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11-07-2022 Planning Commission Agenda Packet
October 3, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, October 3, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Rebecca Bryant, Vice-Chair; Art Dyas; Harry Kohler; John Worsham; Hollie MacKellar; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Casey Potts, City Planner; Michelle Melton, City Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Absent: Clarice Hall-Black; and Corey Martin, City Council Liaison. Chairman Turner called the meeting to order at 5:02 PM. Approval of the Minutes September 8, 2022: John Worsham made a motion to approve the minutes from the September 8, 2022, meeting. 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, and Hollie MacKellar. NAY: None. Hunter Simmons, Planning and Zoning Manager, asked if an Old/New Business Item could be added to the agenda to discuss Starbucks. Chairman Turner was agreeable to the request. SR 22.07 Request of the Applicant, SE Civil, acting on behalf of the Owner, FST Magnolia Ave LLC, for Site Plan Approval of Magnolia Properties Office Building. The property is approximately 0.50 acres and is located at 314 Magnolia Avenue. PPIN #: 14893, 14394 Summary: Michelle Melton, City Planner, presented the case summary, showing the street view and site plan. Nonresidential buildings within the CBD shall be built at the right-of-way line; thus, no front setback. There are also no side setbacks and parking spaces are not required for nonresidential uses within the CBD. This site plan provides for eight parking spaces and two handicapped parking spaces. All of the parking spaces are on the west side of the building and will be screened from Magnolia Ave. with vegetation. Moreover, there is on-street parking, and the subject property is adjacent to the Municipal Parking Garage. A traffic impact study was not warranted for this project. There is an existing sidewalk adjacent to Magnolia Ave, but the owner/lessee 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 and the construction details, the site plan requires 7” thick concrete and construction details require 4” thick concrete. The proposed building is three stories with a total area of 24,123ft². Article V(B)(4)(c) of the Zoning Ordinance states Building heights for all structures shall not exceed 40 feet or 3 stories. Previously, October 3, 2022 Planning Commission Minutes 2 building height in the CBD was limited to 35’ and any additional structures and/or roof mounted equipment were considered on a case-by-case basis. Thus, the maximum height was increased to 40’. 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’. The revised plans have the elevation at +/- 43.5.’ Staff cannot approve any structures over 40’ and cannot offer variance for building height. Planning Commission and City Council may consider the issue and offer solutions. Chairman Turner asked if the Commissioners have the ability to approve a project over 40-feet, it was confirmed that they cannot. 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 of the largest city roll out cans will be adequate for the entire building and that the designated space is sufficient. Owner/Lessee has the option to contract with the City for multiple day pick-ups. The drainage plans were reviewed and approved by the Public Works Director, Richard Johnson. 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. All federal, state, and local ADA requirements are met, according to the submitted plans. The landscape architect is coordinating with the City regarding landscaping and tree removal. Buildings on the site have already been demolished. The trees will remain until there is an approved Site Plan. Landscape plans reflect the existing sidewalk, plans shall be revised to include the proposed 8’ sidewalk. 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. Recommendation: Staff recommends approval of Case SR 22.07 (Magnolia Properties Office Building) located at 314 Magnolia Ave. with the following condition: 1. All structures shall be a maximum of 40’ in height. Rebecca Bryant brought up how the dimension standards in the CBD read, which states that nonresidential buildings within the CBD shall be built at the right of way line, unless a courtyard plaza or other public space is proposed. In other projects, there’s not typically large courtyard walls and her interpretation of that is that you are not allowed to have private open space. Mr. Simmons stated that outdoor seating is allowed for restaurants, they have to be private for ABC rules. He believes that they have allowed private open space. Rebecca Bryant replied that the wall is significant and could exclude the public. Art Dyas asked about the sidewalk thickness and stated that if an exception is allowed for the building height, the requests to build higher than 40-feet will never stop. Chairman Turner added that it was changed to a maximum of 40-feet because architects were wanting to change it so they could provide more dimensional options. So, it was changed to three-stories and 40-feet for architectural creativity. October 3, 2022 Planning Commission Minutes 3 Art Dyas also asked if the Zoning Ordinance requires parking to be in the rear of the building. Mr. Simmons stated that they either have to be in the rear or screened, they are utilizing screening. Rebecca Bryant stated that it was a good project, but she does not see “public courtyard” when looking at the rendering, but that could possibly be solved by the height of the fence. Larry Smith, S.E. Civil, stated that the note on the sidewalk thickness is just a note calling out where the driveway crosses the sidewalk and is 7-inches thick. They are working with the architect to meet the 40- foot height limit. The landscape plan is accurate, the rendering does not show all of the vegetation. The parking will be screened with taller shrubs. He believes the height of the wall is accurate on the rendering. Chairman Turner stated that he agrees with Rebecca that the front of the courtyard should not be screened and that during Mardi gras or other events, people would not want an 8-foot wall. Mr. Smith replied that they will need some form of wall because of the height of the grading. Chairman Turner replied that a four-foot wall would work, Rebecca Bryant suggested guardrail height. Chairman Turner stated that this case does not have a public hearing, but asked if anyone from the public had any comments. Gary Gover, 300 Lincoln Street, stated that 5-10 years ago, there was an idea to increase the access to the parking garage. An entry/exit was proposed from Magnolia Street, and he was wanting to know if that idea had been given any thought with this project. Chairman Turner replied that he did not think so as the City is waiting on grant approval for Art’s Alley. Mr. Simmons added that the parking garage was discussed during review with the third floor lining up with the third floor of the parking deck. Larry Smith added that they extended the sidewalk to the property line for pedestrian connectivity to the parking garage in the future, but he did not want to interfere with grants. Motion: Rebecca Bryant made a motion to recommend approval of SR 22.07 to City Council, subject to staff recommendations plus an added condition: 1. All structures shall be a maximum of 40’ in height. 2. The height of the courtyard enclosure on the north side of the property does not exceed the code requirement of 42-inches for a guardrail. 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, and Hollie MacKellar. NAY: None. ZC 22.12 Public hearing to consider the request of the Applicants, Stephen Roberts and Jason D. Long, acting on behalf of the Owner, June Long, to establish an initial zo ning of B-2, General Business District, concurrent with conditional annexation into the City of Fairhope. The property is approximately 1.7 acres and is located at 8051 County Road 34. PPIN #: 26270 Summary: Casey Potts, City Planner, presented the case summary. October 3, 2022 Planning Commission Minutes 4 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. 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 subject property is located across the street from the Publix development, which has pending annexation into the City. Annexation of the subject property is contingent upon the annexation of the Publix property across the street. Recommendation: Staff recommends Case: ZC 22.12, 8051 County Road 34, 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. The Owner and Applicant were present. Stephen Roberts, Applicant, stated that the proposed annexation would be in line with the Comprehensive Plan and would strengthen the Greeno Road Corridor. Chairman Turner opened the public hearing. Having no one present to speak, the public hearing was closed. Motion: Art Dyas made a motion to recommend approval of Case ZC 22.12, 8051 CR 34, for conditional annexation to B-2, to City Council, subject to staff’s condition. Art Dyas asked when the Publix property would be heard by City Council. Mr. Simmons stated that the parcels to the north needed to annex in first before the Publix property could be heard. The Publix property will be heard in November and ZC 22.12 will be heard after the Publix property annexes into the City. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Hollie MacKellar. NAY: None. ZC 22.14 Public hearing to consider the request of the Applicant, Dewberry, acting on behalf of Owner, Highlands at Fairhope Village LLC, to amend the existing PUD (Planned Unit Development) known as the Fly Creek PUD. The property is located on the north and south side of Corte Ridge Road, east of the Publix on US Highway 98. This amendment is for approximately 11.76 acres of the total 213.83 acres of the PUD. PPIN #: 316803, 274526, 316804, 304612, 369507, 366668, 369508, 319906, 386029, 369509, 369506, 386030, 20833, 369505, 8619, 8618 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The Applicant is requesting 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 October 3, 2022 Planning Commission Minutes 5 is 240 apartment units and 90 flat/townhome and work/live units (Total: 330 units). 240 apartments are already constructed and occupied as well as a duplex and triplex. This amendment applies to the remaining flat/townhome and work/live units and the site in general. This PUD amendment focuses on the request and review of three (3) minor revisions: 1. Modify the work/live units to townhomes. 2. Reconfigure the road network and adding a new private interior road. 3. Modify the unit mix and elevations within Highlands at Fairhope Village Subdivision. The original 2006 approved PUD created a diverse mix of residential and commercial components. Work/live units were included, but not clearly defined. The intention was residential on top of commercial units. The 2019 MOP did not expressly include the work/live units. The Applicant states the following for the justification for this amendment: “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.” Changes in use from mixed-use to all residential should be considered carefully. The Fly Creek PUD is considered a Village Center. Commercial components are necessary for a Village Center and provide gathering places for residents and visitors as well as provide a tax base for the City. Nonetheless, the Comprehensive Plan calls for the City to be flexible to market conditions, which is the reasoning for this particular request. Staff believes converting the units on Lot 6D on the previous slide may be a missed opportunity. While work/live may be impractical, alternatives, such as commercial below and residential units above may be successful. Staff requests the Applicant consider alternatives on Lot 6D. 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. This request does not conflict with the Comprehensive Plan nor with previous approvals. Staff believes the deviations from the approved road layout are minor and further believes the proposed changes meet the intent(s) of the PUD. The addition of Cider Mill Lane alters the view of the townhomes along Corte Ridge Road. Rear elevations of these units is important as they impact the visual aesthetic of a City maintained road. Cider Mill Lane allows for access to Corte Ridge Road and Dry Falls Way. The intersection of Bascom Way and Corte Ridge Road is slightly altered, whereas the existing planting islands will be trimmed. Staff does not support any further alterations to the existing planting islands. Since 2019, five townhomes have been constructed. The 2019 Site Plan provided for 77 units made up of five different building types. The Applicant approached Staff about alternate building plans from 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. 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 front of buildings located along Corte Ridge Road. October 3, 2022 Planning Commission Minutes 6 Cathy Barnett with Dewberry Engineering presented and passed out handouts to the Commissioners. The site plan and elevations were shown. The Shoppes at Fairhope Village have been open for 15 years and have never been fully occupied. There is a significant outparcel still available as well as shop space vacancy on Fly Creek Avenue. There is no change in the total unit count, but the number of bedrooms has decreased from 253 to 248. Regarding the Master Drainage Plan, s ite boundaries adjoin floodway. A no rise study provided with the previous PUD indicated the development would not cause a rise in the floodway and there would be a lower total peak runoff generated by the development. The Engineer of Record stated the total area of runoff will be less than the previous PUD. Calculations will be provided and completed within submission of MOP. Addition of Cider Mill Lane (2510 linear feet) along with decreased footprint of units has less peak discharge than in the 2019 amendment. There are no plans at present by Fred Corte for further development of the PUD. Regarding sewer, the capacity and design of the lift station accounted for all units within PUD and initial development costs accounted for this development. The pool and open-air pavilion will be for Highlands residents only and there is generous green space as well as walking connectivity in and around the development. Chairman Turner opened the public hearing. Cindy Powell, 7843 Parker Road, owns property adjacent to the proposed townhomes to the north of the property. She and her neighbor who could not attend, were concerned about the buffer between their properties and the townhomes and hoped that it would be taken into consideration. Chairman Turner stated that per staff’s recommendation, the buffers would be looked at and in compliance. There will be a Multiple Occupancy Project (MOP) application submitted after this where those details will be looked at. Chairman Turner closed the public hearing. Motion: John Worsham made a motion to recommend approval of ZC 22.14, Fly Creek PUD Amendment, to City Council subject to staff recommendations. Art Dyas seconded the motion. Chairman Turner stated that he agrees with what Mr. Simmons said, that it meets the intent of the PUD, but an outdoor space for a restaurant could be taken advantage of. Rebecca Bryant added that there is a missed opportunity when something is described as a “village,” and it becomes traditional retail and segregated residential. Putting something in that has life to it like a coffee shop or restaurant in the out- parcel adjacent to the existing two-story buildings on Fly Creek Avenue, might help. Mixed-use makes a village. Stuart Speed stated that the PUD is a mixed-use development. The challenge is that the shop space on Fly Creek Avenue has never been fully leased and the out-parcel never sold. The live/work units were to be residential above and an office or shop space below that needed to be sold together, but the market is small. Residential is viable. Chairman Turner stated that it would be good if there was a way to bridge the two together and that Corte Ridge makes a division due to the topography being steep. With no further discussion, the motion carried unanimously with the following vote: October 3, 2022 Planning Commission Minutes 7 AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. SD 22.28 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 1 5.80 acres and is located on the south side of County Road 48, east of River Mill Drive. PPIN #: 43640 Summary: Mike Jeffries, Development Services Manager, presented the case summary, showing an aerial and the final plat. 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 p lat creates Lot 1 for Overland Townhomes, Lot 2 for Phase 2 and Lots 3-34 for Overland Phase 1. The entrance sign and entrance landscaping has not been installed but a permit has been issued for the work, a separate sign permit will have to be reviewed. 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. Phase 2 preliminary approval noted that the boardwalk and trail would be installed in Phase 2. 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. Staff’s concern is once Phase 1 receives approval; it would be challenging to require the walking trail later. Rebecca Bryant stated that there is currently 300-feet of a mulch path along a ditch. What was envisioned before was a path with a bridge that went through the woods. Mr. Jeffries showed a color rendering that showed where Phase 1 and proposed Phase 2 are. A pre-construction meeting has not been had for Phase 2; concerns are that Phase 2 will expire with half of the walking trail being shown in Phase 2. In the chance that there is a change in ownership or Phase 2 expires, an easement with a note stating that at the time that the adjacent property is developed, it shall connect through the subject area with a walking trail. Art Dyas clarified that the walking trail was an amenity that was intended for Phase 1 and Phase 2. Minor edits to the plat are required and include: Adding the Ordinance # 1713 in the Site Data Table “Current Zoning: P.U.D. Ordinance #1713”, adding a general note that a blanket drainage/utility easement exists over all common areas, adding a general note that the POA is responsible for the maintenance of the walking trails and keeping them in good working order, labeling the pond and wetland area as common area, adding the total number of wetland buffer signs (Can be beside the symbol October 3, 2022 Planning Commission Minutes 8 in the legend), adding a signature block for Fairhope Gas, and removing the Planning Director signature block, it is usually only needed for Re-plats. Follow-up activities are also required and include: Providing a copy of the recorded plat and the recorded O&M Agreement and the Maintenance and Guaranty (M&G) Agreement executed by the developer (the mayor signs this agreement to fully execute it, including the instrument number from the recorded plat and including 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. 