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01-05-2023 Planning Commission Agenda Packet
G. SD 22.30 Public hearing to consider the request of the City of Fairhope’s Planning and Zoning Department, to accept Resolution 2022-06 for various proposed amendments to the City of Fairhope’s Subdivision Regulations. 4. Old/New Business • SD 20.52 Laurelbrooke, Phase 1 and Phase 2 – Request of a 12-month extension to obtain final plat approval. 5. Adjourn December 5, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, December 5, 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; Clarice Hall-Black; Hollie MacKellar; Jack Burrell, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Michelle Melton, City Planner; Allie Knutson, Secretary; and Chris Williams, City Attorney. Chairman Turner called the meeting to order at 5:01 PM. Approval of the Minutes November 7, 2022: Rebecca Bryant made a motion to approve the minutes as presented from the November 7, 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, Clarice Hall-Black, Hollie MacKellar, and Councilman Burrell. NAY: None. Abstain: John Worsham. UR 22.13 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed underground installation of approximately 3,590 LF of buried fiber cable in the ROW starting near 110 Gilbreath Avenue and continuing through the River Mill and River Station Subdi visions. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary and showed an aerial of the proposed installation route. Recommendation: Staff recommends approval of UR 22.13 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. December 5, 2022 Planning Commission Minutes 2 7. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 9. Utilities boxes shall be concentrated near existing boxes. 10. For permitting purposes, applicants shall provide subsurface utility engineering quality- level C, unless otherwise required by the Fairhope Building Department. A representative from AT&T was not present. Motion: Art Dyas made a motion to approve Case UR 22.13, subject to staff’s conditions. Councilman Burrell seconded the motion and the motion carried with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Councilman Burrell. NAY: None. ZC 22.16 Public hearing to consider the request of the Applicant, Clifford Street, Jr., acting on behalf of the Owner, Clifford Street and Jean Street as Trustees of the Street Living Trust Dated July 27, 2005, to rezone property from R-1, Low Density Single-Family to Highway Transitional District (HTD). The property is approximately 3.54 acres and is located on the west side of Greeno Road, on either side of the eastern terminus of Farringdon Boulevard. PPIN #: 267236, 257637, 356677 356679 Summary: Michelle Melton, City Planner, presented the case summary. Applicants, Clifford M. Street, Jr. and Kendall Charles Street, as co-trustees of the Street Living Trust, request the subject property be rezoned from R-1, Low Density Single Family Residential District to Highway Transitional District (HTD). The property consists of four parcels, one parcel is located north of Farringdon Boulevard and the rest are lie south of Farringdon Boulevard. There are no immediate plans for development. The special standards listed in this section for the Highway Transitional District are intended to provide an alternative to properties along state highways within the City of Fairhope that are beyond the area of influence of the Village Nodes and Commercial Nodes as contemplated by the City of Fairhope Comprehensive Plan. The HTD is also intended to provide development opportunities consistent with the City’s vision for commercial corridors to better serve community needs. The HTD is not an overlay district and does not affect any property owners, other than those who voluntarily apply for rezoning to this district. HTD requires that parcels have a minimum of 100 ft on one side fronting the rights-of-way of U.S. Hwy 98, AL Hwy 104, or AL Hwy 181. PPIN: 257637 does not front U.S. Hwy 98; thus, a re-plat to dissolve December 5, 2022 Planning Commission Minutes 3 the lot line between PPINs 257637 and 356677 is necessary to make one parcel directly adjacent to U.S. Hwy 98. Recommendation: Staff recommends approval of case ZC 22.16, rezoning from R-1 to HTD of multiple parcels along S. Greeno Road, with the following condition: 1. Re-plat to dissolve the lot lines between PPINs: 257637 and 356677 (or Lots 1 and 2 of the Street’s Commercial Park Slide 2512-A) so that it is one (1) parcel fronting the ROW of South Greeno Road (US Hwy 98) per the requirements for HTD. Ken Street, Applicant, stated that Sawgrass Consulting is willing to do the replat. Chairman Turner opened the public hearing. Steve Archer, 110 Southwark Avenue, stated that trees were cut down on the parcel to the east (PPIN # 356679) that abuts his property, causing flooding when water comes off of Greeno Road. He has contacted several entities regarding the flooding, to no avail. Charles Ledogar, 411 Ellington Avenue, stated that he thought the rezoning should be held off until the Applicant has proposed plans for the properties and wanted to know where the ingress/egress would be. Chairman Turner replied that the request for rezoning is separate from the building permit. HTD is a zoning district that was created by the City as a way to protect surrounding residential districts while also addressing the issue of empty lots along highway corridors. ALDOT would have the authority for where the ingress/egress would need to be. Art Dyas added that it has been many years since a residence was built on Greeno Road. The Greeno Road Overlay had failed in the past so, staff created the HTD. Councilman Burrell went over the proposed uses allowed in HTD. Mr. Simmons added that some uses are allowed on appeal which would need to be approved by the Board of Adjustments. Mr. Ledogar asked about buffer requirements. Chairman Turner stated that the buffer requirements would depend on what they choose to do with the property. Rebecca Bryant added that significant trees are protected on commercial sites, but not on residential sites. Councilman Burrell asked if the future developer would need to absorb water runoff. Mr. Simmons replied that the developer would need to if the Subdivision Regulations were triggered. One office would not trigger the Subdivision Regulations, but three would. Councilman Burrell asked if it was true that there are times where the developer end sup improving the drainage situation, Mr. Simmons replied that was true sometimes. Chairman Turner closed the public hearing. Motion: John Worsham made a motion to recommend approval of Case ZC 22.16, to City Council, subject to staff recommendations. Hollie MacKellar seconded the motion. December 5, 2022 Planning Commission Minutes 4 Councilman Burrell further stated that the Citizens asked good questions that the City needed to be mindful of. He also mentioned that a professional space next to a residential neighborhood can have benefits. Hollie MacKellar added that developing the property would require grading, a parking lot, and drainage would be looked at as well. 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 Burrell. NAY: None. Resolution 2022-07 Public hearing to consider the request of the City of Fairhope’s Planning and Zoning Department to accept Resolution 2022-07 for a proposed amendment to the City of Fairhope Subdivision Regulations regarding the regulation of new subdivisions outside of the Corporate Limits. Summary: Hunter Simmons, Planning and Zoning Manager stated that the City has been working with the County for almost two years to reach a long-term agreement to maintain the Planning Jurisdiction (PJ) outside of city limits. In July, the County is planning on taking over the Extra Territorial Jurisdiction (ETJ) within the Planning Jurisdiction. City Council had a public hearing to bring the building permits back to the city limits. This resolution would bring the PJ back to the city limits now, rather than waiting until July. Attorney Chris Williams clarified that the Planning Jurisdiction is not being reduced, but the City and the Planning Commission will not be enforcing the Subdivision Regulations on projects outside of the city limits within the PJ. The County will be taking over in the City’s PJ, but the law also allows the County to back out of the City’s PJ and allow the City to manage it again. The County will not agree to allow the City to regulate the Planning Jurisdiction. Art