigh Rise Resd. Condo 232DU 4.180.38 62% 38%00NA NALuxury Condo/Townhouse 233Occ. DUNA0.55 63% 37%00NA NAMobile Home Park 240DU4.990.59 62% 38%00NA NAI I Mobile Home Park 240Persons2.460.26 63% 37%00NA NARetirement Community 250DUNA0.27 56% 44%00NA NAElderly Housing-Detached 251DU3.710.27 61% 39%00NA NACongregate Care Facility 253Occ.DU2.150.17 56% 44%00NA NAElderly Housing- Attached 252Occ.DU3.480.16 60% 40%00NA NARecreational Homes 260DU3.160.26 41% 59%00NA NAResidential PUD 270DU7.500.62 65% 35%00NA NAHotel 310Occ. Room8.920.70 49% 51%00NA NAHotel 310Rooms8.170.59 53% 47%00NA NAHotel 310Employees14.340.80 54% 46%00NA NAAll Suites Hotel 311Occ.Room6.240.55 42% 58%00NA NAAll Suites Hotel 311Rooms4.900.40 45% 55%00NA NABusiness Hotel 312Occ. Room7.270.62 60% 40%00NA NABusiness Hotel 312Employees72.677.60 60% 40%00NA NAMotel 320Occ.Room9.110.58 53% 47%00NA NAMotel 320Rooms5.630.47 54% 46%00NA NAMotel 320Employees12.810.73 54% 46%00NA NAResort Hotel 330Occ. Room13.430.49 43% 57%00NA NAResort Hotel 330RoomsNA0.42 43% 57%00NA NACity Park 411Picinic Sites5.87NA NA NA0NA NA NACounty Park 412Acres2.280.06 41% 59%00NA NAState Park 413Picnic Sites9.950.65 43% 57%00NA NAState Park 413EmployeesNA4.67 43% 57%00NA NAWater Slide Park 414Parking Space2.27NA NA NA0NA NA NABeach Park 415Acres29.811.30 29% 71%00NA NACampground/RV Park 416Acres74.380.39 NA NA00NA NARegional Park 417Picnic Sites61.829.60 41% 59%00NA NARegional Park 417Employees79.7710.26 45% 55%00NA NANational Monument 418Employees31.055.58 NA NA00NA NAMarina 420Berths2.960.19 60% 40%00NA NAGolf Course 430Employees20.521.48 48% 52%00NA NAGolf Course 430Holes35.742.78 45% 55%00NA NAMinature Golf Course 431HolesNA0.33 33% 67%00NA NAGolf Driving Range 432TeesNA1.25 45% 55%00NA NAMultipurpose Rec. Facility 435Acres90.385.77 NA NA00NA NALive Theater 441SeatsNA0.02 50% 50%00NA NAMovie Theater w/o matinee 443KSF278.066.16 94% 6%00NA NAMovie Theater w/o matinee 443Movie Screens220.0024.00 41% 59%00NA NAMovie Theater w/o matinee 443Seats1.760.07 75% 25%00NA NAMovie Theater w/o matinee 443Employees53.124.20 NA NA00NA NAMovie Theater w/ matinee 444KSF2NA3.80 64% 36%00NA NAMovie Theater w/ matinee 444Movie Screens153.3320.22 40% 60%00NA NAMovie Theater w/ matinee 444SeatsNA0.14 53% 47%00NA NAHorse Track 452Employees2.60NA 50% 50%0NA NA NADog Track 454Attendees1.090.13 66% 34%00NA NAArena 460Employees10.00NA 50% 50%0NA NA NAIce Rink 465Seats1.260.12 NA NA00NA NACasino/Video Lottery Establishment 473KSF2NA13.43 56% 44%00NA NAAmusement Park 480Employees8.330.50 61% 39%00NA NAZoo 481Acres114.88NA 50% 50%0NA NA NAZoo 481Employees23.93NA 50% 50%0NA NA NATennis Courts 490Courts31.043.88 NA NA00NA NATennis Courts 490Employees66.675.67 NA NA00NA NARacquet Club 491Courts38.703.35 NA NA00NA NARacquet Club 491KSF214.031.06 NA NA00NA NARacquet Club 491Employees45.714.95 NA NA00NA NAHealth Club 492KSF232.933.53 57% 43%00NA NA Bowling Alley 494KSF233.333.54 35% 65%00NA NARecreational Com. Center 495KSF222.881.45 37% 63%00NA NARecreational Com. Center 495Employees27.253.16 44% 56%00NA NAMilitary Base 501Employees1.780.39 NA NA00NA NAElementary School 520Students1.290.15 49% 51%00NA NAElementary School 520KSF215.431.21 45% 55%00NA NAElementary School 520Employees15.711.81 49% 51%00NA NAPrivate School (K-12) 536Students2.480.17 43% 57%00NA NAMiddle/ JR. High School 522Students1.620.16 49% 51%00NA NAMiddle/ JR. High School 522KSF213.781.19 52% 48%00NA NAHigh School 530Students1.710.13 47% 53%00NA NAHigh School 530KSF212.890.97 54% 46%00NA NAHigh School 530Employees19.741.55 54% 46%00NA NAJunior/ Comm. College 540Students1.200.12 64% 36%00NA NAJunior/ Comm. College 540KSF227.492.54 58% 42%00NA NAJunior/ Comm. College 540Employees15.551.39 58% 42%00NA NAUniversity/College 550Students2.380.21 30% 70%00NA NAUniversity/College 550Employees9.130.88 29% 71%00NA NAChurch 560KSF29.110.55 48% 52%00NA NASynagogue 561KSF210.641.69 47% 53%00NA NADaycare Center 565KSF279.2612.46 47% 53%00NA NADaycare Center 565Students4.480.82 47% 53%00NA NADaycare Center 565Employees28.134.79 47% 53%00NA NACemetery 566Employees58.097.00 33% 67%00NA NAPrison 571KSF2NA2.91 NA NA00NA NAPrison 571EmployeesNA0.23 28% 72%00NA NALibrary 590KSF256.247.30 48% 52%00NA NALibrary 590Employees52.525.40 47% 53%00NA NALodge/Fraternal Organization 591Members0.290.03 NA NA00NA NALodge/Fraternal Organization 591Employees46.904.05 NA NA00NA NAHospital 610KSF216.501.14 42% 58%00NA NAHospital 610Beds11.811.31 36% 64%00NA NAHospital 610Employees5.200.33 31% 69%00NA NANursing Home 620Beds2.370.22 33% 67%00NA NANursing Home 620Employees4.03NA 26% 74%0NA NA NAClinic 630KSF231.455.18 NA NA00NA NAClinic 630Employees7.751.23 41% 59%00NA NAGeneral Office 710 (Equation)KSF2Equation Equation17% 83%00NA NAGeneral Office 710KSF211.011.49 17% 83%24.1 26636630Corporate Headquarters 714KSF27.981.40 10% 90%00NA NACorporate Headquarters 714Employees7.981.40 10% 90%00NA NASingle Tenant Office Bldg 715KSF211.571.72 15% 85%00NA NASingle Tenant Office Bldg 715Employees3.620.50 15% 85%00NA NAMedical Dental Office 720KSF236.133.46 27% 73%00NA NAMedical Dental Office 720Employees8.911.06 34% 66%00NA NAGovernment Office Building 730KSF268.931.21 31% 69%00NA NAGovernment Office Building 730Employees11.951.91 74% 26%00NA NAState Motor Vehicles Dept. 731KSF2166.0217.09 NA NA00NA NAState Motor Vehicles Dept. 731Employees44.544.58 NA NA00NA NAUS Post Office 732KSF2108.1911.12 51% 49%00NA NAUS Post Office 732Employees28.322.84 51% 49%00NA NA Gov. Office Complex 733KSF227.922.85 31% 69%00NA NAGov. Office Complex 733Employees7.750.79 31% 69%00NA NAR&D Center 760KSF28.111.07 15% 85%00NA NAR&D Center 760Employees2.770.41 10% 90%00NA NABuilding Materials/Lumber 812KSF245.164.49 47% 53%00NA NABuilding Materials/Lumber 812Employees32.122.77 51% 49%00NA NAFree-Standing Discount Superstore 813KSF253.134.61 49% 51%00NA NAFree-Standing Discount Store 815KSF257.245.00 50% 50%00NA NAFree-Standing Discount Store 815Employees28.843.48 50% 50%00NA NAHardware/Paint Store 816KSF251.294.84 47% 53%00NA NAHardware/Paint Store 816Employees53.215.05 NA NA00NA NANursery (Garden Center) 817KSF236.083.80 NA NA00NA NANursery (Garden Center) 817Employees22.131.99 NA NA00NA NANursery (Wholesale) 818KSF239.005.17 NA NA00NA NANursery (Wholesale) 818Employees23.400.47 NA NA00NA NAShopping Center 820 (Equation)KSF2Equation Equation49% 51%00NA NAShopping Center 820 RateKSF242.943.37 49% 51%00NA NAFactory Outlet Center 823KSF226.592.29 47% 53%00NA NAQuality Restaurant 931KSF289.957.49 67% 33%00NA NAQuality Restaurant 931Seats2.860.26 67% 33%00NA NAHigh Turnover/Sit Down Rest 932KSF2127.1511.15 59% 41%00NA NAHigh Turnover/Sit Down Rest 932Seats4.830.41 57% 43%00NA NAFast Food w/o Drive Thru 933KSF2716.0026.15 51% 49%00NA NAFast Food w/o Drive Thru 933Seats42.122.13 64% 36%00NA NAFast Food w/ Drive Thru 934KSF2496.1233.48 52% 48%00NA NAFast Food w/ Drive Thru 934Seats19.520.94 53% 47%00NA NADrive Thru Only 935KSF2NA153.85 54% 46%00NA NADrinking Place 925KSF2NA11.34 66% 34%00NA NAQuick Lube Shop 941Service Bays40.005.19 55% 45%00NA NAAutomobile Care Center 942Service Bays12.482.17 NA NA00NA NAAutomobile Care Center 942KSF215.863.38 50% 50%00NA NANew Car Sales 841 KSF233.342.59 39% 61%00NA NANew Car Sales 841 Employees21.140.96 48% 52%00NA NAAutomobile Parts Sales 843KSF261.915.98 49% 51%00NA NAGasoline/Service Station 944Fuel. Position168.5613.87 50% 50%00NA NAServ.Station w/ Conven.Mkt 945Fuel Position162.7813.38 50% 50%00NA NAServ.Stat.w/Conv.Mkt.&Carwash 946Fuel Position152.8413.94 51% 49%00NA NASelf-Service Carwash 947Stalls108.005.54 51% 49%00NA NATire Store 848Service BaysNA3.54 42% 58%00NA NATire Store 848KSF224.874.15 43% 57%00NA NAWholesale Tire Store 849Service Bays30.553.17 47% 53%00NA NASupermarket 850KSF2102.2410.50 51% 49%00NA NAConvenien. Mkt. (Open 24 hrs) 851KSF2737.9952.41 51% 49%00NA NAConvenien. Mkt. (Open 16 Hrs) 852KSF2NA34.57 49% 51%00NA NAConvenien. Mkt w/ Gas Pumps 853KSF2845.6059.69 50% 50%00NA NADiscount Supermarket 854KSF296.828.90 50% 50%00NA NAWholesale Market 860KSF26.730.88 53% 47%00NA NA Discount Club 857KSF241.804.24 50% 50%00NA NAHome Improvement Store 862KSF229.802.37 48% 52%00NA NAElectronics Superstore 863KSF245.044.50 49% 51%00NA NAToy/Children's Superstore 864KSF2NA4.99 50% 50%00NA NAApparel Store 876KSF266.403.83 50% 50%00NA NADrugstore w/o Drive-Thru 880KSF290.068.42 50% 50%00NA NADrugstore w/ Drive-Thru 881KSF288.1610.35 50% 50%00NA NAFurniture Store 890KSF25.060.45 48% 52%00NA NAVideo Arcade 895KSF2NA56.81 52% 48%00NA NAVideo Rental Store 896 KSF2NA31.54 50% 50%00NA NAWalk-in Bank 911KSF2156.4812.12 44% 56%00NA NADrive-in Bank 912Drive-in Windows139.2527.41 49% 51%00NA NADrive-in Bank 912KSF2148.1525.82 50% 50%00NA NANA:Not AvailableKSF2:Units of 1,000 square feetDU:Dwelling UnitFuel Position: # of vehicles that could be fueled simultaneouslyI Civil (251) 990-65669969 WINDMILL ROADFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120221084202210841"=20'CHKD.JAFDRAWN RDC010204020 SCALESURVEYOR'S CERTIFICATELEGEND:MAGNOLIA AVENUE, LLCPROPERTY BOUNDARY &TOPOGRAPHIC SURVEYSURVEYOR'S NOTES:MAGNOLIA AVENUE 66 FT. R/WFLOOD STATEMENTPOINT OF BEGINNINGPAVEMENT CONCRETE WALK PAVEMENT CONCRETE WALK N89"49"28"W 74.00' (R)74' FSTKENNEDY INSTRUMENTN0,1025422 ________ I ____ I __ I I ®,,. I I 08 ~~t---+M--f:7---=-s:"'f,I +---c~ --ASPHALT DRIVE GRAVEL PARKING TRANSFORMER ON CORNER FSTPARKINGAUTHORITY RPB529PAGE281 "I ~I i' ro I c--f---1 f---0 0 ~ ~ 1. THERE MAY BE RECORDED OR UNRECORDED DEEDS, EASEMENTS, RIGHT-OF-WAYS, OR OTHER INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OF SAID PROPERTIES. 2. THE LINES REPRESENTING THE CENTERLINE AND RIGHT-OF-WAYS OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN. J. SURVEY WAS CONDUCTED ON APRIL 2022, AND IS RECORDED IN AN ELECTRONIC FIELD BOOK. 4. BEARINGS AND DISTANCES SHOWN HEREON WERE ~COMPUTED" FROM ACTUAL FIELD TRAVERSES, AND ARE BASED ON STATE PLANE GRID, ALABAMA WEST ZONE USING GPS OBSERVATIONS. 5. ELEVATIONS SHOWN HEREON ARE RELATED TO MEAN SEA LEVEL, BASED ON N.A.V.D. 1988 DATUM. 6. THE UTILITY INFORMATION SHOWN HEREON WAS OBTAINED BY SURVEYING AND PLOTTING THE VISIBLE ABOVE GROUND UTILITY FEATURES COMBINED WITH THE GEOPHYSICAL SURFACE MARKINGS BY OTHERS 7. NO TITLE SEARCH OR REPORT WAS PROVIDED FOR THIS SURVEY. 8. THIS SURVEY HAS BEEN COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA, EFFECTIVE JANUARY 1, 2017. CONCRETE WALK 11 ' Ii ON ET I I -20' B.S.L \--t 16.4' TWO STORY WOOD 42.8' I I ,'V i I (\j 10.9' l'\ ~1!1~~ w( ,j-r--~1§ ;£ ~ !2 ONE STORY BRICK g,---z1 2.2' I": 7<<1 0::, 2.2' . CONCRETE SLAB GRAVEL PARKING j "' '"\ ~ I \ . -FSTFAIRHOPEHOSPITALITYGROUPLLC INSTRUMENTN0.980920 BUILDING SETBACKS BUILDING SETBACKS AS PER B-2 ZONING, FAIRHOPE ALABAMA-FRONT· 20 FT REAR NONE SIDE: NONE I , \ . \_ ROPERTY LIES IN FLOOD ZONE "x (UNSHADED) AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0644M, COMMUNITY NUMBER 010006, PANEL 0644, SUFFIX ~M~, MAP REVISED DATE APRIL 19, 2019 I ii fil 1 ~ ~ 010 BRICK WALK FOUR STORY STUCCO PAVEMENT B.S.L. -BUILDING SETBACK LINE (R) = RECORD BEARING/DISTANCE e = CAPPED REBAR SET (SE CIVIL-CA1167LS) CRF = CAPPED REBAR FOUND CMF = CONCRETE MONUMENT FOUND MNS = MAG NAIL SET CTIF = CRIMP TOP IRON FOUND OEPF = OPEN ENO PIPE FOUND RBF = REBAR FOUND (NO CAP) TBM -TEMPORARY BENCH MARK CPP = CORRIGATED PLASTIC PIPE INV = INVERT ~ = ELECTRIC CONTROL BOX ~ -GRATE -Al--FIBER OPTIC LINE = OVERHEAD POWER LINE -UNDERGROUND POWER LINE = GAS LINE = WATER MAIN ---0-----0--= WOOD FENCE @ -SEWER MANHOLE '"O.., = UTILITY POLE (I] -TELEPHONE PEDESTAL G) = TELEPHONE IN GROUND BOX EM = ELECTRIC METER ~ = WATER METER ~ -WATER VALVE ~ = GAS VALVE ~ = GAS METER [CJ -ELECTRIC TRANSFORMER @= MAGNOLIA 0-OAK ;¾'. = CYPRESS I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. ''The West 46 feet of the East 49 feet of the North 1 50 feet of Lot 7, all in Block 7, Division 1, of the lands of the Fairhope Single Tax Corporation, according to Plat filed September 13, 1911, in the Probate records of Baldwin County, Alabama." TOGETHER WITH "Beginning at the Northeast corner of Lot 8, Block 7, Division One of the Lands of the Fairhope Single Tax Corporation, as per its plot recorded in Miscellaneous Book 1, Pages 320-321 in the Probate Records, Baldwin County, Alabama, run thence East along the South right of way of Magnolia Avenue, 52.5 feet to a concrete monument; thence run South 135 feet to an iron pipe; thence run South 89 degrees 56 minutes 34 seconds West, 40.0 feet to on iron pipe; thence run South 00 degrees 05 minutes 15 seconds East, 23.0 feet to on iron pipe; thence run North 88 degrees 04 minutes West, 60.33 feet to an iron pipe; thence run North 00 degrees 06 minutes 11 seconds East, 156.0 feet to a railroad spike on the South right of way of said Magnolia Avenue; thence run East along said right of way, 47.5 feet to the point of beginning." (DESCRIPTION COPIED FROM THAT WARRANTY BILL OF SALE RECORDED IN INSTRUMENT #1729923 AND INSTRUMENT -~•..,,,,.__ #1792380 PROBATE COURT RECORDS, BALDWIN COUNlY,t~~~~ ALABAMA ) / :.,. ..,.,-;_ \ ~.., a 04-08-2.022 .. \*1 ~~·. r -DAVI~ PLS NO 26014 DATE ~~vd~i-.,,,fto~~ SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL • .,"""1mj, N lalunl111I~ Gully " ! ~ flr,,.r;::.1,~~~19 No-rth Bf"J)i;J,~31k ~'l'f""St ...... i S' Twan eeech Arnc0:11 Melllodt 9 "-..... H0u3\011~e m n . ; l!ll Civil I,. I I I I I I I I [!] I I I I -,---<-~© \ \ I I I I I I I J ro f-1 I >-~I~ \ "' : / I / I / I/ I I I I I I : I' I :/ ! V I : I I -----r=_::-__ -::-______ i ~-7 I -----1 ro I " f-1 f-0 0 _J _J (!) r---I co I >-I >-I I 010 _J _J r .... -I 1---~---L__---==----~ lu1 -·• • ------~ ~-~--~ ----0 0 7 ~ ~ c::==::J ~ c::==::J c::==::J 1/ / n 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 'ii I ( Joo >-I>-l o1o ~1~ >-I>-0 0 ~ ~ 010 ~ ~ -i--, I I I 7 I,. I I I n 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 loo I I I 0) --:_ -->-I [!] I>--~I~ >-Ir-0 0 _J _J 010 _J _J 'Jfj IAE"1APANTl1US @ 15'' 0{,, ---------,o ISOC,IET'( E:IARLIC @ 15'' 0(,,. ------~ I I SWEETE:lM '€lENIJER SILHOcETTE' ----~ '511..L,MANDRA tUTINLM rvlJTY @ 111/' Ot,, ,o I SOCIETY 6ARLIC@ 15" Ot,,. -----1-5 IAE"1APANT11US@ 15" 0{,, ----~ WO !ASIAN J.\SMINE@ ff' 0{,, -----._ 4 ILIVE ON<.------~ 4 IJAPANEel: YEW ----~ ------------.--J.L__L_~ W IANN\JilS @ 11.'' 0(,,. 100 I N'RICAN IRIS @ 12." 2.50 I ASIAN J,\SMINE @ 1-5 I ANN\JilS @ 11-'' 0 {,,_ I 0 z lli iJS '00 I ASIAN J,\SMINE @ " WI WO ASI ~EXISTll'-K'J ASPHALT PARKIN0 ~ ~NE EXISTIN0 STRI.J(.TLJRE ~---1-5 IAE"1APANTl1US @ 15'' 0{,, MA6NOLIA AVENUE ---WI SOCIETY 6ARLIC@ 15'' Ot,,. 'O I l..L,M,'WRA tUTlt-lM rv1J1Y @ It'>" 0{,, ~--I I SWEETE:lM 'Q.fi.VER SlHOcETTE' WI SOCIETY E:IARLIC @ 15'' Ot,, 15 I AE"1AP ANTl1US @ 15" 0 {,,. 14 I r.oxww t'> IMAH&l,IA '%Ff CARE$ t'> I MAH&l,IA '%Ff CARE$ t'> I VARIE6Affi' DIANEU.A i ---,..&.::=..:..:......r 6 I HYDRAt-ffA 'FWI WATERFAU_' W IVARIE6Affi' CAREX @ 11-'' 0(,,. t'> I MAH&l,IA '%Ff CARES$' t'> I VARIE6Affi' DIANEU.A : ~-+---4 I WINE:IED B..M 1 I I ,----_J 1-4 I MAH&l,IA :sa=r CARE$ t'> I VARIE6ATED DIANEU.A 7:-:;JF-----t'> IVARIE6Atj:p DIANEU.A 'L-----10 I VARIEE:IATED DIANEU.A IO IVARIE6Atj:p DIANEU.A __ J~---tn-:==== 4 IMAH&l,IA lsa=f CARE$ -----4 IMAH&l,IA :sa=r CARE$ • 0 FF L__--7 I I I I l ___ ---------------7 ,-\ L_J EXISTIN0 STRI.J(.TLJRE I I I I ~ E I I I I I I I I I 7 I I I I I I I I I I I I ~ I I L ______ ~ ____ _J SERVICE YARD EXISTIN0 STRI.J(.TLJRE PLANT 5C.HEDULE qTY. COMM<'NWMc CliNTAIN=R 51ZE WT"ANIC-i'l. 