2. Complete the minor edits to the plat. - Add the Ordinance # 1713 in the Site Data Table “Current Zoning: P.U.D. Ordinance #1713” - Add general note that a blanket drainage/utility easement exists over all common areas - Add general note that the POA is responsible for the maintenance of the walking trails and keeping them in good working order. - Label the pond and wetland area as common area - Add the total number of wetland buffer signs. Can be beside the symbol in the legend. - Add signature block for Fairhope Gas. - The Planning Director signature block can be removed. It is usually only needed for Re-plats. Mr. Jeffries added that he would support that an easement be placed for the walking trail if the Commission so desired. Chairman Turner did not think that an easement would be helpful and that it should be built. Mr. Simmons does not believe that Phase 2 will be built before the expiration. Larry Smith, S.E. Civil, stated that Phase 2 has been designed and bid out, the intent is to start construction at the first of the year. The change on the parcels line was to ensure each phase met the green space requirements. When the preliminary plat was approved, it was stated which part of the trail would be in Phase 1 and that the boardwalk and the loop would be in Phase 2. They are agreeable to putting an easement in place and understands the concerns. Rebecca Bryant mentioned that the site felt different from what she had envisioned from the landscape plan and asked if the retention pond was built to the shape shown on the landscape plan because it looked very linear when it was showed as an irregular shape. Mr. Smith stated that the pond was built to the design specifications. Mr. Simmons stated that the proposed bridge is in a floodway and asked Mr. Smith if the no-rise process and reviews had started. Mr. Smith replied that Dewberry had done the no -rise and believes that they had submitted it to Erik, Building Official, and the bridge had been bid out. John Worsham stated that if the trail is planned to be built, there should not be a problem building it now. Art Dyas asked what the timeline would be to have the trail and bridge installed if the Commissioners approved the final plat. Mr. Simmons replied that, that is the challenge on if they should hold up building homes until after the trail and bridge are installed or require that it be installed prior to requesting an October 3, 2022 Planning Commission Minutes 9 extension for Phase 2. Art Dyas replied that the installation requirement should be tied to Phase 1, but not to an extent that it holds up lots being sold. Hollie MacKellar mentioned the idea of amending the Subdivision Regulations to be amended to require amenities to be installed in the first phase. Mr. Simmons suggested doing a Performance Bond. Chairman Turner agreed with having an easement and a Performance Bond. Mr. Simmons replied that it would be different than a typical Performance Bond and should be based on the condition. Attorney Chris Williams added that if the Commissioners are wanting to require a Performance Bond and an easement, he recommends that they table the case to allow staff to come to a solution and hear the request again next month. Mr. Smith stated that he was concerned that there is now a proposed condition that does not match the original conditions of the preliminary plat where it was stated that the boardwalk and loop were to be built in Phase 2. Mr. Jeffries believes that was stated in the preliminary approval of Phase 2, but not Phase 1. Chairman Turner was concerned with Phase 2 being sold or not being built, Mr. Smith replied that it is a PUD, so if sold, the owner would be bound by the PUD or would have to come back to the Commissioners. Rebecca Bryant asked if a stipulation of the possible extension of Phase 2 could be the construction of the walking trail, Attorney Chris Williams replied that, that stipulation could be made. Mr. Jeffries added that an easement should still be placed with a note stating that at the time of future development on the adjacent property that the walking trail will be constructed in the case that there are different owners, Phase 1 can still use that trail. Mr. Simmons suggested allowing staff to work with the applicant prior to signing the plat to ensure that the goals are met. Chairman Turner opened the public hearing. Gary Gover, 300 Lincoln Street, asked if there are any ADA issues associated with the type of trail. Mr. Jeffries replied no, as it is private property. Chairman Turner closed the public hearing. Motion: Rebecca Bryant made a motion to approve SD 22.28, Overland Subdivision Phase 1, Final Plat, subject to the amended staff conditions: 1. Create an easement that will allow the construction of the full walking trail in Phase 1 and Phase 2, subject to staff's approval. 2. The walking trail is required to be installed prior to any request for extension for Phase 2 in the future. 3. Complete the minor edits to the plat. -Add the Ordinance # 1713 in the Site Data Table “Current Zoning: P.U.D. Ordinance #1713” -Add general note that a blanket drainage/utility easement exists over all common areas -Add general note that the POA is responsible for the maintenance of the walking trails and keeping them in good working order. -Label the pond and wetland area as common area -Add the total number of wetland buffer signs. Can be beside the symbol in the legend. -Add signature block for Fairhope Gas. -The Planning Director signature block can be removed. It is usually only needed for Re-plats. October 3, 2022 Planning Commission Minutes 10 Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall-Black, Hollie MacKellar, and Councilman Martin. NAY: None. Old/New Business • Starbucks Revised site plans for Starbucks were given to Commissioners. Mr. Simmons stated that they are no longer doing a two-lane drive-thru layout and that the infrastructure is not changing. He asked the Commissioners if they were comfortable with the revised plan going to City Council. Hollie MacKellar stated that she did not like the parking layout in the front. Mr. Simmons replied that the parking has not changed, it is shown as it was approved, they have added landscaping. Larry Smith, S.E. Civil, stated that they surveyed the parking lot and revised plans to add more parking islands. Starbucks wanted to not do the Y drive thru. To keep the same number of stacking, vehicles had to be kept out of drive aisles and off of Greeno Road. The revised floor plan shifts the drive-up window to ensure the same amount of stacking. The courtyard was shifted to the south side of the building and the parking is now angled. Art Dyas asked why parking was approved to be by the highway. Chairman Turner replied that the parking was allowed there if more landscape islands were added, which Mr. Smith agreed with. Mr. Simmons pulled up the site plan from March of 2022 and stated that the previous plans had more concrete than the current plan and the parking had been approved by Greeno Road. Mr. Smith added that the courtyard has gotten larger and is facing the landscaping. Chairman Turner thought the revised plan was an improvement. Hollie MacKellar suggested flipping the building and mirroring it on the other side so those from the road see the store and not the cars. Mr. Smith replied that stacking would be lost, and the drive thru would be seen as well as the dumpster. Commissioners were agreeable to the revised plan. Adjournment John Worsham made a motion to adjourn. Chairman Turner seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, and Hollie MacKellar. NAY: None. Adjourned at 6:49 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. HAZELLNSTATE HWY 181COUNTY RD 48 CONTICT NORMANDYST ROYALLNMA R G A R E T D RBRECKINDRSAINT CHARLES CT ORLEANS DR FAIRHOPE AV City of FairhopePlanning Commission November 7, 2022 ¯STATE HWY 181ROYAL LNMA R G A R E T D R COUNTY RD 48 ORLEANS DR SAINT CHARLES CT FAIRHOPE AV ZC 22.06 - Idlewild 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 R-3 - High Density Single-Family R-A - Residential/Agriculture District Planning Jurisdiction ^µ µ Project Name: Idlewild PUD AmendmentSite Data: 10 acresProject Type: Jurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 261908, 310693General Location: West side of State Highway 181, south of Fairhope AvenueSurveyor of Record: Engineer of Record: Owner / Developer: FST Klumpp Family Limited PartnershipSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approval with conditions Casey Potts PUD Amendment Element 3 Engineering Fairhope East, LLC c/o 1189 Post Rd. Fairfield, CT 06824 July 25, 2022 City of Fairhope Planning Commission Fairhope, AL Attn: Hunter Simmons Ref: ZCP22-000002 Revision to Klumpp PUD Dear Mr. Simmons: Please accept this Agent Authorization Letter hereby authorizing your office to discuss the above application/project with the following individuals:. Mr. Steve Fisher Element 3 Engineering Mr Michael Triplett Forrest Daniel Architects Mr. Tim Herrington Herrington Realty Kenneth Kleban Manager much. 1 ZC 22.06 Idlewild PUD Amendment – November 7, 2022 Summary of Request: The applicant, Fairhope East LLC, is seeking amendment of PUD ordinance number 1402 related to the Idlewild Planned Unit Development adopted October 26, 2009. The subject property is 10.25 acres located to the west of US Highway 181, between Fairhope Avenue and Margaret Drive. It is bordered to the south and to the west by the adjoining Idlewild Phases 7A and 7B, zoned R-2 Medium Density Single Family residential, and bordered to the north by the adjoining PPIN 202638, zoned B-2 General Business District. Case History: Ordinance 1402 was approved in 2009. In the last thirteen years, the property changed owners but has not been developed. The applicant is requesting a modification of the PUD to reflect a different approach to commercial development at this location. In essence, the proposed PUD amendment is a completely new design. Both the approved and proposed site plans are shown below- Ordinance 1402 – Exhibit A Proposed PUD Amendment – Site Plan I> .. ·-i::1: If h r, i'l 1:j: i\ 1:+ ~...,...,.,""'fi''-rl''r,r" - Ii ~ .,/,l),,!J,-4',.Y ·~! / I-! .~, I ~f l&."d·rr:r"it-rrrl7!"m I f '! ~ 1,1 • st r J I!, -:, .. f ,;!;:I I r.' ,:·1 s-'~:i(~ t.-1 _1 Hf l· r-!-·""-~-;:_--: k,-, ¥ ~ -+> ~-:r ~ I --I • ZC 22.06 Idlewild PUD Amendment – November 7, 2022 The approved Idlewild PUD, as described in Ordinance 1402, consists of 5 lots fronting US Highway 181. Permitted uses are: The proposed PUD revision requests retail, restaurant, restaurant with drive thru (one drive thru maximum), hotel, and office/residential mixed use as the allowed uses for the property. The development is proposed on one lot, which would require Multiple Occupancy Project review at a later date. Case Summary: The PUD amendment proposes twelve commercial or mixed-use buildings on site. The owner plans to enter leasehold agreements for all commercial spaces and residential units. The provided site plan and Master Development Plan define the following development standards and conditions: Setbacks: Front (Hwy 181) – 60’; Rear – 20’; Side – 20’ Maximum Building Parapet Height: 30’ with one exception of 38.5’ for the Hotel; Hotel is proposed at two stories maximum. Building Coverage: Proposed at 19% Lot Coverage: Maximum of 39% Screening: A 20’ drainage easement and a 20’ landscaped buffer (40’total) shall separate the PUD from the adjacent residential lots. Said screening shall be installed per the Landscape Ordinance and the Zoning Ordinance at time of application. A 60’ construction setback shall separate the PUD from US Highway 181. Exterior Lighting: Lighting height was described in the landscape packaging as ranging from 14’ to 24’. The Zoning Ordinance requires parking lots with more than 50 spaces to limit lighting height to 20 feet. Since this is a PUD, staff is amenable to a 24’ maximum height as long as light shielding and foot-candle requirements are met. Parking: 228 parking spaces are proposed. 276 are required to meet the Zoning Ordinance. Applicant has provided a draft parking agreement for shared parking. Hours of Operation: Hours of operation were not provided for the proposed drive thru. Staff recommends hours of operation for the drive thru, at minimum, be provided. Permitted Uses: retail, restaurant, restaurant with drive thru (maximum of one drive thru), hotel, office/residential mixed-use Greenspace: A correct, revised greenspace plan was not submitted to staff for review. Greenspace shall meet or exceed the Commercial Multiple Occupancy Project requirement of 10%. A revised greenspace plan will be required for staff review prior to City Council. Landscaping: Provided landscape plans are not approved with the PUD amendment. Three heritage oaks are present on site. The applicant has shown cross sections that depict “minimal grading” around said oaks, ensuring that they will survive development and site grading. Landscaping shall meet the City of Fairhope Landscape Ordinance at time of Multiple Occupancy Project review. The stormwater pipes shown in the civil plans are covered by a boardwalk that extends to the stormwater detention pond. Side screening of the drainage pipes shall be provided at time of Multiple Occupancy Project review. Permitted Uses: Education or Training facility; General Office Space; Profess ional Office Space; Retai l -Grocery; Re tai l -Convenience (No Gas); Retail -Genera l Merchandi se; Drug Store ; Coffe•e Sho p (Incl udin g Drive-Thru); Post Office ; Ban k; Barber/Beauty Salo n; Film/Pho to ; Tailor; Office Support Services; Fitness Club ; Dry Clea ning/Laundry; Restaurant (No Drive--Thru); Cate ri ng; florist; Bake ry ZC 22.06 Idlewild PUD Amendment – November 7, 2022 All multiple occupancy project and site plan requirements and standards not specifically addressed on the PUD site plan and this ordinance shall be as per City of Fairhope zoning, subdivision, and building requirements. This shall include, but not be limited to the following: Parking and circulation, landscaping, exterior lighting, exterior construction materials, special fire protection, outside storage/display, refuse and wastewater storage, accessory buildings, green space Connectivity: a boardwalk and sidewalk are proposed from the northern boundary to the southern boundary. An 50’ ingress/egress/utility easement has been added from Orleans Drive to the proposed internal road. Orleans Drive is not proposed to connect to the development at this time. Golf cart parking is proposed in the drainage easement and a pedestrian bridge is shown from Orleans Drive to the development. Staff The proposed golf cart parking and pedestrian bridge are shown below: Signage: There is a discrepancy regarding the signage. The civil set mentions a pylon sign. As shown in the landscape plans, a monument sign is proposed at the US Highway 181 entrance. Staff supports the proposed monument sign shown in the landscape plans. Internal signage shall comply with the City of Fairhope Sign Ordinance. Hotel Building Materials: brick veneer, painted siding, asphalt shingle or metal roof panels, aluminum clad French Quarter style windows and doors, cast iron columns, wrought-iron railings, and copper awnings Wetlands: wetlands are present on site. Construction is prohibited from the 30’ wetland buffer. Drainage: drainage was not reviewed with this application. All City of Fairhope drainage regulations shall be met. This includes, but is not limited to, post-development flow shall be less than pre-development flow. Traffic: Traffic will be reviewed at Multiple Occupancy Project (MOP) Application after further communication with ALDOT. The improvements recommended by the Traffic Impact Study are as follows: The new eastbound approach from the development should be widened enough to provide a dedicated left turn lane and a shared through-right lane. The existing westbound approach should be striped to allow a dedicated left turn lane and a shared through-right lane. There appears to be enough width in the northbound approach to restripe the gored area to a dedicated left turn lane. The southbound approach should be widened to provide a dedicated right turn lane. It is recommended that the signal be phased to include protected/permitted left turn phasing for all approaches. There will need to be signal work to add a new mast arm and signal heads for the new approach. Depending on the horizontal/vertical design of the eastbound approach, additional pole relocations or additions are possible. Ordinance 1402 is provided within this press packet for comparison, if desired. Staff Comments :·:::::·:::::::::::::::::::::::::::::1:::::·:·:· .. . . . .. . . . . . . . " . . . . ~ 50 ' PUB LJ C INGR ESS/EGR ESS /U TILITY /DR AINAGE EA SEMENT 0 I irl :i6'-o" , .t • ,...,, • " 1,._ • • • • '" • •~ I C C r: - .•.• "0' ED ESTRIAN • . • . • .'' . E'SS'"/CRO~~. ~. ~. -. .-21:r • • lt: < · 7'< < --:-·-:---:--. IT . -· ·-·. , ,· REOD 40 LF OF WO OD EN BOARDWALK FOR / PED ESTR IAN ACCESS • PROPOS ED GO LF CART/BICYCLE PARK ING I ZC 22.06 Idlewild PUD Amendment – November 7, 2022 It is worth noting that the property owner purchased PPIN 310693, half of the detention that services Jackson Place Phase 1 and Idlewild Phase 7B. Detention then flows from this pond into the Idlewild property along a drainage ditch that leads to the wetlands. An O&M was not found for maintenance of the multi-owner pond that discharges into the Idlewild property. Overall, staff does not have any major issues with the proposed PUD amendment. To clarify, PUD amendment approval is only for the conceptual aspects of the project. Potential revisions and/or points of clarification will need to be addressed at time of multiple occupancy project application. Examples include, but are not limited to: 1. The boardwalk landings needed to cover the outfalls into the detention pond are shown to stop over dry land. Boardwalk amenity shall extend over the drainage pond. Boardwalks shall be connected to each other in a manner subject to Planning staff approval. 2. The walkway canopy shown with the hotel shall be constructed at a height that can be cleared by delivery trucks. 3. Golf cart parking in the drainage easement needs to be clarified. A stormwater pipe may be required beneath this improvement. 4. Staff would like the engineer to explain the grading across the trees. 5. The proposed hotel parapet height (38.5’) seems high for a maximum 2-story building. Staff would like clarification. 6. Proposed building materials indicate painted siding. What is the proposed siding? Staff Recommendation Staff recommends approval of Case ZC 22.06 Idlewild Planned Unit Development (PUD) amendment for PPIN 261908 with the following conditions: 1. A revised Greenspace Plan will be required for staff review prior to City Council. 2. A revised Master Development Plan will be required for staff review prior to City Council. ZC 22.06 Idlewild PUD Amendment – November 7, 2022 Fairhope’s Zoning Ordinance (Article II Section C.1.e) contains nine (9) criteria by which an application for re-zoning shall be reviewed: (1) Compliance with the Comprehensive Plan; Response: The intersection of Hwy 181 and Fairhope Ave is listed as a Village Node within the current Comprehensive Plan. “Highway 181 / Fairhope Ave presents an additional village opportunity. While this area has seen a growth of large retailers in the recent past due to regulatory limitations (i.e. significant property located outside of the City Limits in unzoned Baldwin County), it is in the early stages of village pattern development. Idlewild, Jackson Place, and Natures Trail Subdivisions are connected to both Fairhope Avenue and Windmill Road. The residential areas around Fairhope Avenue and Windmill Road are built in accordance with the City Subdivision Regulations and provide neighborhood level greenspace, sidewalks, streets, trees, and connectivity. While this area will evolve over time, the “bones” of a village are generally in place.” Specifically, in regard to Village Nodes, the Comprehensive Plan reads “Simply evaluating development at these areas (Village Nodes) will not result in a Village – it will take a proactive effort”. The following excerpt from the Comprehensive Plan is provided for guidance: 0 1 ~a ■ 9Cll..L.E-a:) Size -They should be 30,000 to 180,000 square f eet in commercia l / m ixed-use deve l opment. Street Loca t io n -They shou ld push as close to the street as possib le A rchit ectura l Gui delines -There shou ld be bui ldi ng design gu idel ines that deal with architectural themes, materials, and massi ng. There shou ld be an architectural "anchor", a building w ith a d istinct and focused cha r acter, i n each v il lage . A uto m obile Access -Automobi le access will be i mportant to the success of the v il lage, thus it shou ld be incorporated as appropriate. Ho w ever, address i ng the locati on and aesthetics of parki ng lots will be crit ically important. Veh icular access from the supporting and existi ng roadwa ys is also important. Integration of Right-of-Way i mprovements, turn lanes, signa ls, side w alks, landscapi ng, street l ighti ng, push -pad signa ls, crosswalks, an d sim ilar infrastructure should be ZC 22.06 Idlewild PUD Amendment – November 7, 2022 (2) Compliance with the standards, goals, and intent of this ordinance; Response: PUD Planned Unit Development: This district is intended to encourage innovative development that meets comprehensive plan goals and is tailored to the unique constraints and conditions of a particular site. This district allows flexibility in uses, designs, and building layouts as opposed to other zoning districts to better serve community needs. The proposed PUD accomplishes this through its uses, layout, and connectivity. (3) The character of the surrounding property, including any pending development activity; Response: The comprehensive plan describes a village center at this location and states that the “bones” are already in place. The surrounding properties are unzoned, R-1, R-2, and B-2. The PUD provides adequate buffering from the single-family residential along the western and southern boundaries, while also allowing denser and more intense uses along the highway corridor and internally within the site. The only connection proposed to the existing residential developments is pedestrian. (4) Adequacy of public infrastructure to support the proposed development; Response: The applicant has been working with Fairhope Utilities and Baldwin EMC and provided letters of utility availability. Utilities will be addressed in detail at the time of m ultiple occupancy project application. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Wetlands are present on the subject property and all wetland delineations, reports, ordinances, and buffers will be required during the development process. (6) Compliance with other laws and regulations of the City; Response: At the time of development all applicable laws of the City will be applied. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of development all applicable laws will be applied. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff recommends the provision of hours of operation to mitigate the noise pollution onto adjacent properties. Traffic of all vehicles will flow onto US Hwy 181. Only a pedestrian access is proposed to the adjacent residential properties. Lighting will be have to meet the City of Fairhope regulations and not adversely impact/pollute adjacent properties. comprehens ively evaluated by the City . This wou ld result in the Right-of-Way and and roadways be i ng upgraded in conjunct ion w ith the development. Interna l ci rcu lation must not be the typical maneuveri ng areas through a large parking lot, but see k to create more of a streetscape experience with "on- street" park ing in either a parallel or d iagona l configuration. A good operat i ng pr inc i ple would be that large surface pa r king lots should not dom i nate the view of bu i ld i ng fron t ages . Veh icu lar access is always important and should be accommodated ; however, park i ng is a net negative i n terms of v isua l qual ity. ZC 22.06 Idlewild PUD Amendment – November 7, 2022 In addition, pedestrian circulation has been designed connecting the subject property with adjacent and surrounding properties. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff recommends the provision of hours of operation to mitigate the noise pollution onto adjacent properties. Traffic of all vehicles will flow onto US Hwy 181. Only a pedestrian access is proposed to the adjacent residential properties. Lighting will be have to meet the City of Fairhope regulations and not adversely impact/pollute adjacent properties. C1.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 TILLMAN'S CORNERS-D SLIDE 1556-A IDLEWILD S-DPHASE SEVEN "B"SLIDE 2149-ALOT 107LOT 108LOT 106LOT 105LOT 104LOT 103LOT 102LOT 101COMMONAREA #2LOT 27LOT 28LOT 29LOT 30LOT 31{J -~--~--WETLANDS - 111,1sos1I 28.02' 50.00' UNIT CLASSIFICATION CHART UNIT SQUARE FOOTAGE COMMERCIAL/RESIDENTIAL PARKING SPACES A 2100 m RETAIL 8 8 2100 9f RESTAURANT 21 C 1800 ;;t RETAIL 8 0 4000 ,; RESTAURANT 4C E 2100 if Retail 8 ,,h ~ ,,:, ''/(] g -;;:,,, a H 61,224 SF HOTEL 110 ouuu, OFFICE-1ST FL 7 OFFICE J {1500SF 1ST FL / 15COSF 2ND FL1 RESIDENTIAL-2ND FL 1 RESIDENTIAL vv, ,, COMMERCIAL-1ST FL 7 OFFICE K {1500SF 1ST FL / 1500SF 2ND FL1 RESIDENTIAL-2ND FL 1 RESIDENTIAL vvv, " COMMERCIAL-1ST FL L {1800SF 1ST FL / 8 RETAIL 1800SF 2ND FL\ RESIDENTIAL-2ND FL 1 RESIDENTIAL oouu " M {1800SF 1ST FL / COMMERCIAL-1ST FL 8 RETAIL 1500SF 2ND FL' RESIDENTIAL -2ND FL 1 RESIDENTIAL N 3300 SF RESTAURANT 33 SPACES p 1400 SF RESTAURANT 14 SPACES 228 SPACES PR0"1DED 276 PARKING SPACES REQUIRED <!. 225.00' $ 50' PUBLIC INGRESS/EGRESS /UTILITY /DRAINAGE EASEMENT NOTE, ALL SIGNS SHALL CONFORM TD CITY OF FAIRHOPE SIGN ORIDINANCE SEQUENCE OF EVENTS, PHASE I, EXCAVATION, FILLING AND GRADING FOR PROJECT PHASE II, CONSTRUCTION OF ASPHALT PARKING LOT v.1TIH ASSOCIATED DRIVEWAY. CONSTRUCTION IMPROVED ACCESS ROADWAY. MODIFICATION OF EXISTING DETENTION PONDS PHASE Ill, CONSTRUCTION BUILDING SLABS AND METAL BUILDING FDR RETAIL USE <!. sf/Restaurant UNIT H 61,224 sf BOUTIQUE HOTEL 2 STORY PROPOSED GOLF CART/BICYCLE PARKING SITE PLAN SCALE: 1 ~ = 50' so' o' 50' ~-K- LEGEND, ~ GREENSPACE AREA c::=::J WETILAND AREA ~ 30' BUFFER / 100' c::=::JPER"10US AREA {LIMESTONE) ,------------------- TRAFFIC CONTROL NOTE: ~PER"10US AREA {PAVERS) CONTRACTOR SHALL BE RESPONSIBLE FOR TRAFFIC CONTROL IN ACCORDANCE WITH THE FEDERAL MANUAL ON UNIFORM TRAFFIC CONTROL DE"1CES, CURRENT EDITION, PART "1, REV. 3, SEC]DN 6F, DURING ANY CONSTRUCTION WITHIN RIGHT OF WAY ADJACENT TO STATE HIGHWAY 181 WORK IN R/W NOTE: ALL MA TE RIALS AND WORKMANSHIP PROPOSED WITHIN ALDOT R.O.W. SHALL CONFOR~ TO THE ALABA~A DEPARTMENT OF TRANSPORTAllON STANDARD SPECIFICATION FOR HIGHWAY CONSTRUCTION, CURRENT EDITION. EXISTING RETENTION PONO FEMA FLOOD NOTE: I HAvl: CONSULTED THE FEDERAL INSURANCE ADMINISTRAllON FLOOO HAZARD BOUNDARY MAP # 01003C0663M , AND FC\IND THAT THE ABOVE DESCRIBED PROPERTY IS SHOWN IN FLOOD ZONE "X" UNSHADED ON PANEL 644, APRIL 19, 2019 LEGAL DESCRIPTION: ID AC(C) COM AT THE W MAR OF CO HWY 27 & NE COR DF COMMON AR EA 2 JACKSON PlACE SUB PH 2 SLIDE 2117-D FOR THE POB, TH W 6 1.2', TH N 120', TH W 60', TH S 120', TH W 241'(S), TH N 124 S'{S), TH E 362'{5), TH S 1243'{S) TD THE POB IN THE CITY OF FAIRHOPE SEC 15-T6S-R2E {FST LEASE ) RP663 PG866 PPINl254700 JACKSON PLACE PROPERTY □'w'NER'SASS □C P □B□X729 FAIRHOPE AL36533 PPINll254701 CARLSON, TERRY CARL 215 MARGARET DR FAIRHClPE AL36532 NO BUFFER PROVIDED IN THIS AREA DUE TO THE EXISTING DENSE \r£GETATION AROUND COMMON POND AREA REQUIRED 8 FT HIGH WOODEN PRIVACY FENCE, ANO A FOUR-FOOT-WIDE STRIP OF EVERGREEN PLANTINGS WHICH WILL PPINll254702 GROW TO AT LEAST 6 FEET IN HEIGHT Wlll--llN THREE FULL BUDNOVICH, ROBERT GROWING SEASONS INSIDE THE FENCE FOR RESIDENTIAL BUFFERING ETAL BUDNOVICH, PA 213MARGARETDR FAIRHOPE AL36532 PPINi254703 'w'RIGHT,KELLYETRUSTEE UNDER THE KE 21llolARGARETDR FAIRI-OPE AL 36532 PPINl254704 FAEMS, CHRISTINE M 19528CORDl3 FAIRHOPE AL36532 PPIN1254705 RICE, JOSEPH B ETAL RICE, FRANCES L 207"4ARGARETDR FAIRHOPE AL36532 SITE DATA: OWNER, FST KLUMPP FAMILY LIMITED PARTNERSHIP 18201 BERNIES WAY FAIRHOPE, AL 36532 Parcel No: 46-05-15-0-000-003.800 Pin: 261908 BUILDING SIZE: SEE UNIT CLASSIFICAllON CHART SETBACKS: FRONT = 60'-o" SIDE = 20'-o" REAR = 20'-o" MAXIMUM BUILDING PARAPET HEIGHT: 38'-6" BOUTIQUE HOTEL ROOMS: 89 PARKING SPACES PROVIDED : 228 DESCRIPTION AREA % OF PROPERTY AREA PROPERTY AREA 444,983 sf= 10.21 ACRES BUILDING AREA 84,624 SF" 1.94 ACRES 19.0D% ASPHALT PARKING AREA 35,091 SF= 0.80 ACRES 7.83% AGGREGATE/PAVERS 46,735 SF= 1.07 ACRES 10.48% CONCRETE PAD/ SIDEWALK 39,184 SF" 0.90 ACRES 8.81% GRASSED /LANDSCAPED AREA 113,483 SF " 2.58 ACRES 25.27% 60' CONSTRUCTION SETBACK 53,063 SF= 1.21 ACRES 11.85% W£TLAND AREA 17,760 SF= 0.40 ACRES 3.92% GREENSPACE NOT INCLUDED 33,578 SF = 0.77 ACRES 7.54% (RESIDEN]AL BUFFER AREA) RETENTION POND AREA 21,465 SF = 0.49 ACRES 4.78% GREENSPACE AREA 113,483 SF = 2.58 ACRES 2S.27% MAXIMUM LOT COvl:RAGE 172.611 SF " 3.96 ACRES 38.78% IMPERVIOUS LOT COvl:RAGE 158,889 SF = 3.65 ACRES 35.75% Is: DENOTES GREENSPACE/AREAS Element3 engineering (/) C 0 z :;:; i ~ i Q o_ ~ (/) ·c: ;!' ;:' ;:' > u ,. "' is is is j ;:' w " D:'. 0 /:: /:: /:: ~ " " " ;,; ~ ~ ~ ;§ ::I ::I ::I ::I I" I" "' "' i ! ! ! i ii! Ii! 2 w ;,-;;-i ~ 0 ~ 0 DATE: 6/20/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. 1 Master Development Plan Planned Unit Development Revision Application Planning Commission Application #ZCP22-000002 Parcel #: 05-46-05-15-0-000-003.800 PIN #: 261908 Parcel #: 05-46-05-15-0-000-003.988 PIN #: 310693 Legal Description of parcel 10 AC© COM AT THE W MAR OF CO HWY 27 & NE COR OF COMMON AR EA 2 JACKSON PLACE SUB PH 2 SLIDE 2117-D FOR THE POB, TH W6 1.2’, TH N 120’, TH W 60’, TH S 120’, TH W 241’(S), TH N 124 5’(S), TH E 362’(S), TH S 1243’(S) TO THE POB IN THE CITY OF FAIRHOPE SEC 15-T6S-R2E (FST LEASE) RP663 PG866 and 150’ X 276.4’ IRR “COMMON AREA 3” (DETENTION) IDLEWILD SUB P H 8 SLIDE 2169-A FST DESC AS B EG AT THE SE COR OF LOT 31 JAC KSON PLACE SUB SLIDE 2117-D, TH W 150’, TH NE 59.9’, TH NE 8 Owner Fairhope East LLC c/o Kleban Properties LLC 1189 Post Road Fairfield CT 06824 2 Existing Condition: Vacant 10.25 acre site. Previous owners submitted PUD for mixed-use but put plan was put on hold. Development Objectives: Our application to revise the previously approved Planned Unit Development seeks to harmonize with the rapidly growing neighborhood while providing a pleasing aesthetic in a mixed-use center. The proposed development will provide a safe and inviting “village” environment for shopping and dining together with a boutique limited-service hotel. There will be a small number of 2nd floor residences as well. The plan incorporates a center walking street, outdoor dining and green space. The architecture will borrow heavily from downtown Fairhope, therein the reason for calling the Center Fairhope East. We plan to curate tenancies to ensure that the atmosphere reflects that aesthetic with a focus on local/regional shops and restaurant choices. We will fully comply with the Comprehensive Plan and its pertinent regulations for the revision of a Planned Unit Development. The recent sub-division moratorium enacted by the City gives everyone a chance to evaluate the current state of development and plan for further growth which will retain the historic character of Fairhope. Nothing does this better than creating a similar feel to Fairhope’s downtown. 3 Fairhope East Concept Create a vibrant mixed-use center • Provide village environment with • Shopping • Dining • Boutique Hotel • Residential units • Center walking street with outdoor dining and green space Compliance: This Master Plan Development is compliant with the Comprehensive Plan and pertinent regulations for the City of Fairhope. A high-quality development with pedestrian-friendly places, mixed use to create a vibrant enhanced quality of life center with the charm of downtown Fairhope. Site 4 Existing neighborhood: • On Highway 181 South of Fairhope Avenue, this intersection experiences 21,600 trips per day • Across from Walmart Supercenter • ALDI grocery store • New 75 acre commercial/multi-family development Existing Zoning: There is a mixture of R-2 Medium Density Single family, B-2 General Business, PUD, R-1 low density Single Family, B-4 Business and Professional and R-3 High Density Single Family 5 The proposed Master Development Plan consists of retail, residential units, restaurants, a boutique hotel, and green space on 10+ acres blends with the neighboring commercial uses, condominiums and single family homes. PUD Phasing Plan: Developer is hoping for September 2022 approval of PUD revisions. Construction will be completed in two phases: (1) all site work and hotel construction (2) remaining buildings construction. We anticipate phase 1 completion time of 15-18 months with Phase two likely overlapping and completed within an additional 9 months. All buildings will remain under developer ownership with no subdivisions required. Anticipated date for commencement of construction will be February 2023 with overall completion expected Winter 2024. Selling or Leasing land, space or dwelling: Owner plans to enter leasehold agreements for all commercial spaces and residential units. Herrington Realty of Mobile will handle leasing. Furthermore, all uses will be regulated by the management’s custom designed “Property Rules and Regulations” which will be an exhibit to all leases. These regulations will be enforced with regard et al, to hours of operation. Utilities affects: Currently no utilities exist on the property. Water and sewer would be supplied by the City of Fairhope, electrical service by Baldwin EMC. All required easements will be granted by the developer. In the event a lift station is required once final grading plans are completed, it will be located as shown on the site plan. Permanent care and maintenance of open spaces, recreational areas, common areas, private streets and drives: Care of property and upkeep will be provided by Herrington Commercial Landscaping LLC. ~ f------1 ~ :::; a.. Cl'. 0 u E,1::,lf,--11t.ripeF1;:iz.:i ,Lt,51iae24 1L-..f 1..§_(l_l 51 AC(c) 6 Neighbor affects: The developer has met with representatives from the neighboring Idlewild Association to the West of the property and has incorporated all of their suggestions with regard to landscaping and placement of dumpster/compactor pads so as to mitigate noise, fumes, odors, vibration, and airborne particles. Maintenance and responsibilities for the retention pond will follow the Operation and Maintenance agreement between the previous owners (Klumpp Family) and Idlewild Association. Heritage Trees: Three Live Oak trees have been identified by Chris Francis Tree Care (attached) as Heritage Trees and have been incorporated into the newest site plan. Wetlands: A wetlands delineation study and map has been completed by Biome Consulting Group of Pensacola and is attached. The development plan has taken into account all needs to avoid wetland impacts, minimize potential impacts and maintain the required 30 ft buffer. The site plan reflects the required 30 ft buffer for all uses including the retention area and pedestrian sidewalks so as to ensure that the wetlands will be protected and undisturbed in keeping with City guidelines. Silt fencing will be installed before any site work commences. Greenspace: Greenspace has been calculated at 22.55% not including the 0.95 acres common area stormwater detention area. Property is 444,983 sq. ft. Preserve and Open Greenspace area= 100,367 SF 2.30 acres Grassed/Landscape area= 22.55% SllLllAIAc -I=-= -;:;,_-@ I-L3 7 The designated Greenspace uses the retention pond and surrounding area for a Civic open space, Preserve, with the retention pond serving as the focal point adjacent to the 30-foot wetland buffer and wetlands to the east. There is a 20-foot residential buffer on the left side of the retention pond adding to the aesthetics of the Greenspace. No retail structures will be placed in this area allowing it to serve as a natural feature to the site. There is also a 20-foot landscaped buffer on the street front. This landscaped area will have a mixture of trees and grass for a yard area as you enter the commercial site creating a transition from street to the commercial property. The landscape design is based on the existing downtown Fairhope landscape. The Ginkgo t ree by the Arts Center is the inspiration. The street frontage of the site will be a horticultural delight in the fall with the yellow of the Ginkgo, red of the pistache and orange of the White Oaks. Electrical outlets will be added to allow for holiday lighting. Greenspace will also be placed in the rear of the buildings adhering to the City’s landscape ordinance. Drainage: There is no effect to the existing drainage. We are retaining all run-off on site. When the subdivision was developed to the west, the man-made ditch/drainage swale was created. Our improvements in this area are minimal so as to ensure that we have positive drainage through this area. See attached Revised plan with drainage calculations. Traffic Study: Neel Schaffer, Inc. of Mobile has completed a traffic impact analysis which is attached. Per their conclusion, this development is “not anticipated to create capacity related deficiencies along the existing roadways”. Recommendations have been incorporated into the revised site plan. A copy of the report is attached. Traffic Affects: On-site: as depicted in our detailed site plan including traffic flow, parking, loading, and turn radii. '* I --;i,."':,. .. ~.~ 8 Off-Site: A full traffic impact analysis conducted by Neel Schaffer, Inc. concluded as follows: The development of the project site with the Fairhope East development is not anticipated to create capacity related deficiencies along the existing roadways. The dev eloper will incorporate all suggestions made by the analysis. Exterior Construction Materials and Mechanical Equipment: Buildings will be steel framed. All mechanical equipment will be screened via fencing and/or parapet where possible. A rendering of the two story, 89 room hotel building is below and attached. The primary exterior materials and finishes will be • Brick Veneer • Painted Siding • Asphalt Single or Metal Roof Panels at exposed roof areas • Aluminum Clad French Quarter style windows and doors • Decorative Cast Iron Columns • Decorative wrought-iron railings • Copper Awnings • Decorative metal support brackets and decorative wood brackets Elevations Attached site plan stays within the 30 foot maximum building height with the exception of the Hotel. We are asking for approval of the approximately 38 foot parapets. Easements: The attached PLAT for Idlewild Phase 8 shows parcel “C”-Common area 3 (Detention) and Common Area 3 (to the left of the detention) which was conveyed by Klumpp Family Limited Partnership LLC to Fairhope East LLC and also show a 20-foot drainage easement along Idlewild S/D and the 10.24 acre tract purchased from the Klumpp Family. Since the easements are indicated on the recorded plat, there is no need to file a separate easement document among the land records. ,,~~:~3'------== ,~~e~~ ~~s~~~ ~~~';::~- 9 List of Attachments: ALTA Survey with Topographical Input Comprehensive Site Plan Including et al: Site Plan with legal description Grading and Drainage Plan Retention Pond Plan Utilities Site Plan Site Plan Percentages Landscape Master Plan Landscape Plan Photometric Plan Trees Evaluation Wetlands Report Biome Consulting Greenspace Schematic Arial map of additional property with detention pond Drainage Calculations Traffic Study Traffic Impact Analysis Report Recommendations and Conclusions Building Designs Klumpp Family to Fairhope East LLC Easement and PLAT Phase I Environmental Report Findings & Conclusions Geotechnical Report Conclusions Agent Representation Letters Certification of Property Owner Notification List Notification to ALDOT Signed List of Members of Fairhope East LLC 17'-8"8'Raised Stainless Steel Letters Raised Stainless Steel Letters offset from stainless steel matte backdrop; letters to have individual led backlight Sandblasted redwood sign, painted brand colors Cast stone cap Brick facade to match buildings Cast concrete base; broom finish SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 e-----~ R-0-W VARIES j) j) DRIVEWAY .................... + .................................. + ............................ ., ........................ .. ................................................................ • • 30' WETLAND , ARCHITECTURE PLANNING PROJECT MANAGEMENT 6425 Jordan Road Daphne, Al. 36526 Ph 251-433-0217 SJGNf\GE P _f\N t DETAILS NO. DATE: 10,21.22 L? _J <( W- O.. 0 I 0:: <( LL T"" co T"" i I (9 I w ~ Cf) OE110'115'107'108'109'111'112'113'114'116'117'118'115'112'113'114'116'116'116'116'117'117'111'112'113'110'108'109'111'112'113'106'108'109'107'110'111'112'113'111'112'113'110'111'112'109'1/2" CAPPEDREBAR (ILLEGIBLE)WOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREA1/2" REBAR1/2" CAPPEDREBAR (FAIRHOPE)5/8" CAPPEDREBAR (EDS)1/2" CAPPEDREBAR (WEYGAND)5/8" CAPPEDREBAR (EDS)5/8" CAPPEDREBAR (EDS) 1.8'WEST OF LINE1/2" CAPPEDREBAR (ILLEGIBLE)5/8" CAPPEDREBAR (EDS)5/8" CAPPEDREBAR (EDS)PPIN#261912PARISH WILLIAM D ETAL PARISH, SUZANN241 ROYAL LNFAIRHOPE AL 36532PPIN#261913MORAN, MELINDA CETAL MORAN, KEVIN D243 ROYAL LNFAIRHOPE AL 36532PPIN 254707 JACKSON PLACE PROPERTY OWNER'S ASSOC P O BOX 729 FAIRHOPE AL 36533 LOT 3PPIN#261909FORSMAN, JONATHAN ETUX LESLIE R233 ROYAL LANEFAIRHOPE AL 36532OEOEOEOEOEOEOEOVERHEAD ELECTRICOE CONCRETE MONUMENT PIN NOT SET FENCE NOT TO SCALE SET IRON PIN FOUND IRON PIN POINT OF BEGINNING POINT OF COMMENCEMENT FENCE CORNER POST (**)RECORD BEARING/DISTANCE P.O.C. P.O.B.P.O.B. IDLEWILD S-DPHASE SEVEN "B"SLIDE 2149-AREFERENCE PIN SET 5' EASTOF CORNER THAT FALLS IN20" POPCORN TREE IDLEWILD S-DPHASE SEVEN "A"SLIDE 2117-ACOMMONAREA #3LOT 107LOT 108LOT 106LOT 105LOT 104LOT 103LOT 102LOT 101LOT 100CONCRETEOVERFLOW15" CPPINV-109.72CONCRETECOMMONAREA #2COMMONAREA #8LOT 27LOT 28LOT 29LOT 30LOT 31111'110'109'111'115'111'112'113'114'EXIST CONCRETEEXIST 15" CPPINV-105.86FENCE CORNERON LINEFENCE CORNER8.1' WEST OF LINEFENCE CORNER ON LINEFENCE CORNER 0.78' SW OF PIN98 lf of 12" Ø P I P E135 lf of 12"Ø PIPE 100 lf of 12" Ø PIPE 110 lf of 12" Ø PIPE 138 lf of 12" Ø PIPE 88 lf of 1 2" Ø PI P E 156 lf of 12" Ø PIPE 50 lf of 12" Ø PIPE50 lf of 12" Ø PIPE70 l f o f 12 " Ø P IPE CATCH BASIN #12TOP = 114.25INV = 111.90115lf of 15" Ø PIPE104 lf of 15" Ø PIPE 95 lf of 15" Ø PIPE125 lf of 18" Ø PIPE 50 lf of 15" Ø P I P E EXISTING DETENTION POND VOLUME = 240,611 ft3 DISCHARGES THRU OVERFLOW = 252.43 cfs11011563lf of 18" Ø PIPE109110108109117100 lf of 12" Ø PIPE 50 lf of 1 0" Ø PIPE 108 lf of 12Ø PIPE73 lf of 12" Ø PIPE105 lf of 12" Ø PIPE85 lf of 12" Ø PIPE76 lf of 15" Ø PIPE95 lf of 15" Ø PIPE 50 lf of 15" Ø PIPE 109117.75117.25117115C2.