Dyas asked how this would affect the Comprehensive Plan. Mr. Simmons replied that the Comprehensive Plan is visionary, but that some areas within the ETJ may annex into the City. Art Dyas asked about the Police Jurisdiction and fire protection, Mr. Simmons replied that those jurisdictions are not changing. Art Dyas clarified that the County will be receiving the impact and permit fees, Mr. Simmons stated that was correct. Art Dyas asked Councilman Burrell if the City’s citizens would be subsidizing police and fire protection for the residents within the ETJ. Councilman Burrell stated that the City can collect 50% of the sales tax and lodging tax within the ETJ. Chairman Turner reminded the Commissioners the County would be taking over in July, regardless. Councilman Burrell mentioned that he was concerned with the long-term implications of the control the City has on its borders. The County just zoned a piece of property to the west of the Publix on State Highway 104 as high-density with 15 units per acre next to a residential neighborhood without any input from the City. Chairman Turner stated that Senator, Chris Elliot, did not ask for any input from municipalities regarding the bill that was passed and that it could create a halo affect around the city. The City has more requirements for subdivisions than the County does, and residents are concerned with smaller lots, water runoff, property values and the traffic. He added that cheap subdivisions are not ideal nor safe and that it is disappointing that the County will not share the City’s vision for growth. December 5, 2022 Planning Commission Minutes 5 Art Dyas asked about the roundabout at County Road 13 and Fairhope Avenue, stating that the northeast corner is not within city limits, but is near property that is within city limits. Councilman Burrell stated that they needed to work diplomatically with the County. Art Dyas suggested approaching unzoned property owners to annex into the City. Mr. Simmons agreed and added that the bill has forced the City to think of where their border is in terms of sports, schools, and police. The Planning Department will still continue to take applications for subdivisions within the ETJ, but will not be able to apply the Subdivision Regulations to them. Chairman Turner opened the public hearing. Gary Gover, 300 Lincoln Street, stated that the County is entering the final stages of their master plan. They are currently ahead of the City’s Comprehensive Plan, providing an opportunity for the County and City to work together to ensure both plans mesh together well. He mentioned that the Fairhope Environmental Advisory Board (FEAB) and Daphne’s environmental board get together with the County’s environmental board quarterly. Chairman Turner closed the public hearing. Mr. Simmons replied to Mr. Gover’s comments stating that the County and City’s plan cannot match exactly, but that the City has conducted a lot of research to be able to have discussions with the County. Motion: Art Dyas made a motion to accept Resolution 2022-07. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Councilman Burrell. NAY: None. Old/New Business: • Discussion of Subdivision Regulation amendments. Mr. Simmons stated that he would be sending the Commissioners proposed amendments to approve next month to clean up some of the language in the Subdivision Regulations. • Annual Public Input Meeting Gary Gover, 300 Lincoln Street, brought up the financing of the maintenance of subdivisions and looking into what it will cost long-term to maintain the infrastructure and support of services to ensure that community wealth does not decrease. Rebecca Bryant stated that this has been brought up during the Comprehensive Plan meetings. Maintenance of older utilities need to be paid for as well. Balancing the needs for financial sustainability with other needs is important. Mr. Simmons replied that, that is what is trying to be accomplished with the Comprehensive Plan, most plans come with a to-do list. Chairman Turner added that Ms. Bryant made a good point that existing properties need to be looked at. Developers December 5, 2022 Planning Commission Minutes 6 are required to pay for improvements now, but they were not required to in the past, the City paid for everything. Councilman Burrell stated that fees have been increased and that property taxes pay for maintenance of streets, police services, and equipment that is given to the fire department. The City is doing well financially, 45 million dollars of debt has been paid off in the last ten years so there is additional money to be able to pay for improvements. Mr. Simmons stated that there have been fees that have been recalculated or added like aid to construction fees and system development charges. Mr. Jeffries added that the City does not maintain subdivision infrastructure other than what is in right-of ways. Adjournment John Worsham made a motion to adjourn. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, Art Dyas, Harry Kohler, John Worsham, Clarice Hall- Black, Hollie MacKellar, and Councilman Burrell. NAY: None. Adjourned at 5:59 p.m. ____________________________ ________________________ Lee Turner, Chairman Allie Knutson, Secretary This digital package has been condensed for size and some documents may not contain all the original pages. All submittals were reviewed in full by staff in preparation for the reports prepared for the Planning Commission. 1 UR 23.01 AT&T – January 5, 2023 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 1,800 linear feet of buried fiber along routes outlined on the below location map. Project Name : AT&T Fiber lns1al Si te Data: lation 1,800 linear Foo Project Type: t Utility Review Jurisdiction : Fairhope Pl ann i n Zoning District: PUD PPIN Number. 617312 g Jurisdiction : --- -oad , throughout I General Location orth of Parker R Parkstone Subd iv Surveyor of Record sion -: AT&T Engineer of Record : AT&T Owner I Developer : AT&T School District: tarySchool and Hi gh Schoo l s Fairhope Elemen Fairhope Midd le Recommendaoon Approval v/ Cond Prepared by : -: -itions Chris Ambron UR 23.01 -AT&T >-1 LOk "'WAY C I 0 a: 11,,1 ti; 8 I 12 :J: ~ 12 :J: 2 UR 23.01 AT&T – January 5, 2023 WHI SP ERI NG P I NES RD DA PHNE AVE IWORK LO CATI ON AEADSTONE WAY , ' , , , LOiH S WAY / , , , , PARK ER RD 0 "' LU "' 0 "' :c 0 :c 3 UR 23.01 AT&T – January 5, 2023 1. Citizen Communication & Notification • Provide Door Hangers at preconstruction meetings which shall be approved prior to distribution and work. • Use of portable A-frame style signage at the entrance and exit of work sites. • Applicant shall dedicate a Point of Contact to answer citizens questions. 2. Permitting, Locating & Phasing • Subsurface Utility Engineering may be required for sensitive locations within the city as required by the ROW supervisor. • An additional right-of-way permit may be required for the potholing procedures needed for SUE. • A traffic control plan shall be submitted with all permits that affect the flow of traffic. • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department. Permit not valid until approved and paid for on Citizen Serve online portal. • The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW. The prior notice applied to all activity within the ROW including but not limited to trenching, boring, concrete placement. • Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate with the ROW inspector to resolve any conflicts. • The applicant shall contact Alabama One Call 811 to locate all existing utilities in the ROW (750 LF maximum daily allocation for COF utility locates per day). • A phasing plan must be submitted with the permit to alleviate confusion for locating. • A pre-construction meeting shall be held with the City prior to issuance of any permits. 3. Construction • A minimum horizontal clearance (separation) of 36” must be maintained from water, sewer, gas, stormwater, and other city utility infrastructure. • A minimum depth for all telecommunication lines shall be 30”. • Conduit shall match the 811-color code for communication, electric, gas etc. No blue/blue striped conduit is to be used for telecommunications. • The contractor responsible for *excavating inside right of way will be required to provide video documentation of the integrity of any sanitary sewer line (including laterals) within 3 feet of work being performed. This can be videoed prior to work being performed if locations, including depths, are clearly established by contractor, and said work is not within 3 ft of sewer mains or laterals within right of way. This does not apply to laterals on private property not “publicly maintained” (Private infrastructure). • Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary walking surface until the permanent repair can be done. • Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). 