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IBfE NINE D1'H 5TAW, ~ M~IA <$' -S(;\Jfl-ERN ~IA ... -CEDAR ... -WATER OIK id' -LIVEO'1K~l..EIDER' 4:2." -CEDAR 17' -NOTE: ILJ.. 11:RITM:e" ~5 TO ee: f<f:Mc?.eD a-wl. i:f: ~ WIT11 ~UR '!3PEG-E$ N H-1 ~TE 6IZE ~ Ul.PeR J6 ro t-.lANT">.IN Tl'E e;T)tt.J~ ,+eE,n-Eflt:;. tJt' T11: ~TY NlRTH • -e-{/ id U1 n---I I I I I I I I I 1 [!] ;j· - -010 J J rR GREENO RDOLD BATTLES RDFLOURNOYWAY PEMBERTONLOOP WRI GHT BLVDBRI GITTEMITCHELL LN COUNTY RD 34 OBEE RD City of FairhopePlanning Commission October 3, 2022 ¯CROSSOVERGREENO RDCOUNTY RD 34 ZC 22.12 - Conditional Annexation to B-2 Legend Roads ParcelsZoningDistrict Zoning Classification PUD - Planned Unit Development Planning Jurisdiction^ µ µ Project Name: Conditional Annexation to B-2Site Data: 1.7 acresProject Type: Conditional Annexation & Initial ZoningJurisdiction: Fairhope Planning JurisdictionZoning District: Baldwin County: Community Preservation DistrictPPIN Number: 26270General Location: Northeast intersection of Greeno Road & County Road 34Owner / Developer: June LongSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approval Casey Potts 1     ZC 22.12 8051 County Road 34 – September 26, 2022  Summary of Request:  Applicants, Jason Long and Stephen Roberts, acting on behalf of the Owner, June Long, are requesting to  establish an initial zoning of B‐2, General Business District, concurrent with conditional annexation into the  City of Fairhope. The property is approximately 1.70 acres and is located at the northeast corner of Old  Battles Road and US HWY 98.   Comments:  The subject property is currently outside the City of Fairhope’s municipal boundary and zoned CP (Community  Preservation District) by Baldwin County in District 8. The site currently has a single‐family residence on site.   The property is bordered to the north, south, and east by the Community Preservation Zoning District (Baldwin  County). The subject property is located across the street from the Publix development. The Publix property  has pending annexation into the City. Annexation of the subject property is contingent upon the annexation  of the Publix property across the street.  According to the 2015 Comprehensive Plan, a node is not located at the intersection of Old Battles Road and  US Highway 98. However, the forthcoming Comprehensive Plan recognizes the development patterns that  occurred in recent years and will propose a commercial node at the U.S. Highway 98 and Old Battles Rd  intersection.    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.    The Zoning Ordinance defines B‐2 General Business District as follows:  2    ZC 22.12 8051 County Road 34 – September 26, 2022 “B‐2 General Business District: This district is intended to provide opportunity for activities causing noise and heavy  traffic, not considered compatible in the more restrictive business district. These uses also serve a regional as well as a  local market and require location in proximity to major transportation routes. Recreational vehicle parks, very light  production and processing activities are included.”  A copy of the Zoning Ordinance’s Use Table, highlighting allowable uses in B‐2, is attached within the packet.    Criteria – The application shall be reviewed based on the following criteria:  (1)Compliance with the Comprehensive Plan; Response: Meets (2)Compliance with the standards, goals, and intent of this ordinance; Response: Applicant intends to annex into the City of Fairhope and fall under the City’s development guidelines. (3)The character of the surrounding property, including any pending development activity; Response: Meets (4)Adequacy of public infrastructure to support the proposed development; Response: This is a re‐zoning request, without a Site Plan review.  Future projects within the subject property shall ensure adequate public infrastructure. (5)Impacts on natural resources, including existing conditions and ongoing post‐development conditions; Response: Staff does not anticipate an issue at this time. (6)Compliance with other laws and regulations of the City; Response: At the time of any development all applicable laws of the City will be applied.  If granted, any use within B‐2 zoning will be allowed ‘by right’. (7)Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of a development all applicable laws will be applied. (8)Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Staff does not anticipate any significant issues relating to this criterion at this time.  (9)Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff does not anticipate any significant issues relating to this criterion.   Recommendation:  Staff recommends Case:  ZC 22.12, PPIN# 26270, be approved with an initial zoning of B‐2 General Business  District, with conditional annexation with the following condition:  1.The subject property shall be contiguous to the City of Fairhope Corporate Limits. LEGAL DESCRIPTION    Begin at the Southwest corner of Section 28, Township 6 South, Range 2 East, run thence North 89ᴼ 41’22”East for 40 feet to the East right of way of County Road No. 11 and the centerline of County Road  No. 24, run thence North 40 feet to the point of beginning;  thence run North 89ᴼ 41’ 22” East for 460  feet;  run thence North for 180 feet;  run thence South 89ᴼ 41’ 22” West for 460 feet;  run thence South  for 180 feet to the point of beginning; said land being in Section 28, Township 6 South, Range 2 East,  Baldwin County, Alabama.  Petition for Annexation Page -2- I, ...,; ~'-l ~ lJ e ~+ a Notary Public in and for said State and County, hereby certify that J½>'lk Lo~ whose name(s) is/are signed to the forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn, acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date. Given under my Hand and Seal this J. o+"-day of A½@v'5>-l-, 20~, ~~-~-. j W.u)--- roNvA WEST Notary~ Notary Public Alabama State at Large My Commission Expires March 31, 2026 My commission expires ________ _ I, ______________ a Notary Public in and for said State and County, hereby certify that _____________ whose name(s) is/are signed to the forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn, acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date. Given under my Hand and Seal this ___ day of _____ , 20 __ , (Seal) Notary Public My commission expires ________ _ I, ______________ a Notary Public in and for said State and County, hereby certify that _____________ whose name(s) is/are signed to the forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn, acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date. Given under my Hand and Seal this ___ day of _____ , 20 __ , (Seal) Notary Public My commission expires ________ _ USHWY98PARKER RD CORTERIDGE R D ASSUNTACT ANGELOLN BASCOMWAY CIPRIANO CT F L Y C R E E K A V E DRY FALLS W A YHIGH RIDGE RDTREADSTONEWAYCity of FairhopePlanning Commission October 3, 2022 ¯FLY CREEK AVE CORTERIDGERD PARKER RD ANGELOLNBASCOM WAYHIGH RIDGE RDDRY FALLS WAY ZC 22.14 - Fly Creek PUD Amendment 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 R-2 - Medium Density Single-Family Planning Jurisdiction ^µ µ Project Name: Fly Creek PUD AmendmentSite Data: 11.76 acresProject Type: PUD AmendmentJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 369505, 369508, 386030, 386029, 369509General Location: North and South side of Corte Ridge Road, and East of the Publix on U.S. Highway 98Surveyor of Record: DewberryEngineer of Record: DewberryOwner / Developer: Highlands at Fairhope Village LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approve with Conditions Hunter Simmons 1 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 Summary of Request: Dewberry Engineers, Inc., on behalf of the of the Owner, Highlands at Fairhope Village, LLC, request a second amendment to the Fly Creek PUD originally approved in 2006 by Ordinance 1317, as amended by Ordinance 1572 in 2016. Ordinance 1572 states that the use of the PUD is 240 apartment units and 90 flat/townhome and live/work units (Total: 330 units). This PUD amendment focuses on the request and review of three (3) minor revisions: 1. Modify the work/live units to townhomes. (See pink highlighted section on the plan below). 2. Reconfigure the road network and adding a new private interior road (See yellow and turquoise highlighted sections, respectively). 3. Modify the unit mix and elevations within Highlands at Fairhope Village Subdivision. A Multiple Occupancy Project was approved in 2019 that, once again, altered the unit count and layout. The layout generally remains the same as the approved site plan and the number of units of the PUD remains the same at 330. The apartments already exist making up 240 units and there are already five (5) townhomes (1 triplex and 1 duplex) constructed. This amendment applies to the remaining 85 units to be built. u '·' -7_i _r1 r-~ r- 1.i~:... '"'~?J:>-...> .. /· lllJIIJTTIIJN!l'li IHAatl S11E.mDt Ci..tUlfTD:!N ING·PUD L015D5llE -Lfl!ilACIIEI LOT6ESlll -l'.3~111:110 LOl!iA.YlE•!.7.UIOIE.!i "TOTA L tl.7!iACII!~ LJl .Fr • .STllEEf -~lG ~f TOTU GRE9611Aa:--1.AD!t (l'JN,j l'fl0t'lll5EO iltn01 .. 0 11oaHf•SU:A 11CtO"T(CflJltoJ.PIAN!i PAOPO!iED ll,IILDI.-G~AAG£-l!t,t!U S~ = FLY CREEK PUD ,. ...... 111111111«1 . (2nd) Amendment tu::Pl1!Mlt1iK M. am -~r 1 m· 1 A W~JqNFJ] m,TI' rn,.,JFJ,Ot'MINT ,'~~ 1·~, :~" 2 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 Comments: This review focuses on the differences between the currently approved PUD and the proposed amendments included within this application. The staff reports and ordinance for the currently approved PUD are included for reference, but the following is a bullet point list of applicable highlights from Ordinance 1572. • The property described shall develop in substantial conformance with the site plan and project narrative; and shall remain in compliance with the previously approved and amended PUD site plan. • Use is 240 apartment units and 90 flat/townhome and live/work units; • Building Heights: Residential – 35 ft.; Mixed-Use/Commercial – 40 ft; and • 30 – 50 ft wetlands/creek bank buffer along Fly Creek. Review comments are included for each request with a closing summary and recommendation below. The Applicant provided a narrative, which is included, in full, as an attachment. 1. Modify the work/live units to townhomes. The original PUD approved in 2006 created a diverse mix of residential, as well as commercial components. Live/Work was a labeled use, but not clearly defined. As verbally described, it was intended to be residential on top of commercial units. The 2016 PUD amendment altered the layout of the apartments/townhomes, but did not approve a change in the use of the live/work units circled in Figure 1. In 2019, the layout of 77 townhomes were refined in a MOP that did not include the live/work units. Figure 2 illustrates the live/work site (Lot 6D) in relation to current buildings. Figure 1 3 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 As an explanation for this request, the Applicant provided the following: “The proposed changes are in response to the current residential market. Although the work/live concept is innovative, the number of vacant storefronts within the Shoppes at Fairhope Village make it impractical to maintain this original use.” Fly Creek Avenue was originally approved with a mix of uses that transitioned from commercial to residential as one moves further from Greeno Rd. The two existing buildings adjacent to Fly Creek Drive are commercial with no residential components. Work/live units at the site highlighted in Figure 2 support this transition and Staff typically recommends mixed-use within Village Centers. Changes in use, especially from mixed-use to residential, should be considered carefully. Commercial components of a Village Center not only provide gathering places for residents and visitors alike, but also provide a tax base for the City. However, the Comprehensive Plan does recognize the City needs to be flexible to market conditions, which is the reasoning behind the Applicant’s request. Work/Live Units are not clearly defined within this PUD, nor within Zoning Ordinance. Therefore, it is difficult to evaluate this request. Although we are not developers, Staff feels converting the units on Lot 6D to solely residential is a missed opportunity. While work/live may be impractical, alternatives, such as commercial below and residential units above may be successful. For example, a restaurant/watering hole on the ground floor can be a gathering place for residents and commercial tenants alike. The Applicant stated there are still vacancies at the Shoppes at Fairhope Village. A restaurant could be an economic driver offering reciprocal benefits to all property owners within the PUD. Staff would request the Applicant consider alternatives on Lot 6D. In contrast, our reviews react to specific requests, as well as previous approvals. Work/Live does not define, for example, percentage of commercial space. It is a flexible definition. Home Occupations are allowed, with restrictions, in residential property, which would fall under a general definition of Work/Live. With everything considered, Staff does not see where this request conflicts with our Comprehensive Plan, nor with previous approvals. 2. Reconfigure the road network and adding a new private interior road Figure 2: Lot 6D 4 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 In general, Staff believes the deviations from the approved road layout are minor and further believes the proposed changes meet the intent(s) of the PUD. With that in mind, the addition of Cider Mill Lane alters the view of the townhomes fronting Corte Ridge Road. The elevations provided illustrate the view from Cider Mill Lane. Care should be given to the rear elevations of these units as they impact the visual aesthetic of a City maintained road. In addition, Bascom Way was slightly altered at the intersection of Corte Ridge Road with proposed changes to the installed planting islands (Figure 3). With the addition of Cider Mill Lane, residents can easily access Corte Ridge Road from Dry Falls Way. Staff does not support further alteration of the existing planting islands (Figure 4). 3. Modify the unit mix and elevations within Highlands at Fairhope Village Subdivision. Figure 3 Figure 4 5 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 The site plan approved in 2019 (Figure 6) consists of 77 units mixed within five (5) different building types as shown in the Site Data Table (Figure 5). The Building Unit Breakdown describes how the residential units were dispersed. The building plans and elevations, as approved in 2019, are included in the packet for reference. 174 Parking spaces were provided in total. 