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X 100 lf of 18" ØSDR-35 PIPE100 lf of 18" ØSDR-35 PIPE115111112113114SEE ENLARGED POND PLAN C3.011055lf of 18" Ø PIPE75lf of 15" Ø PIPE 9/27REVISED AS PER FAIRHOPESFX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X XXX X X X X X X X X X X COMMONAREA #2LOT 27LOT 28LOT 29LOT 30LOT 31115'114.75 EXISTING GRADE 116.00 115.50 NEW 10' SIDEWALK NEW BRICK PAVERS 6' CONCRETE SIDEWALK EXISTING GRADE AA10/19REVISED AS PER FAIRHOPESF117.00 116.50 NEW 10' SIDEWALK EXISTING GRADE EXISTING GRADE NEW 10' SIDEWALK6" CONC CURB 6" CONC CURB BUILDING BB115115.00114.50116.75116.25117.75117.25117.75117.25117.75117.25116,._.,,n.oos ,007fU I I I _____ _r ~ SITE NOTES: 1, TOP SOIL MAY BE STOCKPILED ON SITE AND REUSED FOR AREAS TO BE GRASSED. ALL UNSUITABLE MATERIAL TO BE REMOVED FR~ SITE 2. STOCK PILES THAT ARE ON SITE TO HAVE SILT FENCE BARRIER 3. ANY STOCK PILES TO BE REMOVED FROM SITE ONCE CONSTRUCTION IS COMPLETE 4. ALL DISTURBED AREA SHALL BE COVERED WITH 2" OF TOP SOL AND SODDED OR SEEDED AS PER OWNERS INSTRUCTIONS. DETENTION POND TO BE SODDED 5. ALL DISTURBED AREAS IN THE ALDOT R.O.W. TO BE COVERED WITH 4" OF TOP SOIL & SODDED. 6. ALL CONCRETE FOR FLUMES, HEADWALLS, ETC. SHALL BE :3000 lb. ALL REBAR SHALL BE GRADE 60 CONTOUR LEGEND EXISTINGEl.fVATION EXISTING CONTOUR ~ NEWEl.fVAllON --------UU----NEW CONTOUR SILTFENCE WAffiE PROTECTIOO PIPE R.O.W LINE SECTION 8-B N.T.S. 50' PUBLIC INGRESS/EGRESS /UTILITY/DRAINAGE EASE~ENT GRADING & DRAINAGE PLAN SCALE: 1" ~ 50' 50' O' 5f1 100' -------- SECTION A-A N.T.S. I L ADEM NOTE: ADEt.4 NOTICE OF REGISTRATICXII WILL BE REQUIRED FOR THIS SITE TOTAL DISTURBED AREA -10.0 ACRES. REFERENCE ADEM PERMIT NO: BEST MANAGEMENT PRACTICES 1.CffilRACTORTOEMPLOYBESTUANAGEUENTPRACTICESASDEFINEDBYEPA WITH RES'ECT TO STORM WAlER MmME.IENT D~NG CONSlRUCOON AS SffOIIIN ON SITE PLANORASOlHER'MSEREQUtmlTO~TEROSKJlORSEDllilENTEENGWASHED FROMSITE.CONTRa.t.EASURESSHAU.NCLUDE,BUTNOTEf UI.IITEDTO,SILTFENCES, HAY BALI BARRIERS, EARTli DIKES, STOOM DRAIN INLETPROTECllON AND THIPCEARY SEDIMENT BASNS. 2.CONTRACTORSHALLAlllERElOTHEALABAMAHANOOOOKFCREROSICNCffilRCl., SEllMENTCOITTRtl AND STOOM WATER MANAGEMENTFCE CONSTRUCTION SITES AND URBAN AREASBYlHE ALABAMA SCNL.t: WATER CONSERVAllCJI ca.!t.lTTEE ',fflJIESI & A, L.AlEST EllllON TO PRE'JENT SIDMENT LADEN SlOOl,I WATER FRIN 1..EA'ffiG TliE C()ISTRUCTIONSITE. 3. PERMIT TO DE'-£LOPMENT WILL BE ISSUED &: MUST BE POSTID ON SITE. FAILURE TO DO SO WILL RESllT IN A STOP WOOi< ORDER BY lHE CTY CF S>.RAIJ.ND 20.00' EASEMENT engineering Element' engineering ,, Q) > e a. a. < Vl C z 0 :;:; Q a. Vl 'C ~ 0 rn Q) a:: 0 2 C 0 JOB NO. 21-121 DATE: 7/25/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. C3.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 10 7 ' 10 8 ' 10 9 '110'111'112'113'1 I i 3s•-o· ,------- ' I I I I I I I I EXISTING DRAINAGE SWALE TO BE REGRADED AS NECESSARY TO PR0"1DE POSITIVE DRAINAGE PREVENTING STANDING WATER 0 I 20' RESIDENTIAL LANDSCAPE BUFFER 183' DETENTION POND REQO OUTFALL STRUCTIJRE SEE DETAILS TOP OF BERM EL. 110.50 DETENTION POND PLAN SCAUE, 1" -20' w o' 2o' w 1-w•c- DRAINAGE DETENTION NOTE: DRAINAGE DETENllON AREAS ARE TO BE PROPERLY MAINTAINED BY lHE OV!NER DURING CONSTRUCTION AND FOLLOWING COMPLETION OF CONSlRUCTION. MAINTENANCE REQUIRED BY lHE OWNER SHALL INCLUDE REPAIRS TO ANY BREAKS IN DETENTION DIKES OR BERf.lS, REGULAR MOWING OF GRASS IN DETENTION AREAS AND ON BERMS AND PERIODIC INSPECTIONS TO INSURE lHAT lHE SYSITM IS FUNCTIONING PROPERLY lHE CITY OF FAIRHOPE OR lHE STAIT OF ALABAMA ARE NOT RESPONSIBLE FOR THE MAINTENANCE OF THE DETENTION FACILITY. i".,S\c:'" C ~ ~~,~~~ TO RETIENTION POND PIPE SUPPORT BRIDGE/BOARDWALK DETAIL N.T.S. SUPPORT SEE DETAIL -, lz I I w 0 ,~ I I I I I I I 11 i W 'ED 11 AR CONTOUR LEGEND fo~ EXISTING ELEYATlON --~ --EXISTlNG CONTOUR 112.so I NEW ELEVATION -------GD------ --x NEW CONTOUR SILT FENCE WA ffiE PROITCTION PIPE --- • --R.O.W LINE 1ST CO CRET EXIS 15" PP IN -105.86 SITE NOTES: 1. TOP SOIL MAY BE STOCKPILED ON SITE AND REUSED FOR AREAS TO BE GRASSED. ALL UNSUITABLE MATERIAL TO BE REMOVED FROM SITE 2. STOCK PILES THAT ARE ON SITE TO HAVE SILT FENCE BARRIER 3. ANY STOCK PILES TO BE REMOVED FROM SITE ONCE CONSTRUCTION IS COMPLETIE 4. ALL DISTURBED AREA SHALL BE COVERED Vv1TH 2" OF TOP SOIL ANO SODDED OR SEEDED AS PER OWNERS INSTRUCTIONS. DETENTION POND TO BE SODDED 5. ALL DISTURBED AREAS IN THE ALDOT R.O.W. TO BE COVERED WITH 4~ OF TOP SOIL &: SODDED. 6. ALL CONCRETE FOR FLUMES, HEADWALLS, ETC. SHALL BE 3000 lb. ALL REBAR SHALL BE GRADE 60 ADEM NOTE: AOEM NOTICE OF REGISTRATION WILL BE REQUIRED FOR THIS SITE TOTAL DISTURBED AREA = 10.00 ACRES. REFERENCE ADEM PERMIT NO: BEST MANAGEMENT PRACTICES 1.COOTRACTOR TO EMPLOY BEST MANAGEMENT PRACTICES AS DEFINED BY EPA 'MTH RESPECT TO STORM WAITR MANAGEMENT DL!llNG CONSTRUCTION AS SHO\\N ON SIIT PLAN OR AS OTHERWISE REQUIRED TO PREVENT EROSION OR SEDIMENT BEING WASHED FROM 91[ CONTROL MEASURES SHALL INCLUDE, BUT NOT BE UMIITD TO. SILT FENCES, HAY BALE BARRIERS, EARTH DIKES, STORM DRAIN INLET PROITCTION AND ITMPORARY SE~MENT BA9NS. 2.CONTRACTOR SHALL ADHERE TO THE ALABAMA HANDBOOK FOR ER090N CONTROL, srnMENT CONTROL AND STORM WA 1IR MANAGEMENT FOR CONSTRUCTION 91[S AND URBAN AREAS BY 111E ALABAMA SOIL & WATER Ccx-JSERVATION Crn.0.4Iill VOLUMES I & I, LATEST EOITIOO TO PREVENT SEDIMENT LADEN STORM WATER FRCM LEAVING THE CONSTRUCTION SITE. 3. PERMIT TO DEVELOPMENT 'MLL BE ISSUED & MUST BE POSTED ON SITE. F Al LURE TO DO SO 'MLL RESULT IN A STOP WORK ORDER BY THE CITY OF SARALAND engineering Element' engineering en C z 0 "' "' 0 :;:, ll. ll. a. 0 0 iii ·c :,: :,: ~ 0 "' "' en ~ ~ " "' D "' "' "' "' ll. ll. ~ ~ " " "' "' ~ ~ "' "' ~ ,._ a, C ~ ~ D a, JOB NO. 21-121 DATE: 7/25/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. C5.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 (i_ 1. SUPERPAVE Bl1UMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATE SIZE MIX, ESAL RANGE C/D, APPROXIMATELY 135 POUNDS PER SQUARE YARD, ITEM: 424A-360 2. SUPERPAVE Bl1UMINOUS CONCRETE UPPER BINDER LAYER, 1" MAXIMUM AGGREGATE SIZE MIX, ESAL RANGE C/D, APPROXIMATELY 250 POUNDS PER SQUARE YARD, ITEM: 424B-651 3. BITUMINOUS TREATMENT A, ITEM: 401A-OOO 4. CRUSHED AGGREGATE BASE COURSE, TYPE B, PLANT MIXED, 6" COMPACTED THICKNESS, ITEM: 301A-012 5. BORROW EXCAVATION [(A-2-4(0) OR A-4(0)], ITEM: 210D-012 "NOTE: COMPACT TO 100% OF AASHTO T-99 ! /EXISffiG ROADWAY REMOVE EXISTING PAVED SHOULDER FINISHED GRADE NEW TURNOUT lL~A:u~- l TYPICAL COMMERCIAL PRIVE SEC]ON AT ]E IP EXIS]NG ROADWAY NTS REQD 8"• PILINGS 2' MIN 1 1/2• ASPHALT PAVING BOARDWALK /SIDEWALK DETAIL N.T.S. 6' HIGH CHAIN LINK FENCE ~ 2'-6 KEYSTONE 7" CAP UNIT KEYSTONE 8" BLOCK UNIT XIST GRADE 12" MIN .i'-------,r, REQD CRUSHED STONE OR 20DD PSI UNREINFORCED CONCRETE GEOGRID RETAINING WALL DETAIL N.T.S. ALDOT GENERAL NOTES: 1 . ....!...All meters are to be installed off of ALDOT right-of-way. 15. _LUpon completion & anytime thereafter, ALDOT retains the right to request on 2. _X_AII manholes, valve boxes, and hand holes should be flush with existing ground. As-Built of any permitted work in said department's Rights-of-Way (ROW), 3. Applicant shall contact the District Administrator 48 hours prior to beginning work on 16. WARNING: Do not disturb Survey 1.1 □rkers located on ALDOT Right-of-Way. Any ALDOT right-of-way. The District Managers for the Region ore as follows: property markers disturbed during construction shall be re-established by an Area-9 Alabama licensed professional land surveyor at the expense of the permit applicant. (91) Mobile County -Frankie Smith, (251) 470-8322 17. The total area to be disturbed during construction of this permit is 0.85 ~~;~ ~;~!:~i;o;;i;? C~n;;;:u~o~~t~e~m~r M~:ke;2~1~0~;:,-ti:1) 578-7540 f~~etw~~;r ~in~:f :i~~ocn~~r~n~ih the currently op~icoble standards of the 4. The applicant or engineer of record shall promptly write a letter to the District American Water Works Association. Administrator requesting a Final Inspection upon completion of the permitted work. Any punch 19 . ..!...Pressure pipe lines shall conform to the current applicable sections of list items shall be completed prior to acceptance of work. The Maintenance Period of the American Notional Standards Institute (ANSI). Permit Contract begins upon acceptance of work.. 20. As required by Alabama Act 94-487: Coll two working days before excavotion 5. Bonds submitted for permits shall be held for a one year Maintenance Period after work 1-800-292-8525, Alabama Line Location Center, Inc. hos been inspected and accepted by the Deportment. During this time any failures, deficiencies, 21._x_A11 existing utility facilities in the proposed work area shall be physically or maintenance care shall be the responsibility of the applicant. at the end of the Maintenance located both horizontally and vertically. Period the applicant or Engineer of Record shall submit a bond release request letter to the a. The uUity focUities in the area of work ore represented to the best of district administrator, bonds ore not released without request. my knowledge, according to locates provided by 811 and individual due 6. All traffic Control Shall be in accordance with Port 6 of the Manual on Uniform Traffic dUigence. Engineer Initials ___IAlL__.. Control Devices (MUTCD) current edition. (If project necessitates lane closure, lone closure must b. 811 Locate Request # -====--~ be mode port of the permit.) 22. Any ornamental vegetative landscaping (shrubs, flowers, ornamental grass, etc.) 7. Onsite Representatives & Contact CONTACT: Ken Kleban PHONE: (203) 955-1978 disturbed during construction shall be replaced, transplanted or sodded by the 8. Onsite representatives will hove on hand at gll times: applicant as directed by the Alabama Deportment of Transportation District (1) Approved permit and plans stomped by the Region Engineer Administrator. (2) Traffic Control Plans 23._x_AII fill material or onsite debris deposited in the right-of-way shall be (3) Erosion Control Plans removed prior to issuance of final acceptance to begin the one year maintenance 9. All disturbed areas will be resodded or seeded as directed by the Deportment of period of the permit contract. Transportation's District Administrator.. 24. The contractor shall be responsible for any solid waste (I.E., wood, stumps, etc.) 10. Al work on the ROW will be in conformance with the latest edition of ALDOT Standard is disposed of in accordance with applicable regulations of the Alabama Specifications. Deportment of Environmental Management (ADEM). 11.LElectric power and communication facUities wUI conform to the current applicable 25. Property obstructions which ore to remain in place, such as historical structures, National Electrical Safety Code. trees, drains, water or gas pipes, poles, wall, etc., are not to be disturbed unless 12. A Best Management Plan shall at minimum return all exposed areas to original or better noted and approved by SHPO, ADE~. EPA, etc. condition and require stand of gross and/or sod before acceptance. Silt fence and any other ~~~c!;e 0it~~~n~~~v~~?i~~~~e 1:~v:e:h:h~i1t~eueJs0~~e d~~~i~e~r~mt~e~~ot::pt~~~ erosion control items needed shall be used to prevent erosion. (NO HAY BALES ARE AllO'M:D streets, and out of inlets, ditches, etc. IN ROW) 27. Fuel tanks shall not be stored on the right-of-way overnight. Vehicles 13. An trees over 4" DBH shall not be cut/removed without written permission from ALDOT. transporting fuel, chemicals, fertilizers, etc. onto right-of-way shall not be left 14. ~Absolutely no bore pits shall be allowed to be unmled and/or uncovered overnight unless unattended. protected. (Bore pits hove o minimum of 72 hours to be open before filled) REQD 8"• PILINGS FOR BOARDWALK -•-,s- ~ 5/4 DEC " COMPOSITE , KING " ~ w ! -i..~ II LJ SECTION THRU N.T.S. z " - TREATED MT RC 2X6'S @ 16" oc -REQD 8"• PILINGS -i..~ II LJ >- BOARDWALK i:S ~ al z " b I ;,. 2'-6" PIPE SUPPORT DETAIL N.T.S. NOTE: PRE-CAST PIPE SUPPORT STRUCTURES MAY BE USED AS APPROVED BY ENGINEER 18" SDR-35 PIPE 28. The applicant or Engineer of record shall promptly notify ALDOT of any perceived conflicts, ambiguous items or deficiencies in the plans, specifications, general notes or related contract documents. 29. For work within Interstate ROW, All ingress and egress to worksite shall be from applicant's property. No access shall be gained from the Interstate ROW, Equipment and materials shall not be stored on Interstate ROW. 30. Milepost(s) Speed Limit 45 mph Stopping Site Distance 1000' -600' . 31. Is drainage/runoff from this site directed onto state ROW? (Yes) or No Engineer lnitiols__fAfL______,_ 32. Ye utility conflicts present or is utility relocation required for this project to meet specifications? Yes or ®Engineerlnitiols..IA!L______,_ 33. Shall minimum cover over utilities be maintained upon completion of work? ~ or No Engineer lnitiols___[AfL______,_ 34. Tottga1 permit applicant is held responsible and liable for all damages, actions, or responsibWities of their appointed contractors, assigns or appointees. 8°IIPILING DETAIL N.T.S. NOlE: ALL STRAPS, CLIPS, BOLTS, a: EXPOSEO FASTENERS SHALL BE HOT DIPPED GALVANIZED 9"5.S.FLAT STRAPS 024" o.c. 2X6IEAM engineering Element3 engineering JOB NO. 21-121 DATE: 9/23/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. OE110'115'107'108'109'111'112'113'114'116'117'118'115'112'113'114'116'116'116'116'117'117'111'112'113'110'108'109'111'112'113'106'108'109'107'110'111'112'113'111'112'113'110'111'112'109'1/2" CAPPEDREBAR (ILLEGIBLE)WOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREAWOODEDAREA1/2" REBAR1/2" CAPPEDREBAR (FAIRHOPE)5/8" CAPPEDREBAR (EDS)1/2" CAPPEDREBAR (WEYGAND)5/8" CAPPEDREBAR (EDS)5/8" CAPPEDREBAR (EDS) 1.8'WEST OF LINE1/2" CAPPEDREBAR (ILLEGIBLE)5/8" CAPPEDREBAR (EDS)5/8" CAPPEDREBAR (EDS)PPIN#261912PARISH WILLIAM D ETAL PARISH, SUZANN241 ROYAL LNFAIRHOPE AL 36532PPIN#261913MORAN, MELINDA CETAL MORAN, KEVIN D243 ROYAL LNFAIRHOPE AL 36532PPIN 254707 JACKSON PLACE PROPERTY OWNER'S ASSOC P O BOX 729 FAIRHOPE AL 36533 LOT 3PPIN#261909FORSMAN, JONATHAN ETUX LESLIE R233 ROYAL LANEFAIRHOPE AL 36532OEOEOEOEOEOEOEOVERHEAD ELECTRICOE CONCRETE MONUMENT PIN NOT SET FENCE NOT TO SCALE SET IRON PIN FOUND IRON PIN POINT OF BEGINNING POINT OF COMMENCEMENT FENCE CORNER POST (**)RECORD BEARING/DISTANCE P.O.C. P.O.B.P.O.B. IDLEWILD S-DPHASE SEVEN "B"SLIDE 2149-AREFERENCE PIN SET 5' EASTOF CORNER THAT FALLS IN20" POPCORN TREE IDLEWILD S-DPHASE SEVEN "A"SLIDE 2117-ACOMMONAREA #3LOT 107LOT 108LOT 106LOT 105LOT 104LOT 103LOT 102LOT 101LOT 100CONCRETEOVERFLOW15" CPPINV-109.72CONCRETECOMMONAREA #2COMMONAREA #8LOT 27LOT 28LOT 29LOT 30LOT 31111'110'109'111'115'111'112'113'114'EXIST CONCRETEEXIST 15" CPPINV-105.86FENCE CORNERON LINEFENCE CORNER8.1' WEST OF LINEFENCE CORNER ON LINEFENCE CORNER 0.78' SW OF PIN135 lf of 12"Ø PIPE CATCH BASIN #12TOP = 114.25INV = 111.9095 lf of 15" Ø PIPEEXISTING DETENTION POND VOLUME = 240,611 ft3 DISCHARGES THRU OVERFLOW = 252.43 cfs11011510911010810911750 lf of 1 0" Ø PIPE 108 lf of 12Ø PIPE73 lf of 12" Ø PIPE76 lf of 15" Ø PIPE95 lf of 15" Ø PIPE109 117115C6.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 1151111121131161141101159/27REVISED AS PER FAIRHOPESFX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X XXX X X X X X X X X X X COMMONAREA #2LOT 27LOT 28LOT 29LOT 30LOT 31115'10/19REVISED AS PER FAIRHOPESFX X X X X X X X X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X X X X • • • • • • • • • • • •” • • •XXXXXXXXXXXXXXXXXXXX X X X X X XX _____ _r ,._.,,n.oos ,007fU I I I '\l. ~ CONTOUR LEGEND '<>~ EXISllNGELEVATlON EXISTING CONTOUR ~ NEWEI..EVAllc»I ---------(i]--NEW ~TOUR --····---------SILTFENCE r=-,.. WAmE PROlECllcx-l R.O.W LINE Phase Construction Activity Phase I Installation of BMP's BMP's include installation of silt fencing around perimeter of work area Stabilization shall include all areas to be to seeded prior to 13 days of no activity in that area using temporary seed methods. Phase II Clearing and Grubbing BMP's include silt fencing around perimeter and excavated areas as needed. Phase Ill Excavation of pond & Grading BMP's Include silt fencing around perimeter of excavated areas and wattles ct all inlets All topsoil stockpiled from this site shall be properly mointoined with sH fencing and temporary seeding for stabilization. Side slopes not to exceed 2: 1 slope Stabilization shall include all oreos to be to seeded prior to 13 days of no activity in that area using temporary seed methods PHASE IV Construction of building, pond, paving & utilities PHASE V Complete landscaping, establish grassing Uniformly spread tap soil , 2 depth min. prior to seeding or sodding. Permanent seeding with Bermuda grass, common 5 lbs/acre Solid sod using Bermuda grass Hybrid. Mulching shall consist of bark (35 cyd/acre) or pine straw ( 45-90lbs/acre) '\l. .ft DAILY INSPECTION NOTE: Contractor is responsible for doily inspections and inspections ofter each rainfall event. As a minimum, inspections will be conducted monthly and following eocsignificant rain event. If BMP's are found deficient, contractor wMI be notified and follow-up inspections will be conducted to ensure deficiencies hove been corrected. Material Handling and Waste Management 1.Contractor will maintain portable restroom facilities and dumpster for construction waste during entire project period. 2.AII Portable toilets are to be kept awoy all storm drain/inlets. 3. Following completion of concrete slab, building construction materials (emu block, steel beam, frames, wood structure, sheet rock, etc) will be stored on the slab to minimize exposure to storm water. INSTALL FILTER FABRIC UNDER ALL CATCH BASIN INLET GRATES EROSION CONTROL PLAN 50' SCALE: 1 M =: 50' O' 00' 100' ~ -------- ADEM NOTE: ADEM NOTICE OF REGISTRATION WILL BE REQUIRED FOR THIS SllE TOTAL DISTURBED AREA "' 10.0 ACRES. REFERENCE ADD.4 PERMIT NO: SITE NOTES: 1. TOP SOIL MAY BE STOCKPILED ON SITE ANO REUSED FOR AREAS TO BE GRASSED. ALL UNSUITABLE MATERIAL TO BE REMOVED FROM SITE 2. STOCK PILES THAT ARE ON SITE TO HAVE SILT FENCE BARRIER 3. ANY STOCK PILES TO BE REMOVED FROM SITE ONCE CONSTRUCTION IS COMPLETE 4. ALL DISTURBED AREA SHALL BE COVERED 111TH 2" OF TOP SOIL AND SODDED OR SEEDED AS PER OWNERS INSTRUCTIONS. DETENTION POND TO BE SODDED 5. ALL DISTURBED AREAS IN THE ALOOT R.O. W. TO BE COVERED 111TH 4" OF TOP sm & SODOED. 6. ALL CONCRETE FOR FLUMES, HEADWALLS, ETC. SHALL BE 3000 lb. ALL REBAR SHALL BE GRADE 60 'I\. 1/ / CONCRETE TRUCKS SHOULD BE ALLOWED TO WASH ONLY IN LOCATIONS 'M-lERE DISCHARGE IS APPROPRIATELY lREATED TO MEET APPLICABLE REGULATORY REQUIREMENTS. IT IS NOT PERMISSIBLE TO DISCHARGE CONCRElE WASH DIRECTLY TO SlREAMS OR STORM DRAINS. CONCRETE WASH CAN CONTAIN SEDIMENT, AS \\£Li AS, ALKALINITY AND CHEMICAL ADmlVES Tl,AT COULD BE HARMFUL TO FISH, SlREAM BOTTOM tJACROINVERTEBRA lES ANO WILDLIFE. ~ DESIGNATED CONC WASH AREA ---- engineering Element' engineering ,, Q) > e a. a. < 20.00' EASEMENT Vl C z 0 Q :g_ Vl 'C ~ 0 rn Q) a:: 0 2 C 0 JOB NO. 21-121 DATE: 7/25/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. C7.0 3938 GOVERNMENT BLVD SUITE 104 MOBILE, AL. 36693 “” ” ” ” ” ” ” ” TILLMAN'S CORNERS-D SLIDE 1556-A IDLEWILD S-DPHASE SEVEN "B"SLIDE 2149-ALOT 107LOT 108LOT 106LOT 105LOT 104LOT 103LOT 102LOT 101COMMONAREA #2( •, II II II NEW DETENTION POND 'It. 