4 UR 23.01 AT&T – January 5, 2023 4. Horticultural • Handholes shall not be located within driplines of trees within City property, to include the right of ways, without explicit written permission from the City Horticulturalist. • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. • Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. • Any work done within the critical root zone shall be done to meet or exceed Internal Society Arboriculture (ISA) standards. • All roots to be removed shall be severed cleanly at the perimeter of the protected radius. • Protective barriers shall be used for all trees, barricades shall be erected a minimum of 20’ from the trunk. 5. Erosion Control • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re-vegetated with sod within ten (10) days of completion of the project. Sod shall be watered to ensure survival. • Any excess soil shall be removed and disposed of properly. Dumping on private property without approval will not be tolerated. • Mulch / seed shall only be acceptable as temporary cover. • Inlets shall be protected. BMPs shall be placed at all affected storm inlets. • If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. • BMPs shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. • 6. Project Completion, Punch List Walk, & As Built • The applicant shall provide as-built drawings of all installed lines depicting depths. • Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the responsibility of the permittee to repair to city standards at no cost to the city. • Any damage that occurs needs to be reported to the city as soon as possible. • Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. 5 UR 23.01 AT&T – January 5, 2023 7. Staff Recommendation • The proposed utility construction falls within the corporate limits of the City of Fairhope. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the respective agency. • This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: i. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. ii. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. iii. City of Fairhope Erosion and Sediment Control Ordinance (#1398). iv. Chapter 19 Article VI: ROW Construction and Administration, Ordinance (1754) v. City of Fairhope Tree and Landscape Ordnance (#1444) • Staff Recommendation: Approval of UR N SECTION STNBANCROFTSTOAK AVE PINE AVE City of FairhopePlanning Commission January 5, 2023 ¯N SECTION STOAK AVE SR 23.01 - Fairhope Hotel Legend Roads Parcels Corporate LimitsZoning Classification B-2 - General Business District B-3a - Tourist Resort Lodging District B-4 - Business and Professional District P-1 - Parking R-2 - Medium Density Single-Family Planning Jurisdiction ^ Project Name: Fairhope HotelSite Data: 0.25 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 112977General Location: East side of North Section Street, South side of Oak AvenueSurveyor of Record: JADE Consulting, LLCEngineer of Record: JADE Consulting, LLCOwner / Developer: FST, Section Street Hospitality Group LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: µ µ Approval with Conditions Casey Potts Summary of Request: Request of FST Section Street Hospitality Group, LLC for Site Plan Approval of Fairhope Hotel, a 14‐Unit multiple‐occupancy project. Jade Consulting, LLC is the authorized agent and Engineer for the project. The subject property is zoned B‐2 Central Business District and is approximately 0.25 acres. The property is located at the southeastern corner of Section Street and Oak Avenue. Staff also received a multiple‐occupancy case for the January Planning Commission meeting that will review utilities, drainage, and traffic in more detail. Setbacks: Non‐residential buildings in the Central Business District shall be built to the right‐of‐way line. No side‐setback is required for non‐residential buildings in the Central Business District, except that corner lots shall have the same building line on the side street as in on the front street. Setback requirements are met. Building(s): The building meets the 40’ height restriction of B‐2 within the Central Business District. Architectural elevations are provided as attachments. Elevations are shown in Figure 1. Materials for the building are primarily painted stucco and wood siding with window shutters and decorative railings. Figure 1. Architectural Elevations A rooftop terrace is proposed on the roof of the proposed building. The provided plans meet the requirements of the Rooftop Terrace Ordinance. 0 a:T'EFIOR B..EVATICt-.1 -~ ..,,:•,q --- 0 =OREL.EV:CN-\NEST 0 .. ... :,,r,· 0 8" \If ~- 0 EXTERla=l B....EVATI ON N:)F{TH J.132""z 1"-0-W----- 0 8" 1tr M 0 EXTERIOR =ATI CN -SCJUTI-, Y31°"1"--IT w----- 0 8' 10" 24' Landscaping Plan: Landscape plans were reviewed by the City Horticulturalist. The generator location coincides with a tree planting location. Either the generator or the tree will need to be relocated subject to Planning staff approval. Parking: As proposed by the applicant, there are fourteen units on site. While on‐street parking is encouraged in the CBD, parking is not required for non‐residential uses in the CBD. The applicant proposes a total of 13 spaces to service the building – six on‐site spaces and seven parallel, on‐street spaces. Parking is provided behind the building and is screened from the public rights‐of‐way via fencing and plantings. Two existing, on‐ street parking spaces were removed for curb cuts. Overflow parking is expected to park at the Civic Center across Section Street. Sidewalks: Sidewalks are required to be a minimum of 8’ wide in the CBD. The Section Street sidewalk is 8’. The Oak Street sidewalk is 6’. The 8’ requirement can be reduced upon satisfactorily demonstrating to the City Council that the site constrains the sidewalk to the point that 8’ is not feasible. The proposed sidewalks are constructed with pavers. Fences: Fences are not proposed or required on site. There is an existing fence approximately 0.9’ from the eastern property line. One hundred forty‐four (144) feet of retaining wall are proposed along the eastern and southern property lines, as shown in Figure 2. Figure 2. Fencing and Retaining Wall Locations Dumpster location and screening: The dumpster is proposed at the northeast corner of the site. It is screened by a masonry enclosure. Storm water: Storm water plans are provided within the MOP. Location and size of all signage: All signs shall meet the City of Fairhope Sign Ordinance. P\L"'""'• \.,IJ L,... '-VI"'~""'-' r ""ri.111u un11-.1 ,..,,.n, (ONE SIGN WAli) WEST 11 .O F L~T ff£t<ll'km1' F.F.E. 100.00 REQO. LOMl!NG ZOr-E SIGN (ON WAli) ' ' RfQD., 7 EA. STEPS --- (Y,11 Hf\NORAIIS) CONCR ETE GRAVEL REQO,. "NO TRUC!<S" SIGN (ON WAli) AND TWO (2) EA BOl.LARDS REQO . 24" WIOE CONCRETE UJRB /lro GlJITER REQD., 6■ CONCRETE Olt.B j DRI VE ( REQO., 04LFRE.'l'l,!Nfli:;_j 'j A!J.,A LONG PROPERTY LJNE (DESIGN SY OTHERS) Erosion control: An Erosion Control plan was submitted with the application. Final comments will come with the MOP review. Utilities: Final plans will be resolved during the MOP review. ADA Requirements: All Federal, State, and local ADA requirements shall be met. Traffic: A traffic study is not required for this project. Recommendation: Staff recommends conditional approval of Case SR 23.01 Fairhope Hotel with the following conditions: 1.) Relocation of either the generator or the conflicting tree, subject to Planning staff approval. Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1)Compliance with the Comprehensive Plan; The property is currently zoned B‐2 and the uses currently proposed was approved in BOA 22.09. (2)Compliance with any other approved planning documents; (3)Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; The standards of the zoning ordinance have been, or shall be by condition of approval, met. (4)Compliance with other laws and regulations of the City; Meets (5)Compliance with other applicable laws and regulations of other jurisdictions; Meets (6)Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; No conflicts. (7)Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; No conflicts. (8)Overall benefit to the community; No Conflicts. (9)Compliance with sound planning principles; Meets (10) Compliance with the terms and conditions of any zoning approval; Meets (11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted (12)Property boundaries with dimensions and setback lines; Meets (13)Location of proposed buildings and structures indicating sizes in square feet; Meets (14)Data to show percentage of lot covered with existing and proposed buildings; Meets (15)Elevations indicating exterior materials; Elevations were provided. (16)The locations, intensity, and height of exterior lights; (17)The locations of mechanical equipment; Indicated on the site plan. No conflicts. (18)Outside storage and/or display; Not permitted in B‐2. (19)Drive‐up window locations (must be away from residential uses/districts and not in front of building); No drive‐up windows are proposed. (20)Curb‐cut detail and location(s); Meets. (21)Parking, loading, and maneuvering areas; Meets. (22)Landscaping plan in accordance with the City Landscape Ordinance; Meets. (23)Location, materials, and elevation of any and all fences and/or walls; Meets (24)Dumpster location and screening; and Meets (25)Location and size of all signage. No signs were submitted for approval. All signs shall meet the requirements of the City of Fairhope Sign Ordinance. R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) W PROPOSED BRICK PAVERS 'C'COMPACT VEHICLE SPACE DESIGNATION/////////O'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACESREQD., H/C PARKING SIGNREQD., 4" PAINTED WHITE STRIPE REQD., TRANSITION FROM 1 EA. STEP TO 2 EA. STEPS REQD., 4" PAINTED WHITE STRIPING REQD., 8' WIDE BRICK PAVER SIDEWALK REQD., 6' WIDE BRICK PAVER SIDEWALK REQD., 24" WIDE CONCRETE CURB AND (SPILL) GUTTER REQD., 6'x4.5' DUMPSTER W/ MASONRY ENCLOSURE(SEE ARCH PLANS FOR DETAILS)REQD., 4" PAINTED WHITE STRIPE REQD., 4" PAINTED WHITE STRIPE REQD., 24" WIDE CONCRETE CURB AND GUTTER REQD., 6" CONCRETE CURB REQD., 104LF RETAINING WALL ALONG PROPERTY LINE (DESIGN BY OTHERS)REQD., APPROX. 40LF RETAINING WALL ALONG PROPERTY LINE(DESIGN BY OTHERS)REQD., 6" CONCRETE CURB REQD., RETAINING WALL (BY OTHERS) REQD., 4' ORNAMENTAL FENCE REQD., LOADING ZONE SIGN (ON WALL) REQD., CO-MOUNTED (BACK-TO-BACK) "DO NOT ENTER" SIGN AND "STOP" SIGN REQD., RELOCATED "EASTERN SHORE TRAIL" SIGN ELEC REQD., 6 EA. STEPS (WITH HANDRAILS) REQD., 1 EA. STEPS REQD., 7 EA. STEPS (W/ HANDRAILS) REQD., 1 EA. STEP REQD., 2 EA. STEP REQD., EX. TREE TO REMAIN REQD., (3) EA. "COMPACT PARKING ONLY" SIGN (ONE SIGN POST MOUNTED ON TOP OF WALL) DUMP REQD., "NO TRUCKS" SIGN (ON WALL) AND TWO (2) EA. BOLLARDS GENER ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 SITE PLAN & GEOMETRIC LAYOUTFAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FORFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONSITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-37-0-007-068.505 ZONING:B-2 (GENERAL BUSINESS DISTRICT) CBD (CENTRAL BUSINESS DISTRICT) OVERLAY ACERAGE:APPROX. 0.254 ACRES (11,075 SF) BUILDING SETBACKS AND LANDSCAPE BUFFERS: FRONT:N/A SIDE:N/A REAR:N/A PARKING STANDARDS: REQUIRED:PROVIDED: VEHICLE PARKING: 13 SPACES PER B.O.A. 6 SPACES (ON-SITE) 7 SPACES (ON-STREET) NET GAIN OF 5 SPACES AREA & DIMENSIONAL CALCULATIONS: BUILDING HEIGHT:29' TO ROOFTOP (SEE ARCH ELEVATIONS) GROSS FLOOR AREA: FIRST FLOOR:5,309 SF SECOND FLOOR:4,298 SF THIRD FLOOR:4,786 SF ROOFTOP:1,323 SF TOTAL:15,716 SF BUILDING COVERAGE:5,309 SF / 11,075 SF = 47.9% IMPERVIOUS AREA (EXCLUDING BUILDING):4,749 SF / 11,075 SF = 42.9% PROPOSED LANDSCAPE:1,017 SF / 11,075 SF = 9.2% PROPOSED JOINT LAYOUT: NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. PROPOSED CONTRACTION/SAWCUT JOINT PROPOSED EXPANSION JOINT C2 1" = 10' MASONRY NAIL EL=98.19' Q_ _,------ ~ WEST 112' cD F LO,<i 1 CONCRETE GRAVEL W /FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' w u z w LL w z :::J Cl z 0 _J <{ w u z w LL "'" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 F7 c....il ,,\,,~•~~').',,; ,,,, ~n·;;.·~,,, ........ ,1'''';'f(21 BTBTFOFOFOFOFOFOFOFOFOFO FO FO FO FO GASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGAS GASGASUPUPUPUPUPOHPOHPOHPOHPOHP/////////GAS GAS GAS GAS GAS GAS GAS GAS OSS SS SS SS SS SS SS SS SS SS SS SS REQD., REMOVE 2 EA. EX. TREES WITHIN PROPERTY REQD., REMOVE EX. BRICK RETAINING WALL REQD., REMOVE EX. BRICK RETAINING WALL AND CONCRETE STEPS REQD., REMOVE EX. GAS STUB OUT (BY OTHERS - COORD. W/ LOCAL UTILITY) REQD., REMOVE EX. CONCRETE APRON AND MOUNTABLE CURB REQD., REMOVE EX. CONCRETE SIDEWALK REQD., REMOVE EX. STRIPING VIA WATER JET METHOD REQD., REMOVE EX. CURB INLET TOP REQD., REMOVE PORTIO OF EX. BRICK PAVER SIDEWALK (RETAIN PORTION OF SIDEWALK TO ALLOW PEDESTRIAN ACCESS TO CROSSWALKS) REQD., MILL EXISTING ASPHALT AS SHOWN AND REMOVE EX. CURB AND GUTTER AS SHOWN REQD., REMOVE EX. CURB CURB AND GUTTER REQD., REMOVE EX. TREE WITHIN PROPERTY REQD., REMOVE EX. POWERLINE WITHIN PROPERTY (COORD. W/ LOCAL UTILITY) REQD., REMOVE EX. POWERPOLE (COORDINATE W/ LOCAL UTILITY) (RELOCATE) REQD., REMOVE EX. 2" WATERLINE TO EX. VALVE AND REMOVE EXIST. WATER METER (BY OTHERS) (COORD. W/ LOCAL UTILITY) REQD., SAWCUT AND REMOVE EXISTING CURB AND GUTTER AS SHOWN REQD., SAWCUT AND REMOVE PORTION OF EX. CONCRETE APRON REQD., REMOVE PORTION OF EXISTING PIPE AS NEEDED CONTRACTOR TO FIELD VERIFY UNDERGROUND CONDITIONS AND COORD. W/ CITY AND ENGINEER FOR MEANS AND METHODS TO RELOCATE INLET TOP. REQD., REMOVE EX. CONCRETE SIDEWALK REQD., REMOVE/RELOCATE EX. STREET LIGHT POLE (COORD. W/ CITY FOR NEW LOCATION AND PROTECTION OF EX. POLE FOR REUSE) R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS W TO BE REMOVED TO BE REMOVED TO BE REMOVED 1 1/2" ASPHALT MILL FOR OVERLAY EXISTING CONDITIONSC1FAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FOFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONSITE VICINITY MAP FAIRHOPE, AL SURVEY PROVIDED BY: 1. ALL NEW WORK SHOWN IN THESE PLANS SHALL COMPLY WITH APPLICABLE STATE, FEDERAL AND LOCAL BUILDING AND UTILITY INSTALLATION CODES. 2. NO WORK SHALL COMMENCE, INCLUDING DEMOLITION, UNTIL ALL APPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THE PROJECT ENGINEER, AND APPROVED. 3. EROSION CONTROL DEVICES ARE TO BE INSTALLED PRIOR TO ANY CLEARING OR EARTHWORK OPERATIONS AND SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION AND UNTIL PERMANENT GROUND COVER IS ESTABLISHED IN ALL DISTURBED AREAS. 4. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS. NOTES: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/ POWER/GAS:CITY OF FAIRHOPE EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: ACCORDING TO THE FEDERAL INSURANCE ADMINISTRATION FLOOD HAZARD BOUNDARY MAP NO. 01003C0644 M, DATED APRIL 19, 2019, THE ABOVE DESCRIBED PROPERTY IS LOCATED IN FLOOD HAZARD AREAS "X-UNSHADED." STATE OF ALABAMA COUNTY OF BALDWIN THE WEST 112 FEET OF LOT 1, AND THE WEST 112 FEET OF THE NORTH ONE-HALF OF LOT 2, BLOCK 2, DIVISION 4, OF THE LAND OF LESSOR IN THE CITY OF FAIRHOPE, ALABAMA AS RECORDED IN MISCELLANEOUS BOOK 1, PAGES 320-321 IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA. LEGAL DESCRIPTION:FLOOD ZONE NOTE: TBM #1 - MASONRY NAIL ELEV = 98.19' BENCHMARK INFORMATION: FST SECTION STREET HOSPITALITY GROUP, LLC 11 NORTH WATER STREET, RSA BATTLE HOUSE TOWER, SUITE 24290 MOBILE, AL 36602 PREPARED FOR: C1 C2 C3 C4 C5 C6-C7 C8 C9 FOLLOWING SHEETS (BY OTHERS) MAY NOT BE INCLUDED WITH THIS SET LP100 LP500 LI100 LI500 EXISTING CONDITIONS/DEMOLITION PLAN SITE PLAN/GEOMETRIC LAYOUT UTILITY PLAN GRADING & DRAINAGE PLAN CIVIL CONSTRUCTION NOTES CIVIL CONSTRUCTION DETAILS EROSION CONTROL PLAN EROSION CONTROL DETAILS LANDSCAPE PLANTING PLAN LANDSCAPE PLANTING DETAILS LANDSCAPE IRRIGATION PLAN LANDSCAPE IRRIGATION DETAILS INDEX TO SHEETS: SHEET DESCRIPTION 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 I 1 I i ,, ,,, ' Eb.tltffl8'101't!AJICMlta9 ..=-.:.:~ .. ! ~~.:~9 9 .JitmesPhtt. TBM-$,'i MASONRY NAIL EL=98.19' EX. 12"X20" GRATE RIM EL=98.SG' INV EL=97.1 o' --~2··w---2" COWJ::RETE-STEP 1'1, -sWM{.2) --, ' ' 11:iX ',, i' ~------ ' -_:_ _·ix%@\_,. ~---------.