42.16% of the site was greenspace and 28.97% was impervious surface (excluding buildings). Gross Density was 7.65 Units/Acre. Figure 6: Site Plan as currently approved (2019) Figure 5: Site Data Table from Site Plan approved in 2019. S/T£DATA: BUILDING UNIT BREAKDOWN.· CURRENT ZONING -PUD UNIT TYPE #O F UNITS I OT i\F Sl 7F -734 Ar.RF<; LOT 5A SIZE -2.73 1\CRES --A--20 6 n 8 TOTAi_ 10 .07 ACRES PROPOSED BU ILDING H EIGHT -SEE ARCH ITECTURAL PLANS TOTAL GROSS FLOOR A REA· 136,652 SF PRO POSED B l lll D ING COVERAGE -B 0,568 SF PERCENT.AGE OF IMPERVIOUS AREA (EXCL BLDG.)-28.07 % PERCENTAGE OF PROPOSED GREEN SPACE/LANDSCAPING · "-2.16% KoUUIKtD NUM~tR Or ~ARKING 5¥/\CtS- PROPOSED NUMBER O F PARKING SPACES - STRIPED PARKING · ST/\NDi\RD ASPHALT SP1\CES: lbO 17L 33 B C D __ 1_2_ TOTAL 77 UNITS STANDARD PERVIOUS SPACES : 19 (25.00% OF PROPOSED STR IPED SPf,CES) COMPACT SPACE S: 20 (32.26% OF REQUIRED STRIP ED SPACES) HAN DICAP SPACES (VAN ACCESSIBLE): ~ TOTAL GARAGE PAR ~ING: GARAGE SPACES: 76 98 TOTAL PROPOS,D SPACES: 76 + 98 = 17d ....,..__ ~,.,/ISU ~;--:: ____ "_ __ .._._.no_• -u--=-=--__,.,....,. ___ ....,l -• -·------...,_,,.-,_,.. .!£ -=;:::== m ., ....... ,,.....,,.\ ~ --- i ~ ,.,..,.~ --~ .l.t~-... ~--lJl•:.:1.-<J<~ .. o-.-.z, --·-.... -~.! ... IEzm: Ill OVERALL SITE Pl.AN C3A 6 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 Since 2019, five (5) townhomes have been constructed. The Applicant approached Staff about alternate building plans for those approved in 2019. Article III, Section D of the Fairhope Zoning Ordinance provides special conditions for townhomes, including layout, form, greenspace, etc. The proposed building plans submitted with this amendment are designed to accommodate the standards of the Zoning Ordinance. Front elevations and unit floor plans are included within the packet for reference. A couple of examples are included in Figures 7 (Smallest Unit) and 8 (Largest Unit) below. No elevation was provided for a 3-unit townhome. Figure 7: Example of the Proposed Building Elevation (Smallest Building) Figure 8: Example of the Proposed Building Elevation (Largest Building) FRONi ELEVATION FRONT ElfV ATION 7 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 In comparison to the 2019 plan, which only included Lots 6A and 6E (10.07 Acres), the proposed site plan consists of 82 units (instead of 77) on Lots 6A and 6E, with an additional eight (8) units proposed on Lot 6D. As a reminder, Lot 6D required Live/Work units and was not included in the 2019 site plan. Figure 9 includes the Site Data Table as presented with the proposed site plan. The Building Unit Breakdown describes how the residential units are dispersed. As a note, of the five (5) building elevations provided, there are two (2) options for the duplex townhomes, but none for the triplex townhome. If this PUD amendment is approved, final elevations, including rear elevations, and floor plans shall be required for the MOP review. Building heights of the proposed buildings range from approximately 33’-37’ (top of ridge). This is comparable to the approved building plans. This PUD allows building height to be measured “from the FFE of the first full floor to the eave of the building”. Exact parking counts are not provided. The addition of five (5) units on lots 6A and 6E may require additional parking. Greenspace has been reduced from 42.16% to 37%. Impervious surface calculations are also not provided. Gross density is the same as the plan from 2019 – 7.65 Unit/per acre. The commercial component is removed. There are two (2) site plans submitted with this application: Figure 10 does not illustrate sidewalk/trails, but does include a pool and clubhouse adjacent to the newly proposed Cider Mill Lane. Figure 11 is a rendered site plan illustrating a different location of the pool/clubhouse. A schematic pedestrian path is shown in Figure 11. In addition to the amendments proposed, a PUD includes approval of a site plan. Since Planning Commission is making a recommendation to the City Council on this case, Staff recommends review comments in this staff report, as well as comments from Commissioners during the October 3 Planning Commission, be incorporated into a single site plan prior to presenting to the City Council. Figure 9: Site Data Table as proposed. ~ si:!A:¢~0NING · PUD LOT 6D SIZE · 1.69 ACRES LOT GE SIZE · 7 .34 ACRES LOT 6A SIZE • 2 . 73 ACRES LI N. FT. STRE ET · 2510 LF \ TOTAL • ll.76ACRES \ TOTAL GREENSPACE -4 .40± (37%) > \ PROPOSED B UILDING H EIGHT -SEE ARCHI TECT URAL PLA NS PROPOS ED B UILDIN G COVERAGE -89,893 SF BUILDING UNfT BREAKDOWN UNIT TYPE LOT60 LOT6E A 0 18 C 0 3 0 0 2 (PROPOSED 2 (EXISTING! E 0 27 ~ 8 8 TOTAL 8 60 DENSITY (UNITS 4.73 8.17 PER ACRE) LOT 6A 0 0 2 (EXISTING) 12 8 22 8.06 TOTAL 18 l 6 39 24 90 7.6S F OESIC> ENC 8 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 It is important to note, neither plan clearly defines pedestrian connectivity throughout the site, nor with the surrounding components of the PUD. A pedestrian circulation plan shall be required with the MOP for review. Figure 10 . <: : '"'UOMSO M -01("1,.:,1,1• 1 "11-.0:U' l :lt6f$1U iS4AOU'$ • ,.ou,1,.s.n -1.n .. cus \ f(ll,\,l Y1.1'ilUIU U~.J'T.$T~iIT•Ut.O LI' !Cl .II Gl':Ef"'~Att,.il•o•(lr~1 F'IOtO!llitl !I.II ~"IGkK.1-ft ~lt M()<lf,C1'!Jl'll,l l'\AA$ 1>1o>'G.SHJ&1J1l.D< ... GCGYf~f u.,o~ FLY CREEK PUD (\ _,, .. """;;:;'""'.,_ ~,~ (2nd)Amendment . " IEPIBNIJ!ll..-.:im-mEl!'rlCFl A PUNNED \Mr aM!1'IPMfNT 9 ZC 22.14 Fly Creek PUD (2nd) Amendment – October 3, 2022 Figure 11 Landscaping Conceptual landscape plans are submitted, but revisions will be required in the follow-up MOP review that should clarify sidewalks, trails, buffers, fencing, and materials. Especially important is the buffer along the northern side of Lot 6A. Staff believes a more substantial buffer is needed than what is illustrated on the landscape plans included with this application and recommends a 20’ densely planted buffer. Drainage and Utilities Engineered plans for drainage and utilities will adjust to accommodate the proposed revisions, if approved. Revised plans will be reviewed during the MOP. Staff Recommendation: Staff recommends approval of Case ZC 22.14 Fly Creek PUD (2nd) Amendment with the following conditions: 1.) Buildings shall fall within established setbacks and allow room for required landscape/buffers. 2.) A formal Site Plan/Multiple Occupancy Project shall be conducted. 3.) Detailed floor plans shall be provided for each building type with front/rear elevations with particular focus on the rear of buildings located along Corte Ridge Road. HIG HLAN DS AT FAI RHO PE VILL AGE FA IRHOPE , A L 1~1 1-· I PARKER ROAD RIGHT-OF-WAY VARIES C/0 PRU"ERTY TAX DEPT PO BOX 790830 SAN ANTONIO, TX 78279 FAIRHOPE LLC c/o PROPERTY TAX DEPT P0B0X790830 -------i N89"59'10"E 302.61" W:\50156286 THE HIGHLANDS AT FAIRHOPE VILLAGE\PLANNING\50156286PUD_BUILDING SWAP.dwg, 9/14/2022 2:07:03 PM ii! w "' D ii' I "' :i: I_ - - VILLARI.ELSIE POBOX754 M~TROSE,AL36559 POWELL, CYNTHIA 7843PARKERROAD FAIRHOPE,AL36532 S01 "06"21 ""E 7.31" LOT6B 21.60± Acres (15.08± ACRES UPLAND§) (6.52± ACRES WETLANDS) MULLINS,HENRY 7935 PARKER ROAD FAIRHOPE, AL 36532 S8T56'40'"E 695.43' SITE DATA: CURRENT ZONING -PUD LOT 6D SIZE -1.69 ACRES LOT 6E SIZE -7.34 ACRES LOT 6A SIZE -2,73 ACRES TOTAL 11.76 ACRES LIN. FT. STREET -2510 LF TOTAL GREENSPACE -4.40± (37%) PROPOSED BUILDING HEIGHT -SEE ARCHITECTURAL PLANS PROPOSED BUILDING COVERAGE -89,893 SF I I N w E 0 50 100 150 ""----OIIIIIL-- FLY CREEK PUD BUILDING UNIT BREAKDOWN UNIT TYPE LOT6D LOT6E LOT6A TOTAL (2nd) Amendment A 0 18 0 18 SEPTEMBER 14, 2022 -SHEET I OF I C 0 0 D 0 2 (PROPOSED 2 (EXISTING) A PLANNED UNIT DEVELOPMENT 2 (EXISTING) DESIGN XXX DRAWN A.E.F. CHKD V.L.G. 0 27 12 39 ENG A.N.B. SURVEYOR V.L.G. PROJ MGR A.N.B 8 8 8 24 TOTAL 8 60 22 90 DENSITY (UNITS 4.73 8.17 8.06 7.65 PER ACRE) I SCALE 1"=50' Dewberry· PROJ. NO 50166286 25353FriendshipRd Daphne,AL36526 FILE 251.990.9950 fax251.92g.-g815 SHEET 1 OF 2 I Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 .990.9950 251 .990.9910 fax www.dewberry.com I Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 .990.9950 251 .990.9910 fax www.dewberry.com I Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 .990.9950 251 .990.9910 fax www.dewberry.com From:Norma Mullins To:planning Subject:PUD Amendment - Case ZC22.14 Date:Monday, September 26, 2022 4:44:49 PM SENT FROM AN EXTERNAL ADDRESS Planning Clerk, As I only received the letter dated September 19 with the mail delivered to me on 23rd Sept , it was impossible to meet the deadline for comments (noon 23 Sept.). I own the property adjoining this development to the north. I have concerns about a buffer between my property and the proposed town houses and apartments. I would also request a fence or similar divider be built to protect my privacy. As I will be out of the country on October 3rd, I would appreciate your voicing my concerns to the Fairhope Planning Commission Thank You, Norma C. Mullins Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 ,990 .9950 251 .990 .9910 fax www.dewberry .com Dewberry· Dewberry Engineers Inc . 25353 Friendship Road Daphne, AL 36526 251 ,990 .9950 251 .990 .9910 fax www.dewberry .com hZZEdKE/E'ͲWh >Kdϲ^/Ͳϳ͘ϯϰZ^ >Kdϲ^/ͲϮ͘ϳϯZ^ dKd>ͲϭϬ͘ϬϳZ^ WZKWK^h/>/E',/',dͲ^Z,/ddhZ>W>E^ dKd>'ZK^^&>KKZZͲϭϯϲ͕ϲϱϮ^& WZKWK^h/>/E'KsZ'ͲϭϯϬ͕ϱϲϴ^& WZEd'K&/DWZs/Kh^Z;y>͘>'͘ͿͲϮϴ͘Ϭϳй WZEd'K&WZKWK^'ZE^Wͬ>E^W/E'ͲϰϮ͘ϭϲй ZYh/ZEhDZK&WZ</E'^W^Ͳ ϭϲϬ WZKWK^EhDZK&WZ</E'^W^Ͳ ϭϳϰ ^dZ/WWZ</E'͗ ^dEZ^W,>d^W^͗ ϯϯ ^dEZWZs/Kh^^W^͗ ϭϵ ;Ϯϱ͘ϬϬйK&WZKWK^^dZ/W^W^Ϳ KDWd^W^͗ ϮϬ ;ϯϮ͘ϮϲйK&ZYh/Z^dZ/W^W^Ϳ ,E/W^W^;sE^^/>Ϳ͗ ϰ dKd>ϳϲ 'Z'WZ</E'͗ 'Z'^W^͗ϵϴ dKd>WZKWK^^W^͗ϳϲнϵϴсϭϳϰ hE/ddzWηK&hE/d^ ϮϬ ϲ ϯϭ ϴ ϭϮ dKd>ϳϳhE/d^ 2 3 E D C HATCH LEGEND B COMPACT SPACES PERVIOUS PAVEMENT CONCRETE SIDEWALK CONSTRUCTION ENTRANCE A 4 5 A PROPERTY OWNERS ASSOCIATION (POA) IS REQUIRED TO BE FORMED. THE POA IS REQUIRED TO MAINTAIN ANY AND ALL STORM WATER FACILITIES AND STRUCTURES LOCATED OUTSIDE OF THE PUBLICLY ACCEPTED RIGHT-OF-WAY. SITE DATA: BUILDING UNIT BREAKDOWN: UDawbany- SEAL SCALE 25353FRIENDSHIPROAD DAPHNE,AL36526 251.990.9950 1-W <Cc.9 Cf)<( Cl ....J z:::::! <C> ....Jwffi Ia,_z <.9o~ :r::r: wC:::: I<( 1-u.. 50 <i! ~ z ::::> 0 (.) z ~ Cl --' ;;§ u..i a.. 0 I 0::: ~ 150 -------- NO. REVISIONS DRAWN BY APPROVED BY ANB DATE TlllE DESCRIPTION DATE LMD ANB ANB NOVEMBER 2018 OVERALL SITE PLAN PROJECT NO. 50105869 C3A SHEET NO. along Fly Creek. The active open space percentage totals at approximately 22% (8.92 acres) and the passive open space calculation totals at approximately 10% (4.21 acres). These calculations do not include the wetlands (6.73 acres) that exist on the subject property. Landscaping: Conceptual Landscape Plans have been provided. An additional, more detailed landscape review will be conducted at the time of site plan review. Drainage: Due to the sensitive nature of the site, a combination of Low Impact Development and traditional stormwater techniques will be used. On December 7, 2015 the applicant brought the subject plan to the Planning Commission. There were many citizens at the meeting opposed to the proposed plan, due to the apartment use and the sensitivity of the Fly Creek watershed. A motion was made by the Planning Commission to recommend approval of the proposed amendment. The motion did not pass, due to a 5 to 4 vote against approving the project, as presented. The applicant formally withdrew the previously submitted application (ZC 15.16) and re-submitted a new application (ZC 16.02). Staff is greatly concerned with the potential environmental impacts this project could have on Fly Creek, without the proper protection in place. Staff also feels that the plan submitted (currently under review) will be of less environmental impact than what the applicant already has approved from 2006, due to less impervious area, buffers rather than "setbacks", and a greenspace/wilderness area that will separate phases of development. PLANNING COMMISSION RECOMMENDATION: On February 1, 2016 with an 8 to 1 vote, the Planning Commission voted to recommend approval of the Fly Creek PUD Amendment contingent upon the following conditions: 1. A formal Site Plan/Multiple Occupancy Project Review shall be conducted. 2. A Tree Preservation/Grading Plan shall be submitted at the time of Site Plan Review. ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. 1253 KNOWN AS THE ZONING ORDINANCE TO AMEND ORDINANCE NO. 1317: A PLANNED UNIT DEVELOPMENT KNOW AS FLY CREEK; TO APPROVE A SITE PLAN; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OFF AIRHOPE, ALABAMA as follows: The City of Fairhope has approved a request to zone property to a PUD -Planned Unit Development to be known as Fly Creek PUD on the 23 rd day of October 2006; Fred Corte and Angelo A. Corte made an application to amend said ordinance, specifically approximately 39.46 acres of the total 214 acres; and After the appropriate public notice and hearing of the Planning and Zoning Commission of the City of Fairhope, Alabama has forwarded a favorable recommendation, The property of Fred Corte and Angelo A. Corte is located on the southeast comer of the intersection of US Highway 98 and Parker Road, north of The Woodlands at Fairhope subdivision and south of Sandy Ford subdivision. TAX PARCELS: 05-46-02-04-0-000-001.000 05-46-02-04-0-000-002.000 05-46-03-08-0-000-002.000 05-46-03-08-0-000-002.001 05-46-03-08-0-000-002.002 05-46-03-08-0-000-002.003 05-46-03-08-0-000-002.004 05-46-03-08-0-000-002.005 05-46-03-08-0-000-002.006 Legal Description: (Case number ZC 16.02) THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, CONTAINING 80.20 ACRES. (RECORDED IN DEED BOOK 506, PAGE 717, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA) AND BEGINNING AT AN OLD IRON PIPE LOCATED AT THE NORTHWEST CORNER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, RUN THENCE NORTH 89 DEGREES 53 MINUTES 02 SECONDS EAST FOR 2657.26 FEET TO AN IRON PIPE; THEN RUN 1. That, in case number ZC 16.02 the property described shall develop in substantial conformity with the site plan attached as "Exhibit A" and further detailed in the project narrative attached as "Exhibit B" and shall remain in compliance with the previously approved and amended PUD site plan. Any substantial deviation from the attached site plan or the previously approved and amended PUD site plan, as determined by the Planning Director will require re-approval by the Planning Commission and the City Council of the City of Fairhope, Alabama as a PUD amendment; 2. That, the following amendments have been made to approximately 39.46 acres of the total 214 acres: Use: 240 apartment units, 90 flat/townhome and live/work units. Building Heights: Residential-35'; Mixed-Use/Commercial-40' -distance to be measured from the finished floor of the first full floor to the eave of the building. Wetlands/Creek Buffer: 30' to 50' wetlands/creek bank buffer along Fly Creek as indicated on the Site Plan as "Exhibit A" and further detailed in the project narrative attached as "Exhibit B". Setbacks: As indicated on the Site Plan attached as "Exhibit A" and further detailed in the project narrative attached as "Exhibit B". The Planned United Development (PUD), Fly Creek, is hereby amended (Ordinance No. 1317). This property shall hereafter be