'It. ~ UTILITY SITE PLAN SCALE, 1" -50' 50' o' 50' 100' ------ LEWlll;_ = GREENSPACE AREA EZZJ WETLAND AREA ~30• BUITTR ~ FENCE 6' MIN ,-- WATER LINE SEWER LINE OVERHEAD ELECTRICAL ELECTRICAL TRANSFORMER NOTE: VERIFY ALL EXISTING UTILITIES LOCATIONS WITH ALL UTILITY COMPANIES NOTE, VERIFY TRANSFORME CONNECTIONS AND UTIUTY RLci'CAOCATION, UTILITY ~ON WITH BALDWIN EMC EXISTING RETENTION PONO M A p UTILITY COMPANY PROVIDERS· BALDWIN EMC ' is~:_J~;-i~4~ummerdale, AL 36580 City of Fairhope Public Utilities 161 North Section st Fair~ope, AL 35 532 • Public Utilities: 251-928-8003 UTILITY NOTE: ~TE CONTRACTOR SHALL CO EXISTlNG UTILJTIES LOCATED ~~~T ALABAMA 1 CALL ANO HAVE ALL BUILDING SHALL BE COORDINATED ~~ EXCAVATlON. ALL UTILITIES TO SERVE COMPANY PRIOR TO COMMENCEMENT OF o;?~~~ RE~EC]VE UTILITY TRAFFIC CONTROL NOTE· CONTRACTOR SHALL BE ' ACCORDANCE WllH lHE RESPONSIBLE FOR TRAFFIC CONTROL IN CONTROL DrncEs, cuRJ~l~~LTI~~NUAL ON UNIFORM TRAFFIC DURING ANY CONSTRUCTION ' PART ~. REV. 3, SECTION 6F STATE HIGHWAY 181 WITHIN RIGHT OF WAY ADJACENT TO ' WORK IN R/W NOTE: ALL MATERIALS AND WORKMA R.O.W. SHALL CONFffiM TO ~lH::..:BR(]lOSED WITHIN ALDOT TRANSPORTATIOO STA AMA DEPARTMENT Of C0NSlRUCTl0N, CURR~~f~~~6~~FlCATlON FOR HIGHWAY 1. AUL MATIERIALS AND INS AND SPECIFICATIONS TALLATION SHALL CONFORM TO LOCAL &: UTILI . TY REQUIREMENTS 2AUL SEWER AND WATIER WA TIER PIPING IS TO PIPING PIPE TO BE INSTAUID IN CLA EQUAL UNDER ROADSB~R~~~~l~~TIEEL PIPE (ASlM A-5~~ ~~I~ PIPING PIPE SHAUL BE USED. VE OR SEWER-POL Y'll~N~L~~~E oWR o 35 ASlM D-3034 BELL AND SPIGOT M~i:;G G1r~T W11H INTIEGRAL WATIER A-3212 -~~NJi~N~L::E MINIMUM CLASS 900 BELL ENDS AND COU~STOMERIC GASKETS BOlH FOR PIPE SIZES GREA-:GSlH~~ETING ASlM A-D3139 POL Y'llN'YI. CHLORIDE SCHEDULE 3 DIAM ETIER 80 F1Tl1NGS SOLVENT 4-0 W11H SCHEDULE DUCTILE IRON SHALL B~~~ ~R PIPE SIZES 3 AND LESS UNDER ROADS CLASS ERE WA TIER LINES ARE C151/A21.51 W11H F1Tl1S,:,C:E~ANICAL JOINT ANSI/AWWA C110/A21.10 FORMING TO ANSI/AWWA 3. METIER BOXES SHAUL BE DFW PLASTICS, INC., BEDtJ:ii, Rfi?.10 READ LID W11H AMR LOCATOR MFGR BY 4. AUL WA TIER SERV1CE LINES MAIN TO METIER SHAUL 5. ARE H'IDRANTS SHAUL BE BE T'IPE K COPPER. PER LOCAL REQUIREMENTS 6.AUL VALVES SHAUL BE PER LOCAL REQUIREMENTS • 7. WA TIER AND SE\\ER LEAK TIESTS • ESTABLISHED BY lHE LOCAL REQ~~~~ERFORMED PER lHE STANDARDS 8.PLASTICIZED METAWC TAPE :PROXIMATIELY 30 BELOW Fl~~DB~NSTAULED ABOVE AUL PVC PIPING AT cJ:lTIEi~~r~~tf:ti~1~-X'.~MENT, ~tOR T~\'MtlliDB~i~:11LE FOR DETIECTI COLORED TO CONTIRAST 'MlH TO IDENTIFY 9. MINIMUM PIPE COVERS lHE SOIL STORMWATIER DRAINS WATIER LINES ~-LINES ELECTIRICAL CONDUIT 30 24 12 4-0 10. ~PERATION BEnl{EN SANITAR ~:ifTs~~ZONTAULY. WHEN (R=~ tN£A~TIER MAINS SHALL BE A MINIMUM OF IF CIRCUMSTAN~it R~:~~EM:.;, 24 INCHES BELOW ~~Nso1mlJ'F OF lHE SANITARY HORIZONTAULY lHE SE\\ER Mus/BlHEE SANITARY ~-BE CLOSER ~E WATIER MAIN. A MINIMUM OF 24 INCH mAN 10 FEET 11. AN AS BUILT DRAW1NG SH0\\1NG ES BELOW lHE WATIER LINE. Element' engineering JOB NO. 21-121 DATE: 9/23/2022 DRAWN BY: SJF SCALE: SHOWN SHEET NO. SITE PREPARATION / TREE PROTECTION The contractor shall thoroughly acquaint himself/herself prior to commencing work. Contractor shall compare existing layout with the proposed layout before site preparation / demolition begins. The intent is to construct a smooth transition between the new site elements and existing elements to remain, and to execute the work with a minimum amount of disturbance to the existing trees, vegetation and site elements to remain. Prior to commencement of work Contractor shall: 1. Verify existing grades prior to commencement of site preparation. If existing grades are at variance with drawings, notify Owner's Representatvie immediately and receive instructions prior to proceeding. 2. Coordinate with Owner's Representative delineation of staging areas and procedures. 3. Owner's Representative is to flag existing trees & vegetation to remain. 4. Contractor shall erect barricades around existing trees to remain. Barricades to be a min. of 6'-0" ht. chain link fence with a 2" top rail. Said protection fence shal extend to the ground and shall extend ten feet (10 ft.) beyond the drip line of the tree so as to encompass the circumference of the tree canopy. No intrusion into barricaded areas is permitted unless prior written approval is obtained from Owner. Barricades shall be maintained intact & erect through duration of work. Tree Protection During Execution of Work: 1. Protect tree root system from damage due to deleterious materials caused by run-off or spillage during mixing, using or discarding of construction materials or drainage from stored materials. Protect root system from compaction (vehicular & pedestrian circulation), flooding, erosion or excessive wetting. 2. No construction materials, debris excavated materials shall be stored within the protected root zone. Permit no parking within protected root zone area. 3. Engage a qualified tree surgeon to remove branches from trees which are to remain, if required to clear for new construction. Where directed by Owner, extend pruning operations to restore natural shape of trees. 4. Where cutting is required, tree surgeon shall cut branches and roots with sharp pruning instruments; do not break or chop. NORTH 0' 20' 40' 80' SCALE 1"=40'-0"' SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 EXISTING TREE INVENTORY Tree Type .,. Comments Tree Credits Tree Replacement I Quercus virginiana / Live Oak 36" preserYe 36 2 Quercus virginiano / live Oak 38.8'' preserve 38.8 3 Quercus virginiana / Live Oak 38" preserve 38 TOTA L 113 113 / 8 = 15 tre e s .ft STATE HWY 181 Remarks I R-0-W VARIES 1111111111111I l1111111111111 111111 111111 11 111111111111 ARCHITECTURE PLANNING PROJECT MANAGEMENT 6425 Jordan Road Daphne, Al. 36526 Ph 251-433-0217 'LL NO. DATE: L1 ...J <( u.f c.. 0 I c::: ~ T"" CX) T"" ~ s I (9 I UJ s (J) AREA-A see sheet l3 AREA-b see sheet l4 AREA-c see sheet l5 NORTH 0' 25' 50' 100' SCALE 1"=50'-0"' SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 LANDSCAPE ORDINANCE REQUIREMENTS Description Status Re,quirement FRONTAGE: 1 tree per 30 LF of frontage = 1,233.7 LF / 30 = 42 Provided 42 Trees trees PERIMETER : 1 tree per 30 LF of provid ed 66 Trees ..... =r"mPtF>r l 91,,7 ? LF / .'"-10 -A6 Tn=>F>S PARK ING LOTTrees-1 tree per 12 provided 2 1 Trees parking spaces 252 / 12 = 21 trees PARK ING SCREE N : 1 shrub per 4 LF provided 160 Shrubs of frontage= 160 Shrubs West and South sides zoned provided required residential Species Divers ity-m in 4 different p ro vided provided snecies o f trees IQIAll;. <l, R O - $ it ; !l ~ ! ~ cc:; ~ C) - Provided 42 Trees 15 Tree C redits / 51 Trees 2 1 Trees 160 Shrubs Preserve existing 20' landscape buff er provided l 22 !Ci:1:1 l l 6Q ~bu.1tu VARIES _J)' __ _ STATE HWY 181 ~~ ! ~~ ! ~~ ~!'i"' ~·~ ~-~ !;jffi; ~ g "' R-0-W VARIES ru ~ 11111 111111 11 1111111111111111111111111111 ARCHITECTURE PLANNING PROJECT MANAGEMENT 6425 Jordan Raad Daphne, Al. 36526 Ph 251-433-0217 NO. DATE: -L~~ C L2 ...J <( w- a. 0 I 0:: <( LL ,.,,,. co ,.,,,. planter wall, 18" ht. focal element; t.b.d. NORTH 0' 15' 30' 60' SCALE 1"=30'-0"' SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 ~ 0-W 2'cal. 306 'Lemon 4'pots 12'o.c. V A R I 3 ~ ~r,_□_,m_a_,_••-----c--- 3 Crap~le ---45-gal. 'Mus~ 51 Encore Azalea 124 3gal. 11 7gal. 181 0.c. 1 gal. Sabal Palm 6 regenerated 12' C.T. Gi/4ae ,t fa l : 'Jubilation' 3gal. Ice Plant 15 12'o.c. 4'pots Cam Ilia sasanqua 5 •r utumn Rose' 7 gal. Ice Plant 15 12'0.C. 4"pots Agapanthus 24"o.c. Hydrangea limelight' C:J I ~'-( '.)~ 144 4'pot 38 3gal. ' ~ (1 _J _J I r' c:: PLANNING PROJECT MANAGEMENT ca 5 'Autumn Rose' 7 gal. Gacderua 22 6425 Jordan Road -0 -W V A R I· .. E S '-"bllaMo' 3gaJ. Daphne, Al. 36526 • Ph 251-433-0217 •• __ -97c-_:i.i~t-__:,.~s_".:'._'-------,'-f-~-f-=_:_:.2).coL..3'.g1'L-____.:....'........'.._.'...._....'....-£....'."-"-'!L_'._ _ _____c_~;.:c,---=~-~---'--'---''------'-'--'-'-" ••• =-=---~~~_:>'"""'"'"''l:S:==-----'-,-----===,ceg,ossa.,:ao~;"'•".,,="'.,• ir.r-------------------1 t-t--_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ --<--< Falselndigo 96 .lsg 8 "sligns8 nmu!UA' 0 t .69Qr1S1byH 'tr1Qil9miJ .lsg 'i '.s,ir1as0-ir1air18' 7' I ~~ I <L _, ~ / 3gal. 'Firewitch' Diarithus 66 16"o.c. 1 gal. I V IY 'o 1 111111 111111 1 1111111111111111111111111111 11111 111111 11 NO. DATE: L3 _J <( u.f a.. 0 I 0::: ~ T"" co T"" ~ 3: I (9 I UJ s Cl) planter wall, 18" ht. focal element; t.b.d. NORTH SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 0' 15' 30' 60' SCALE 1"=30'-0"' ~ ~ L Cc L ::S:-----:~~-----~~----~~~------; .. ~:,:cg~,;~.::~~---- ""----------~~ ~TAT F HWY 1 8 1 R - 0 -W VAR l_3 jt'~~~ lemon Bair ;;.d~~ I !~ ~ot Ch'"ese P,,,,e 1 • 10' t 2'cal 7 T,Y~ ,i) :'; 11<1_ '.T, H I @ :_;; _J ~ " Cl iJ jJ i V ; o!~ I ~:~~e:~r ~cu~ rll_~rT :<::pl: [Chinese Pisfach'e v 2"cal. 10tt.ht: v v ---45-gaJ~ ~~~:e ~ 12'o.c. 51 Encore Azalea 124 Agapanthus 3gal. 24'0.C. 11 Hydrangea 7gal. Umelighf 1iia1. '''BeiiaROIJ',le, ; , ; Korean Boxwood I ~:al. .. ~ Louisiana Iris Mix 136 ~.c. 1 cal. :enator ~: I ~:. o.c. R - O -V 1 111111 111111 11111111111111111111111111111 111111 111111 ARCHITECTURE PLANNING PROJECT MANAGEMENT 6425 Jordan Road Daphne, Al. 36526 Ph 251-433-0217 Cf) I-w z 1-w 0::: I-~ Wen a.. a..<( 0 ow _J 0::: w w a.. a.. >zo w <( :r: 0 cc 0::: $ ~<( W ~LL z 0::: <( 0 LL NO. DATE: rl~ L4 ...J <( u.f c.. 0 I c::: ~ T"" CX) T"" ~ ~ I (9 I UJ s (J) NORTH SHEET: REVISION: TITLE: DRAWN: CHECKED: DATE: CHL CHL 6/6/22 0' 15' 30' 60' SCALE 1"=30'-0"' 2 BlackGum 7gal. 7'ht. 105 Louisiana Iris 1 gal. 18" o.c. 2 Bald ress 7gal. 7'ht. 1206 Cord rass 1 gal. 3'-0'o.c. 11 Native Azalea 3 gal. 'Admiral Semmes' 12 Baccharls 3gal. B'ht. 30 7gal, 6 Dahoon Holl B'ht. full to ground 263 Cattails 1 gal. 24"o.c. 11 American Beauty Beny 3gal. 14 Native Azalea 3gal. 'Admiral Semmes' B'ht. fulltoQround 279 Cardinal Flower 1 gal. 2 B'ht. 2 7gal. @ S? p © d " r::q1-:=: u- " <I C\J If) z >-co z Q_ r::::i ~ "1""" D =:i L Ln C1 C1 cu z S? "' -<I p z <[ p'.1 z ~f---□ @ Q_ L,J cu I-d Q_ :cL: l[) LL.. Wlfl □ _J -Q u L z C\J □ Cl "' LD co~ z ~ I[) 3 _J ~_J_J<f If) <I <I (\Jf->- "'w □ z °' w 0::: o_ --' Q_ o_~M □ ~ (\J :r: :r: Q Q_ '.;i' z LL □ v1 _J 5 h u VJ "" k1 I --:i C) ~ I "'~ ~a lf) h rn A T E ~ ~ HWY 1 8 R -0 -W VARIES ii DRIVEWAY • ••• SOD .· 1·. " " " " " ., .. .. " " " " " -, V _, <, -, V v, -, " " ;, <, " <, <, " V ;, <, -, V " -, V _, V V " V ;, <, _, V <, -, V <, -, " " V -,. V _, V s, .. " .. Serenoa .g " " " .. " " .. " " " " " .. .. " .. " " .. .. " " ,, .. .. " " " .. " .. .. " .. .. " .. " .. " .,1bc11."' ............ .," .. " ........ " .... ,. .. ., ........ " .. " .. " ...... " .......... " .... ,., .. .," ...... ",, ............ " .......... " .. " .. Cattail 216 24' o.c. 1 gal. Cattail 216 225.00' Q' 145.09 o_ o' 24' o.c. 1 gal. BlackGum 3 7'h1. 7gal. □ LL so' PUBLIC INGRESS/EGRESS /UTILITY /DRAINAGE EASEMENT S TA l 1251.43' REQD 40 L.F. OF WOODEN BOARDWALK FOR PEDESTRI ACCESS PROPOSED GOLF CART /BICYCLE PARKING 1 11111111111111111 IIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIII 111111111111111 ARCHITECTURE PLANNING PROJECT MANAGEMENT 6425 Jordan Road Daphne, Al. 36526 Ph 251-433-0217 111 la NO. DATE: LS ...J <( w [l_ 0 I 0::: ;t ..... co ..... >-~ I (9 I w ~ Cl) UP NO PARKING24'-0" TYP.10'-0"TYP.24'-0"TYP.40'-0"24'-0"20'-0"25'-0" 100'-0" 13 6 6 10 10 10969 1091065'-6"81'-4"GARDEN INN BY HILTON 2 STORIES, 88 KEYS 88 PARKING SPACES REQ. 88 PARKING SPACES PROV. BUILDING FOOT PRINT ±28,600 SQFT 408'-4" This is conceptual site plan only. Do not purchase site until reviewed by local planner & civil engineer. Your civil engineer must verify the zoning, setbacks,utility location and sizes, green space requirements parking requirements, landscape requirements and grading for ADA accessibility with the city/county/state prior to getting started with engineering.070122 N --------------------------------------------------------------------------------1 20' WALKING STREET UNITD 4000 sf Restaurant 0 8' SiDEWALK 0 I I I I I I I I I I I I I l 0' SIDEWALK 0 .-,, . ~ ' ,___,_ ________ ___. ·'--------- 1 O' SIDEWALK0 I I I I I I I ~ 1-1/2" ASPHALT PAVING ------------ ~m~r::+I:r:::r::::r:::r:::r:::~:::r:::r:::cr:::r::+IJ::::r::::::::m::r:::r:::r:::r::r:~~· .--c,r-. ---c-r, ~_.J+I'~_r::r:::r~~_:r:::r::-r~~c.:::r::::I:"'+=I=I"-=r::+I'_,=:r::r;;---..----------... -. -----c-rr-rr'--"-"-T""TI"T---4-'-" --;-;-___,_,_ ,-,-;-~ m+--"-"----,-;-r~~~+:::r::::I:'_.=:::::r-__:r:::r::::r~-r::::r::rIJ:7""""":::"'r-"-m-"--"-t"---;;-r-~r"T""TT +-'-"--,--;-; ~--;r--;--'--"-+-;-;--,r-;-;-~ rrr-r-+'-"--,--,,-,~ ---,-,-'--'--+ m~ -,--,r--+-"-r-r,'--"-t"-TT""T""T,""-"--"-'-1 2 2 -0 3 1 h-+c-r---r-Th--~---r-r-lr--c-r-r+~h-r--r-+-r-r--,~--r+c--,-----r-,1 ...... ., h-,-,-,h-~---l,-,-,-rl-r~-,--,t--,-,-,-jm-rl,--rl G A R D E N I N N h-+c-r---r-Th--~---r-r-lr--c-r-r+~h-r--r-+-r-r--,~--r+c--,-----r-,1 • ' fT--r-r---ch-r-r-+-r-r-~c-r+c-r--,--,+,-~---r-r-l,---r-r"",-~ ' • • ___.! , -"-_t.'.::::'.::::'::::::t:.'.::::'.::::'.::::t:.'.::::'.::::'~"::::'.::t:::.-.'.::::'.::::''::'.::::'.::::'::::t::'.:::..~-:'.::::'.::::.'-:t'.::::'.:::-":::::::t:.'.:--::::'.:::1 Jt:::'.::::'.-~.'.::::'.::::'.~~:::'.::::t::'.::::'.::::'.f::::'.::::'.::::'.:t:::::'.::::'.:::1::'.::::'.::::':t::'.::::.~~H O T E L S DUMPSTER W/ DUMP TER 20' DRAINAGE EASEMENT CAN WASH f AIR HOPE, AL 0 CONCEPTUAL SITE PLAN 1 1/32"=1' . THIS IS NOT A SURVEY WETLAND JURISDICTION MAPFAIRHOPE SITE46-05-15-0-000-003.800FAIRHOPE EAST, LLC APPROXIMATE ACREAGES UPLANDS: 9.8-ACRES WETLANDS: 0.4-ACRES CULVERT 2630.001 KRE 12/28/2021 0 15075 Feet LEGEND INSPECTION BOUNDARY UPLANDS WETLANDS DITCH OFF-SITE WETLANDS c::::J 1?221 1111 Consulting Group 1300 Wnt Government St. Pensa<olo. Fl J1S02 850.435.9367 www .biomit.co 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co July 8, 2022 Ken Kleban Fairhope East, LLC 11289 Post Rd. Fairfield, CT 06824 203.955.1978 kenkleban@gmail.com Re: Wetland Delineation‐ Fairhope East Site Baldwin County Parcel: 05‐46‐05‐15‐0‐000‐003.800 Dear Mr. Kleban, Biome Consulting Group, LLC (Biome) has completed a jurisdictional wetlands and waters assessment of the above referenced property. Our assessment included an analysis of vegetative cover and composition, wetland hydrology indicators and hydric soil indicators in accordance with federal procedural guidelines. The wetlands were also delineated in accordance with the City of Fairhope, Alabama, Ordinance Number 1370, which refer to the “Issuance of land disturbance permits for activities that may result in the loss, fill or destruction of wetlands within the city limits and the City’s building permitting jurisdiction”. The following is a brief summary of our findings and the regulatory agencies’ potential involvement with this property. Technical observations of site conditions relative to the jurisdictional status of the site consisted of the following: 1. General Observations: The site is a fallow agricultural field occupied by a Grady Pond. Engineered ditches through uplands occur along the western property boundary and east‐west through the site from the boundary ditch to the Grady pond. There is a culvert under SR181 that receives discharges from the system which likely connect to an unnamed tributary to Cowpen Creek to the east (although verification of hydrological continuity through off‐site, private property was not visually verified); 2. Vegetation: The uplands were dominated by cultivated grasses. In the vicinity of the jurisdictional boundary, water oak, dewberry, and ebony spleenwort were present above the line. The wetlands were dominated by popcorn trees, Chinese privet, cogon grass, netted chain fern, and several hydrophytic sedges; 3. Soils: The soil survey indicates that the property is underlain by Robertsdale (non‐hydric) and Grady (hydric) which was confirmed by on‐site soil pit excavation. The F6 Redox Dark Surface indicator Consulting Group 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co was present below the line. No hydric soil indicators were observed upgradient from the flagged delineation; 4. Hydrology: Observed field indicators of wetland hydrology included: geomorphic position, water parks, morphological adaptations, and crawfish chimneys. FEDERAL Technical guidelines outlined in the US Army Corps of Engineers (COE) Wetlands Delineation Manual (1987), Regional Guidance Letters, and other pertinent sources were applied in the field for determining the presence and location of “Waters of the United States” subject to the protections of Section 404 of the CWA. The requisite parameters needed for CWA jurisdiction can be met on this site. Section 404 of the CWA requires authorization from the Secretary of the Army, acting through the COE, for the discharge of dredged or fill material into all waters of the United States, including wetlands. Discharges of fill material generally include, without limitation: placement of fill that is necessary for the construction of any structure, or impoundment requiring rock, sand, dirt, or other material for its construction; site‐ development fills for recreational, industrial, commercial, residential, and other uses; causeways or road fills; dams and dikes; artificial islands; property protection or reclamation devices such as riprap, groins, seawalls, breakwaters, and revetments; beach nourishment; levees; fill for intake and outfall pipes and sub‐aqueous utility lines; fill associated with the creation of ponds; and any other work involving the discharge of fill or dredged material. A COE permit is required whether the work is permanent or temporary. The basic premise of the dredge and fill program is that no discharge of dredged or fill material may be permitted if: (1) a practicable alternative exists that is less damaging to the aquatic environment or (2) the nation’s waters would be significantly degraded. What this means is when you apply for a permit, you must show that you have, to the extent practicable: Reasonably avoided all wetland impacts; Minimized potential impacts on wetlands; and Provide compensation for any remaining unavoidable impacts. LOCAL This report should suffice in regards to the City of Fairhope, Alabama, Ordinance Number 1370, which refer to the “Issuance of land disturbance permits for activities that may result in the loss, fill or destruction of wetlands within the city limits and the City’s building permitting jurisdiction”. For more information regarding this ordinance, visit: https://www.fairhopeal.gov/home/showpublisheddocument/142/635101289942570000#:~:text=No%20person%20shall %20fill%2C%20excavate,or%20otherwise%20conduct%20any%20Regulated CONCLUSION Based on our thorough assessment, we have concluded that 9.8‐acres of the target property is upland with 0.4‐acres of wetlands within the jurisdiction of the COE and the City of Fairhope (which has local ordinances protecting wetlands in addition to those protected by the COE). Any proposal to develop the wetland portion of the property will require a permit from the COE as well as local government 850.435.9367 | 1300 West Government Street | Pensacola, Florida 32502 | www.biome.co authorization. We note that these calculations are based on an inspection boundary approximated from the county property appraiser depiction of the property boundary. An actual boundary survey may result in slightly different calculations. The “ditch” on the property, outside the wetland boundaries, is considered a “hydrological conveyance” for the purposes of exerting jurisdiction over the wetlands. However, since it is a man‐ made feature excavated from uplands, manipulation (e.g., rerouting) may not require authorization from the COE. A wetland delineation performed by an ecological consultant represents the professional opinion of the scientist that performed the work. Only the regulatory agencies can establish a legal and binding jurisdictional boundary. Such can be obtained by submitting a permit application and waiting several months for processing. For the purposes of local government permitting (e.g., building permit) this letter should suffice. This report is intended for the sole use by the above listed addressee. Its contents may not be relied upon by other parties without the written consent of Biome Consulting Group. This concludes our assessment of the target property. If you re quire additional information, assistance, or clarification, please give us a call at 850.435.9367. We look forward to being of assistance to you in the future. Sincerely, Biome Consulting Group Glen A. Miley, MS, SPWS, CERP Senior Professional Wetland Scientist Certified Ecological Restoration Practitioner Partner 2630.001 Attachment: Wetland Map (for) . THIS IS NOT A SURVEY WETLAND JURISDICTION MAPFAIRHOPE SITE46-05-15-0-000-003.800FAIRHOPE EAST, LLC APPROXIMATE ACREAGES UPLANDS: 9.8-ACRES WETLANDS: 0.4-ACRES CULVERT 2630.001 KRE 12/28/2021 0 15075 Feet LEGEND INSPECTION BOUNDARY UPLANDS WETLANDS DITCH OFF-SITE WETLANDS c::::J 1?221 1111 Consulting Group 1300 Wnt Government St. Pensa<olo. Fl J1S02 850.435.9367 www .biomit.co TRAFFIC IMPACT ANALYSIS for Fairhope East Development Final Report March 2022 Prepared by: I : ! 