____ ----_ __/, rl,,,_~· I N 89'57'55" E-.... / 111._83' (0) EAST -WEST • 112''-{l:l)_ ~ ' / EX. CONCRETE STEPS f8P BOR~C~A~CT~lN~NG WALL BOTTOM -101.17 o ._ Of,.,.,WALL EL=98.17' x,.,,, ~ ' WEST 112' in g ", OF LOT 1 O'.l -' . m O'.l m 0-, I ~§ ' VJ A~ I CO I b~ oz 'x BRid<'.''"'RETAINING WALL /OF WALL EL=101.17' WEST 112' 0 c NO R'T nn l'lt.F OF LOT 2 ~1 ... / ,,, / ,,,, - -x,,, ~~ --x--;;;---.::_ --,;£---·•• __ CONCRETE s s9·55'15" E--11-;,~1~ ~-~ __ _1-;G,_t:<R"Jo._A.VVlELL ,,,,, EAST -WEST 112' (R) BRICK WALL W /FDC CONCRETE',, COMMERCIAL BUILDING " ..,. FFE= 1 04.40' #1 EX. CONCRETE DRIVE JB w z :::J Cl z 0 _J <{ w u z w Li... >< w "" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 BTBTBTBTBTBTBTBTBTBTBTBTBTBTBT BT BT BT BT BT BT BT BT GASGASGASGASGASGASGAS GAS GASW W W W W W W W W WWWGAS GAS GAS GAS GAS GAS GAS GAS 'C' 'C' 'C' F.F.E. 100.00 9 8 9999 1011021 0 2 101 100 99 98 97 97 97 100101 97 98 98 W ELEC 102102 9997 102DUMP (3) MS2 (3) MS2 (25) DM2 (2) DV (2) DV (6) DM2 (11) DS(15) DS (12) DM2 (21) DV(12) DV (12) DV (15) TA (8) DS (6) DM2(11) DM2 (10) TA (36) AB2 (14) TA (10) CG (12) CG (10) DM2 (3) MG © 00 10'20'N O R T HLANDSCAPE PLANTING PLAN1 EWALK -----, I tY ,;;, 0 COMMERCIAL BUILDING Scale: 1 "-1 o' S 59·55'15" E EAST -WEST LANDSCAPING Pl'RCENTAGE REQUIREMENTS -Sec. 20 5-4(c) T,01;,I Sita Ar,ei~: Recp.1 ire-d L.JirH:hc.ape Arn (20%): P.-opo11:1-d Uri.<1 $ c.-p,c. /JJ(t::.. Reciuire-d L.a rrchc.ape titwn Building & ROW (60% req. ldsc are-a): Propi,~11:td Un-d$ i;.-p~ AJ.,a blwti Building It ~OW: PERIMETER REQUIREMENTS -Soc 20 .5 -1(d-o) Ro.a..clEf.Q(l.lai.e..S>.l.e>.$.I.Q.cy...It,e,e.s, 11 ree per GOLF FION R &quir11td Fromag,e Oitenti:.ry Tn:.•u : Pr,ovi-d•d Frontage Over1to,ry T,e-u · R iem.aini..n:g. Ol..ll!iidll! Led P,e C'imi!!:ler 11 rill:!lpl:!lr ~LF~tnrnetl:!lr ~} 211.1LF~ Ra quired Perimat~r 0.,-er'llto.ry T,eas: Prr;,,,vided Pe-11m0l1Etr Ov-er-sto-ry T,ieoEi~: ~ 1 trea per 12space'!. Q? 4 \p21oes = R11:t,qU1.-od Pill,li:1ng T,,e,411~: Pr-oi,,ided P~rhng T,ees: 11.07:5 $.I 2,21!5 s.l. 1.317 $.I 1,329 s.l. 2'90 S.I. 7.02 lree'!, 8 tree-~ 2tre,u 8 tree-! O trees 0.33tree'!. 1211,eas landscape architecture land planning placemaking Faley, Alabama ,!!! P. 251.948.7181 .; Mobile, Alabama P. 251.344.4023 i._~~ ~Jackson,Mlssisslppl D ES I G N :~:.~;:,!~~~~:,, P. 850.203.4252 landscape architects www.was-design.cam [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (I) g .e C: +-.8 C a: QC +-I< C: CD 0 E tn a. a. C 0 0 € 1~ ~ G) +-oo ~~ ~ "C C: .9 < RINision_, ___________ _ ~ ~ Revisions / Submissions _ 11.21.22 0C~ITY~SU=B=MITT~~AL _____ _ _ 12.15.22 CC~ITY~SU=B~MITT~AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- Copyriltit 2022 WAS Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYillion11, rnodifk:otion11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. SJW ,...,, VTW Project Manager LCW Prindpol 223473-001 Project No. 11.21.22 Dot, Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LPlOO TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS IE 4 ILEX X ATTENUATA `EAST PALATKA` EAST PALATKA HOLLY B&B OR CONT 2"CAL 6` STANDARD LN 5 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEAD CP 6 PISTACIA CHINENSIS CHINESE PISTACHE B&B OR CONT 3"CAL 10`-12` SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS CG 22 CAMELLIA SASANQUA `SHISHI GASHIRA` SHISHI GASHIRA CAMELLIA 3 GAL 36" o.c. DM2 68 DISTYLIUM 'VINTAGE JADE' VINTAGE JADE DISTYLIUM 3 GAL 36" o.c. MS2 6 MAHONIA EURYBRACTEATA `SOFT CARESS` MAHONIA `SOFT CARESS` 3 GAL 36" o.c. GRASSES CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS MG 3 MISCANTHUS SINENSIS `ADAGIO` ADAGIO MAIDEN GRASS 3 GAL 42" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING AB2 36 AGAPANTHUS AFRICANUS `BLUE` BLUE LILY OF THE NILE 1 GAL 18" o.c. DS 34 DIANELLA TASMANICA `VARIEGATA` VARIEGATED FLAX LILY 1 GAL 24" o.c. DV 59 DIETES VEGETA WHITE AFRICAN IRIS 1 GAL 24" o.c. TA 39 TRACHELOSPERMUM ASIATICUM ASIATIC JASMINE 4"POT 12" o.c. PLANT SCHEDULE © GENERAL PLANTING NOTES • • • • • • • • • • • • • • • • • • • • 1 10"4"1"3"3" TRENCH EDGE2 GROUNDCOVER PLANTING3 SHRUB PLANTING5 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. . FINISHED GRADE ROOTBALL +3"6MULTI-TRUNK TREE STAKING NOTE: •STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT •WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 4 0 a 0 0 (I) ,.--2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL FORM :S' CONTINUOUS SAUCER AROUND PLANTING PIT TRUNK. ;.-.I. "'-2" x 2" HARDWOOD STAKES DRIVEN FIRMLY + _ 2X BALL DIA. ~ A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. ll~LrT-'fl I I fl-FORM SAUCER WITH 3• l"N 111 CONTINUOUS RIM =;~fi"_ 3• MULCH 11 '-SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. j FINISHED GRADE. 1=111=111c- l I II' I ' PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING ------~ SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE 0 1/2" -1·-0· 32 9343-01 o-1----1----vr ______________ 3_2_9_33_3 __ 1_3 ___ 01- GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION, CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BffiER PRIOR TO SUBSTANTIAL COMPLETION. I ANPSCAPE AREA SOIi PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST lYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION WITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS. ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3,;; POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01·-1· PLANT MATERIAL ANO PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH lYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALllY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3~ DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH C8) 3" DEPTH LONGLEAF PINESTRAW, SffiLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MIJNTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED f,S AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 MULCH LAYER CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN QR TOP OF CURB/ PAVING GRADE NOTE, TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. 0 3•-1'-D" 329413.23-02 1H GUYLINE WEBBING PLANTING AT LAWN AREAS TRENCH EDGE RE: DETAIL ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER t.tANUFACTURUER'S INSTRUCTIONS ARROWHEAD ANCHOR SIT ROOTBALL CROWN 1 1 /2• HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. PLANTING AT <--------------, SHRUB AREAS KEEP MULCH 2--3" FROM BASE OF TREE 3" HIGH WATER WELL AT SHRUB AREA 111-1 11-1' mlJ --,~;,_~~----'""";,,,-~I ~l~~SUHBESD GRADE A -'<------- 2X ROOTBALL-I FINISHED GRADE AT LAWN Ot-------- 1 • -1·-0· 329343.26-02 0 3•-1·-o· PLANT SPACING PER PLAN/PLANT SCHEDULE 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) PREPARE BED PER SPECS 329313-01 landscape architecture land planning placemaking Foley, Alabama r~ P. 251.948.7181 ,:;;;;;;;;; .; Mobile, Alabama P. 251.344.4023 i._~~ ~Jockson,Mlssisslppl D ES I G N :~:.~;:,!~~:~:,, P. 850.203.4252 landscape architects www.was-design.com [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (I) g .e C: +-.8 C a: QC +-I< C: CD 0 E u, a. a. C 0 0 € 1~ ~ CD+-oo ~~ ~ "C C: _g < RINision_, ___________ _ ~ ~ Revisions / Submissions _ 11.21.22 0C=ITY~SU=B=MITT=AI.~----- -12.15.22 _C_ITY_SU_B_MITT_AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- Copyriltit 2022 WAS Oesi11n Inc. These documents and their contents ore the property of WAS Des111n, Ifft reproductions, 1WYillion11, rnodifk:ation11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. 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(/(9$72529(581 7232)833(5522) W2 WINDOW PUNCHED OPENINGS W1 WINDOW GROUPINGS A1 PRIMARY EXTERIOR MATERIAL PAINTED STUCCO D1 DECORATIVE RAILINGS A2 SECONDARY EXTERIOR MATERIAL WOOD SIDING W3 WINDOW SHUTTERS II II of-------------- m PFEFFER TORODE '3(563(&7,9($31257+6(&7,21675((7 m PFEFFER TORODE '3(563(&7,9($31257+6(&7,21675((7 m PFEFFER TORODE '3(563(&7,9($31257+6(&7,21675((7 m PFEFFER TORODE '3(563(&7,9($31257+6(&7,21675((7 m PFEFFER TORODE 6,7(3/$1=21,1*$1$/<6,6 1257+6(&7,21675((7 3,' 3$5&(/$''5(66 1257+6(&7,21675((7 )$,5+23($/ 2:1(5 )67-21(60,/(6)(78;-2$13 0$,/,1*$'5(66 32%2; 32,17&/($5$/ $&5($*( $&5(6 /$1'86('(6&5,37,21 *(1(5$/%86,1(66 3$5&(/=21(' % /2&$7(',1&(175$/%86,1(66',675,&7 &%' 29(5/$< 0$;)/225$5($ )$5 1$ $57,&/(,,,6(&7,21& & ',0(16,2167$1'$5'6 7$%/( 6(7%$&.6 675((7 B )5217 G 6(($57,&/(96(&7,21% 1215(6,'(17,$/%8,/',1*6,17+(&%'6+$//%( %8,/7$77+(5,*+72):$</,1( 5($5 121() 6,'( 121(H 0$;+(,*+7 NO &%' N&%' O $EXLOGLQJORFDWHGLQDQ\FRPPHUFLDO]RQHPD\KDYHDKHLJKWRI¶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~-~~~~~,~-~.~, ,---c .• ~,-L,_ .• ~. ~.~, ~. ~ .. ~ .. ~~~~~--:---;--:-----,--- I ~ ~ I I I 111111 •,• . ,, •. 1/.'\ . . .• <==i •. •"<:1·••·.<· .•. •' '• . .. ··•,. ·.; '·./ ·, :<., •• : .. , ... /. . " ' I I ~·c.-3~~-~-~~=~~~=~~~~~~~~~~=~~~~~~~;"'"=~~=~~~~~ \; • ', . . ---------i ' <.:· :.