lawful to construct on such property any structures permitted by Ordinance No. 1253 and to use said premises for any use permitted or building sough to be erected on said property shall be in compliance with the building laws of the City of Fairhope and that any structure shall be approve by the Building Official of the City of Fairhope and that any structure be erected only in compliance with such laws, including the requirements of Ordinance No. 1253. Severability Clause -if any part, section of subdivision of this ordinance shall be held unconstitutional or invalid for any reason, such holding shall not be construed to invalidate or impair the remainder of this ordinance, which shall continue in full force and effect notwithstanding such holding. Effective Date -This ordinance shall take effect immediately upon its due adoptior; and publication as required by law. END OF PROPOSED ORDINANCE PROJECT NARRATIVE October 25, 2015 Modification to Flv Creek, a Planned Unit Development Background: Fly Creek, a Planned Unit Development was approved by the City of Fairhope City Council on October 23, 2006 by Ordinance No. 1317. In April of2008 Phase 1 of Fairhope Village, a 2 lot subdivision within the Fly Creek Planned Unit Development, was recorded in the Probate Office and a subsequent replat was recorded in July of 2009 adding the detention pond and access road to the subdivision. Lot 1 of that subdivision was developed into the Publix and other commercial businesses. In September of 2009 a resubdivision of Phase 1 was recorded basically creating Lot 3 which is now the bank site. Then in December of 2009, Phase 2 of Fairhope Village was recorded, which created Lots 5 and 6. Lots 2 and 4 of Phase I and Lots 5 and 6 of Phase 2 are undeveloped at this time. Lot 5 is the site of the Fairhope Fire Department Substation. Proposed Modification: The modification consists of basically three items. The first is to add property to the previously approved PUD. The 0.5 acre site immediately east of and adjacent to Lot 5 of Phase 2, previously shown as an out parcel, is now owned by Angelo Corte and requested to be made a part of the PUD. This will increase the overall acreage of the PUD from 213.33 acres to 213.83 acres. The second modification is to revise a portion of the previously approved PUD, that portion being Lot 6 of Phase 2 of Fairhope Village, from the mixed use of townhome lots, townhome/flat lots, condominiums, and various sizes of single family lots, to a new layout of apartments, flats/townhomes and live/work units. The third modification is a resubdivision of Lot 6, with the addition of the 0.5 acre parcel mentioned above, into 6 new parcels. One parcel will be the area of the apartment units, a couple are for the flats/townhome sites, another is the work/live unit site, and one is a utility site to be conveyed to the City. A parcel is also being reserved for the future road way access to the remaining PUD property to the east. A separate submittal is being made in regards to the subdivision. Exhibit B RECEIVED DEC 2 2 R!TD All of these are in accordance to the policies established for Neighborhood Village Centers. Site Specifics: The following is specific to the portion of the approved Master Plan that is being modified, which is Lot 6 of Phase 2 of Fairhope Village with the inclusion of the 0.5 acre site to the PUD. The acreage of Lot 6, including the 0.5 acre site is 39.46 acres. All other portions of the previously approved Master Plan are to remain unchanged at this time. The approved Master Plan for this specific site consisted of 16.95 acres of impervious surfaces (roadways, sidewalks, townhouses, single family homes, other buildings, driveways and parking areas). The total impervious surfaces for the proposed revisions consist of 13 .35 acres. That is a reduction of impervious surfaces from 44% to 34% (of Lot 6 only). The proposed setbacks for this site will remain the same for the townhome lots which are 5' front setbacks, 20' rear setbacks, 0' side setbacks, and l 0' side setbacks on end units. There is a 20' overall setback for the apartments from all boundary lines except for wetland areas whereby the previously approved wetland buffers are to remain. Accessory structures are allowed within 10' of the boundary. The proposed apartment buildings are 3 stories at the front of the building and 4 stories at the rear of the buildings. The proposed building height at the front of the buildings is 35'from finished grade to building eave height. The maximum building height for all buildings on this site is 3 5 '. There are 240 apartments and 90 flat/townhome and Ii ve/work units proposed for this site for a total of 330 units. There are 675 proposed parking spaces with 172 spaces being garage parking. All parking spaces will be sized as per the City regulations. There is a proposed clubhouse/pool/pavilion with an outdoor fireplace and kitchen, trash compactor, and a mail kiosk. Floor plans and elevations for the apartments are attached to the submittal. Exhibit B February 1, 2016 H. C. Mullins, M.D. 7935 Parker Road Fairhope, Alabama 36532 Fairhope Planning Commission P. 0. Box 429 Re: ZC 16.02 Fairhope, Alabama 36533 Dear Commission Members: The following is submitted in response to your letter of January 6th, 2016 regarding revision of the previously approved Fly Creek PUD site plan. I recommend approval of this request. Background/Comments • I live at 7935 Parker Road. My home and property lie immediately adjacent to and north of the proposed subdivision, sharing approximately 800 feet of property line with the subdivision. • I have owned this property since 1964, over SO years. • It is my understanding that this request is solely to revise the previously approved plan "from mixed use of townhome lots, townhome/flat lots, condominiums, and single family lots to a new layout of apartments, flats/townhouses and live/work units". • I continue to be pleased with the ongoing development of this PUD as indicated in several previous letters to the Commission. I have reviewed the plat and requested changes and recommend approval of this request. • My response has been made on a factual basis in response to a request for a specific change in an already approved development. I am aware that there are others who have a different opinion that, to me, in some cases, seems to be emotional, unfounded in fact, and fails to address the problem at hand, but rather other issues that have been previously decided. I plan to attend the public meeting on Feb 1st and possibly make some verbal comments. H. C. "Moon" Mullins z1mbra 2 of3 http:// 127 .0.0.1:49299/zimbra/h/printmessage?id=d877103a-5a8b-464 ... Nancy Hawkins 131 South Drive From: Emily Boyett [mailto:emily.boyett@cofairhope.com] Sent: Wednesday, January 13, 2016 10:15 AM To: Nancy & Chad Hawkins Subject: Re: Case ZC 16.02 Mrs. Hawkins, The applicant withdrew the previous request and there is not a provision to restrict or prohibit the same proposal from being proposed again. Cordially, Emily Boyett City of Fairhope Planning & Zoning Dept. 555 S. Section Street P. 0. Box429 Fairhope, AL 36533 251.990.0214 Office 251.990.2879 Fax emily.boyett@cofairhope.com From: "Nancy & Chad Hawkins" <littlelew@att.net> To: "Emily Boyett" <emily.boyett@cofairhope.com> Sent: Monday, January 11, 2016 3:07:05 PM Subject: Case ZC 16.02 Dear Ms. Boyett, Today, I received notification by mail that the Corte Brothers are asking for a zoning change Case ZC 16.02. It is the EXACT PUD Amendment change that was presented on December 7, 2015 that was voted down. (Word for word) Please enlighten me as to why they are allowed to request the same PUD amendment that has already been voted down. Sincerely, Nancy Hawkins PS -on a positive note I did receive the notification. From: Emily Boyett [mailto:emily.boyett@cofairhope.com] Sent: Tuesday, December 01, 2015 9:17 AM To: Nancy & Chad Hawkins 1/29/2016 7:32 AM ORDINANCE NO. 1572 AN ORDINANCE AMENDING ORDINANCE NO. 1253 KNOWN AS THE ZONING ORDINANCE TO AMEND ORDINANCE NO. 1317: A PLANNED UNIT DEVELOPMENT KNOW AS FLY CREEK; TO APPROVE A SITE PLAN; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA as follows: The City of Fairhope has approved a request to zone property to a PUD -Planned Unit Development to be known as Fly Creek PUD on the 23 rd day of October 2006; Fred Corte and Angelo A. Corte made an application to amend said ordinance, specifically approximately 39.46 acres of the total 214 acres; and After the appropriate public notice and hearing of the Planning and Zoning Commission of the City of Fairhope, Alabama has forwarded a favorable recommendation, The property of Fred Corte and Angelo A. Corte is located on the southeast comer of the intersection of US Highway 98 and Parker Road, north of The Woodlands at Fairhope subdivision and south of Sandy Ford subdivision. TAX PARCELS: 0S-46-02-04-0-000-001.000 05-46-02-04-0-000-002.000 05-46-03-08-0-000-002.000 05-46-03-08-0-000-002.001 05-46-03-08-0-000-002.002 05-46-03-08-0-000-002.003 0S-46-03-08-0-000-002.004 05-46-03-08-0-000-002.005 05-46-03-08-0-000-002.006 Legal Description: (Case number ZC 16.02) THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, CONTAINING 80.20 ACRES. (RECORDED IN DEED BOOK 506, PAGE 717, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA) AND BEGINNING AT AN OLD IRON PIPE LOCATED AT THE NORTHWEST CORNER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, RUN THENCE NORTH 89 DEGREES 53 MINUTES 02 SECONDS EAST FOR 2657.26 FEET TO AN IRON PIPE; THEN RUN SOUTH 00 DEGREES 01 MINUTES 41 SECONDS EAST 1323.02 FEET TO AN IRON PIPE; THENCE RUN SOUTH 89 DEGREES 53 MINUTES 40 SECONDS WEST 2659.18 FEET TO AN IRON PIPE; THENCE RUN NORTH 00 DEGREES 03 MINUTES 15 SECONDS EAST 1322.53 FEET TO THE POINT OF BEGINNING, SAID PARCEL BEING THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, AS SHOWN IN AND BY THE PLAT OF SURVEY OF OCTOBER, 1973, PREPARED BY MICHAEL N. PONDER, A REGISTERED LAND SURVEYOR, ALA. REG. NO. 6775. (RECORDED IN DEED BOOK 459, PAGE 677, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA) ORDINANCE NO. 1572 Fly Creek -PUD Page -2- AND LOTS 1-4 OF THE RESUBDIVISION OF THE REPLAT OF PHASE 1 OF FAIRHOPE VILLAGE, P.U.D. (PLANNED UNIT DEVELOPMENT), AS SHOWN BY MAP OR PLAT THEREOF, RECORDED AT SLIDE 2424-E AND SLIDE 2424-F, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA. AND: LOTS 5-6 OF PHASE 2 OF FAIRHOPE VILLAGE, P.U.D. (PLANNED UNIT DEVELOPMENT), AS SHOWN BY MAP OR PLAT THEREOF, RECORDED AT SLIDE 2431-A AND SLIDE 2431-B, PRO BA TE RECORDS, BALDWIN COUNTY, ALABAMA. AND THE FOLLOWING DESCRIBED PARCEL, TO WIT: COMMENCE AT THE RECORD LOCATION OF AN IRON PIPE AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION S, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA AND RUN THENCE NORTH 89 DEGREES 41 MINUTES 40 SECONDS WEST, A DISTANCE OF 875.33 FEET TOA CAPPED REBAR (LS #192S4); THENCE RUN NORTH 89 DEGREES 41 MINUTES 51 SECONDS WEST, A DISTANCE OF 168.00 FEET TO A REBAR; THENCE SOUTH 00 DEGREES 24 MINUTES 23 SECONDS WEST, A DISTANCE OF 40.03 FEET TO A CAPPED REBAR (CA-0422-LS) ON THE SOUTH RIGHT-OF-WAY OF PARKER ROAD FOR A POINT OF BEGINNING: THENCE RUN SOUTH 00 DEGREES 19 MINUTES 52 SECONDS WEST, A DISTANCE OF 146.85 FEET TO A CAPPED REBAR (CA-0279-LS); THENCE RUN SOUTH 89 DEGREES 54 MINUTES 28 SECONDS WEST, A DISTANCE OF 148.21 FEET TO A CAPPED REBAR (LS #192S4) AT THE SOUTHEAST CORNER OF LOT 5 OF PHASE 2 OF FAIRHOPE VILLAGE, P.U.D. (PLANNED UNIT DEVELOPMENT), AS SHOWN BY MAP OR PLAT THEREOF, RECOREDED AT SLIDE 2431-A AND SLIDE 2431-B, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA; THENCE RUN NORTH 00 DEGREES 24 MINUTES 11 SECONDS EAST, A DISTANCE OF 147.99 FEET TO A CAPPED REBAR (CA-0422-LS) AT THE NORTHEAST CORNER OF LOT 5 OF SAID PHASE 2 OF FAIRHOPE VILLAGE, P.U.D. AND THE SOUTH RIGHT-OF-WAY OF SAID PARKER ROAD; THENCE RUN SOUTH 89 DEGREES 39 MINUTES 07 SECONDS EAST, A DISTANCE OF 148.02 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 0.50 ACRES, MORE OR LESS AND LIES IN GRANT SECTION 8, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALAMABA. 1. That, in case number 2£ 16.02 the property described shall develop in substantial confonnity with the site plan attached as "Exhibit A" and further detailed in the project narrative attached as "Exhibit B" and shall remain in compliance with the previously approved and amended PUD site plan. Any substantial deviation from the attached site plan or the previously approved and amended PUD site plan, as detennined by the Planning Director will require re-approval by the Planning Commission and the City Council of the City ofFairhope, Alabama as a PUD amendment; 2. That, the following amendments have been made to approximately 39.46 acres of the total 214 acres: Use: 240 apartment units, 90 flatltownhome and live/work units. __,, Building Heights: Residential -35'; Mixed-Use/Commercial -40' -distance to be measured from the finished floor of the first full floor to the eave of the building. I ,, !I i' .I i! ,, ORDINANCE NO. 1572 Fly Creek PUD Page -3- Wetlands/Creek Buffer: 30' to 50' wetlands/creek bank buffer along Fly Creek as indicated on the Site Plan as ··Exhibit A" and further detailed in the project narrative attached as ·'Exhibit B". Setbacks: As indicated on the Site Plan attached as "Exhibit A" and further detailed in the project narrative attached as ·'Exhibit B". 3. That, Lot 6B (the apartment site) and associated road work of the Fly Creek PUD is subject to the following self-imposed conditions by Developer: a. If the developer has not applied for a building permit for the project on or before the date that is one(!) year from City Council approval of the ordinance amendment, then the ordinance amendment will terminate, and the property will revert back to being governed by the existing PUD ordinance. b. The developer acknowledges that the City, at the expense of the City, will have the right to engage an independent third party engineer to review any or all of the civil engineering plans/drawings for the project (including, without limitation, any stormwater/drainage plans) for compliance with City ordinances and other applicable laws. The City agrees that any third party review will not unduly delay site plan approval and permit issuance. c. Prior to issuance of any land disturbance permit, building permit or other City-issued permit that would permit disturbance of the site, the developer shall provide to the City an insurance policy substantially in the form of the Navigators Specialty Insurance Company form of policy identified as NA V ECP-0 TLKT II (03/13 ), a copy of which was previously provided to City staff, containing all of coverages A, B and C set forth in such policy, with a minimum coverage amount of $2,000,000, a policy term of 24 months (subject to extension as provided hereinafter) and naming the City of Fairhope, Alabama as an additional insured. The term of the policy shall be no shorter than the period oftime that extends for six (6) full months beyond the issuance of a certificate of occupancy ("C.O.'") for the project (whether for individual buildings or final C.O.). The City shall have the right to withhold C.O. 