11 :i I ~ I i I I L_, __ , __ , __ --·--·--•--·--•----·--•--· - ··-= -·--·--·--·--·--·--·--·--·--·--·--·-~ 0 p -- -,-~~-,_J It i_ __ ~·-7 ! ! l~-!::ft::~1 : t I j 1 •1) I I 1tf~tlt9JCIII'~.., w .... 11 ! ___ \.!M" ·--·--'Zfl~~llll'DI ,--·--·--·--·--•--1--,_J FAIRHOPE EAST FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16908 Pecan Place TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Conclusions The development of the project site with the Fairhope East development is not anticipated to create capacity related deficiencies along the existing roadways. The new eastbound approach from the development should be widen enough to provide a dedicated left turn lane and a shared through-right lane. The existing westbound approach should be stripped to allow a dedicated left turn lane and a shared through-right lane. This will allow the eastbound/westbound approaches to run concurrent phasing. There appears to be enough width in the northbound approach to restripe the gored area to a dedicated left turn lane. The southbound approach should be widened to provide a dedicated right turn lane. It is recommended that the signal be phased to included protected/permitted left turn phasing for all approaches. There will need to be signal work to add a new mast arm and signals heads for the new approach. Depending on the horizontal/vertical design of the eastbound approach, additional pole relocations or additions are possible. Figure 5.1 illustrates the recommended geometric improvements to the intersection. SHARED PARKING FACILITIES AGREEMENT This Shared Parking Facilities Agreement, entered into this __ day of _____ , --~ between Fairhope East, LLC, an Alabama limited liability company, it successors and assigns, as fee owner and Manager of the properties on Highway 181 in Fairhope, AL (Parcel#: 05-46-05-15-0-000-003.800; PIN#: 261908 and Parcel#: 05-46-05-15-0-000-003.988; PIN#: 310693 and also known by the City of Fairhope as "Idlewild PUD Amendment", hereinafter called "Lessor" and all current or future Tenants of above Idlewild PUD Amended, hereinafter called "Lessees". In consideration of the covenants hereinafter contained and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledge, Lessor and Lessees agree that Lessor shall provide parking facilities to Lessees as shown on the approved Idlewild PUD Amendment as part of commercial and residential leases to be entered into between the parties on the following terms and conditions: 1. Shared Parking. Landlord will provide all parking spaces and facilities in accordance with all code and permitting requirements and in accordance with the approved Idlewild PUD Amendment. Parking shall be non-exclusive unless otherwise designated for handicap parking and one reserved space for each residential Lessee. All parking (non-exclusive, handicap and reserved residential) is indicated on the approved Idlewild PUD Amendment. 2. Maintenance. Lessor will be responsible for maintenance of the parking facilities including cleaning, striping, seal coating, asphalt repair and/or replacement as needed, lighting, and associated landscaping and signage. 3. Enforcement. Lessor agrees to monitor the facilities to enforce this Agreement as necessary and to tow vehicles regularly in violation, improperly parked or abandoned at vehicle owner's expense. 4. Binding Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. 5. Governing Law. This Agreement will be governed by and construed in accordance with the substantive laws of the State of Alabama without regard to conflict of laws and all disputes arising under or relating to this Agreement shall be brought and resolved solely and exclusively in the State Court located in Alabama. Should any legal action be commenced in connection with this Agreement, the prevailing party in such action shall be entitled to recover reasonable attorney fees and all cost of court. WITNESS OUR SIGNATURES, this the __ day of _________ _ LESSOR: Fairhope East, LLC, an Alabama limited liability company By: ____________ _ LESSEE: Signature Printed Name Title/Position O RDTI'li AN CE N O. 140'2 AN ORDINA C E AMEND ING ORDI NANCE N O. 1253 KN OWN AS THE ZON IN G ORDINAN CE BE IT ORDAINED BY THE CITY COUNC IL OF Tflfi CITY OF rAlRHOP.E, ALABAMA as follows: The ordinance known as the Zoning Or dinance (No. l 253), adopted 27 Jw1e2005, together with the Zoning Map oftbe City of Fairhope, be and the same hereby is changed aad altered io1espect to that certain property described below: After the appropriate public notice and bearing oftlle Planning and Zoning Commission orthe City of Fairhope, Alabama bas forw11rded a (avorabl e recommendetioa, The p roperty of Klumpp Family Limited Partnership gencral'ly located on the west side of State Highway 181 just south offairhope Avenue, Fairhope, Alabama, TA.X PARCEL 05-46-05-15-0-000-003 .800 L egal D esc ri ption: (Case number ZC 09.02) COMME NCEATAN TR ONPINMAR.KERAT THENORTHWESTCORNEROFLOT 30 OF JACKSON PLACE SUBDNISION, PHASE TWO, AS SH OWN BY MAP OR PLAT TIIEREOF RECORDED AT SLIDE NlJMBER 2117-D, P ROI3ATE RECORDS, BALDWIN COl.JNTY. ALABAMA , FOR A POlNi OF BEGlNNING: T HENCE R VN SOUTH 89 DEGREES 35 MINU TES 40 SECONDS EAST , AL ONG THE NORTH MARGIN OF SAlD JACKSON PLACE SUBDIVISION, PHASE TWO, FOR A DISTA NCE OF 240 . 98 FEET TO AN fR Ol\ PIN MARKER; T HENCE R UN NORTT-f 00 DEGREES 26 M INUTES 13 SECO I\TDSEAST,FORJ\ DISTANCE OF 119.95 FEET TO AN fil..ON PlN MARKER; THENCE RUN SO UTH 89 DEGREES 35 MJNUTES 46 SECONDS EAST, FOR A DISTAl'\JCE OF 59.99 FEET TO Al.'-1 lRON PIN MARKER: THENCE RUN SOUTH 00 DEGREES 26 MINUTES 13 SECONDS WEST, FOR A DlSTANCE OF 11 9.95 FEET TO AN IRON PIN MARKER; THENCE RUN SOUTH 89 DEGR EES 35 MINUTES 40 SECONDS EAST, FOR A DlSTANCEOF61.27 FEET TO Al"I IRON PIN MARKER ON TH E WESTMARG1N O F ALABAMAIIIGHWAY },TUMBER 181; THENCE RUN NORTH 00 DEGREES 25 MINUTES 33 SECONDS EAST, FO R A DISTA.i"!CEOF 1251.62 FEE.TTO AN IRON PlN MARKER; TH,ENCE RUN NORTH 89 DEGREES33 M1NUTES02SECO. 1DSWEST,FOR ADISTANCEOF 362.10 FEET TO AN IRON Pt:N MARKER; THENCE RUN SOUTH 00 DEGREES 25 MINUTES 56 SECONDS WEST, FOR. A DlSTANCE OF 125 L 89 FEET TO THE POlNT OF BEGINNlNG TRACT CONTAL"!S 10.24 ACRES, MORE O R LESS, AND l ..IES [N TH E SOUTHEAST QUARTER OF SECTIO N 15, TOWNSlIIP 6 SOUT H, R ANGE2 EAST, BALDWIN COUNTY, ALAB AMA . A innp o f the propeny lO be zoned is attached as "Exhibit A" 1 . That, a ttached 11s "Exhibit A" is an approved sic~ plan . The property must develop in substaalial confoanance with the approved site plan. 2. T ha.t, the following development regulation$ shal l govern: Se1baeks: Fi-o(ll(llwy l81)-1 W; Rear 40'; Side-10' Ordinance No. l 402 Idlewild Place I'agi: -2- Building H eighr: Maximum ol' r.hiny feet (JO') measured to tbe mean rooflfoe. Building Coverage: Maximurn of thirty percent (30%). I .ot Coverage.: Ma;~1mum of eighty percent (80%). Exterior Buildrng Construction: All buildings shall have "four-sided" arcbi1ecrure. Screening: An eight foor (8') pnv-a<.:y fence shall be constructed on lhe property lines of the PUD !hat abut s1ngle-family Tesidential zoning and/or uses. B\iffers: Along the wes1 bo1111dary, a 20' drainage easement and a 20' heavily hmdscnped buffer (40' total) ~hall separate the PUD from the res.idential lots in ldlewilrl . Along the south boundary, a 20' heavily landscaped buffer shall separate the PU D from J~ckson Place. Along the east boundary, a 60' construction setback/buffer shall separate the PUD from State Hwy 181. Exterior Lighting: Light p01es shall be a maximum often feet 00') high and [ighti11g shall not be dit<ected to adjacent properties. P'a r king: Fifty percent (50%) of the parking surfaces shalt be CJfa pervious material. Hours of O p eration: 5 :3 0 AM to l l PM P ermitted Us~s: Education or Training Facility; General Office Space; Professional Office Space~ Retai l -G1·occry; Retail -Convenience (No Gas); Retail -General Merchandise; 1)rug Store; Coffee Shop (Including I)rive-Tbru); Post Offict;l; Bank; l3arber/Beallty Salon; film/Pboto; Tailor; Office Support Services; Fitness Club; Dry Cleaning/1..aundrv; Restaw-ant (No Drive-Thro); Catering; Florist; Bakery Lantlsc.apiilg : The 20' hea,'ily landscaped buffers along lhe western and southern boundaries shaU consist of hollies. pines, ceda r~, wax o,ynles ~nd/or native oaks. There sha ll be three (3) total rows of landscaping; one()) row()[ 3-3 ½ "caliper trees 811d two (2) staggered rows of 15 gallon s hrubs. The 60' setback/buffer to the east, along State Uwy. 18 ! shall he planted with two (2) staggered rows of3-3 ½" caliper trees. Site Plan: A site plan for each lot sha ll be reviewed for Building Depruirnent appmval ~od Sfte Plan approval as required by the City of Fairhope Rcgulalioas . All site plan re(luiremcnts and standards not specifically addressed o n the PVD site plan and this orclinance shnll be as per City oi Fairhope :c:on ing, subdivision and buil ding requirements. This shall include. but is 11ot limited to 1he fo lloWillg: Parking a11d Circulation; Detalied Landscaping; Exterior Lighting; Exterior Construction Materials; Special Fire ProtectioJ1 ; Outside S to~ge/Display; R.efusc and Waste Storage; Accessory Buildings; Open Space (Minimum of I 0% per 101) Connectivity : A pede;trian walk through crmnection only (al Orleans Drive), with emergency vehicle access provided through use of a transmitter activated device on the emergency vehicle, which can open a motorized gate if absolutely necessary. SCALE: 1" = 50' 50'25'0 50'100' SITE engineering development services, llc60' CONSTRUCTION SETBACK LINE60' CONSTRUCTION SETBACK LINE10 FT BLDG SETBACK 10 FT BLDG SETBACK 10 FT BLDG SETBACK 10 FT BLDG SETBACK 10 FT BLDG SETBACK 10 FT BLDG SETBACK 10 FT BLDG SETBACK SCALE: 1" = 50' 50'25'0 50'100'ROYAL LANE60' RIGHT-OF-WAYORLEANS DRIVE 50' RIGHT-OF-WAY SAINT CHARLES COURT 50' RIGHT-OF-WAY ALABAMA STATEHIGHWAY NO. 18180' RIGHT-OF-WAYRECORDSITE 1" = 1 MILE VICINITY MAPAEra 21 VFW #5660 22 10 Fairhope Church 13 44 30 48 46 FAIRHOPE 181 engineering planning surveying construction management engds@engdev.net (251) 626-2122 fax (251) 626-6259 27154 pollard road daphne, alabama 36526 1 2 3 4 5 1.33 AC 2.24 AC 1.79 AC 1.66 AC 1.74 AC L A K E 1.48 AC COMMON AREA 362'160'270'362'178'362' 362' 362' 362'215'200'229'362'COMMON AREA 3(SLID E N O . 2 1 1 7 - E ) IDLEW I L D S U B D I V I S I O N , P H A S E S E V E N " A " LOT 81 LOT 103 LOT 32 LOT 31 LOT 104 LOT 105 LOT 106 LOT 107 LOT 108 LOT 109 LOT 114 (DETENTION) (SLIDE NO. 1556 - A )TILLMAN'S CO R N E R S U B D I V I S I O N PARCEL "C" COMMON AREA 3 LOT 102 LOT 101 LOT 100 LOT 94 LOT 3 LOT 1 LOT 2 (SL I D E N O . 2 1 4 9 - E ) IDL E W I L D S U B D I V I S I O N , P H A S E S E V E N " B "(SLIDE NO. 2169-A)IDLEWILD SUBDIVISION, PHASE EIGHT(SLIDE NO. 2117-D) JACKSON PLACE SUBDIVISION, PHASE TWO LOT 30 LOT 29 LOT 28 LOT 27 COMMON AREA 1(SLIDE NO. 2068-F)JACKSON PLACE SUBDIVISION, PHASE ONECOMMON AREA DRAINAGE EASEMENT60' CONSTRUCTION SETBACK EASEMENT (LANDCAPING,PEDESTRIAN ACCESS AND OVERFLOW PARKING)20'DRAINAGEEASEMENT*N E E D N O T B E B U I L T *50' INGRESS/EGRESS & UTILITYEASEMENT & SETBACK LINE40' TOTALSEE DETAILED LANDSCAPE PLAN20' HEAVY LANDSCAPEBUFFER EASEMENT20'DRAINAGEEASEMENT40' INGRESS/EGRESS & UTILITY EASEMENT & SETBACK LINE20'20'20' HEAVY LANDSCAPE BUFFER EASEMENT & SETBACK LINE20' HEAVY LANDSCAPEBUFFER EASEMENTWAL-MART ACCESS (SIGNALIZED) WAL-MART ACCESS (RIGHT IN/RIGHT OUT) TRAFFIC SIGNAL (RELOCATED) RIGHT-IN/ RIGHT-OUT RIGHT-IN/ RIGHT-OUT FUTURE R/WCURRENT R/WPROPOSED WIDENINGFUTURE R/WCURRENT R/WPROPOSED WIDENINGSITE SUMMARY TOTAL AREA TOTAL LOTS COMMON AREA CURRENT ZONING PROPOSED ZONING BUILDING SETBACKS: FRONT (HWY 181) 10.24 AC. 5 1.48 AC R-A P.U.D. PERMITTED USES EDUCATION OR TRAINING FACILITY GENERAL OFFICE SPACE PROFESSIONAL OFFICE SPACE RETAIL - GROCERY RETAIL - CONVENIENCE (NO GAS) RETAIL - GENERAL MERCHANDISE DRUG STORE COFFEE SHOP (INCLD. DRIVE-THRU) POST OFFICE BANK BARBER / BEAUTY SALON FILM / PHOTO TAILOR OFFICE SUPPORT SERVICES FITNESS CLUB DRY CLEANING / LAUNDRY RESTAURANT (NO DRIVE-THRU) CATERING FLORIST BAKERY BLDG. COVERAGE 30% (MAX.) MAX. BUILDING HEIGHT 30 FT. HOURS OF OPERATION 5:30 AM TO 11 PM LOT COVERAGE 80% (MAX.) UTILITIES WATER SEWER ELECTRIC TELEPHONE CITY OF FAIRHOPE CITY OF FAIRHOPE CITY OF FAIRHOPE AT&T IDLEWILD - 181 PLACE A PLANNED UNIT DEVELOPMENT PARKING AND CIRCULATION DETAILED LANDSCAPING EXTERIOR LIGHTING EXTERIOR CONSTRUCTION MATERIALS SPECIAL FIRE PROTECTION OUTSIDE STORAGE / DISPLAY REFUSE AND WASTE STORAGE ACCESSORY BUILDINGS OPEN SPACE (MIN OF 10% PER LOT) *ALL SITE-PLAN REQUIREMENTS AND STANDARDS NOT SPECIFICALLY ADDRESSED ON THIS P.U.D. PLAN SHALL BE AS PER CITY OF FAIRHOPE ZONING, SUBDIVISION , AND BUILDING REQUIREMENTS. THIS SHALL INCLUDE, BUT IS NOT LIMITED TO THE FOLLOWING: OWNER/DEVELOPER KLUMPP FAMILY LTD. PARTNERSHIP 18201 BERNIE'S WAY FAIRHOPE, ALA. 36532 LIGHT POLES SHALL BE A MAXIMUM OF 10 FEET HIGH AND LIGHTING SHALL NOT BE DIRECTED TO ADJACENT PROPERTIES. *A SITE PLAN FOR EACH LOT MUST BE REVIEWED FOR BUILDING DEPARTMENT APPROVAL AND SITE PLAN APPROVAL AS REQUIRED BY CITY OF FAIRHOPE REGULATIONS. PERVIOUS MATERIALS SHALL BE REQUIRED ON ALL PARKING SPACES FOR ONE HALF OF THEIR DEPTH (OR 10 FEET) ALL BUILDINGS ON THIS SITE SHALL HAVE "FOUR-SIDED" ARCHITECTURE. ADDITIONAL RESTRICTIONS DELIVERY TIMES ARE RESTRICTED TO NORMAL HOURS OF OPERATION. DUMPSTERS SHALL BE ENCLOSED ON ALL FOUR SIDES. LOCATION TO BE DETERMINED BY PLANNING COMMISSION AT SITE PLAN APPROVAL FOR EACH LOT. (MEASURED TO THE MEAN ROOF LINE) REAR SIDE 110 FT 40 FT 10 FT w N E,loNaN> o- $EIMCll!,LLC. / / I I I I I I I I I I I I I I I I -----,..- I I , / I I I I I I I I I ,,.,, I ------- I J / t---------------------------------------------1 ~--------------------------------------------1 I r -------------------- r --------------------------------------------1 t --------------------------------------------1 IA : ~--------------------------------------------1 ~ ----------------------------------------------.... I I I I I I I ~ I I I I I I I I I ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ',, ......... __ July 11, 2022 Fairhope Planning Commission City of Fairhope P.O. Drawer 429 Fairhope, Al 36533 Re: Kleban Properties ldlewild Place PUD, 261908 Chairman Turner, As President of the ldlewild Property Owners Association, I wanted to address the above project and our interaction with the developer, Mr. Ken Kleban of Kleban Properties. Ms. Donna leketa and I met with Mr. Kleban on behalf of our Board on June 7, 2022, in an effort to gain more first-hand knowledge of this project and to express some initial concerns we felt might negatively impact our community as a whole and particularly the part that lies adjacent to the project. Mr. Kleban gave us a brief history of his company and projects that they completed and operated and other future projects they are launching. We were able to ask questions about the initial drawings and plans for the project and we expressed several concerns, namely the location of dumpsters and trash can cleanout for the project and the screening along the West property line adjacent to Royal lane. We also had questions as to the hotel height and roof-top swimming pool, the detention pond, lighting, access from Royal lane and other items. Mr. Kleban was very forthright with us in areas that could be immediately addressed and items that were not determined at this time. On June 17, Mr. Kleban forwarded revised plans to us showing that the location of dumpsters and clean- out areas had been moved from the rear (West side) of the project to the North and South sides as we'd requested. Another change was in the buffer screening on the West property line in that we recommended the use of less deciduous trees and the use of a type of tree that is faster growing and subject to less disease loss while providing screening from the ground up. What we've seen to this point from Mr. Kleban is a willingness to listen to our concerns, answer questions and discuss ideas in a straightforward manner along with a quick response in requests for information. We are optimistic in our hope is that we can continue in this manner to make this the best project in Fairhope. Best Regards, Philip Wilson, 231 Royal ln, Fairhope, Al 36532 Donna leketa, 227 Royal ln, Fairhope, Al 36532 JUL 13 BY:_OJA_, __ From:DJ Elmore To:planning Subject:Southwest corner of 181 and Fairhope Ave Date:Monday, October 31, 2022 7:44:44 AM SENT FROM AN EXTERNAL ADDRESS Have you all seen the traffic eastbound on Fairhope Ave at 5p? Or how long it’s taking the 181 widening to be completed? Now someone is thinking we need to add a hotel in the middle of this? Do you even have an overarching, long term plan? Besides covering everything in asphalt. Y’all need to slow your roll. See you Nov 7 at 5p. Debra J Elmore 347 Knollwood Ave Fairhope 201-618-7948 From:Ginger Fonde To:planning Subject:Ammendment to Idlewild PUD Date:Monday, October 31, 2022 9:20:24 AM SENT FROM AN EXTERNAL ADDRESS I am opposed to the amendment requested by Kenneth Kleban to the Idlewild PUD.. Virginia Fonde 109 Hazel Ln. Fairhope, AL 36532 From:JoAnn Bloodworth To:Allie Knutson Subject:Applicant amendment to PUD for Idewild Place Case ZC 22.06 Date:Friday, October 28, 2022 10:16:25 AM SENT FROM AN EXTERNAL ADDRESS Planning and Zoning Department Allie Knutson, Planning Clerk This is reference to the letter sent out to Idlewild residences who will be affected by the development of the 10-acre property located on the west side of State Highway 181. These are my comments as a resident who is within 300' of the proposed property. After living in Idlewild subdivision for several years it would be detrimental to have such a development that is being propose for that land. The privacy loss alone is unsettling. An 8' fence would not be sufficient to hide the eye sore of a 2-3 story hotel of any kind. The existing tree barrier would help some, but I understand they are planning on cutting all the trees down and replant newer smaller trees that would take years to provide any privacy. Lighting from the proposed development would enter into our yards and streets 24/7. A low lighting system that is turned off after 10 pm might be acceptable. Noise from the property would disturb our quiet subdivision constantly. Garbage pickup alone would be horrendous at 3 o'clock in the morning. Traffic and people would add to said noises. A proposed golfcart lane or sidewalk leading onto Orleans Drive in the back of the property would add more disturbance to the adjoining Idlewild properties. Please explain the purpose of this addition? Water runoff from the proposed property would be another problem for the adjacent houses even with a retention or detention pond. I have seen this problem firsthand in Mandeville, Louisiana with the rapid growth there. Please consider these comments for discussion at the public hearing on November 7, at 5:00, in the Council Chambers of the Municipal Complex. JoAnn and Pat Bloodworth 221 Orleans Dr Idlewild Subdivision From:Tracy Brown To:planning Subject:case # ZC22.06 PPIN# 261908, 310693 PUD Amendment Date:Friday, October 28, 2022 12:04:15 PM SENT FROM AN EXTERNAL ADDRESS October 28, 2022 To Whom It May Concern, My name is Tracy Brown and I reside at 239 Royal Lane Fairhope Al in the residential neighborhood Idlewild. This letter is submitted as opposition to the proposed plan involving 10 acres that sits directly behind my residence