~~·-------~ ... : ... :~--------~ m PFEFFER TORODE ),567)/225 1257+6(&7,21675((7AP1.1 FIRST FLOOR PLAN1 1%2%+)1)28 \ 03&&= &%8, \ )0)' (%8% \ 6)')48-320392+) \ &%8, \ ,38)0 6331 < '3968=%6( \ ,38)0 6331 < ,38)0 6331 < &%8, \ &%8, \ 0392+) < 40%28)6 40%28)6 7836%+) \ 1)',%2-'%0 \ I--------1 i=====I i=====I i=====I i=====I I I I I I i=====I i=====I i=====I i=====I ~[ 00 D I! !I ]~ ~ 1- I I I 0 00° ~ ] I ~ I I ~ ~ ] I I I o§ ]_i ~ ~ J\ I I_ - --~ ' -I □ -C_or ] 7 n ~o \ I I IX X '-------0 0 0 ~-U_ ___ J :-0 0 0 0 0 0 :0 I LJ I i ~ I I " ~ I I " 1 ~ I I ~ ~ I I ~ I -r=fn) :_o 0 o s:>0 o i0 r---1 ~-r-~~~l o 0 0 ] EJ =7 Q I Pi J X I© I l~lm I~ Xe -~ ~ I ) == Q 1Pi ~ - == ITC~ ~ rl l_J : ---- rl - ,--L ,--L ]~ ~ /" C9 D ~ l_J -~ \ D ~ ~· O[ D I ] I I ~ D -()} ~:>q D ] I I ciO ---~ ~JTT == = = = Ea s(}O ]~i I -I T I t:--------:1 ________,, t:--------:1 t:--------:1 -------- I of-------------- m PFEFFER TORODE 6(&21')/225$31257+6(&7,21675((7 SECOND FLOOR PLAN1 ,397)/))4-2+ \ )0)'86-'%0 \ &%8, \ ,38)0 6331 < ,38)06331 \ &%8, \ 34)283 &)03; 4%6036 \ 4%6036 \ ,38)06331 \ ,38)06331 \ &%8, \ &%8, \ ,38)0 6331 < 4%6036 \ Qr---------===-===-- m PFEFFER TORODE 7+,5')/225 1257+6(&7,21675((7 THIRD FLOOR PLAN1 AP1.3 ,397)/))4-2+ \ )0)'86-'%0 \ &%8, \ ,38)0 6331 < &%8, \ 7836%+) 4%6036 \ 4%6036 \ ,38)06331 \ &%8, \ &%8, \ ,38)0 6331 < 4%6036 \ ,38)06331 \ ,38)06331 \ Qr---------===-===-- m PFEFFER TORODE 522)7233/$1$31257+6(&7,21675((7 ROOFTOP PLAN1 633*8347)6:-')%6)% \ 398(336+6-00%6)% \ 0392+) \ )0):%836 :)78-&90) \ 40%28)6 40%28)6 40%28)6'%8)6-2+/-8',)2 \ *4 *4'3:)6)(0392+) \ 40%28)640%28)6'3:)6(&%6 \ ):)28%6)% \ 3:)6033/ \ &%8,6331 \ &%8,6331 \ 40%28)6 40%28)640%28)6&$123<7(17522)$1&+2532,176 7<3,&$/ 71 1r 71 1r I J ~ ~-I -~ ~ I C -- - I I C 'V -- ~- ~==---A ~ ' =s------------- - ~ IX X ~ 0 0 0 0 0 I I I I I LJ I I I I I I I ~ I ~ \ I _/_ I.~ L!1 -\- i~~+□I I \ 1-1--~[ ----_Q_ -_Q___ -_____<) --_J ~ DI C -- --------------~ - - ~- -~ ~=====-~- I I -- - -C -- -- r\ /" I C I I - I I - ~- ~ ~I I~ ~I I~ or------------------- m PFEFFER TORODE 522)7233/$1$31257+6(&7,21675((7 ROOFTOP PLAN1 633*8347)6:-')%6)% \ 398(336+6-00%6)% \ 0392+) \ )0):%836 :)78-&90) \ 40%28)6 40%28)6 40%28)6'%8)6-2+/-8',)2 \ *4 *4'3:)6)(0392+) \ 40%28)640%28)6'3:)6(&%6 \ ):)28%6)% \ 3:)6033/ \ &%8,6331 \ &%8,6331 \ 40%28)6 40%28)640%28)66) 6) 6) &$123<7(17522)$1&+2532,176 7<3,&$/ STRUCTURES OTHER THAN THOSE USED FOR ELEVATORS AND STAIRWELLS < 25% OF THE TOTAL SF OF THE ROOFTOP TOTAL SF OF ELEVATORS PROVIDING ACCESS TO ROOFTOP TERRACE EXCEEDING CBD 40' MAX BY NO MORE THAN 5' < 7.5% OF THE TOTAL SF OF THE ROOFTOP TOTAL SF OF THE ROOFTOP (3.2% OF TOTAL SF OF THE ROOFTOP) (24.9% OF TOTAL SF OF THE ROOFTOP) ELEVATORS AND STAIRWAYS PROVIDING ACCESS TO ROOFTOP TERRACE BELOW CBD 40' MAX HEIGHT DIAGONAL HATCH AREA DEPICTS UNCOVERED ROOF AREA 1~1 ~11 - 7 I I I I I or----------------- m PFEFFER TORODE R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) W PROPOSED BRICK PAVERS 'C'COMPACT VEHICLE SPACE DESIGNATION/////////O'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACESW ELEC 30 4 20 SU-30 - Single Unit TruckOverall Length 30.000ftOverall Width 8.000ftOverall Body Height 13.500ftMin Body Ground Clearance 1.367ftTrack Width 8.000ftLock-to-lock time 5.00sMax Steering Angle (Virtual) 31.80° DUMP FAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONEX 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 TRUCK PATH EXHIBIToi 23' /0 < ~ CONCRETE GRAVEL EX. BRICK WALL W/FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' EX. CONCRETE DRIVE L w u z w LL 0.61' w z ::::i C) z 0 _J <( w u z w LL >< w ~ AX!£8 CMF □ OTF 8 CRF8 CRSO 0 F-7 L:.....il N SECTION STNBANCROFTSTOAK AVE PINE AVE City of FairhopePlanning Commission January 5, 2023 ¯N SECTION STOAK AVE SD 23.02 - Fairhope Hotel Legend Roads Parcels Corporate LimitsZoning Classification B-2 - General Business District B-3a - Tourist Resort Lodging District B-4 - Business and Professional District P-1 - Parking R-2 - Medium Density Single-Family Planning Jurisdiction ^ Project Name: Fairhope HotelSite Data: 0.25 acresProject Type: 14-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 112977General Location: East side of North Section Street, South side of Oak AvenueSurveyor of Record: JADE Consulting, LLCEngineer of Record: JADE Consulting, LLCOwner / Developer: FST, Section Street Hospitality Group LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: µ µ Approval with Conditions Casey Potts 1 SD 23.02 Fairhope Hotel – January 5, 2023 Summary of Request: Request of FST Section Street Hospitality Group, LLC for Multiple Occupancy Plan Approval of Fairhope Hotel, a 14‐Unit multiple‐occupancy project. Jade Consulting, LLC is the authorized agent and Engineer for the project. The subject property is zoned B‐2 Central Business District and is approximately 0.25 acres. The property is located at the southeastern corner of Section Street and Oak Avenue. Comments: ‐ Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. o Water – Water will connect to an existing 8” line along Oak Avenue. Final location of water meters shall be approved by the Water Superintendent. The fire protection line needs to be shown. The 6” water line needs to show where it is intended to be servicing as well as be labeled on the plans. o Sewer – Sewer will gravity feed to an existing sanitary sewer manhole to the north of the subject property. o Power – Power will run underground from the building to an existing line located along the eastern side of Section Street. o Gas – Gas is available along Oak Avenue. o Communications – AT&T o Trash pickup will be via dumpster located at the northeast corner of the subject property. ‐ Traffic Study: A traffic study was not required. ‐ Drainage: The developer is proposing to relocate the S‐1 inlet top located at the southwest corner of the property. On site, two 8” HDPE roof drains will convey stormwater to the alley. ‐ Landscaping: Landscape plans were reviewed by the City Horticulturalist. The generator location coincides with a tree planting location. Either the generator or the tree will need to be relocated subject to Planning staff approval. ‐ Parking: As proposed by the applicant, there are fourteen units on site. While on‐street parking is encouraged in the CBD, parking is not required for non‐residential uses in the CBD. The applicant proposes a total of 13 spaces to service the building – six on‐site spaces and seven parallel, on‐street spaces. Parking is provided behind the building and is screened from the public rights‐of‐way via fencing and plantings. Two existing, on‐street parking spaces were removed for curb cuts. Overflow parking is expected to park at the Civic Center across Section Street. ‐ Sidewalk: Sidewalks are required to be a minimum of 8’ wide in the CBD. The Section Street sidewalk is 8’. The Oak Street sidewalk is 6’. The 8’ requirement can be reduced upon satisfactorily demonstrating to the City Council that the site constrains the sidewalk to the point that 8’ is not feasible. The proposed sidewalks are constructed with pavers. Recommendation: Staff recommends conditional approval of SD 23.02 Fairhope Hotel MOP with the following conditions: 1.Approval of SR 22.01 Fairhope Hotel Site Plan. 2.The fire protection line shall be shown in the plans. 3.The 6” water line shall show where it is intended to be servicing and be labeled on the plans. R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) W PROPOSED BRICK PAVERS 'C'COMPACT VEHICLE SPACE DESIGNATION/////////O'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACESREQD., H/C PARKING SIGNREQD., 4" PAINTED WHITE STRIPE REQD., TRANSITION FROM 1 EA. STEP TO 2 EA. STEPS REQD., 4" PAINTED WHITE STRIPING REQD., 8' WIDE BRICK PAVER SIDEWALK REQD., 6' WIDE BRICK PAVER SIDEWALK REQD., 24" WIDE CONCRETE CURB AND (SPILL) GUTTER REQD., 6'x4.5' DUMPSTER W/ MASONRY ENCLOSURE(SEE ARCH PLANS FOR DETAILS)REQD., 4" PAINTED WHITE STRIPE REQD., 4" PAINTED WHITE STRIPE REQD., 24" WIDE CONCRETE CURB AND GUTTER REQD., 6" CONCRETE CURB REQD., 104LF RETAINING WALL ALONG PROPERTY LINE (DESIGN BY OTHERS)REQD., APPROX. 