's until such time as the developer has extended the coverage to meet said six (6) month requirement (if necessary). The developer shall provide the City with a full copy of said policy prior to the City's issuance ofan initial permit for the project, and shall thereafter provide a certificate of insurance evidencing such coverage upon request by the City from time to time. d. The City acknowledges that developer will apply for individual C.O. 's for each building in the apartment project as buildings are delivered. The City will not unduly delay the granting of individual C.O. 's, and developer will ensure that at least six months remains on the above insurance policy from each C.O. date, including the final C.O. e. In addition to compliance with all of the City's applicable ordinances, rules and regulations, developer will comply with the following construction-related items: (a) developer will present to City staff a phased BMP plan illustrating the BMPs to be used in the project; (b) developer shall comply with the City's red clay ordinance (Ordinance No. 1423) with respect to the entire apartment site and associated road work; and (c) regarding paving areas, developer will review construction means and methods with City staff once design is completed and pavement structures have been confirmed based upon final geotechnical engineer's recommendations. PROJECT NARRATIVE October 25, 2015 Modification to Fly Creek, a Planned Unit Development Background: Fly Creek, a Planned Unit Development was approved by the City of Fairhope City Council on October 23, 2006 by Ordinance No. 1317. In April of 2008 Phase I of Fairhope Village, a 2 lot subdivision within the Fly Creek Planned Unit Development, was recorded in the Probate Office and a subsequent replat was recorded in July of2009 adding the detention pond and access road to the subdivision. Lot 1 of that subdivision was developed into the Publix and other commercial businesses. In September of2009 a resubdivision of Phase 1 was recorded basically creating Lot 3 which is now the bank site. Then in December of 2009, Phase 2 of Fairhope Village was recorded, which created Lots 5 and 6. Lots 2 and 4 of Phase I and Lots 5 and 6 of Phase 2 are undeveloped at this time. Lot 5 is the site of the Fairhope Fire Department Substation. Proposed Modification: The modification consists of basically three items. The first is to add property to the previously approved PUD. The 0.5 acre site immediately east of and adjacent to Lot 5 of Phase 2, previously shown as an out parcel, is now owned by Angelo Corte and requested to be made a part of the PUD. This will increase the overall acreage of the PUD from 213.33 acres to 213.83 acres. The second modification is to revise a portion of the previously approved PUD, that portion being Lot 6 of Phase 2 of Fairhope Village, from the mixed use of townhome lots, townhome/flat lots, condominiums, and various sizes of single family lots, to a new layout of apartments, flats/townhomes and live/work units. The third modification is a resubdivision of Lot 6, with the addition of the 0.5 acre parcel mentioned above, into 6 new parcels. One parcel will be the area of the apartment units, a couple are for the flats/townhome sites, another is the work/Ii ve unit site, and one is a utility site to be conveyed to the City. A parcel is also being reserved for the future roadway access to the remaining PUD property to the east. A separate submittal is being made in regards to the subdivision. Exhibit B r~ECElVED DEC 2 2 RFf.'D The approximately 160 acres of the previously approved PUD located east of Lot 6 of Phase 2 of Fairhope Village is not being changed in anyway with this proposed modification request. Comprehensive Plan: The Fairhope Comprehensive Plan designates this site as a Neighborhood Village Center. The Fly Creek Planned Unit Development was previously approved by the city as being in compliance with the City's Comprehensive Plan. The proposed modifications to the Master Plan are still in compliance with the Comprehensive Plan. As stated above, this site previously consisted of proposed townhomes, townhome flats, condominiums, and various sizes of single family lots. The proposed uses in this modification request are for apartments, flats/townhomes, and live/work units. The mix of apartments, flats/townhomes, and live/work units in the vicinity of the existing commercial development within the Fly Creek Planned Unit Development, creates a neighborhood center as contemplated in the Comprehensive Plan description for Neighborhood Village Centers. The existing commercial/retail stores within the Fly Creek PUD (bank, grocery store, and others) will provide convenience goods and personal services to the proposed development which are within the 1 mile service area radius as described for Neighborhood Village Centers. The development is located at the intersection of US Highway 98 and Parker Road which also provides access to a local convenience store/gas station within the 1 mile service area radius. A Fire Department Substation is also proposed within the PUD development. The location and the existing/proposed uses are just as described in the Development Framework for a Neighborhood Village Center. The development modification proposes a clubhouse/pool/pavilion with an outdoor fireplace and kitchen, and is located as such, to serve as the focal point entering the apartment complex at the main entrance off Fly Creek Avenue. The proposed development will include a well sized park area along the northern perimeter of the apartments. Sidewalks are located throughout the development with connections to the existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo Lane. A multi-use trail is proposed along the southern and eastern edge of the development. Roadways are connected to provide vehicular access to the commercial/retail center as well as access to US Highway 98 via Fly Creek Avenue and Parker Road. Exhibit B All of these are in accordance to the policies established for Neighborhood Village Centers. Site Specifics: The following is specific to the portion of the approved Master Plan that is being modified, which is Lot 6 of Phase 2 of Fairhope Village with the inclusion of the 0.5 acre site to the PUD. The acreage of Lot 6, including the 0.5 acre site is 39.46 acres. All other portions of the previously approved Master Plan are to remain unchanged at this time. The approved Master Plan for this specific site consisted of 16.95 acres of impervious surfaces (roadways, sidewalks, townhouses, single family homes, other buildings, driveways and parking areas). The total impervious surfaces for the proposed revisions consist of 13.35 acres. That is a reduction of impervious surfaces from 44% to 34% (of Lot 6 only). The proposed setbacks for this site will remain the same for the townhome lots which are 5' front setbacks, 20' rear setbacks, 0' side setbacks, and 10' side setbacks on end units. There is a 20 • overall setback for the apartments from all boundary lines except for wetland areas whereby the previously approved wetland buffers are to remain. Accessory structures are allowed within 10' of the boundary. The proposed apartment buildings are 3 stories at the front of the building and 4 stories at the rear of the buildings. The proposed building height at the front of the buildings is 35' from finished grade to building eave height. The maximum building height for all buildings on this site is 35 '. There are 240 apartments and 90 tlat/townhome and Ii ve/work units proposed for this site for a total of 330 units. There are 675 proposed parking spaces with 172 spaces being garage parking. All parking spaces will be sized as per the City regulations. There is a proposed clubhouse/pool/pavilion with an outdoor fireplace and kitchen, trash compactor, and a mail kiosk. Floor plans and elevations for the apartments are attached to the submittal. Exhibit B Vehicular Traffic and Pedestrian Circulation: Fly Creek Avenue and Parker Road will both provide for ingress/egress to this site. Improvements have been previously made at the intersections of these roads at US Highway 98. There are sidewalks adjacent to the majority of the parking areas, from the parking areas to the apartments, to the clubhouse/pool /pavilion area. Connections are proposed to all existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo Lane. A multi-use trail is also proposed along the southern and eastern edge of the development. Landscaping: A conceptual landscape plan is attached with this submittal to provide a general idea of the plans for landscaping the proposed development. The PUD Master Plan Modification also shows the surveyed location of the existing trees over 20" (DBH) or greater. A detennination of which trees can be saved will be provided once a site grading plan has been done for site plan review. More detailed landscape plans will be provided for the site plan review process. Utilities: Electric -Electrical service will be provided by Riviera Utilities. The City's requirements for street lighting will be adhered to. Water, Sewer and Gas -\.Yater, sewer and gas services will be provided by the City of Fairhope Utilities. Telephone -Telephone services will be provided by AT&T. Coordination with all utility providers will be done at the time of site plan review or subdivision review. Drainage Plans: This project will utilize both conventional and low impact methods to dissipate runoff from the site. This system will slow down the flow of water from the site through the system, gravel beds, perforated pipe and a non-point discharge outlet structure. The drainage system will provide the controlled release rate and water quality requirement of the City of Fairhope regulations without having a standard pond on site. The drainage system will have a non-point discharge and will release water through a header of perforated pipes that wi II drain through a gab ion wal I. The outlet structure will dissipate energy and disburse the discharge from the site along the entire length of the wetland boundary near Fly Creek. The energy dissipation and dispersed release will minimize the potential for erosion due to heavy rain events; reduce turbulence and turbidity issues to help protect the adjacent Fly Creek. Exhibit B NORTHWOOD STCOUNTY RD 48 RIVER MILL DRNORMANDY STRIVERMILL DRSTEELCREEK CT CABOT LNMEMORIAL AVE BROWNINGLNELEANORCT BLUEBERRY LNMARION CTCity of FairhopePlanning Commission October 3, 2022 ¯ COUNTY RD 48 RIVERMILLDR RIVER MILL DRSTEEL CREEK CT CABOT LNNORTHWOOD STBLUEBERRY LNBROWNING LNMARION CTSD 22.28 - Overland Phase 1, Final Legend Roads ParcelsZoningDistrict 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-A - Residential/Agriculture District Planning Jurisdiction ^µ µ Project Name: Overland Phase 1Site Data: 15.80 acresProject Type: 34-Lot Major Subdivision Final PlatJurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 43640General Location: South side of County Road 48, east of River Mill SudivisionSurveyor of Record: SE Civil, LLCEngineer of Record: SE Civil, LLCOwner / Developer: 68V Overland 2021, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approval with Conditions Mike Jeffries 1 SD 22.28 Overland Phase 1 Subdivision – October 3, 2022 Summary of Request: Public hearing to consider the request of the Applicant, Aaron Collins with SE Civil, LLC, on behalf of the Owner, 68V Overland 2021, LLC, for Final Plat approval of Overland Subdivision, Phase 1, a 34 lot Major Subdivision. The property is approximately 15.80 acres and is located on the south side of County Road 48, east of River Mill Drive. The project is zoned PUD and has a corresponding site plan that the subdivision must be built in substantial conformance to. Excerpt of the site data table is included below: Comments: - All sidewalks and street trees have been installed. The watering and maintenance of the trees and maintenance of the sidewalks will be the responsibility of the subdivider. - The engineer has provided his engineer’s certificate for the design and construction of the improvements constructed for the subdivision and shall sign the plat. - Current walking trails are mulch paths with metal edging. The POA will be responsible for the routine maintenance and repair and keeping them in good working order. - The phase line for Phase 1 has changed slightly from the preliminary approval. - Initially there was a 3-Lot minor subdivision to create the area for three developments; Overland Townhomes (Under Construction), Overland Phase 1, and Overland Phase 2. That plat was not recorded, and this final plat creates Lot 1 for Overland Townhomes, Lot 2 for Phase 2 and Lots 3-34 for Overland Phase 1. - A proposed walking path linking Phase 1 and Phase 2 together through the wetlands was not installed. The PUD shows the trail beginning in Phase 1 with a bridge and ending with a circular path in Phase 2. Staff’s concern is once Phase 1 receives approval it would be challenging to require it later. Or what would happen if Phase 2 is not built. Phase 1 and Phase 2 were separate applications, and both received preliminary approval May 3, 2021. Preliminary approval expires May 3, 2023, and there are no immediate plans of beginning Phase 2. The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. SITE DATA CURRENT ZONING: P.U.D . MAX BLDG HEIGHT: 30 FT MAX COVERAGE : (PRINCIPAL STRUCT) 45% MINIMUM HOUSE: 1,600 SF LIN . FT. STREETS: 2 ,096 LF TOTAL LOTS: 35 DENSITY: 2 .12 I AC. MINIMUM LO T : 6 ,500 SF SMALLEST LOT: 6,500 SF LARGEST SF LOT: 543 ,566 SF (LOT 2) COMMON AREAS : 8.10 AC (51%) TOTAL AREA PHASE 1: 15.80 AC TOTAL AREA LOT 1: 2.42 AC TOTAL AREA LOT 2 : 12.48 AC GREEN SPACE DEVELOMENT SUMMARY PHASE 1 GREENSPACE 4.04 AC. PHASE 2 GREENSPACE 4 .47 AC. T.H. GREENSPACE 0 .51 AC. TOTAL GREENSPACE 9 .02 AC . REQUIRED SETBACKS : FRONT: 25 FEET REAR: 25 FEET S IDE : 5 FEET S IDE STREET: 20 FEET WATER SERVICE : CITY OF FAIRHOPE SEWER SERVICE: C ITY OF FAIRHOPE ELECTRIC SERVICE : BALDWIN EMC TELEPHONE SERVICE: AT&T GREEN SPACE SUMMARY TOTAL GREENSPACE FROM PUD 9.02 AC. PHASE 1 GREENSPACE 4 .04 AC. OWNER 68V OVERLAND 2021, LLC 29891 WOODROW LANE SPANISH FORT , AL. 36527 DEVELOPER 68V OVERLAND 2021, LLC 29891 WOODROW LANE SPANISH FORT, AL. 36S27 PARCEL NO: 05-46-06-1 4-0-000-002.000 QUALIFYING GREEN SPACE CALCULATION 3.59 UPLAND AREAS 0.45 30% OF PONDS 4 .04 TOTAL ACRES (25.6% OF TOTAL SITE) 2 SD 22.28 Overland Phase 1 Subdivision – October 3, 2022 “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 22.28 Overland Phase 1 Subdivision final plat with the following conditions: 1. Install the trail in Phase 1 as shown in the PUD, as well as the Preliminary Plat for Phase 1. - ---- SURVEYOR'S CERTIFICATE B AAMALA H LD E.D IEDAVI Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 31 FINAL PLAT PG1 20200781 1"=100' CHKD.DED DRAWN ASC N 0 50 100 200 100 SCALE VICINITY MAP 1" = 1 MILE SITE RIVER MILL DR 60 FT. R/WSTEEL CREEK CT 50 FT. R/W P.O.C. P.O.B. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.LOT 2 LOT 1 Mail 23 24 25 26 27 28 29 30 31 32 33 34 2221201918 13 14 15 16 17 12111098 3 4 5 67 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT.HUDSON LOOP 40 FT. R/W50 FT. R/W ERICKSSON DR. 50 FT. R/W FUTURE DEV E L O P M E N T SURVEYOR'S NOTES: 68V OVERLAND 2021, LLC FINAL PLAT OWNER 68V OVERLAND 2021, LLC 29891 WOODROW LANE SPANISH FORT, AL. 36527 DEVELOPER 68V OVERLAND 2021, LLC 29891 WOODROW LANE SPANISH FORT, AL. 36527 PARCEL NO: 05-46-06-14-0-000-002.000 45% 1,600 SF 30 FT P.U.D. 35 2,096 LF CITY OF FAIRHOPE CITY OF FAIRHOPE 15.80 AC 543,566 SF (LOT 2) 6,500 SF 25 FEET 25 FEET 5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: TOTAL LOTS: LIN. FT. STREETS: CURRENT ZONING: REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA PHASE 1: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: SITE DATA MAX BLDG HEIGHT: MAX COVERAGE: MINIMUM HOUSE: (PRINCIPAL STRUCT) 6,500 SFMINIMUM LOT: 2.12 / AC.DENSITY: 8.10 AC (51%) SIDE: GREEN SPACE SUMMARY TOTAL GREENSPACE FROM PUD 9.02 AC. PHASE 1 GREENSPACE QUALIFYING GREEN SPACE CALCULATION 3.59 UPLAND AREAS 0.45 30% OF PONDS 4.04 TOTAL ACRES (25.6% OF TOTAL SITE) 4.04 AC. OVERLAND PHASE 1 A PLANNED UNIT DEVELOPMENT FLOOD CERTIFICATE: LEGEND: GENERAL NOTES: GREENSPACE MAINTENANCE P.U.D. NOTE: GREEN SPACE DEVELOMENT SUMMARY PHASE 1 GREENSPACE PHASE 2 GREENSPACE T.H. GREENSPACE TOTAL GREENSPACE 4.04 AC. 4.47 AC. 0.51 AC. 9.02 AC. PAGE 1 OF 3 BALDWIN EMC AT&T *SEE SHEET 2 OF 3 FOR DETAILED GEOMETRY *SEE SHEET 3 OF 3 FOR CERTIFICATIONS & CURVE/LINE TABLES 2.42 ACTOTAL AREA LOT 1:12.48 ACTOTAL AREA LOT 2: . - ♦ - _J_ _L ·::,·.[~ 7 i N89"47'51 "W 1040.47' ' I I l JL_J_ _J~_I ! ''--------------j --1-I --7r 11 11 L __ 1' I I I I I 11 I ___ L_ I I 11 11 I I I I 11 _ L _ _J I -__ _J I 11 11 11 ' I ' I ' I ' I ' I ,--------------7 ( --~-7,-~' L ___ I L_ L ___ I ~ 11 I: I I ---,---------, ---,ri I I ~ ' _J L _ _j -_ _J 89"40 BO.OD I ------~ 1041.41' 1. FOR THE LOCATION OF All. UTILITIES, SEE CONSTRUCTION PLANS. 2. STORMWATER DElENTION AREAS ARE NOT THE RESPONSIBILITY OF OTY OF FAIRHOPE TO MAINTAIN. 3. ALL UTILITIES WILL BE CONSTRUCTED UNDERGROUND. "' ,,+-N~8~9~'4~0~5~9~-+i 120.00· R:20.00' A-31.42' g~~:~f:ito1 "W 4. THERE IS A DEDICATED HEREWITH A 10 FOOT UTILITY EASEMENT ON All. LOT LINES AND COMMON AREAS ADJACENT TO THE RIGHT-OF-WAYS AND A 10 FOOT UllUTY EASEMENT ON EACH SIDE OF LOT AND COMMON AREA LINES, UNLESS OTHERWISE NOTED. 5. THERE IS DEDICATED HEREWITH A 15 FOOT DRAINAGE EASEMENT (7.5' EACH SIDE) ALONG THE REAR LOT LINES OF ALL LOTS (UNLESS SHOWN OTHERWISE) AND A 10 FOOT DRAINAGE EASEMENT ALONG ALL SIDE LOT LINES (5 FOOT OFF EACH SIDE). 6. MINIMUl.1 FlNISHED FLOOR ELEVAllON SHAU. BE 15• ABOVE THE HIGHEST GROUND El...EVAllON 10 FEET OUTSIDE OF BUILDING. SEE THE FAIRHOPE BUILDING DEPARTMENT FOR SPECIFIC REQUIREMENT. 7. ALL ACCESS STREETS TO AOJACENT PROPERllES THAT ARE NOT CONNECTED AT THE llME OF THE IMPROVEMENTS SHAU. BE POSTED WITH A STOP SIGN BLANK READING •FUTURE THROUGH STREEr. 8. A PROPERTY OWNERS' ASSOCIAllON (POA) IS REQUIRED TO BE FORMED. THE POA IS REQUIRED TO MAINTAIN ANY AND ALL STORM WATER FACIUllES AND STRUCTURES LOCATED OUTSIDE OF THE PUBLICLY ACCEPTED RIGHT-OF-WAY. 1. THERE MAY BE RECORDED OR UNRECORDED DEEDS, EASEMENTS, RIGHT-OF-WAYS, OR OTHER INSTRUMENTS WHICH COULD AFFECT THE BOUNDARIES OF SAID PROPERllES. 2. THERE WAS NO ATTEMPT TO DETERMINE THE EXISTENCE, LOCATION, OR EXTENT OF ANY SUB-SURFACE FEATURES. J. THE LINES REPRESENllNG THE CENTERLINE AND RIGHT-OF-WAYS OF THE STREETS ARE SHOWN FOR VISUAL PURPOSES ONLY AND 'WERE NOT SURVEYED UNLESS RIGHT-OF-WAY MONUMENTATION IS ALSO SHOWN. 4. SURVEY WAS CONDUCTED ON AUGUST AND SEPTEIABER 2020, AND IS RECORDED IN AN ELECTRONIC FIELD BOOK. 5. BEARINGS AND DISTANCES SHOWN HEREON 'WERE ·coMPUTED. FROM ACTUAL FIELD TRAVERSES, AND ARE BASED ON STATE PLANE GRID, ALABAMA WEST ZONE USING GPS OBSERVAllONS. 6. 6. ELEVAllONS SHOWN HEREON ARE RELATED TO MEAN SEA LEVEL, BASED ON N.A.V.D. 1988 DATUM. 7. NO llTl.£ SEARCH OR REPORT WAS PROVIDED FOR THIS SURVEY. B. THIS SURVEY HAS BEEN COMPLETED IN ACCORDANCE WITH THE REQUIREMENTS OF THE STANDARDS OF PRACllCE FOR SURVEYING IN THE STATE OF ALABAMA, EFFECllVE JANUARY 1, 2017. I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-8, BALDWIN COUNTY PROBATE RECORDS, FOR THE POINT OF BEGINNING· CONTINUE THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, ALONG THE WEST LINE OF SAID RIVER MILL UNIT 1, A DISTANCE OF 532.55 FEET TO A CAPPED REBAR (MOORE); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 09 SECONDS WEST, CONTINUING ALONG SAID WEST LINE OF RIVER MILL UNIT 1, A DISTANCE OF 751.65 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN SOUTH 89 DEGREES 43 MINUTES 52 SECONDS EAST, A DISTANCE OF 1041.41 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN NORTH 00 DEGREES 19 MINUTES 01 SECONDS EAST, A DISTANCE OF 1285.40 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE; THENCE RUN NORTH 89 DEGREES 47 MINUTES 51 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1040.47 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 30. 70 ACRES, MORE OR LESS. DAVID E DIEHL AL. P.L.S. NO. 26014 SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. DATE STEEL CREEK CT 50 FT. R/W P.O.C. COUNTY ROAD 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.OVERL A N D T O W N H O M E S 2.42 A C Mail 23 24 25 26 27 28 29 30 31 32 33 34 Park 2221201918 13 14 15 16 17 12111098 3 4 5 67 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT.HUDSON LOOP 40 FT. R/W50 FT. R/W ERICKSSON DR. 50 FT. R/W 50 FT. R/WCivil 68V OVERLAND 2021, LLC (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 32 FINAL PLAT Page2 220200781 1"=60' CHKD.DED DRAWN ASC FINAL PLAT N 03060 120 60 SCALE FUTURE DE V E L O P M E N T P.O.B. VICINITY MAP 1" = 1 MILE SITE OVERLAND PHASE 1 A PLANNED UNIT DEVELOPMENT FLOOD CERTIFICATE: LEGEND: PAGE 2 OF 3 LOT 1 *SEE SHEET 3 OF 3 FOR CERTIFICATIONS LOT 2 I 13.00' g! al 4' :------------S00'20'3B"W 40.00' I 11 I I ' i"- '" :\' l / • ♦ SB9"47'51 "E 295.83' _l_O _EL_ BUFFER \.__ t IH r·r I _/-•_/!·· /---r · • i t /♦. REQ'D WETLAND \ BUFFER SIGNS (1YP) ♦ ♦ ~ \· I I i I • I ;l_ I .i ♦ I t 19 ,59' -"- -.... \ ,) '"\· .. i ' \ '\'\ ' " "' '-\•\\ ' '-. ' 7 \ \_ 12,':, _j / ._/ ♦ ♦ ' \ ·-~ \ I )'; -WEST 325.30' i ci I I ' I SB9'47'51"E 744.64' 230.00' 20 FT. BUFFER COMMON AREA 65.00' 65.00 ___ _J I L __ 45.00' 50.00' 50.00' 50.00' 45.00' ' t ' ~ J -<:, §I ' I ' ~-I ---+----------N89"40'59"W 280.ixr -----------, I -i, C! >-g I~ ~ s 5 It.:: .I ~ :ii T 65.oo· 50.oo· 50.00 50.oo· 45.oo· I ,. 1; 65.00' 50.00' 50.00' 65.00' .oo· 01'., "!· o--0 f"")i'O) .i lf .t 0 0 al~ ,:~ ~ ~:i-• .-gr ""T8 z 1"' jj ' L __ ' 45.00' 50.00' 50.00' 50.00' 45.00' ,7,-+------NB9"40'59'W 325.00' -------i { 45.00' 5~: 7 50.00' ,-5~-: -45.00' i i ~ it d~'?f ;;~!~t":it1/: , * i I u, I z If I 'f' I g I _ _J L_ ' ?:i I "' 0 65.00' 50.00' 50.00' 50.00' 65.00' *I ;. 0 0 f;j 8 f;j ~ 0 "' ~ 0 "' ~ g 0 0 g 115.05' 20 FT. BUF_ITR _ COMMON AREA I---5£9'40 59 E -- I I 'g I I ~ • --130.00' J S89'40'59-"E --HG.GO' , --5£9'40'59 E ' I I 130.00'--- --5£9'40'59"E 13fl.GO'- S89"-40'5!H 130.00'----- S89'40'59-"E-~ I I I ----13fl.OO' I --5£9'40'59"E "3fl.GO'- S89'40'59"E 130.00' -S89'40'59"E L----13fl.OO' S89"40'5!H- -----130.00' ---SS9"40'59"E-7 I I I I I I 110.00' "' "lo ~ci T ~ ~1' "' b ~I 8 ci NB9" o'59"W 2 o.oo' ;;;~_ 589"40~5~165.00' _ g ~I ~ ~II ~ 5l N89"40'59"W 120.00' ' I 0 0 ~ci b a> 5l ~ a' ~-, I ',c---1 ---- fjt,,,rn: I ~-·,orf 11 Church,1 I Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 33 FINAL PLAT PAGE1 20200781 1"=100' CHKD.DED DRAWN ASC 68V OVERLAND 2021, LLC FINAL PLAT OVERLAND PHASE 1 A PLANNED UNIT DEVELOPMENTPAGE 3 OF 3 CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING DIRECTOR CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER): CERTIFICATE OF APPROVAL BY BALDWIN E.M.C. CERTIFICATE OF APPROVAL BY AT&T CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): CERTIFICATE OF APPROVAL BY E-911 ADDRESSING: LICENSED ENGINEER’S CERTIFICATION OF IMPROVEMENTS CERTIFICATE OF APPROVAL BY THE PLANNING COMMISSIONN 0 50 100 200 100 SCALE THE UNDERSIGNED, AS AUTHORIZED BY BALDWIN COUNTY E-911 BOARD. HEREBY APPROVES THE ROAD NAt.lES AS DEPICTED ON THE WITHIN PLAT AND HEREBY APPROVES THE WITHIN PL.A. T FOR THE RECORDING OF SAME IN THE PROBATED OFFICE OF BALDWIN COUNTY, ALABAMA, THIS ___DAY OF 2022. AUTHORIZED SIGNATURE THE UNDERSIGNED, AS AUTHORIZED BY THE aTY OF FAIRHOPE UTILITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS _ DAY OF 2022. AUTHORIZED REPRESENTATivE THE UNDERSIGNED. AS AUTHORIZED BY THE CITY OF FAIRHOPE UTILITIES HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAl.1E IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS __ DAY OF 2022. AUTHORIZED REPRESENTATIVE THE UNDERSIGNED, AS AUTHORIZED BY BALD'NIN EMC HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFICE OF BALDWIN COUNTY, ALABAMA, THIS _ DAY OF 2022. AUTHORIZED REPRESENTATIVE THE UNDERSIGNED, AS AUTHORIZED BY AT&T HEREBY APPROVES THE WITHIN PLAT FOR THE RECORDING OF SAME IN THE PROBATE OFFlCE OF BALDWIN COUNTY, ALABAMA, THIS _ DAY OF 2022. AUTHORIZED REPRESENTATIVE WE, =~======~-HEREBY STATE THAT WE ARE THE O'NNERS OF THE LANDS DESCRIBED HEREON AND 00 HEREBY DEOICA TE ALL ROADS, STREETS, ALLEYWAYS AND EASEMENTS SHOWN ON THIS PLAT TO THE PUBLIC. WE, ====== AND =~===~=-', WHOSE NAMES OWNERS, HAVE CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREON, FOR THE USES AND PURPOSES HEREIN SET FORTH AND DO HEREBY ACKNOWI..EDGE ANO ADOPT THE SAME UNDER THE DESIGN AND TITLE HEREON INDICATED. DATED THIS THE ____ DAY OF _______ 2022 BY: ___________ _ O'NNER STATE OF ALABAMA COUNTY OF BALDWIN "H<=•<=s~Y ~CE=R=TI=FY~n,=, ,~ _----:__"_Dr_••_Y_P_u_au_c_,_" _,_ND_,_oR,_~Ab°wi-?~~~V·~NE ~~D~T~~TTED HEREON IS SIGNED TO THE FOREGOING INSTRUMENT, AND WHO IS KNOWN TO ME. ACKNOWI..EDGED BEFORE ME ON THIS DAY THAT, BEING INFORMED OF THE CONTENT OF THE INSTRUMENT, AND IN THEIR CAPACITY AS SUCH OWNER AND WITH FULL AUTHORITY, EXECUTED THE SAME VOLUNTARILY. GI\IEN UNDER l.1Y HAND AND OFFICIAL SEAL THE ___ DAY °'-----------2022. NOTARY PUBLIC MY COMMISSION EXPIRES °'v,=TH~,~uc=,~Ns=,~N=u= •• = .. ~o,~ru.a,=' \~I~f~~EgE:~w:~i9rtLHf~I~ii~G~~D TH~l~~INO~M~~~~~~NTS IN CONFORMITY WITH APPLICABLE CODES AND LAWS AND WITH THE PRINCIPLES OF GOOD ENGINEERING PRACTICE INCLUDING THE DRAINAGE DESIGN REQUIREMENTS OF THE BALDWIN COUNTY SUBDIVISION REGULATIONS. I FURTHER CERTIFY THAT I HAVE PROVIDED OVERSIGHT OF THE CONSTRUCTION TO MY DESIGN, AND THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF THE WITHIN IS A TRUE AND ACCURATE REPRESENTATION OF IMPROVEMENTS AS INSTALLED. ENGINEER DATE S.E. CIV1L APPROvEO BY THE CITY OF FAIRHOPE PLANNING COMt.llSSION. BY APPROVAL OF THIS SUBDIV1SION PLAT THE PLANNING COMl.1ISSION OF THE CITY OF FAIRHOPE ASSUMES NO RESPONSIBILITY FOR SURVEY ERRORS OR FOR DEFECTS OR DEFICIENCIES IN THE TITLE TO THE PROPERTY AFFECTED BY THE PLAT, AND ANY SUCH RESPONSIBILITY IS HEREBY AFFIRMATIVELY DISCLAIMED. SECRETARY DATE TI-HS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY TI-IE CITY PLANNING COl.11.1ISSION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY SUCH COMMISSION. THE CITY OF FAIRHOPE PLANNING COl.1MISSION BY: __________ ~n.A•TE: ____ _ FAIRHOPE CORP. LIMITSP.O.C. P.O.B. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD SRIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/WSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS WWWWWWW WWWWWWWWWWW WW WWEXISTINGSANITARYSEWER MAINWSSSSSSSSSSSWWWWWWWWWWWSW W W W W W W W W W W SS S S S S S S S S W W W W S S S S W W W W S S S S SS W WWSSWWSSWWSSWWSSWWSSWSSWS SS W W W SWS SS W W W SWS SS W W W SWS SS WW WS S WWEXISTING WATER MAINEXISTING GAS MAINWPHASE 1 PHASE 2 PHASE 1 PHASE 2 00 80'160'N O R T HTREE PRESERVATION & REMOVAL PLAN1 TREE PRESERVATION NOTES TREE PROTECTION FENCE - C2 ~ I ,;,·cs, I {MOORE) I I 5/S"CRF ,.=,, I LO T 7,:_ I 5/8"CRF (~OORE) _c ;,-, LO-?fi 5/8"CRF ~ ~OORE) i 0 Scale, 1 •-so' □ i . -.. __ r _ 1.· I :'\. · / .) I /I ·w I /!. 1\ \ I I I I 0 / -REQUIRED SIGNA SPACING //-METAL _ GE 1/ POST \ CHAIN LINK _ ----Y FENCE TIE = ___._ 1. Fencing to be instolled rior 2. Th~ fence shall be erecfed w to con~truc!ion. Fencing type shall b • • henlog e frees & 10, f I O m,n. d,sl once of 20, f e cho,n lmk. utilities near tree rom all ot her retained tree • rorr: the trunks of tunnel under tree rr~~\: becomes o hardship, a s~il If mstoll1ng underground .3 . All roots to be rem · . . auger shall be used to severed cleonl oved du n ng site clearin &/ 4. Footers for wtnts~~~ ~~~ir:eter of t~e pr~tecte~r r~~~ituction shall be end the roots shall b b. t the point where lar 6 • ,etoi~ed frees shall b: ~,_dged. Post holes ond fr~nc~ootsI o,e encoonteced, 5. Fencing cannot be a Justed to avoid doma e es. ocoted close to construction oct' 't' removed until land alterationg ~to maJo~ roots. 0 IvI Ies are c omplete. , s1 e clea ring , ond 11-r 1· er 329333.13-01 TREE PRESERVATION CREDITS. S Total TrH& To Bt Ptfffft'+d• 4°C. 20.5;4(m) Total TrN CtaditS E.ltMd! • 2i!i!W!!l1= z4-C.,ry,1 llinoincnsJs CQM;~NA~E. QD:'. 1 ,,,. Que""' ,,, ...... Live Olk • 22" Qu,mi, ......... Liv110.k I 24" Que""' ,,, ...... Llv<O.k , ,., <lu•m,, virpn'iaN LM!Oiik ,,,. Quercus Vit&ift,illl.l Llv<O.k 34" <lu•mn virginiwa Uv10.k 36" O.uemn odrginlaN UwO.k ,... Quercu, virginiana live Olk , .. Querais virginlillNI LM!l0.lk. ..... Querais virjtini;,(NI l.iveO.k .,. <lu•m,, odrplllana LM!0.lk 54" Quel'Cu$ virgiRiana UveO.k. ... <lu•mn virfinliiM LM!l0.lk. TREE REMOVAL Total Trw. To Be Remow9d · Total Treeo.blh: " Rtq1,1lrt,d T1fM:t. Toh Rtl)&J,Citd· p~ Replac«nenl Tr-.n· , ~~.mw CQMM QN NAME Q!I ,.. ~m lllnolnens.ls '""' 1 , .. ca,y, lllllnolnens.ls '""' ,,,. ca..,. I11nointnMS '"'" 36" c.,y. ■lnolnensh ..... ... --virginqn, U....0.lk 20" Quercus vi,giniln• 1.ivt'O-ak 24" a~~us virfil'INlnil l.ive:Oil\ ,.. ~,us vlr&lnbna UwOa1c ,r a.utrcus virtinilin• UveO•k u· Qutr(uS vi,ainlln• l.NtOa.1c 20" .,..., ,p. P,M CREDITS PER TREE l pterrs ;ER TREE ' 40 Trees 151 Credits TOTAL ~REDl 'C§. 12 21 15 12 4 20 36 6 14 Trees 39 Debits 39 Trees 39 Tree s TOTAL DEB ITS 3 6 - :andscape architecture r and planning ,.♦~ii~M:t~, ~ placemaking :..ii ~ ~ Mobile, Alabama D ES I G N P. 251.344.4023 PJacksoo, t.4ississippi · 601.790.0781 landscape architects www.was -design.com No. ~@LJ IF©llHI ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. Dale Revisions / Submissions -11.16.20 -:::CITY......=S:,,UB,::Me,ITTe,AL~---- -12.09.20 CITY RE-SUBMITTAL -01.13.21 C=ITYc..=REc..c-SU=BM,elTI,cALs_ ___ _ -03.22.21 CITY RE-SUBMITTAL -04.15.21 CITY RE-SUBMITTAL vrw Droffl LCW Ch«l<ed 203163 105 Project No. 10.19.20 Sheet Title TREE PRESERVATION & REMOVAL PLAN Sheet No. TP100 FAIRHOPE CORP. LIMITSP.O.C. P.O.B. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD SRIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/WSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SSSSSSSSSSSSSSSSSSSSSSSSSSSS SS SS SS SS SS SS SS SS WWWWWWW WWWWWWWWWWW WW WWEXISTINGSANITARYSEWER MAINWSSSSSSSSSSSWWWWWWWWWWWSW W W W W W W W W W W SS S S S S S S S S W W W W S S S S W W W W S S S S SS W WWSSWWSSWWSSWWSSWWSSWSSWS SS W W W SWS SS W W W SWS SS W W W SWS SS WW WS S WWEXISTING WATER MAINEXISTING GAS MAINWPHASE 1 PHASE 2 PHASE 1 PHASE 2 TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS BH 3 BETULA NIGRA RIVER BIRCH 15 GAL 8`-10`MINIMUM 3 TRUNKS, FULL HEAD LN 9 LAGERSTROEMIA INDICA `NATCHEZ``NATCHEZ` CRAPE MYRTLE 15 GAL 6`-8`MINIMUM 3 TRUNKS; FULL HEAD LT 30 LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 1.5" - 2" 10`-12`FULL HEAD, SPECIMEN QUALITY QL 20 QUERCUS LYRATA OVERCUP OAK 15 GAL 1.5" - 2" 8`-10`FULL HEAD, SPECIMEN QUALITY QV 8 QUERCUS VIRGINIANA SOUTHERN LIVE OAK 15 GAL 1.5" - 2" 8`-10`FULL HEAD, SPECIMEN QUALITY TD 6 TAXODIUM DISTICHUM BALD CYPRESS 15 GAL 1.5" - 2" 8`-10`FULL HEAD, SPECIMEN QUALITY SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS PD 5 LOROPETALUM CHINENSE `PURPLE DIAMOND` PURPLE DIAMOND LOROPETALUM 3 GAL 42" o.c. SB 69 VIBURNUM ODORATISSIMUM SWEET VIBURNUM 3 GAL 48" o.c. SHRUB AREAS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS JD 13 JUNIPERUS CHINENSIS `PARSONII`PARSON`S JUNIPER 3 GAL 30" o.c. MS 17 MISCANTHUS SINENSIS `ADAGIO`ADAGIO MAIDEN GRASS 3 GAL 42" o.c. PLANT SCHEDULE 00 80'160'N O R T HLANDSCAPE MASTER PLAN1 GENERAL NOTES 1 LP200 WOOD FENCE W/TOP RAIL ELEVATION 2 I CORNER OF lHE NOR'IHIEST QUARTER OF lHE I I I RRSPIC PRE\101.JSLY LOCAlED AT 1HE NORlHYIEST ~ SOUTHEAST QUAR'IER OF SECllml 14. TOINstlP 11 SOU1H RANGE 2 EAST 1;::--J ~ <a. -~-- ·-;i ;¥ --=---.-~~---===-~--- i 0 Scale, 1•-80' 0 CJ 0 a D 0 0 0 TREE Pl ACfMfNT NQTfS: 1.) ALL TREES SHALL BE 15 GAL AND/OR 1S-2.5" DIA AT TI-lE 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 FEET, 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 CITY HORTICULTURIST. 4.) ALL TREES SHALL BE PRUNED SO lHAT NOT FOLIAGE, Ut.18S OR OTI--JER OBSTRUCTIONS EXISTlNG BETWEEN 2.5 AND 10 FEET FROM ADJACENT STREET GRADE. 5.) IN AREAS WHERE PLANTING STRIPS ARE OPTIONAL AND NOT PROVIDED, SIDEWALKS TEN FEET OR GREATER SHALL PROVIDE 4'X4' TREE WELLS ALONG THE CURB SO Tl-1E TREES MAY BE PLANTED IN CONF'OR~ANCE WITH THESE REQUIREMENTS. 6.) PER TREE ORDINANCE, St.1ALL TREES 'NILL BE PLANlED IN BETWEEN WALK AND CURB AREAS LESS THAN 5 FEET. MEDIUM TREES CAN BE PLANlED BETWEEN 5-7 FEET AND LARGE GROWING TREES CAN BE PLANlED IF AREA BETWEEN WALK AND CURB IS 7 FEET OR MORE (SEE ORDINANCE FOR UST). 7.) DEi/ELOPER SHALL BE RESPONSIBLE FOR WAlERING TREES PRIOR TO SUBDIVISION ACCEPTANCE AND DURING 2-YEAR t.1AIN1ENANCE PERIOD. F' · .. I i -~1 NOTE: ALL WOOD SHALL BE PRESSURE TREATED NO. 2 SOUTHERN YELLOW PINE. HEIGHT MAY BE ADJUSTED TO SUIT PROJECT. 0 1/2" -1·-0· 0 I "' -1" CONT. CHAMFER AROUND TOP OF POSTS --2"x6" TOP RAIL, lYP. 2"x4" SUPPORT RAILS, TYP. ~ ~~ 1'0 x4" TRIM BOARD, lYP. '--1 "x6" FENCE BOARDS, lYP., NAILS-WIDTH SPACING BETWEEN BOARDS 6"x6" POST, TYP ., BEYOND. SPACE ON 8' CENTERS. 2"x6" BOTTOM RAIL, TYP. FINISH GRADE 3000 PSI CONCRETE N \ FOOTING l .-." \, -~ UNDISTURBED SUBGRADE _1·-2~ 323129.23-02 londscopeorchitecture londplonning r~T~plocemokini;i J'.= Foley,Alobomo r!t-.. ii ~i.~'.9Ai~,:~: D ES I G N ~;,~;~t~,~~;,,,, P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ____ ----------- No. Date Revisions / Submissions _ 11.16.20 _C11Y_S_UB_M_ITI_AL _____ _ 12.09.20 Cl1Y RE-SUBMITTAL ---- _ 01.13.21 Cl1Y RE-SUBMITTAL _ 03.22.21 Cl1Y RE-SUBMITTAL _ 04.15.21 Cl1Y RE-SUBMITTAL --------------- YTW ,...,, LCW Checked 203163-105 Project No. 10.19.20 Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LP100 20 FT. BU 595857 15 FT. COSSSSSSSSSS SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSINWWWSSS 00 10'20'N O R T HLANDSCAPE PLANTING ENLARGEMENT PLAN1 OVERLAND OVERLAND 2 ; ----~---/ 7 'i,o i-- I "' 0 1/4" -1'-11' SIGN-OV 01 landscape architecture land planning r ~ plocemaking ~ ~ Foley, Alabama ,!\-. lii :oe1~:9Ai:,~~: D ES I G N ~;,~;;;,~~;!',~:,,,, P. 601.790.0781 landscape architects www.was -design.com ~@LJ IF@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE • ._ r--C ,e . E C: .c. .8 ~ Q_ C +-<( C: ~ -CD V CD 8. C 8- .Q O € CD -~ -c:: .2 &~ ~o C: _g <( Revisions _____ _ No. Date Revisions / Submissions _ 11.16.20 -"'CITY"--"SU=BMITT=AL __ _ _ 12.09.20 CITY RE-SUBMITTAL _ 01.13.21 CITY RE-SUBMITTAL _ 03.22.21 CITY RE-SUBMITTAL _ 04.15.21 CITY RE-SUBMITTAL ------- vrw Dro~ LCW Ch«bd 203163-105 Project No. 10.19.20 - Sheet Title LANDSCAPE PLANTING ENLARGEMENT PLAN Sheet No. LP200 SHRUB PLANTING3 MULTI-TRUNK TREE STAKING x x 2 PLANTING ATSHRUB AREAS. STAKING DETAIL PLANTING ATTURF AREAS. PLANT PIT DETAIL TREE PLANTING - GUY STRAP6 A A B B TYPICAL PLANT SPACING4 GENERAL PLANTING NOTES x x x x x x x x x x x x x x x x x x x x 1 GROUNDCOVER PLANTING5 MULTI-USE MULCH TRAIL7 GENERAi CONPIJIONS 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, "'5 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 ANPSCAPE AREA SOIi PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST 1YPE 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 CONJJNCTION WITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURF ACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01--1· FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH T WATER WELL. r FINISHED GRADE. I 1_11 I I ,---- 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 Pl ANT MATERIAi AND Pl ANDNG PLANT QUANTITIES ARE OFFERED "'5 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 QUALl1Y "'5 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 24N 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: □ 3N DEPTH PINE BARK □ 4~ DEPTH SHREDDED HARDWOOD MULCH ~ 3N 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. 329399-05 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. = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES r-~AEJ~~~E 1i1i~~gE AND ENC"'5ED 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. nf<2ZQS~~~~ll37"'~:::;::-;-=:--3" MULCH 111§11 _rr'11fu§1rfl 'II-=11=1-t::.. -=Ill ,=I I =111-• -FORM SAUCER WITH 3" 1:::;= lJ=i = 7 ~c___._----=, _ 1=ir j 1-CONTINUOUS RIM SPECIFIED PLANTING MIX. 2X BALL DIA. WATER AND TAMP TO REMOVE AIR POCKETS. 0 1/2" -1'-0" 329343-01 ~,----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 ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER MANUFACTURER'S INSTRUCTIONS ARROWHEAD ANCHOR EXISTING SUBSOIL FINISHED GRADE SET ROOTBALL CROWN 1 1 /2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. Qr-1-.--1-•--f/-,--------------D-ET_AI_L ___ FI-LE-0 NOT TO SCALE 329399-04 o,-3-.-_-1-•--0-.----------------32_9_3-13 ___ 0_1 o....-1 .-_-1-•--o-.---------------3-29-3-43-.-26---D-2 6'-0" 3" = 1'-0" SHREDDED HARDWOOD MULCH DARK IN COLOR CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN PREPARED SUBGRADE- 10· / LAWN I le=' ~' "-TRENCH EACH EDGE CONSTRAINT S-TR-01 londscopeorchitecture londplonning r~T~plocemokini;i J'.= Foley,Alobomo r!t-.. ii ~i.~'.'Ai~,:~: D ES I G N ~;,~;~t~,~~;,,,, P. 601. 790.0781 landscape architects www.was-design.com ~@LJ lil@OO ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ..,, ____ ----,------- No. Date Revisions / Submissions _ 11.16.20 _CIIY_S_U_BM_ITI_AL _____ _ 12.09.20 CIIY RE-SUBMITTAL ---- _ 01.13.21 CIIY RE-SUBMITTAL _ 03.22.21 CIIY RE-SUBMITTAL _ 04.15.21 CIIY RE-SUBMITTAL --------------- YTW ,...,, LCW Checked 203163-105 Project No. 10.19.20 Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 September 15, 2022 Mike Jeffries Development Services Manager City of Fairhope 161 North Section Street Fairhope, Alabama 36533 Re: SD 22.28 Overland Phase 1 Final Plat Response to comments dated September 7, 2022 Dear Mike: Attached are the revised final plat, Engineer’s certification of pond compliance, and the County Highway Departments inspection letter. Below is a response to the comments provided. 1. Asphalt defects: The entire road network has extensive defects. See attached document giving recommended repairs for defects. Response: Asphalt defects have been repaired by either partial depth mill and inlay; or reheating, patching and compacting. 2. What is the expected start date for Phase 2? Response: The start date is unknown at this time. The developer would like to begin selling lots in Phase 1 before starting construction of Phase 2. 3. Not installing street trees will require a waiver from the subdivision regulations that is reviewed and approved by the Planning Commission. Provide the waiver request and proposal. The intent is to install this winter, provide a performance agreement, and surety/financial guarantee. Response: Street trees have been installed. The above requested items are no longer applicable. 4. Provide letter signed/sealed by EOR that the pond is built and functioning as designed. Lots of sediment from runoff and heavy erosion has entered the pond. Response: The requested letter is attached. 5. Verify if the Final Plat for SD 21.39 2-Lot Minor Subdivision was recorded. Response: The Final Plat for SD 21.39 2-Lot Minor Subdivision was not recorded. Per subsequent discussions between SE Civil and City staff the Plat for this subdivision in being modified to include the townhome lot. The revised plat is attached. 6. Label the lot where the townhomes are under construction accordingly. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Response: The lot where the townhomes are under construction has been labeled as lot 1 in the attached Final Plat. 7. Renumber lots to be sequential and without gaps. Response: Lots have been renumbered in the attached Final Plat. 8. Provide comments from Baldwin County Highway Department and verification they have signed off and approved the work done in the County ROW. Response: Baldwin County Highway Department performed a site inspection on 9/12/22 and verified improvements have been construction in accordance with the approved construction plans. A final inspection will be requested from the County Highway Department once permanent stabilization/vegetation has been established to receive final approval from the Highway Department. A copy of the email with notes about the site inspection from the Highway Department is attached. 9. Verify all chimney seals and inflow dishes have been installed Response: All chimney seals and inflow dishes have been installed. 10. Install collar seal in storm structure A5 and grout around pipe #103. Response: Storm structure A5 has been grouted and sealed. 11. Remove hay bales/wattles near the West entrance to allow water to drain. Response: Hay bales/wattles have been removed at the west entrance. 12. Add access steps in storm structure B3. Response: Access steps have been installed. 13. Add one more access step at the top of storm structure B2. Response: Additional step has been installed. 14. Add steps on the throat side of storm structure C3. Response: Steps have been installed. 15. Add one more access step at the top of storm structure C2. Response: Additional step has been installed. 16. Connect mulch trail to the sidewalk on the South end of the trail. Response: Mulch trail has been extended to the sidewalk on the south end of the trail. 17. Move "Future Thru Street" signs to be centered on the right lane. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Response: “Future Thru Street” signs have been relocated at all locations. 18. Install sod around the pond outfall location. Response: Sod has been installed around the pond outfall. 19. Level the asphalt to the HC ramp elevation to eliminate the tripping hazards. Ramps are marked with white paint. Response: Asphalt has been leveled to match HC ramp elevations in areas of potential tripping hazards. 20. Outfall head wall needs to be stabilized Response: Sod has been installed around the outfall headwall to stabilize the area. 21. Remove Sediment plume in the outfall rock bowl. Response: Sediment buildup in the outfall rock bowl has been removed. 22. Litter in outfall area needs to be removed Response: Litter has been removed from the outfall area. 23. Random debris needs to be removed from the site Response: Debris has been removed from the site. 24. Several areas within the site are not stabilized to 90%, more mulch and seed needed to establish 90% vegetation throughout. Response: Contractor has added mulch and seed or sod in areas that had less than 90% stabilization. 25. Inlet protection on Hudson loop near Meriwether Court needs to be cleaned out and sidewalk sediment plume needs to be removed; washout uphill needs repair. Response: Inlet protection has been cleaned out and sidewalks have been cleaned. Washout has been repaired. 26. Comer of Hudson loop and Meriweather court at future thru street sign has incomplete sidewalk work /landing strip Response: Sidewalk in this area is part of Phase 2 construction. Per conversation with John Thomas this work will remain as part of Phase 2. 27. There is a sediment plume in the right of way on the east entrance Response: Sediment plumes have been removed. 28. Wash out on the hill at the east entrance needs repair and sidewalk needs to be cleaned 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Response: Washouts have been repaired and re-sodded. Sidewalks have been cleaned. 29. Sidewalk at the west entrance is severely undermined Response: The ditch embankment in the area in question has been regraded and re-sodded. 30. Inlet A2 needs to be addressed. Slope from Lot 56 and above scouring and silting in inlet. This is also washing out walking trail. Response: Sediment around A2 has been removed and sod has been installed around A2. . 31. Remove plastic from handicap ramp truncated domes Response: Plastic has been removed from truncated domes. 32. Roads and sidewalks need sediment removed Response: Sediment has been removed from roads and sidewalks throughout the site. Sincerely, Larry Smith, PE lsmith@secivileng.com Attachments: Engineer’s Certification of Pond Compliance Final Plat Highway Department Inspection Letter STEEL CREEK CT 50 FT. R/W P.O.C. BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.FUTU R E D E V E L O P M E N T 2.42 A C SURVEYOR'S CERTIFICATE SURVEYOR'S NOTES: Mail 1 2 3 4 5 6 7 8 9 10 11 12 Park 4243444546 47 48 49 50 51 5253545556 57 58 59 60 61 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT.MIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/W50 FT. R/W ERICKSSON DR. 50 FT. R/W 50 FT. R/WCivil 68V PAYDIRT, LLC (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED XX XXXXXXXXX XXXXXXXXX 1"=XXX CHKD. DED DRAWN RDC BOUNDARY & PLAT OF SUBDIVISION 03060 120 60 SCALE FUTURE DEV E L O P M E N T FUTURE DEV E L O P M E N T OWNER ROBERTA U. HARRIS, STEPHEN JOHN URBANEK II, AND MARGARET URBANEK DUNNAM 10824 U.S. HWY 98 FAIRHOPE AL 36532 DEVELOPER 68V PAYDIRT, LLC 29891 WOODROW LANE, SUITE 300 SPANISH FORT AL 36527 PARCEL NO: 05-46-06-14-0-000-002.000 45% 1,600 SF 30 FT P.U.D. 32 2,096 LF CITY OF FAIRHOPE CITY OF FAIRHOPE BALDWIN EMC AT&T 15.80 AC 8,473 SF 6,500 SF 25 FEET 25 FEET 5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: TOTAL LOTS: LIN. FT. STREETS: CURRENT ZONING:REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: MAX BLDG HEIGHT: MAX COVERAGE: MINIMUM HOUSE: (PRINCIPAL STRUCT) 6,500 SFMINIMUM LOT: 2.12 / AC.DENSITY: 8.34 AC (53%) SIDE: P.O.B.VICINITY MAP 1" = 1 MILE SITE GREEN SPACE SUMMARY TOTAL GREENSPACE FROM PUD 9.02 AC. PHASE 1 GREENSPACE QUALIFYING GREEN SPACE CALCULATION 3.83 UPLAND AREAS 0.45 30% OF PONDS 4.28 TOTAL ACRES (27.1% OF TOTAL SITE) 4.28 AC. OVERLAND PHASE 1 A PLANNED UNIT DEVELOPMENT FLOOD CERTIFICATE: CERTIFICATE OF OWNERSHIP CERTIFICATE OF NOTARY PUBLIC: CERTIFICATE OF APPROVAL BY BALDWIN E.M.C. CERTIFICATE OF APPROVAL BY AT&T LEGEND: GENERAL NOTES: GREENSPACE MAINTENANCE SD 21.22 Preliminary Plat, May 3, 2021rn I THIS PLAT HAS BEEN SUBMITTED TO AND CONSIDERED BY 1\-,E CITY PLANNING COl1H~ISSION OF FAIRHOPE, ALABAMA, AND IS APPROVED BY SUCH COMMISSION BY _________ DATE ____ _ CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER): PROPERTY LIES IN FLOOD ZONE "X", "X-SHA □ED", "AE" A FLOODWAY AS SCALED FROM FLOOD RATE MAP NUMBER 01 OOJC0664M, NUMBER PANEL 0664, SUFFIX , DATED APRIL 19, CURVE C1 C2 C3 C4 C5 C6 C7 cs C9 C10 C11 C12 C13 C14 C15 C1 6 RADIUS ARC LENGTH CHORD BEARING CHORD LENGTH 25.00' 39.32' S44"44'25"E 35.39' 25.00' 39.22' 545·15'35"w 35.32' 20.00' 31.42' 544·40·59"[ 28.28' 50.00' 78.54' 544·40·59"[ 70.71' 50.00' 78.54' S44"40'59"E 70.71' 20.00' 31.42' N45"19'01"E 28.28' 25.00' 39.32' N44'44'25"W 35.39" 25.00' 39.22' 545'15'35"W 35.32' 20.00' 31.42' 544·40'59"E 28.28' 20.00' 31.42' s45·19•01 "w 28.28' 20.00' 31.42' N44'40'59"W 28.28' 20.00' 31.42' S45"19'01 "W 28.28' 45.00' 70.69' S45"19'01"W 63.64' 60.00' 20.39' 5ao·34'53"w 20.29' 60.00' 73.86' s35·34'53"w 69.28' 20.00' 31.42' 544·40'59"[ 28.28' I r-=-'",i;'~~=--=-----1' 1 I l I I I I I I &;l 1 ~/ ,.I ".