on State Highway 181. This is also a opposition to the proposed golf cart trail to enter the above stated neighborhood on Orleans St and the walking trail proposed at St. Charles. I oppose the placement of a Hotel on this property as the noise, lighting and transient clientele of the proposed hotel would be directly behind my residence and would invade the privacy of my back yard. Industrial air conditioners would be loud and constant with a hotel and dumpsters would be a nuisance with the odor, varmints and noise of emptying them. I am also concerned with my safety with having a hotel and parking lot directly behind my residence. I would also like to request that the natural tree line behind my residence and that of my neighbors remain as a sound and visual barrier. I request the developers to put a fence or wall on the back of their property separating the residential from commercial. I understand that the property is zoned as commercial but I would like to request that a limit be put on the times of operation to not exceed 10PM due to the noise. I request low wattage lighting to be in place on the property. I will be at the meeting on the 7th and will bring signed petitions from the neighborhood that will represent our oppositions as stated above regarding the golf cart trail into the neighborhood and the placement of a hotel on the commercial property. I understand Fairhope is growing but I feel that a hotel is better put on property that does not have a quiet established residential neighborhood adjacent to it for the beautiful way of life that people come to Fairhope and expect. I appreciate your attention to this urgent matter and request that the commission consider my opinions for the PUD Amendment. Respectfully, Tracy Brown From:richtra89@aol.com To:planning Subject:case # ZC22.06 PPIN# 261908, 310693 PUD Amendment Date:Friday, October 28, 2022 11:50:42 AM SENT FROM AN EXTERNAL ADDRESS October 28, 2022 To Whom It May Concern, My name is Richard Brown and I reside at 239 Royal Lane Fairhope Al in the residential neighborhood Idlewild. This letter is submitted as opposition to the proposed plan involving 10 acres that sits directly behind my residence on State Highway 181. This is also a opposition to the proposed golf cart trail to enter the above stated neighborhood on Orleans St and the walking trail proposed at St. Charles. I oppose the placement of a Hotel on this property as the noise, lighting and transient clientele of the proposed hotel would be directly behind my residence and would invade the privacy of my back yard. Industrial air conditioners would be loud and constant with a hotel and dumpsters would be a nuisance with the odor, varmints and noise of emptying them. I am also concerned with my safety with having a hotel and parking lot directly behind my residence. I would also like to request that the natural tree line behind my residence and that of my neighbors remain as a sound and visual barrier. I request the developers to put a fence or wall on the back of their property separating the residential from commercial. I understand that the property is zoned as commercial but I would like to request that a limit be put on the times of operation to not exceed 10PM due to the noise. I request low wattage lighting to be in place on the property. I will be at the meeting on the 7th and will bring signed petitions from the neighborhood that will represent our oppositions as stated above regarding the golf cart trail into the neighborhood and the placement of a hotel on the commercial property. I understand Fairhope is growing but I feel that a hotel is better put on property that does not have a quiet established residential neighborhood adjacent to it for the beautiful way of life that people come to Fairhope and expect. I appreciate your attention to this urgent matter and request that the commission consider my opinions for the PUD Amendment. Respectfully, Richard Brown From:Marion McKnight To:planning Subject:Comment on proposed development for Hampton Inn Hotel Date:Monday, October 31, 2022 9:56:28 AM SENT FROM AN EXTERNAL ADDRESS Any approval of this type of project near the busy intersection of Fairhope Ave. and Hwy. 181 should not be considered, even with modifications. It will result in traffic hazards, more stalled traffic. Look at the heavy construction in the area now and the volume of cars passing through this section all times of the day. When. the Publix and University Hospital clinic at another crowded intersection of Highways 181 and 104 are completed, this and similar types of construction could impact business at Walmart and other service and shopping areas.in the area, since many of us will avoid both intersections and crowd other routes in town to shop for our goods and services. Storm water runoff - water supply shortages - hurricane recovery expenses and many other problems will definitely happen. Fairhope has enough problems with infrastructure, parking, detours now.. Let's don't create more. Of even more importance, this inn is not being placed appropriately in an area with neighborhoods. The only exits from several of these subdivision streets are on major highways (ex. Quail Creek) with no other ways to evacuate in case of emergencies and evacuations. It is extremely important to note that this location chosen for a Hampton Inn is alarming. In the future, if the development is approved, residents not only of Fairhope, but neighboring communities, like Silverhill and others, will be discouraged from traveling in the immediate area, also to their jobs and businesses of choice. If this project is approved, other projects with the same footprint with the additional traffic and water runoff, other large scale developers will be encouraged to submit even larger projects in the same area. This will have dire consequences for the Fairhope community and neighboring towns. From:Anita Wells To:planning Subject:Development adjacent to Idlewild on 181 Date:Sunday, October 30, 2022 6:39:23 PM SENT FROM AN EXTERNAL ADDRESS ________________________________ The recent decision to allow development of a Hilton hotel and restaurant/ bar adjacent to our subdivision needs to be reconsidered. Our concerns are the increase noise level so close to many residences, the amount of lighting being a nuisance to our neighborhood and the decrease in our property value. Also there being a plan for a cart path accessible into our Orleans Drive is unnecessary since Fairhope Avenue and Margaret Drive are within 1/10th mile within the area for traffic access. This cart path can only lead to a later decision to open it up to through traffic when the established Margaret Drive is already accessible for through traffic. Fairhope has not fixed the problem we already have with water, sewer and traffic to accommodate our population overgrowth. Please reconsider allowing these developers to ruin our subdivision. Anita and Sammy Wells Sent from my iPhone From:Justin Clements To:planning Subject:Fwd: PUD Amendment-Idlewild Place PUD Date:Friday, October 28, 2022 11:28:30 AM SENT FROM AN EXTERNAL ADDRESS Sent from my iPhone Begin forwarded message: From: Justin Clements <justinc1980@att.net> Date: October 28, 2022 at 11:23:42 AM CDT To: planning@fairhope.gov Subject: PUD Amendment-Idlewild Place PUD My name is Justin Clements I live at 213 Orleans Dr. in Idlewild subdivision. I oppose the approval of a hotel being built on this property along with the golf cart cut through trail that is being proposed. This project will negatively impact the residents of Idlewild especially those that live next to the site. Justin Clements Sent from my iPhone From:Amity Jones To:planning Subject:Hilton Garden Inn Date:Monday, October 31, 2022 10:50:59 AM SENT FROM AN EXTERNAL ADDRESS ________________________________ To Whom it May Concern: Please do not allow a Hilton Garden Inn across from WalMart. The congestion in this area is already more than the roads and infrastructure can handle. Please consider the residents of our town and say no to big business invading our quaint town that is losing its desirability as we overgrow it at an alarming rate. A concerned citizen, Amity Jones 251-209-8018 As the water reflects the face, so ones’s life reflects the . Proverbs 27:19 From:ELEANOR BECK To:planning Subject:Hilton proposal Date:Sunday, October 30, 2022 6:21:11 PM SENT FROM AN EXTERNAL ADDRESS ________________________________ We do not need a hotel in our residential area on 181 south of Fairhope Avenue. Please vote against this proposal. We can barely get supermarkets opened due to the lack of planning and lack of infrastructure. The moratorium should be extended until the planning department is able to address these issues. Please vote no against a hotel in this neighborhood. Sent from my iPhone From:Esiewert@ymail.com To:planning Subject:Hotel proposal Date:Monday, October 31, 2022 11:30:27 AM SENT FROM AN EXTERNAL ADDRESS ________________________________ It is my understanding that the developer of the proposed shopping center across from Walmart is now requesting an amendment to put in a hotel. As a homeowner in River Mill Subdivision, I strongly object to that. My observations are that the current infrastructure can barely sustain the current population. With the amount of traffic already using 181, at times it is impossible to get out of our back entrance (Windmill). The amount of additional traffic, as well as utilities, etc. will certainly put a strain on the infrastructure and perhaps ruin the ambiance of Fairhope. I will not be able to attend the planning meeting, but hope that you will take my feelings into account. Thank you Esther Siewert Sent from my iPad From:Nick Rambo To:planning Subject:Hwy proposal thoughts 181 Date:Monday, October 31, 2022 7:29:50 AM SENT FROM AN EXTERNAL ADDRESS Good morning, As a current resident of Fairhope, I would like to voice concern over the new addition of building another hotel on hwy 181. Why? Resources are scarce as it is and by resources I mean water. Why not build a water reclamation area? That would be better use to build something instead of bringing in another corporate entity when no one wants to work anyway. Why is another hotel needed? It’s not. Construction and building completion times are already long enough, there’s already a water shortage. Why not go ahead and get ahead of the curve and build another small water reclamation plant to service the area? Let’s be smart. The last thing needed is another hotel. For what? Revenue? It’s a waste. Fairhope doesn’t need to become infused with corporations. Nick Rambo From:Chris Jones To:planning Cc:Susan Jones Subject:Idlewild Place PuD rezoning request Date:Thursday, October 27, 2022 10:18:54 AM SENT FROM AN EXTERNAL ADDRESS case ZC 22.06 PPIN# 261908, 310693 Consideration Request from resident: Susan A Jones 205 Margaret Dr Fairhope, AL 36532 (251)348-6300 Please leave the trees / growth along pond. It is a needed habitat! Thank You! Susan and Christopher Jones From:Phil Edwards To:planning Subject:Proposed commercial development Date:Friday, October 28, 2022 2:05:00 PM SENT FROM AN EXTERNAL ADDRESS ________________________________ Re: Case #ZC22.06 PPIN#261908, 310693 PUD Amendment I am writing regarding the plan involving 10 acres that sits across from Walmart on 181 behind Idlewild neighborhood. My family lives at 214 Royal Lane in Idlewild. I am expressing my opposition to the proposed hotel and restaurants that would sit directly behind homes in our development. The noise, traffic and lighting would be extremely disturbing. The transient clientele of the hotel is concerning and could be a safety issue for our neighborhood. The fact that dumpsters could bring an unwelcome amount of vermin that would spill into our neighborhood is concerning as well. When making decisions regarding this property please consider the amount of issues this could cause a well established neighborhood and houses directly behind these proposed businesses. Thank you for your consideration, Melanie Edwards 214 Royal Lane Fairhope Idlewild neighborhood Sent from my iPhone From:Debra Gilbreath To:planning Subject:PUD Amendment Fairhope East LLC Date:Saturday, October 29, 2022 1:31:51 PM SENT FROM AN EXTERNAL ADDRESS ________________________________ To Whom It May Concern: Having become knowledgeable about the planned unit community in Fairhope, I’d like to express some concerns about this project which affects our community at Idlewild. 1. A golf path which is planned to be opened on Orleans Drive in the Idlewild community will only benefit the PUD, not Idlewild, since we only have 3-4 golf carts in the community. It will increase the amount of traffic in our neighborhood as folks from your PUD cut through to go to Fairhope Avenue. We have lots of children in the neighborhood, and this will cause safety issues. 2. If this PUD indeed gets approved, at the very least the tall trees backing up our properties should be left as a barrier, since you plan to have a hotel which will look right down into our backyards for the houses on Royal Lane. 3. The traffic situation is bad enough as it is, but the increased condominium housing and the hotel will add an enormous amount of traffic in the area. 4. The noise which will result in building your PUD will be enormous and very annoying to our residents, our pets, and our children. Sincerely, Debra Gilbreath Resident in the Idlewild Community From:Linda Douwsma To:planning Subject:PUD Amendment Date:Saturday, October 29, 2022 8:24:23 AM SENT FROM AN EXTERNAL ADDRESS I am total against any amendment changes for FST Fairhope East LLC for Idlewild Place PUD on 181. The 181 Hwy. Is our hurricane exit and adding a large hotel there will be a safety hazard. As it is now, entrance to the new ALDI on 181 has been halted because of the 181 expansion. Also the new Publix off of 181 is also halted. Please to not add to the problems of the 181 expansion by adding another issue and adding immensely to traffic during hurricane evacuation. Subdivisions have been recently added off of 181, already adding additional traffic. I am the HOA Vice President of Jackson Place which is adjacent to the new proposal. My neighbors on Margaret will have a hotel in their backyard! According to the notice, anyone within 300 feet is to be notified. Jackson Place is more than 300 feet but the development will extremely affect the residents adjacent. The noise will be greater due to more traffic and more people habitating there. We will never be able to get out of the street now. A traffic light would be needed but would again slow traffic for the hurricane exit. This change would affect 32 families not counting the other subdivisions that adjoin ours, Idlewild and Nature's trail. Please take these issues in consideration and DO NOT make any amendments to the current property. The 181 expansion should be finished before any major building is considered on this road. In the future, Jackson Place wants to be notified of any amendment changes concerning this property. We have signed a petition to stop this. Please hear our voices and stop this nonsense now! Sincerely, Jackson Place, HOA Linda Douwsma, Vice President 112 Hazel Lane Fairhope, AL 251 210 6509 Sent from Yahoo Mail on Android From:Patty Wilson To:planning Subject:PUD for Idlewild Date:Sunday, October 30, 2022 9:27:53 AM SENT FROM AN EXTERNAL ADDRESS I am not in favor of this proposal. Putting a hotel in a highly residential area will add to the possibility of more crime and the unease of homeowners as well as devaluation of property. A few retail shops, maybe. But not a hotel. Hwy 181 can barely handle the traffic burden it carries now making it difficult to leaveany of the neighborhoods in the area. I've lived in Jackson Place, adjacent to Idlewild, for 18 years. It's a place I would loveto stay but this may complicate my long-range plans. We chose Fairhope for its blend of country and suburban and being a good place for families. We need to keep a balance. Please consider the wishes of the people most affected. Sincerely,Patty Wilson From:Daniel Fornes To:planning Subject:Building on 181 in front of walmart. Date:Monday, October 31, 2022 10:12:06 PM SENT FROM AN EXTERNAL ADDRESS My name is Daniel Fornes and I live at 245 Royal lane in Fairhope. I would like to say I oppose the building of the the hotel and other businesses on that land. The hotel would invade privacy in our yards, where we have privacy fences for a reason. 2-3 story hotel would over look our yards. It will cause more traffic in our neighborhood and endanger my child who rides her bike regularly in the neighborhood among other kids who do the same. It is ridiculous to put a hotel in this area. All you care about is more moneybin your pocket and not is whats best for the area. You have more than enough hotels in Spanish fort to accommodate tourist and visitors. Those hotels are barely even used wasting public utilities. We were just ask to cut down on water consumption 2 months ago because the city of Fairhope cannot support the people who live her now. This would also devalue the homes in this area who in the world would want to live that close to a hotel. Please reconsider these buildings and ideas for this land. There are better locations for these ideas. This area is already being affected by the 181 4 lane extension. This will only cause more problems for the people who live in the Idlewild subdivision. Thank you for you time, Daniel F. Sent via the Samsung Galaxy S21 Ultra 5G, an AT&T 5G smartphone PARKER R D MAIN STECORROUGELNALICELNA LI C E L NSIBLEY C IR SEACLIFFDRSANS S O U C I L N RIDGEVIEWLN CHARBON DR J V C U M M IN G S D R City of FairhopePlanning Commission November 7, 2022 ¯MAIN STSANS SOUCI LN JVCUMMINGSDRCHARBON DR PARKER R D ZC 22.15 - Parker Road PUD Legend Roads Corporate Limits ParcelsZoningDistrict Zoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^µ µ Project Name: Parker Road PUDSite Data: 4.14 acresProject Type: Rezoning to R-1Jurisdiction: Fairhope Planning JurisdictionZoning District: PUDPPIN Number: 11947General Location: East side of Main St, south of Parker Rd Surveyor of Record: DewberryEngineer of Record: DewberryOwner / Developer: Live Oak Properties, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Mike Jeffries Approval Page 4 of6 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner / Leaseholder Information Name: Live Oak Propertie s, LLC Phone Number: 25 1-278-4 720 -----------Street Address: 561 Fairhope Ave, STE 201 City: Fairhope State: AL Zip: _3_6_53---'2 ______ _ Applicant / Agent Information If different from above. Notarized letter from property owner is required if an agent is used for representation. Name: Cathy Barnette I Dewberry Phone Number: 25 1-929-9801 Street Address: 253 53 Friendship Rd City: Daphne State: AL Zip: _3_6_52_6 ______ _ Current Zoning of Property: _P_cU_D __________________ _Proposed Zoning/Use of the Property: R-1 / residential Property Address: 7220 Parker Rd, Fairhope, AL 36532 Parcel Number: 05-46-03-07-0-000-018.000 Property Legal Description: _S_e_e_a_t_ta_c_h_m_e_nt. __________Reason for Zoning Change: Market conditions support R-1 lots Property Map Attached (YESJ NO Metes and Bounds Description Attached (YESJ NO Names and Address of all Real Property Owners within 300 Feet of Above Described Property Attached. (YESJ NO Character of Improvements to the Property and Approximate Construction Date: Zoning Fee Calculation: Reference: Ordinance 1269 I certify that I am the property owner/leaseholder of the above described prop7rty and hereby submit this application to the City for review. *If property is owne y Fairho e Single Tax Corp. an authorized Single Tax representative shall sign · ap Live Oak Properties, LLC Property Owner/ Leaseholder Printed Name 09/27/2022 Date No proposed improvements for single family lots, construction to start Spring 2023 - 1 ZC 22.15 Parker Place PUD – R-1 – November 7, 2022 Summary of Request: Applicant, Cathy Barnette with Dewberry, acting on behalf of the Owner, Live Oak Properties, LLC is requesting to rezone from a Planned Unit Development (PUD) to R-1 - Low Density Single-Family Residential District. The property is approximately 3.79 acres and is located on the east side of Main Street, south of Parker Road. The applicant no longer desires to develop the property due to the cost of development currently. Comments: The subject property is currently zoned a PUD Ordinance #1375 that has a corresponding site plan and ordinance that the property must be built in substantial conformance to. The PUD was approved January 12th, 2009. The full ordinance is provided in the packet, but in short it is a cul-de-sac development consisting of 8 lots with the smallest lot being 12,760 SF. Below are a few unique requirements of the PUD: - Setbacks o Front Setback – 15’ o Rear Setback – 20’ o Side Setback – 10’ o Front Garage Setback – 20’ - Landscape Buffers (natural and heavily wooded creating a dense buffer) o Scenic Highway 98 – 30’ o Parker Road – 20’ - Building height – 35’ (measured from finished floor to peak of roof) - Sidewalks internally were to be routed to have maximum tree preservation. Required adding the sidewalk along Parker Road. Rezoning to R-1 if approved will essentially erase all the requirements of the PUD and any future development would have to conform to R-1 dimension standards and meet the requirements of the subdivision regulations. The applicant has included a lot layout that consists of 4 lots meeting the R-1 standards. A 4-lot subdivision in the future would be required to accomplish this. The rezoning does not create these lots. 