40LF RETAINING WALL ALONG PROPERTY LINE(DESIGN BY OTHERS)REQD., 6" CONCRETE CURB REQD., RETAINING WALL (BY OTHERS) REQD., 4' ORNAMENTAL FENCE REQD., LOADING ZONE SIGN (ON WALL) REQD., CO-MOUNTED (BACK-TO-BACK) "DO NOT ENTER" SIGN AND "STOP" SIGN REQD., RELOCATED "EASTERN SHORE TRAIL" SIGN ELEC REQD., 6 EA. STEPS (WITH HANDRAILS) REQD., 1 EA. STEPS REQD., 7 EA. STEPS (W/ HANDRAILS) REQD., 1 EA. STEP REQD., 2 EA. STEP REQD., EX. TREE TO REMAIN REQD., (3) EA. "COMPACT PARKING ONLY" SIGN (ONE SIGN POST MOUNTED ON TOP OF WALL) DUMP REQD., "NO TRUCKS" SIGN (ON WALL) AND TWO (2) EA. BOLLARDS GENER ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 SITE PLAN & GEOMETRIC LAYOUTFAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FORFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONSITE DATA TABLE STATE OF ALABAMA COUNTY OF BALDWIN CITY OF FAIRHOPE TAX PARCEL ID:05-46-03-37-0-007-068.505 ZONING:B-2 (GENERAL BUSINESS DISTRICT) CBD (CENTRAL BUSINESS DISTRICT) OVERLAY ACERAGE:APPROX. 0.254 ACRES (11,075 SF) BUILDING SETBACKS AND LANDSCAPE BUFFERS: FRONT:N/A SIDE:N/A REAR:N/A PARKING STANDARDS: REQUIRED:PROVIDED: VEHICLE PARKING: 13 SPACES PER B.O.A. 6 SPACES (ON-SITE) 7 SPACES (ON-STREET) NET GAIN OF 5 SPACES AREA & DIMENSIONAL CALCULATIONS: BUILDING HEIGHT:29' TO ROOFTOP (SEE ARCH ELEVATIONS) GROSS FLOOR AREA: FIRST FLOOR:5,309 SF SECOND FLOOR:4,298 SF THIRD FLOOR:4,786 SF ROOFTOP:1,323 SF TOTAL:15,716 SF BUILDING COVERAGE:5,309 SF / 11,075 SF = 47.9% IMPERVIOUS AREA (EXCLUDING BUILDING):4,749 SF / 11,075 SF = 42.9% PROPOSED LANDSCAPE:1,017 SF / 11,075 SF = 9.2% PROPOSED JOINT LAYOUT: NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. PROPOSED CONTRACTION/SAWCUT JOINT PROPOSED EXPANSION JOINT C2 1" = 10' MASONRY NAIL EL=98.19' Q_ _,------ ~ WEST 112' cD F LO,<i 1 CONCRETE GRAVEL W /FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' w u z w LL w z :::J Cl z 0 _J <{ w u z w LL "'" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 F7 c....il ,,\,,~•~~').',,; ,,,, ~n·;;.·~,,, ........ ,1'''';'f(21 BTBTFOFOFOFOFOFOFOFOFOFO FO FO FO FO GASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGAS GASGASUPUPUPUPUPOHPOHPOHPOHPOHP/////////GAS GAS GAS GAS GAS GAS GAS GAS OSS SS SS SS SS SS SS SS SS SS SS SS REQD., REMOVE 2 EA. EX. TREES WITHIN PROPERTY REQD., REMOVE EX. BRICK RETAINING WALL REQD., REMOVE EX. BRICK RETAINING WALL AND CONCRETE STEPS REQD., REMOVE EX. GAS STUB OUT (BY OTHERS - COORD. W/ LOCAL UTILITY) REQD., REMOVE EX. CONCRETE APRON AND MOUNTABLE CURB REQD., REMOVE EX. CONCRETE SIDEWALK REQD., REMOVE EX. STRIPING VIA WATER JET METHOD REQD., REMOVE EX. CURB INLET TOP REQD., REMOVE PORTIO OF EX. BRICK PAVER SIDEWALK (RETAIN PORTION OF SIDEWALK TO ALLOW PEDESTRIAN ACCESS TO CROSSWALKS) REQD., MILL EXISTING ASPHALT AS SHOWN AND REMOVE EX. CURB AND GUTTER AS SHOWN REQD., REMOVE EX. CURB CURB AND GUTTER REQD., REMOVE EX. TREE WITHIN PROPERTY REQD., REMOVE EX. POWERLINE WITHIN PROPERTY (COORD. W/ LOCAL UTILITY) REQD., REMOVE EX. POWERPOLE (COORDINATE W/ LOCAL UTILITY) (RELOCATE) REQD., REMOVE EX. 2" WATERLINE TO EX. VALVE AND REMOVE EXIST. WATER METER (BY OTHERS) (COORD. W/ LOCAL UTILITY) REQD., SAWCUT AND REMOVE EXISTING CURB AND GUTTER AS SHOWN REQD., SAWCUT AND REMOVE PORTION OF EX. CONCRETE APRON REQD., REMOVE PORTION OF EXISTING PIPE AS NEEDED CONTRACTOR TO FIELD VERIFY UNDERGROUND CONDITIONS AND COORD. W/ CITY AND ENGINEER FOR MEANS AND METHODS TO RELOCATE INLET TOP. REQD., REMOVE EX. CONCRETE SIDEWALK REQD., REMOVE/RELOCATE EX. STREET LIGHT POLE (COORD. W/ CITY FOR NEW LOCATION AND PROTECTION OF EX. POLE FOR REUSE) R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS W TO BE REMOVED TO BE REMOVED TO BE REMOVED 1 1/2" ASPHALT MILL FOR OVERLAY EXISTING CONDITIONSC1FAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FOFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONSITE VICINITY MAP FAIRHOPE, AL SURVEY PROVIDED BY: 1. ALL NEW WORK SHOWN IN THESE PLANS SHALL COMPLY WITH APPLICABLE STATE, FEDERAL AND LOCAL BUILDING AND UTILITY INSTALLATION CODES. 2. NO WORK SHALL COMMENCE, INCLUDING DEMOLITION, UNTIL ALL APPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THE PROJECT ENGINEER, AND APPROVED. 3. EROSION CONTROL DEVICES ARE TO BE INSTALLED PRIOR TO ANY CLEARING OR EARTHWORK OPERATIONS AND SHALL BE MAINTAINED THROUGHOUT CONSTRUCTION AND UNTIL PERMANENT GROUND COVER IS ESTABLISHED IN ALL DISTURBED AREAS. 4. ALL DEMOLITION TO BE DISPOSED OF IN ACCORDANCE WITH ALL LOCAL, STATE, AND FEDERAL LAWS AND REGULATIONS. NOTES: UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/ POWER/GAS:CITY OF FAIRHOPE EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: ACCORDING TO THE FEDERAL INSURANCE ADMINISTRATION FLOOD HAZARD BOUNDARY MAP NO. 01003C0644 M, DATED APRIL 19, 2019, THE ABOVE DESCRIBED PROPERTY IS LOCATED IN FLOOD HAZARD AREAS "X-UNSHADED." STATE OF ALABAMA COUNTY OF BALDWIN THE WEST 112 FEET OF LOT 1, AND THE WEST 112 FEET OF THE NORTH ONE-HALF OF LOT 2, BLOCK 2, DIVISION 4, OF THE LAND OF LESSOR IN THE CITY OF FAIRHOPE, ALABAMA AS RECORDED IN MISCELLANEOUS BOOK 1, PAGES 320-321 IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA. LEGAL DESCRIPTION:FLOOD ZONE NOTE: TBM #1 - MASONRY NAIL ELEV = 98.19' BENCHMARK INFORMATION: FST SECTION STREET HOSPITALITY GROUP, LLC 11 NORTH WATER STREET, RSA BATTLE HOUSE TOWER, SUITE 24290 MOBILE, AL 36602 PREPARED FOR: C1 C2 C3 C4 C5 C6-C7 C8 C9 FOLLOWING SHEETS (BY OTHERS) MAY NOT BE INCLUDED WITH THIS SET LP100 LP500 LI100 LI500 EXISTING CONDITIONS/DEMOLITION PLAN SITE PLAN/GEOMETRIC LAYOUT UTILITY PLAN GRADING & DRAINAGE PLAN CIVIL CONSTRUCTION NOTES CIVIL CONSTRUCTION DETAILS EROSION CONTROL PLAN EROSION CONTROL DETAILS LANDSCAPE PLANTING PLAN LANDSCAPE PLANTING DETAILS LANDSCAPE IRRIGATION PLAN LANDSCAPE IRRIGATION DETAILS INDEX TO SHEETS: SHEET DESCRIPTION 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 I 1 I i ,, ,,, ' Eb.tltffl8'101't!AJICMlta9 ..=-.:.:~ .. ! ~~.:~9 9 .JitmesPhtt. TBM-$,'i MASONRY NAIL EL=98.19' EX. 12"X20" GRATE RIM EL=98.SG' INV EL=97.1 o' --~2··w---2" COWJ::RETE-STEP 1'1, -sWM{.2) --, ' ' 11:iX ',, i' ~------ ' -_:_ _·ix%@\_,. ~---------.____ ----_ __/, rl,,,_~· I N 89'57'55" E-.... / 111._83' (0) EAST -WEST • 112''-{l:l)_ ~ ' / EX. CONCRETE STEPS f8P BOR~C~A~CT~lN~NG WALL BOTTOM -101.17 o ._ Of,.,.,WALL EL=98.17' x,.,,, ~ ' WEST 112' in g ", OF LOT 1 O'.l -' . m O'.l m 0-, I ~§ ' VJ A~ I CO I b~ oz 'x BRid<'.''"'RETAINING WALL /OF WALL EL=101.17' WEST 112' 0 c NO R'T nn l'lt.F OF LOT 2 ~1 ... / ,,, / ,,,, - -x,,, ~~ --x--;;;---.::_ --,;£---·•• __ CONCRETE s s9·55'15" E--11-;,~1~ ~-~ __ _1-;G,_t:<R"Jo._A.VVlELL ,,,,, EAST -WEST 112' (R) BRICK WALL W /FDC CONCRETE',, COMMERCIAL BUILDING " ..,. FFE= 1 04.40' #1 EX. CONCRETE DRIVE JB w z :::J Cl z 0 _J <{ w u z w Li... >< w "" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR101 100 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 101 100 FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION DRAINAGE DIRECTION W PROPOSED BRICK PAVERS 100.25 100.75 T.O.C. 'C'COMPACT VEHICLE SPACE DESIGNATIONBTBTFOFOFOFOFOFOFOFOFOFOFOFOFOFOGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGAS GASUPUPUPUPUP/////////GAS GAS GAS GAS GAS GAS GAS GAS O'C' 'C' 'C' 100.00 T.O.C. 99.50 100.00 F.F.E. 100.00 100.00 100.00 99.95 100.25 101.50101.55101.63101.70 T.O.C.101.20103.00 97.67 97.60 97.55 103.00 101.50 T.O.C. 101.00 102.10 T.O.C. 101.60 101.50102.50 T.O.C. 102.0099.6099.50102.50 T.O.C. 102.00 102.75 T.O.C. 102.25 H.P. 102.65 T.O.C. 102.15 100.00 T.O.C. 99.50 99.80 T.O.C. 99.3099.75 T.O.C.99.2599.40 T.O.C. 99.15 100.10 T.O.C. 99.60 99.40 T.O.C. 98.90 99.50 T.O.C. 99.00 98.30 T.O.C. 97.80 97.10 T.O.C. 96.60 96.35 96.30 97.50 99.5099.9099.4099.4099.35 T.O.C. 98.85 99.30 T.O.C. 98.80 98.80 98.50 97.5097.00 T.O.C.96.5096.85 T.O.C. 96.35 96.45 96.35 T.O.C. 95.85 96.95 T.O.C.96.4597.5097.00 T.O.C.96.5097.00 T.O.C.96.50SS SS SS SS SS SS SS SS SS SS SS SS 9 8 9999 1011021 0 2 101 100 99 98 97 97 97 100101 97 98 98 REQD., REMOVE/REPLACE EX. CURB INLET TOP WITH NEW ALDOT S1 INLET TOP (RELOCATE OUTSIDE DRIVEWAY APRON - CONTRACTOR TO FIELD VERIFY UNDERGROUND CONDITIONS AND COORD W/ CITY AND ENGINEER FOR MEANS AND METHODS TO RELOCATE INLET TOP) REQD., CORE DRILL EX. INLET BOX TO INSTALL 8" PVC ROOF DRAIN (COORD. W/ MEP PLANS) REQD., CORE DRILL EX. INLET BOX TO INSTALL 8" PVC ROOF DRAIN (COORD. W/ MEP PLANS)SSMATCH EXIST. REQD., 7 EA. STEPS (WITH HANDRAILS) REQD., 1 EA. STEPS REQD., 7 EA. STEPS (W/ HANDRAILS) REQD., 1 EA. STEP REQD., 2 EA. STEP ELEC 100.30 T.O.C. 99.80 MATCH EXIST.99.00 T.O.W. 103.50 (END OF WALL) T.O.W. 101.00 (END OF WALL)T.O.W. 102.50T.O.W. 103.00 T.O.W. 103.50 T.O.W. 104.00 T.O.W. 104.00 101.50 T.O.C. 101.00 101.50 102102 103.00 T.O.W. 101.63 102.00 T.O.W. 101.55 T.O.W. 104.00 99.10 97.509 999.50100.00 T.O.C.99.50100.85 T.O.C.99.3597 102DUMP GENER GRADING & DRAINAGE PLANFAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FORFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONNOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. SURVEY PROVIDED BY: DRAINAGE INLET NOTE: FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THE PLANS IS THE GUTTER FLOW LINE ELEVATION. C4 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 TBM #1 - MASONRY NAIL ELEV = 98.19' BENCHMARK INFORMATION: "'""· -%:,-?