-1 {;l ~ r----- DAY OF ______ _ BY:=~--------- STATE OF ALABAMA COUNTY OF BALD'MN OF __________ _ SITE DATA 8.S.L = BUILDING SETBACK LINE (R) = RECORD CRF CRS = CAPPED REBAR SET = WOOD FENCE = OVERHEAD UTILITY LINE = SEWER MAIN CU., = UTILITY POLE @ = SEWER MANHOLE cf = FIRE HYDRANT ~ = WETLAND FLAG ~ = GAS VAL VE .... -FIBER OPTIC MARKER e = OAK * = HICKORY 0 = PECAN 0 = SWEETGUM I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWlNG HAVE BEEN CO MPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNO WLED GE, INFORMATION, AND BELIEF. COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALD'MN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHO WN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-B, BALDWIN COUNTY PROBATE RECORDS: THENCE RUN SOUTH 89 DEGREES 47 MINUTES 51 SECONDS EAST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 295.83 FEET TO A CAPPED REBAR (SE CIVIL) FOR THE POINT OF BEGINNING; THENCE CONTINUE SOUTH 89 DEGREES 47 MINUTES 51 SECONDS EAST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 744.64 FEET TO A CAPPED REBAR (FAIRHOPE): THENCE DEPARTING SAID SOUTH RIGHT-OF-WAY, RUN SOUTH 00 DEGREES 19 MINUTES 01 SECONDS WE ST, A DISTANCE OF 705.82 FEET; THENCE RUN NORTH 89 DEGREES 40 MINUTES 59 SECONDS WEST, A DISTANCE OF 120.00 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 20.00 FEET, AN ARC LENGTH OF 31.42 FEET, (CHORD BEARS SOUTH 45 DEGREES 19 MINUTES 01 SECONDS WEST, A DISTANCE OF 28.28 FEET); THENCE RUN NORTH 89 DEGREES 40 MINUTES 59 SECONDS 'NE ST, A DISTANCE OF 50.00 FEET; THENCE RUN NORTH 00 DEGREES 19 MINUTES 01 SECONDS EAST, A DISTANCE OF 69.00 FEET: THENCE RUN NORTH 89 DEGREES 40 MINUTES 59 SECONDS WE ST, A DISTANCE OF 280.00 FEET: THENCE RUN SOUTH 00 DEGREES 19 MINUTES 01 SECONDS WE ST, A DISTANCE OF 110.00 FEET: THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 20.00 FEET, AN ARC LENGTH OF 31.42 FEET, (CHORD BEARS SOUTH 44 DEGREES 40 MINUTES 59 SECONDS EAST, A DISTANCE OF 28.28 FEET); THENCE RUN SOUTH 89 DEGREES 40 MINUTES 59 SECONDS EAST, A DISTANCE OF 6.00 FEET; THENCE RUN SOUTH 00 DEGREES 19 MINUTES 01 SECONDS WEST, A DISTANCE OF 50.00 FEET; THENCE RUN NORTH 89 DEGREES 40 MINUTES 59 SECONDS WEST, A DISTANCE OF 6.00 FEET; THENCE ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 20.00 FEET, AN ARC LENGTH OF 31.42 FEET, (CHORD BEARS SOUTH 45 DEGREES 19 MINUTES 01 SECONDS WE ST, A DISTANCE OF 28.28 FEET); THENCE RUN NORTH 89 DEGREES 40 MINUTES 59 SECONDS WEST, A DISTANCE OF 40.00 FEET; THENCE RUN NORTH 00 DEGREES 19 MINUTES 01 SECONDS EAST, A DISTANCE OF 50.00 FEET: THENCE RUN SOUTH 85 DEGREES 34 MINUTES 51 SECONDS WEST, A DISTANCE OF 532.83 FEET TO A CAPPED REBAR (MOORE) ON THE EAST MARGIN OF THE AFOREMENTIONED RIVER MILL: THENCE RUN NORTH 00 DEGREES 22 MINUTES 09 SECONDS EAST, ALONG SAID EAST MARGIN, A DISTANCE OF 316.19 FEET TO A CAPPED REBAR (MOORE): THENCE DEPARTING SAID EAST MARGIN OF RIVER MILL, RUN NORTH 00 DEGREES 20 MINUTES 38 SECONDS EAST, A DISTANCE OF 96.42 FEET: THENCE RUN NORTH 55 DEGREES 45 MINUTES 45 SECONDS EAST, A DISTANCE OF 282.50 FEET; THENCE RUN NORTH 42 DEGREES 38 MINUTES 45 SECONDS EAST, A DISTANCE OF 198.83 FEET: THENCE RUN NORTH 28 DEGREES 15 MINUTES 22 SECONDS WEST, A DISTANCE OF 147.45 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 15.80 ACRES, MORE OR LESS, £\.P..BA,i/~ 0 "'"'"""""""'"' 03-1'5 -Z.021 , ~ •••• -'I DAV L. PLS. NO. 26014 DATE I*,~~ SURVEY NOT VALID WITH OUT ORIGINAL SIGNATURE AND SEAL ~ i ~DCJIAI. l ~ " \ , _a.I ., <>'~,tV£<J%d '\..,v10 .... t o~· ~hlf1t1111111i11\\\\W GRAVELDRIVE1/2" CRS (CA-0951-LS) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE) 1/2"CRF (FAIRHOPE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 5/8"CRF (MOORE) 15-1/2"X26" RCAPINV 85.54' 6'X4' GRATE INLETTOP 88.05'(SILTED IN)INV 86.08'22-1/2"X36-1/4" RCAP15-1/2"X26" RCAPINV 85.54' 6'X4' GRATE INLETTOP 88.05'(SILTED IN)INV 86.08'22-1/2"X36-1/4" RCAPOHUL OHUL OHUL OHUL OHUL OHUL OHUL OHULOHULOHUL OHULOHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHUL OHULTELEPHONE05-46-06-14-0-000-001.514 PIN: 15215 FST REWERTS, CURTIS 10563 CO RD 48 FAIRHOPE AL 36532 05-46-06-14-0-000-001.514 PIN: 15215 FST REWERTS, CURTIS 10563 CO RD 48 FAIRHOPE AL 36532 05-46-06-14-0-000-001.532 PIN: 14410 FST BISHOP, FLOYD A 10681 CO RD 48 FAIRHOPE AL 36532 FST GULLETT, DARRELL W ETUX BRENDA B 10685 CO RD 48 FAIRHOPE AL 36532 LOT 1 FST NOWLIN, KEVIN ETAL FORESTER, CATHLEE 20307 NORTHWOOD STREET FAIRHOPE AL 36532 LOT 16 FST JORDAN, THOMAS M ETUX JUDI A 20310 NORTHWOOD ST FAIRHOPE AL 36532 05-46-06-14-0-000-001.512 PIN: 15180 FST LAMBERT VENTURES L L C 11623 HALCYON LOOP DAPHNE AL 36526 FST R M DEVELOPMENT CORPORATION C/O CRAIG DYAS 23210 US HWY 98 FAIRHOPE AL 36532 05-46-06-14-0-000-001.621 PIN: 202834 FST BISHOP, WILLIAM AUSTIN ETAL ARNOLD, 10681 CO RD 48 FAIRHOPE AL 36532 05-46-06-14-0-000-003.000 PIN: 17023 GRANT, CHAS W & GAYNELL B 10722 CO RD 48 FAIRHOPE AL 36532 05-46-06-14-0-000-014.007 PIN: 121344 WILLIAMS, JAMES W C/O FARMER, ELLA PO BOX 226 FAIRHOPE AL 36533 LOT 23 LOT 24 LOT 25 LOT 26 LOT 27 LOT 28 LOT 29 LOT 30 LOT 31 LOT 32 LOT 33 LOT 34 FST RIVERSTATION PROPERTY OWNERS ASSOCIA 407 POMELO ST FAIRHOPE AL 36532FST RIVERSTATION PROPERTY OWNERS ASSOCIA PARCEL "A"FST RIVER MILL HOMEOWNER'SASSOCIATION IP O BOX 167FAIRHOPEAL 36533LOT 1 LOT 7LOT 6 FST ELLIS, CHRISTOPHERETAL ACKERMAN, TH14-A TWIN ECHO CTFAIRHOPEAL 36532PARCEL "C"FST RIVER MILL H.O.A.ZONING: R-3RIVER MILL (SLIDE 1541-B)xxxxxxxxxxxxxxxxxxDumpster 35'75'75'min.30.0' min.20.0'min.34" 30" 38"36"24" 48" 30"42" 28" 36" 48" 48" 56" 26" 26"20" 24"24" 48" 20" 24" 39" 30" 38" 34" 26" 26" 26" 54"38" 48" 36" 20" 20" 24"20"24" 22"38" 34" 34" 24' 48" 20" 52" 48"38" 24" 20"20"20"20"24"38" 24 24" 28"30" 27"26" 36" 18" 36" 28" 36" 40" 10"10" TOP 87.89' INV 80.48' 10"10" TOP 88.45' INV 79.99' 10" S S S S S TOP 85.96 INV 80.41 TOP 88.4 INV 82.5 TOP 104.2 INV 93.7 GV 878889909192939495969899100101102103101 102 1009997989596 979892 93 94 99100101102103 1051041051041031029697 98991001019091929394 858687888 5 86 8 7 8 8 8 9 90919294959698991001019 2 93 949596979899100101103104 101 102 103 97 98 99 100 888990919293949 5 96 97 9 1 9 2 9 3 94 958283848586878889928384 8 5 868 7 88 89 9 0 91 93 94 95 96 97 98 99 100 101 102 104 1051061 0 7105106 10789 909192 93940.2 AC "X" UN S H A D E D "AE""AE""X" UNSHADED"X " UNSHADED "AE "F L O O D W A YF L O O D W A Y 83 FT. 84 FT.85 FT."X" UNSHADED"AE"30 FT. WETLAND BUFFER30 FT. WETLAND BUFFER30 FT. WETLAND BUFFER30 FT. WETLAND BUFFER20 FT. BUFFER LOT 622.42 AC Mail Bench 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 Park 23 242526 28 29 3 0 31 3233343536 37 38 39 40 41 4243444546 47 48 49 50 51 5253545556 57 58 59 60 61 OVERLANDDRIVE50 FT. R/WFERDINAND AVE.50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT.50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP40 FT. R/WRIVER MILL DR 60 FT. R/W STEEL CREEK CT 50 FT. R/W BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOODST.RIVERMILL DR.I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-B, BALDWIN COUNTY PROBATE RECORDS,FOR THE POINT OF BEGINNING; CONTINUE THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, ALONG THE WEST LINE OF SAID RIVER MIL UNIT 1, A DISTANCE OF 532.55 FEET TO A CAPPED REBAR (MOORE); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 09 SECONDS WEST, CONTINUING ALONG SAID WEST LINE OF RIVER MILL, A DISTANCE OF 751.65 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN SOUTH 89 DEGREES 43 MINUTES 52 SECONDS EAST, A DISTANCE OF 1041.41 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN NORTH 00 DEGREES 19 MINUTES 01 SECONDS EAST, A DISTANCE OF 1285.40 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE; THENCE RUN NORTH 89 DEGREES 47 MINUTES 51 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1040.47 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 30.70 ACRES, MORE OR LESS. ______________________________________ DAVID E DIEHL AL. P.L.S. NO. 26014 DATE SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL. B AAMALA H LD E.D IEDAVI NO.26014LDESNECI PROFESSIONAL UR E YV O RS LAND Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying OWNER DEVELOPER: SPANISH FORT AL 36527 68V PAYDIRT, LLC 29891 WOODROW LANE, SUITE 300 PARCEL NO: 05-46-06-14-0-000-002.000 45% 1,600 SF 30 FT 7,087 SF NONE 61 3,468 LF CITY OF FAIRHOPE CITY OF FAIRHOPE BALDWIN EMC AT&T 30.70 AC 11,338 SF 6,500 SF 25 FEET 25 FEET 5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: S.F. LOTS: LIN. FT. STREETS: CURRENT ZONING: REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: SITE DATA AVG LOT: MAX BLDG HEIGHT: MAX COVERAGE: MINIMUM HOUSE: (PRINCIPAL STRUCT) P.U.D.PROPOSED ZONING: 6,500 SFMINIMUM LOT: 16M.F. UNITS: 77TOTAL UNITS: 2.51 / AC.DENSITY: 2.42 AC (T.H. PARCEL)LARGEST LOT: 14.89 AC (49%) SIDE: ROBERTA U. HARRIS, STEPHEN JOHN URBANEK II, AND MARGARET URBANEK DUNNAM 10824 U.S. HWY 98 FAIRHOPE AL 36532 LAND USE PERCENTAGES Single Fam. (Residential) Townhome (Residential) Wetlands Ponds Upland Open Space Buffers T O T A L 13.55 Ac 0.85 Ac 5.16 Ac 1.5 Ac 8.57 Ac 1.07 Ac 30.7 Acres 44% 3% 17% 5% 28% 3% 100% PROPERTY LIES IN FLOOD ZONE "X", "X-SHADED", "AE" AND A FLOODWAY AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0664M, COMMUNITY NUMBER 015000, PANEL 0664, SUFFIX "M", DATED APRIL 19, 2019. FLOOD STATEMENT 13 13 46 30 ChurchShoreEastern Church Fairhope CemeteryFriends alocasneP 22 14 1211 10 104 181 GREEN SPACE DENSITY CALCULATION 30.70 TOTAL GROSS ACRES -11.19 R.O.W., DETENTION & WETLANDS 19.51 ACRES 77/19.51 = 3.94 UNITS PER ACRE (G.S. DENSITY) 15% REQUIRED (4.61 AC.) QUALIFYING GREEN SPACE CALCULATION 8.57 UPLAND AREAS 0.45 30% OF PONDS 9.02 TOTAL ACRES (29.4% OF TOTAL SITE) N 0 50 100 200 100 SCALE TYPICAL LOT 50'130'25'BSL 25'BSL5'BSL5'BSL40'x80' Pad OVERLAND A PLANNED UNIT DEVELOPMENT SURVEYOR'S CERTIFICATE VICINITY MAP 1" = 1 MILE SITE ----................ \ ' ' '---~-------\------''. 01-13-Z.021 RIVER MILL DR 60 FT. R/WSTEEL CREEK CT 50 FT. R/W BALDWIN CO. HWY 48 (A.K.A FAIRHOPE AVE.) 80 FT. R/W NORTHWOOD ST.RIVER MILL DR.20 FT. BUFFER LOT 622.42 AC Mail Bench 8 3 11 9 13 12 15 19 Park 1 2 4 5 6 7 10 14 16 17 18 20 21 22 26 23 44 32 30 25 34 33 29 42 40 31 37 24 28 51 46 47 3536 59 4948 3938 4345 58 52 41 60 5354 50 5556 6157 OVERLAND DRIVE 50 FT. R/WFERDINAND AVE. 50 FT. R/W HUDSON LOOP 50 FT. R/W MERIWETHER CT. 50 FT. R/W HUDSON LOOP 50 FT. R/W 27 10 FT. BUFFER10 FT. BUFFER15 FT. COMMON AREA 20 FT. BUFFER 15 FT. COMMON AREA 20 FT. BUFFER20 FT. BUFFER 10 FT. BUFFERMIN. 10 FT. BUFFERSHALL BE MAINTAINEDHUDSON LOOP 40 FT. R/WCivil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying050100200 100 SCALE TYPICAL LOT 50'130'25'BSL 25'BSL5'BSL5'BSL40'x80' Pad GREEN SPACE DENSITY CALCULATION 30.70 TOTAL GROSS ACRES -11.19 R.O.W., DETENTION & WETLANDS 19.51 ACRES 77/19.51 = 3.94 UNITS PER ACRE (G.S. DENSITY) 15% REQUIRED (4.61 AC.) OWNER DEVELOPER: SPANISH FORT AL 36527 68V PAYDIRT, LLC 29891 WOODROW LANE, SUITE 300 PARCEL NO: 05-46-06-14-0-000-002.000 QUALIFYING GREEN SPACE CALCULATION 8.57 UPLAND AREAS 0.45 30% OF PONDS 9.02 TOTAL ACRES (29.4% OF TOTAL SITE) 45% 1,600 SF 30 FT 7,087 SF NONE 61 3,468 LF CITY OF FAIRHOPE CITY OF FAIRHOPE BALDWIN EMC AT&T 30.70 AC 11,338 SF 6,500 SF 25 FEET 25 FEET 5 FEET 20 FEET REQUIRED SETBACKS: ELECTRIC SERVICE: TELEPHONE SERVICE: S.F. LOTS: LIN. FT. STREETS: CURRENT ZONING: REAR: WATER SERVICE: SEWER SERVICE: SIDE STREET: FRONT: TOTAL AREA: COMMON AREAS: LARGEST SF LOT: SMALLEST LOT: AVG LOT: MAX BLDG HEIGHT: MAX COVERAGE: MINIMUM HOUSE: (PRINCIPAL STRUCT) P.U.D.PROPOSED ZONING: 6,500 SFMINIMUM LOT: 16M.F. UNITS: 77TOTAL UNITS: 2.51 / AC.DENSITY: OVERLAND A PLANNED UNIT DEVELOPMENT 2.42 AC (T.H. PARCEL)LARGEST LOT: 14.89 AC (49%) SIDE: FLOOD STATEMENT SURVEYOR'S CERTIFICATE ROBERTA U. HARRIS, STEPHEN JOHN URBANEK II, AND MARGARET URBANEK DUNNAM 10824 U.S. HWY 98 FAIRHOPE AL 36532 VICINITY MAP 1" = 1 MILE SITE LAND USE PERCENTAGES Single Fam. (Residential) Townhome (Residential) Wetlands Ponds Upland Open Space Buffers T O T A L 13.55 Ac 0.85 Ac 5.16 Ac 1.5 Ac 8.57 Ac 1.07 Ac 30.7 Acres 44% 3% 17% 5% 28% 3% 100% PROPERTY LIES IN FLOOD ZONE "X", "X-SHADED", "AE" AND A FLOODWAY AS SCALED FROM FLOOD INSURANCE RATE MAP NUMBER 01003C0664M, COMMUNITY NUMBER 015000, PANEL 0664, SUFFIX "M", DATED APRIL 19, 2019. ' ' '---~-~---\--', SITE DATA ,--7 I I I I I I I I I I I I I I L __ _J I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. COMMENCE AT A RAILROAD SPIKE AT THE NORTHWEST CORNER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 6 SOUTH RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, AND RUN THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, A DISTANCE OF 40.00 FEET TO A CAPPED REBAR (FAIRHOPE) ON THE SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE, SAID POINT ALSO BEING THE NORTHEAST CORNER OF RIVER MILL UNIT 1, AS SHOWN BY MAP OR PLAT THEREOF RECORDED AT SLIDE 1541-B, BALDWIN COUNTY PROBATE RECORDS, FOR THE POINT OF = CONTINUE THENCE SOUTH 00 DEGREES 20 MINUTES 38 SECONDS WEST, ALONG THE WEST LINE OF SAID RIVER MIL UNIT 1, A DISTANCE OF 532.55 FEET TO A CAPPED REBAR (MOORE); THENCE RUN SOUTH 00 DEGREES 22 MINUTES 09 SECONDS WEST, CONTINUING ALONG SAID WEST LINE OF RIVER MILL, A DISTANCE OF 751.65 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN SOUTH 89 DEGREES 43 MINUTES 52 SECONDS EAST, A DISTANCE OF 1041.41 FEET TO A CAPPED REBAR (FAIRHOPE); THENCE RUN NORTH DO DEGREES 19 MINUTES D1 SECONDS EAST, A DISTANCE OF 1285.40 FEET TO A CAPPED REBAR (FAIR HOPE) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF FAIRHOPE AVENUE; THENCE RUN NORTH 89 DEGREES 47 MINUTES 51 SECONDS WEST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1D40.47 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 30.70 ACRES, MORE OR LESS. ___ 0. J _o 01-13-ZOZI DAVl ~L. P.L.S. NO. 26014 DATE SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND SEAL