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: Meets Dimension Min. Lot Area/ Min. Setbacks Max. total lot Max. District or Allowed Units Per Lot Width Front Rear Side Street coverage by a ll height u se Acre (UPA) side structures R-1 15 ,000 s .f./ -100 ' 40 ' 35 ' 10 ' b 20 ' 40 % 30 ' a 2 ZC 22.15 Parker Place PUD – R-1 – November 7, 2022 (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. (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 approval of ZC 22.15 Parker Place rezoning from PUD to R-1. ORDINANCE NO. 1375 AN ORDINANCE REPEALING AND REPLACING ORD INANCE NO. 1373 AND AMENDING ORDINANCE NO. 1253 KNOWN AS THE ZONING ORDINANCE CONCURRENT WITH ANNEXA TJON BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA as follows: The ordinance known as the Zoning Ordinance (No. 1253), adopted 27 June 2005, together with the Zoning Map of the City of Fairhope, be and th e same hereby is changed a nd altered in re s pect to that certain property described below: After the appropriate public notice and hearing of the Planning and Zoning Commission of the Ci ty of Fairhope, Alabama bas forwarded a favorable recommendation, The property of Christopher L. Haley located at 7220 Parker Road , Fairhope, Alabama. PARKER PLACE SUBDIVISION TAX PARCEL 05-46-03 -07-0 -000-018.000 Legal Description: (Case number ZC 08.08) COMMENCING AT THE PURPORTED SOUTHEAST CORNER OF THE FORBES GRANT SECTION 7, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA; THENCE NORTH 14 DEGREES 27 MINUTES 26 SECONDS WEST , A DISTANCE OF 349 .99 FEET TO A POINT; THENCE SOUTH 75 DEGREES 4 1 :tv!INUTES 02 SECONDS WEST, A DISTANCE OF 773.72 FEET TO A POINT LOCATED AT THE NORTHEAST CORNER OF LOT 4 CHARBON WOODS SUBDIVISION; THENCE SOUTH 76 DEGREES 00 MINUTES 00 SECONDS WEST, ALONG THE NOR)I'HERN BOUNDARY OF CHARBON WOODS A DISTANCE OF 108 . 16 FEET TO A CRIMPED TbP PIPE FOUND, SAID POINT BEING THE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID NORTHERN BO UNDARY SOUTH 76 DEGREES 00 MINUTES 00 SECONDS WEST, A DISTANCE OF 49l.17FEET TO A POINT TO A IRON PIPE FOUND ON THE EAS T RIGHT-OF-WAY LINE OF SCENIC HIGHWAY NO. 98 (80 FOOT RIGHT-OF-WAY); THENCE ON A CURVE TO THE RIGHT, HA YING A ARC LENGTH OF 253.00 FEET, WITH A RADIUS OF 1,527.00 FEET AND BEING SUBTENDED BY (A CHORD OF NORTH 01 DEGREES 55 MINUTES 38 SECONDS WEST, A CHORD DISTANCE OF 252.71 FEET) T O A POINT; THENCE CONTINUE ALONG SAID RIGHT-OF-WAY LINE N ORTH 00 DEGREES 13 MINUTES 18 SECONDS WEST, A DISTANCE OF 75.64 FEET TO A CRIMPED TOP PIPE FOUND AT A MITER POINT OF SAID EAST RIGHT-OF-WAY LINE OF SCENIC HlGHW A Y NO. 98 AND THE SOUTH RIGHT-OF-WAY LINE OF PARKER ROAD (80 FOOT RIGHT-OF-WAY); THENCE NORTH 35 DEGREES 07 MINUTES 10 SECONDS EAST , ALONG SAID MITER A DISTANCE OF 77.66 FEET TO A CRIMPED TOP PIPE FOUND; THENCE NORTH 69 DEGREES 47 MINUTES 09 SECONDS EAST, ALONG SAID SOUTH RI GHT-OF-WAY OF PARKER ROAD A DISTANCE OF 319.92 FEET TO A CRIMPED TOP PIPE FOUND AT THE NORTHWEST CORNER OF LOT 1 FLYlNG CREEK SUBDIVISION; TH ENCE SOUTH 20 DEGREES 07 MINUTES 14 SECONDS EAST, ALONG THE WESTERN BOUNDARY OF FLYING CREEK SUBDIVISION A DISTANCE OF 40 8.37 FEET TO THE POINT OF BEGINNING. SAID PARCEL CONTAINING 3.795 ACRES, MORE OR LESS. A map of the property to be zo ned is attached as "Exhib it A" MAIL TOs CITY OF FAIRHOPE P.O. DWR429 FAI RH OPE, Al 36533 Ordi11 a.11ct1 o. Parker Place Pagc -2- I . That, anached a · "Exhibi t A" is an approved site plan . The propeny m t develop in substantial conformance with th approved site pln n. ?. Th•t, the following develo pment rcgu lati ns shall govern : Loll: There ,hall be 8 lots with twen ty percent (200/4) ope n space requirement and maximum lot coverage of 40% wi th a note placed on the pre liminary p lat, site plan and the construction drawi ngs sta tin g the req uired maxi mum lot coverage of 40%. Impacts on Natural Resources: The appl icanl shall rake all necessary b.:st management ste1,s duri ng development to minimize runoff of sediment to Fly Creek and maintain tb c area as naturalized as possible. Lois to be clcnrod, as they arc so ld and ready for a building permit, to minimize oo il lo and potenti al <lep ositi on IO Fly Creek wi th min imal lan d di s1urbance during construction. ct backs: Setbacks are pecified on the allacbed ire plan as follows : Front se tback- 15 '; Rear Set c -20' Side Selback-10'; Front Garage Setback: 20'. Land . cape lluffers: 30' along Scenic Hi ghway 98 ; 20' along Parke r Road, 30' in Common Are• 4 Uuilding Height: Maximum bui lding height within tbe PUD will be 35 • from finished Ooor 10 peak of roof. Ullllty E"sem eot : til ity eascmcnis shall be at the fro nt of oil lots. Sidewnlks: The 1>0Uostria 11 circu latio n pl an shall provide pedestrian connectivity in the Southern Conunon area to lbe Easte rn Shore Trail. !'he sidewalk shall be routed 10 ha,•c maximum tree preservation and connec ti vi ty wilh minima l impact to the natura l vegetation in the buffer. A sidewalk hal l be ad ded alo ng Pa rker Road . ommon rca: All common area areas ,hall he maintained by the property owners association inc luding on-site drainage. creeuing/Uuffcr Zones/ L:ind. captni::: The landscaped buffers along Highway 9 and Parker Road shall remain natural and heavily wooded creating a dense buffer. Any modification to th e buffer shall be approv<d by the Public Works Director. A tree protec ti on and barrier plan spec ifyi ng lbe barrier detail shall be submitted for all tre es over 20" dbh . Accessory Buildings : All accessory strucrurcs pro posed in the furure shall meet 1hc requirements of Amclc 111 Section C2 a nd Arti cle 111. ec ti on D 9 of the City of Fa irhope Zouin g Ord imuict:. Exterior Lig htin g: Any lighting f10n1 the ire shall not sp ill over on 10 adjacent pru(>erl ics . Othe r : All outside agency appro"als shall be obtained prior 10 th e issuance of a la.ad disturbance pem1i t. MNLTOs CITV -~ "AI RHOPE P.O. DWR429 FAIRHOPE, AL 311533 From:James Allen To:planning Subject:PPIN# 11947 Zoning request Date:Tuesday, October 25, 2022 2:27:36 PM SENT FROM AN EXTERNAL ADDRESS Planning and Zoning Department: RE: Case ZC22.15 I am immediately adjacent to the property being considered in this case. I would ask for your consideration that you require a buffer zone on the east side of the property to protect the backyard of my home. Secondly, I would ask that the size of lot and square footage of the homes being built be similar to the surrounding area. Thanks for your consideration, James Allen 251-232-1062 -- James Allen LAFAYETTE DR STATE HWY 104 HANCOCK RDCROSSOVERWASHINGTONDR GREENO RD NLONGLEAFCI RCOLONIAL DRVICTORIANDR CHERRY CIRLAFAYETTE DRGREENO RD N TRIANGLE DR U S HWY 9 8U S HWY 98 City of FairhopePlanning Commission November 7, 2022 ¯LAFAYETTE DR STATE HWY 104U S HWY 98U S HWY 98HANCOCK RDLAFAYETTE DRGREENO RD N TRIANGLE DR GREENO RD N SD 22.29 - Colonial Acres Resubdivision Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^µ µ Project Name: Colonial Acres ResubdivisonSite Data: 2.49 acresProject Type: 3-Lot Minor ResubdivisonJurisdiction: Fairhope Planning JurisdictionZoning District: R-1 Low Density Single FamilyPPIN Number: 71837, 41871General Location: Located south of Triangle Drive, between Hancock Rd and Greeno Rd Surveyor of Record: SE Civil, LLCEngineer of Record: SE Civil, LLCOwner / Developer: Lafayette Acres, LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Casey Potts Approval with Conditions 1 SD 22.29 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres November 7, 2022 Summary of Request: The owner is Lafayette Acres, LLC. SE Civil LLC is the applicant and surveyor for the project. This application is for a 3‐lot minor subdivision located between Lafayette Drive and City Hwy 104 and west of US Hwy 98. Subject property is within the municipal limits of the City of Fairhope and is zoned R‐1. The site data table is included below: Case History: The application for a 3‐lot minor subdivision was originally considered and conditionally approved at the May 2, 2022 Planning Commission meeting. The conditions of approval were: 1. In the General Notes, add a note specifying maintenance of the planting strip. Add a note that “Lots 1‐3 shall only be accessed via Hancock Road and Lafayette Drive. Access is restricted via City Hwy 104 and Greeno Road.” 2. Rename of City Hwy 104, subject to approval by City Council. 3. Revision of subdivision name and lot numbering, subject to approval by Baldwin County Revenue Department. 4. Provide Covenants and Restrictions to Planning Staff prior to plat recordation. 5. Inspection and approval of completed sidewalks along Hancock Rd. and Lafayette Rd. by City of Fairhope Building Department. 6. The buffers shown on the plans, shall remain natural, except for the allowance of plant materials to be installed where a visual buffer does not exist and a potential pedestrian path within the proposed pedestrian access easement. 7. Where a visual buffer does not exist within buffer areas shown on the plan, or required by a condition of approval, plant materials shall be installed to provide a visual barrier. Final plats must be recorded within 120 days after the date of final approval. The applicant was not able to complete Condition #5, causing the application to expire. As such, the applicant has resubmitted their application. General Comments: The three lots are within 450 feet of a fire hydrant, front on a publicly maintained road, and meet the lot size requirements. Sidewalks along Hancock Road and Lafayette Drive have been installed. Lots 1‐3 shall only be accessed via Hancock Road and Lafayette Drive. SITE DATA Parcel ID:05-46 -03 -08 -0-003-003 .000 PP IN: 71837 CU RRE NT ZON ING: R-1 ZON ING DISTRI CT : 17 LIN . FT . STREETS: N/A TOTA L LOT S: 3 DE NS ITY: 1.02 / AC. M INIMUM LOT :35 ,500 SF SMAL LE ST LOT :35 ,500 SF LARG EST SF LOT: 43,468 SF COMMON A RE AS: N/A TOTA L A RE A : 2 .94 AC BL DG. SET BACKS: AS SHOW HERE ON MAX BLD G HEI G HT : 30 FT WATER SER V ICE: CI TY O F FAI RHOP E S EWER SER V ICE: CIT Y OF FA IR HO PE ELE CTRI C SER V ICE: CI TY O F FAIRH OP E TELEP HON E SERV ICE: AT&T GAS S ERV ICE : C IT Y OF FA IRHOP E 2 SD 22.29 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres November 7, 2022 The applicant agreed to implement a 35’ landscape buffer that shall remain undisturbed, with the exception of new planting materials to fill in the visual landscape screen along the HWY 104 and Greeno Rd ROW’s. The buffer shall remain undisturbed and maintained by the POA. Access to lots 1‐3 from HWY 104 and Greeno Rd shall be prohibited. The applicant is also preserving the historic landscape buffer adjacent to Lafayette Dr, which shall also remain undisturbed in perpetuity. Drainage Comments: The existing flow patterns are not being changed. Utility Comments: Water, Sewer, Gas, and Electrical Utilities are provided by Fairhope. Connectivity: Sidewalk has been installed along Hancock Road and Lafayette Drive. While not required, a sidewalk connecting Hancock Road to “City Hwy 104” was discussed with the applicant originally. The applicant found the sidewalk was cost prohibitive. The applicant depicts a 15’ public access easement from Hancock Road to City Hwy 104 in lieu of the sidewalk. The intent of the public access easement is to provide the capacity for pedestrian connectivity in the future. There are no plans to install improvements at this time, nor is there a funding source for said future improvements. Comments: The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. “2. Consistency with Plans, Regulations and Laws ‐ The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; Meets c. The proposed subdivision is not consistent with these Regulations; 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 3 SD 22.29 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres November 7, 2022 Recommendation: Staff recommends approval of SD 22.29 Colonial Acres Subdivision, A Resubdivision of Lots 25 and 26, Colonial Acres Part 2 minor subdivision with the following conditions: 1. The buffers shown on the plans, shall remain natural, except for the allowance of plant materials to be installed where a visual buffer does not exist and a potential pedestrian path within the proposed pedestrian access easement. 2. Where a visual buffer does not exist within buffer areas shown on the plan, or required by a condition of approval, plant materials shall be installed to provide a visual barrier. 4/22/2022 City of Fairhope Planning Commission Case: SD 22.14 Subdivision Name: Colonial Acres, Resubdivision of Lots 25 and 26. PPIN# 71837, 41871 To Planning Commission and Developers From: Tom and Susan Perrine 753 Hancock Rd Fairhope, AL We have reviewed the request for the resubdivision of property adjacent to our property on the corner of Hancock and Lafayette. We have no objection to the plan with the exception of placement of driveways for 3 properties. We do not wish to see a crowd of driveways across from our property on Lafayette Street. Two would be okay continuing the pattern in the neighborhood, and a third driveway for the Hancock and Lafayette property would be on Hancock Rd. Thank you for your consideration. Tom and Susan Perrine 808 Bon Secour St Fairhope, AL 36532 425 478-0398 N020 408040 SCALESURVEYOR'S NOTES:VICINITY MAPSITEFLOOD STATEMENTGREENO R O A D N . R I G H T - O F - W A Y V A R I E S LAFAYETTE DRIVE 50' RIGHT-OF-WAYTRIANGLE DRIVE 80' RIGHT-OF-WAYHANCOCK ROAD 50' RIGHT-OF-WAYHANCOC K R O A D 5 0 ' R I G H T - O F - W A Y LAFAYET T E D R I V E LOT 18LOT 19LOT 22LOT 23LOT 2420FT. PLANTING STRIP0.19± ACRES WETLANDBAAMAL AHLDE.DIEDAVICOLONIAL ACRESCivil LAFAYETTE ACRES, LLC(251) 990-65669969 WINDMILL ROADFAIRHOPE, AL 36532Engineering& SurveyingPROJ MGROFSHEETFILEPROJECTSCALEDED1120211061-PRELIM202110611"=40'CHKD.DEDDRAWN ASCGENERAL NOTES:A RESUBDIVISION OF LOTS 25FINAL PLATCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (WATER): CERTIFICATE OF APPROVAL BY THE E-911 ADDRESSING:CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSIONCERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (POWER): CERTIFICATE OF NOTARY PUBLIC:CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER): 20' NON- D I S T U R B E D B U F F E R 35' NON-DISTURBED BUFFERPAGE 1 OF 1123SURVEYOR'S CERTIFICATER-1N/A2.94 AC43,468 SF35,500 SFLIN. FT. STREETS:CURRENT ZONING:TOTAL AREA:COMMON AREAS:LARGEST SF LOT:SMALLEST LOT:SITE DATA35,500 SFMINIMUM LOT:3TOTAL LOTS:1.02 / AC.DENSITY:N/A17ZONING DISTRICT:CERTIFICATE OF APPROVAL BY AT&T:(TELEPHONE)CITY OF FAIRHOPECITY OF FAIRHOPECITY OF FAIRHOPEAT&TELECTRIC SERVICE:TELEPHONE SERVICE:WATER SERVICE:SEWER SERVICE:PPIN:71837Parcel ID:05-46-03-08-0-003-003.000AND 26, COLONIAL ACRES PART 2MAPBOOK 4, PAGE 263AS SHOW HEREONBLDG. SETBACKS:OWNER/DEVELOPERLAFAYETTE ACRES, LLC16500 KENNEY DRIVEFAIRHOPE AL. 36532SURVEYOR / ENGINEERS.E. CIVIL9969 WINDMILL RDFAIRHOPE, AL 36532CERTIFICATION OF OWNERSHIP AND DEDICATION:30' BUFFER30' BUF F E R 30' BUFFER 30' BUF F E R 30' BUF F E R 30 FTMAX BLDG HEIGHT: CITY OF FAIRHOPEGAS SERVICE:LEGEND:CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (GAS): '1~--0 --\·.; 'Y; K1.H,-1f-f·J ---··v-\\.' ·,J·-.1=-°'T INCH MILE \:H'F4·')'-')0"W --N89"49'11"W 320.11'-160.14' ;o·t I-T= [XP Ill l, II c;.'..HF t·J T-ff L'V L Cl y -l Cl v 0~ C\ Ill_ --------------Cc,, -C cl[I IL r._.S, r\c 2so1 ~ FMFMFMFMFM FM OHP OHP OHP OHP OHPOHPGREENO ROAD NORTH RIGHT-OF-WAY VARIES LAFAYETTE DRIVE 50' RIGHT-OF-WAY CITY 104 80' RIGHT-OF-WAY HANCOCK ROAD 50 ' ROWLAFAYETTE DRIVE LOT 18LOT 19 LOT 22 LOT 23 LOT 24 OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP WWWWWW W W W W W W W W FM FM FM FM FM FM FM FM FM FM FM WW 30' BUFFER S S W SW LOT 1 LOT 2 LOT 330' BUFFER INSTALL SEWER SERVICE, TYP. INSTALL WATER SERVICE, TYP. EXISTING FORCE MAIN EXISTING WATER MAIN EXISTING FORCE MAIN EXISTING FIRE HYDRANT ASSEMBLY EXISTING FIRE HYDRANT ASSEMBLY 0.19± ACRES WETLANDW 20FT. PLANTING STRIP20' NON-DISTURBED BUFFER 20002550100 50 SCALE SHEET C1 SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANCivil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566Colonial AcresSubdivisionFairhope, Alabama 3653220211061 JDL DRAWN: DATE: SCALE: JOB No.: 02/22/22 1"=30' UTILITY PLAN LEGEND VALVE WATER SERVICE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER FORCE MAIN UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW FM S SANITARY SEWER SERVICE W S W S SS GRAVITY SEWER MAIN SS 46-03-08-0-003-004. 000 MINSO, GEORGE B., ETAL 605 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1575799) 46-03-08-0-003-019.000 SMITH, PAUL F. 676 HANCOCK RD. FAIRHOPE, AL 36532 (DB 433 PG 161) 46-03-08-0-003-020. 000 CAMERON, TRENT M. ETAL 754 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1596376) I \ ---/ I \ \ \ " " INV 108.20' --- \ \ \ \ \ \ \ I I I \ HIGHWAY CONSlRUC ----------" " " " " \ I I I I I \ '-.. '-- \ \ ---------, ____ ___ I / I I I 46-03-08-0-003-021. 000 PERRINE, THOMAS F. Ill ETAL 753 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1770324) \ I \ \ ------------I ------------ 46-03-08-0-003-022.000 PHILLIPS, MICHAEL J. UAL 859 LAFA YETT£ DR. FAIRHOPE, AL 36532 (INS #1780316) \ \ \ \ \ \ \ \ \ \ \ \ N \ 28" 27" 32" 27" 25" 24"36" 24" 24" 32" 36" 31" LIVE 36" LIVE GREENO ROAD NORTH RIGHT-OF-WAY VARIES LAFAYETTE DRIVE 50' RIGHT-OF-WAY CITY 104 80' RIGHT-OF-WAY Y HANCOCK ROAD 50 ' ROWLAFAYETTE DRIVE LOT 18LOT 19 LOT 22 LOT 23 LOT 24 30' BUFFER LOT 1 LOT 2 LOT 330' BUFFER INSTALL 5' CONCRETE SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK EXISTING STREET LIGHT EXISTING STREET LIGHT 0.19± ACRES WETLAND5' PUBLIC ACCESS EASEMENT TIE INTO EXISTING CONCRETE SIDEWALK INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. INSTALL WETLAND BUFFER SIGNAGE, SPACED AT 100' O.C. MAGNOLIA END OF SIDEWALK 20FT. PLANTING STRIP20' NON-DISTURBED BUFFER 15' PUBLIC ACCESS EASEMENT EXISTING FENCING TO REMAIN 20002550100 50 SCALE SHEET C2 SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying880 Holcomb Blvd, Ste 2FFairhope, AL 36532251-990-6566SIDEWALK, STREET LIGHT& PEDESTRIAN PLANJDL DRAWN: DATE: SCALE: JOB No.: 1"=30'Colonial AcresSubdivisionFairhope, Alabama 3653220211061 02/22/22 46-03-08-0-003-004. 000 MINSO, GEORGE 8., ETAL 605 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1575799) 46-03-08-0-003-019.000 SMITH, PAUL F. 616 HANCOCK RD. FAIRHOPE, AL 36532 (DB 433 PG 161) 46-03-08-0-003-020. 000 CAMERON, TRENT M. ETAL 754 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1596376) I I I I I I I I I r-_ I I I \ \ \ ---------------------------,------------ ~g;J})J!}J;2{ 75' HIGHWAY CONS1RUC110N SElBAa< ~--- I \ \ / \ ' \ \ \ \ \ \ \ ♦"' "'"' .. . ~ I I"' "' "' V . ---~ \ \ --- . . .• I . . . .! . . .,J, . .. --- --------- \ I I I I I \ "' I / '\ I I \ / I '------ INSTALL ADA CONCRETE RAMP, TYP EXISTING STREET LIGHT 5' PUBLIC ACCESS EASEMENT TALL 5' CONCRETE EWALK 46-03-08-0-003-021.000 PERRINE, THOMAS F. Ill ETAL 753 HANCOCK RD. FAIRHOPE, AL 36532 (INS #1770324) e 46-03-08-0-003-022. 000 PHILLIPS, MICHAEL J. ETAL 859 LAF A YETT£ DR. FAIRHOPE, AL 36532 (INS #1780316) \ \ \ \ \ \ \ \ \ \ \ \ N \