·,,;==~ ,,,.,'f:P MASONRY NAIL EL=98.19' EX. CURB INLET RIM EL=101.02' THROAT EL= 100.07' INV=98.23'(S)24"RCP r 103,-40--- ---CONCRETE GRAVEL ,,,,, EX. BRICK WALL W/FDC CONCRETE',, COMMERCIAL BUILDING FFE=104.40' ·1 EX. CONCRETE DRIVE x,o, . .,., w z :::J Cl z 0 _J <{ w u z w LL ~~~1_11::.'\~~';'" S■Ut lt 5pu lohFort,,U,Ji~17 s •• m.Fort,AL 3,5H (U1)6l,-CMo, "" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 F7 c....il -- ,,\,,~•~-~').',,; ,,,, ~n·;;.·~,,, ...... ,1'''';'f(21 R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) W PROPOSED BRICK PAVERS 'C'COMPACT VEHICLE SPACE DESIGNATIONBTBTFOFOFOFOFOFOFOFOFOFOFOFOFOFOGASGASGASGASGASGASGASGASGASGASGASGAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GASGASGAS GASUPUPUPUPUP/////////GAS GAS GAS GAS GAS GAS GAS GAS OHP'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACESSS SS SS SS SS SS SS SS SS SS SS SS SSREQD., DOGHOUSE MANHOLE (BY OTHERS) REQD., REMOVE/ABANDON 2" WATERLINE (BY OTHERS) REQD., CLEANOUT (TYP.) REQD., 8" D.I. WATER LINE EXTENSION (BY OTHERS) REQD., 6" 90° BEND REQD., APPROX. 52 LF 6" C900 PVC REQD., APPROX. 50 LF 2" PVC DOMESTIC WATERLINE REQD., ELECTRICAL TRANSFORMER PAD (COORD. W/ LOCAL UTILITY) ELEC REQD., 6" PVC SEWER LATERAL @ 1.00% MIN REQ'D., FIRE HYDRANT ASSEMBLY (BY OTHERS) REQD., CONTRACTOR TO STUB OUT UTILITIES TO WITHIN 5' OF BLDG (COORDINATE W/ MECHANICAL PLANS) REQD., 2" SERVICE TAP (BY OTHERS) & 2" WATER METER W/ BACKFLOW DEVICE (COORDINATE W/ LOCAL UTILITY) REQD., IRRIGATION TAP & METER (SEE IRRIGATION PLANS) REQD., (1) 6" DBL B.F.P. W/ DBL VINYL WRAPPED INSULATION & SIAMESE CONNECTION REQD., DUMPSTER DRAIN(SEE DETAIL ON SHEET C6)REQD., 8" PVC SEWER LATERAL (BY OTHERS) GENER REQD., POTENTIAL GENERATOR LOCATION (COORD. W/ LOCAL UTILITY, OWNER, AND MEP) REQD., CONNECT TO EXIST. SEWER LATERAL PROVIDED BY CITY UTILITY PLANFAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FORFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONDIMENSION NOTE: DIMENSIONS ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. UTILITY NOTE: CONTRACTOR TO STUB OUT UTILITIES TO WITHIN 5' OF BUILDING. COORDINATE WITH PLUMBING PLANS FOR CONNECTION. PROPOSED JOINT LAYOUT: NOTES TO CONTRACTOR: 1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.). 3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER. 4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND SUBMIT VIDEO TO THE OWNER FOR REVIEW. 5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT. 6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS. 7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS. PROPOSED CONTRACTION/SAWCUT JOINT PROPOSED EXPANSION JOINT EXISTING UTILITIES INDICATED ON THESE PLANS ARE BASED ON AVAILABLE INFORMATION. CONTRACTOR IS REQUIRED TO VERIFY LOCATION, BURY DEPTH, SIZE AND MATERIAL TYPE PRIOR TO ANY UTILITY IMPROVEMENTS. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES THAT ARE FOUND. EXISTING UTILITIES DISCLAIMER: C3 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 UTILITY INFORMATION CONTRACTOR SHALL HAVE ALL EXISTING BURIED UTILITIES "LINE SPOTTED" BY CALLING 1-800-292-8925 (ALABAMA ONE-CALL) OR BY CONTACTING LOCAL UTILITY COMPANIES WATER/SEWER/ POWER/GAS:CITY OF FAIRHOPE MASONRY NAIL EL=98.19' OF NORTH HALF OF LOT 2 _,------ CONCRETE GRAVEL EX. BRICK WALL W/FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' S 59·55' 15" E EAST -WEST EX. CONCRETE DRIVE I f-s: :::, 0 (fl in I 0 ,.,-,I N~ g~ z w z :::J Cl z 0 _J <{ w u z w LL "'" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 F7 ~ \l111Ut11 ,,\' ,..~_A;.''; ,,,, ~n·;;.·~,,, ...... ,1'''';'f(21 R.O.W. LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) EXIST. 1 FOOT CONTOUR101 100 EXIST. 5 FOOT CONTOUR EXIST. GRADE SPOT ELEVATION PROPOSED 1 FOOT CONTOUR PROPOSED 5 FOOT CONTOUR 101 100 FINISHED GRADE ELEVATION (TOP OF CURB) FINISHED GRADE ELEVATION DRAINAGE DIRECTION W PROPOSED BRICK PAVERS 100.25 100.75 T.O.C. 'C'COMPACT VEHICLE SPACE DESIGNATION/////////OIP 'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACES9 8 9999 1011021 0 2 101 100 99 98 97 97 97 100101 97 98 98 TEMP-CEP (EX. CONC. APRON) INITIAL SBA INITIAL SBA ELEC 102102 9997 IP 102DUMP GENER RAINFALL INSPECTION NOTE: SITE CONSTRUCTION DEBRIS DISPOSAL NOTE:EROSION CONTROL PLAN1" = 10'FAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.12/15/22REVISE AND RESUBMIT TO CITY1.PRELLLLLLLLLLLLLLLLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMININARY ARYARYARYARYARYRY ARYARYARYARYARY ARYARY ARYARYARYYYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPPPLAAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONONS ONS ONS ONS ONSONS ONS ONLLLYLYLLLYLYLYLYLLYLLLLLYLNOT TOT OT TOTOTTOT TFOR FOR FOR FOR FOR FOR FOR FOR FOR FORFOR FOR FFOR FORFOROR FORFORCONSCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSNSCONSONSNSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUTRTRUCTRUCTRUCTRUCTRUCTIONTIONTIOTIONTIOTIONTIOTIOTIOTIOTIOTIOTIOTIOTIOTIONONIONEROSION CONTROL NOTES: 1. ALL EROSION CONTROL MEASURES ARE TO BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH THE LATEST ADEM STANDARDS. 2. ALL AREAS LEFT UNATTENDED FOR LONGER THAN 13 DAYS SHALL BE COVERED WITH SEASONAL TEMPORARY SEEDING AND MULCHING. 3. ALL SLOPES SHALL BE TRACKED PERPENDICULAR TO THE SLOPE. 4. NO WORK SHALL COMMENCE UNTIL ALL APPLICABLE EROSION CONTROL MEASURES HAVE BEEN INSTALLED, INSPECTED BY THE PROJECT ENGINEER, AND APPROVED. 5. STORMWATER DETENTION POND OR SEDIMENT BASIN SHALL BE CONSTRUCTED, INSPECTED, AND APPROVED PRIOR TO WORK ON ANY OTHER TASK, UNLESS OTHERWISE APPROVED BY THE PROJECT ENGINEER. 6. ALL DISTURBED AREAS WILL BE PROPERLY STABILIZED. CONTRACTOR TO COORDINATE WITH LANDSCAPE PLAN FOR FINAL PLANTING REQUIREMENTS. 7. 4" MIN TOPSOIL TO BE SPREAD ACROSS DISTURBED SURFACES ONCE FINAL GRADING HAS BEEN ESTABLISHED. CONTRACTOR TO PROVIDE SEED/SOD AS PER EROSION CONTROL PLAN AND STABILIZE DISTURBED AREAS PER ADEM REQUIREMENTS. A DUMPSTER OF SUITABLE SIZE SHALL BE ON-SITE DURING ALL PHASES OF CONSTRUCTION ACTIVITIES AND EMPTIED AT A SUITABLE PERMITTED DISPOSAL SITE AND REPLACED AS NEEDED THROUGHOUT THE DURATION OF THE PROJECT. ALL DISPOSAL SHALL MEET ALL LOCAL, STATE, AND FEDERAL CODES AND REGULATIONS. ALL EROSION CONTROLS SHALL BE INSPECTED BY A QUALIFIED PERSON WITHIN 24 HOURS OF A RAINFALL EVENT OF 3/4 INCH OR GREATER AND REPAIRED AS NEEDED. C8 ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 MASONRY NAIL EL=98.19' _,------ CONCRETE GRAVEL W /FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' EX. CONCRETE DRIVE w z :::J Cl z 0 _J <{ w u z w LL >< w "'" AXL£6 CMF □ OTF 6 CRF6 CRSO 7 0 F7 c....il -- ,,\,,~•~~').',,; ,,,, ~n·;;.·~,,, ........ ,1'''';'f(21 BTBTBTBTBTBTBTBTBTBTBTBTBTBTBT BT BT BT BT BT BT BT BT GASGASGASGASGASGASGAS GAS GASW W W W W W W W W WWWGAS GAS GAS GAS GAS GAS GAS GAS 'C' 'C' 'C' F.F.E. 100.00 9 8 9999 1011021 0 2 101 100 99 98 97 97 97 100101 97 98 98 W ELEC 102102 9997 102DUMP (3) MS2 (3) MS2 (25) DM2 (2) DV (2) DV (6) DM2 (11) DS(15) DS (12) DM2 (21) DV(12) DV (12) DV (15) TA (8) DS (6) DM2(11) DM2 (10) TA (36) AB2 (14) TA (10) CG (12) CG (10) DM2 (3) MG © 00 10'20'N O R T HLANDSCAPE PLANTING PLAN1 EWALK -----, I tY ,;;, 0 COMMERCIAL BUILDING Scale: 1 "-1 o' S 59·55'15" E EAST -WEST LANDSCAPING Pl'RCENTAGE REQUIREMENTS -Sec. 20 5-4(c) T,01;,I Sita Ar,ei~: Recp.1 ire-d L.JirH:hc.ape Arn (20%): P.-opo11:1-d Uri.<1 $ c.-p,c. /JJ(t::.. Reciuire-d L.a rrchc.ape titwn Building & ROW (60% req. ldsc are-a): Propi,~11:td Un-d$ i;.-p~ AJ.,a blwti Building It ~OW: PERIMETER REQUIREMENTS -Soc 20 .5 -1(d-o) Ro.a..clEf.Q(l.lai.e..S>.l.e>.$.I.Q.cy...It,e,e.s, 11 ree per GOLF FION R &quir11td Fromag,e Oitenti:.ry Tn:.•u : Pr,ovi-d•d Frontage Over1to,ry T,e-u · R iem.aini..n:g. Ol..ll!iidll! Led P,e C'imi!!:ler 11 rill:!lpl:!lr ~LF~tnrnetl:!lr ~} 211.1LF~ Ra quired Perimat~r 0.,-er'llto.ry T,eas: Prr;,,,vided Pe-11m0l1Etr Ov-er-sto-ry T,ieoEi~: ~ 1 trea per 12space'!. Q? 4 \p21oes = R11:t,qU1.-od Pill,li:1ng T,,e,411~: Pr-oi,,ided P~rhng T,ees: 11.07:5 $.I 2,21!5 s.l. 1.317 $.I 1,329 s.l. 2'90 S.I. 7.02 lree'!, 8 tree-~ 2tre,u 8 tree-! O trees 0.33tree'!. 1211,eas landscape architecture land planning placemaking Faley, Alabama ,!!! P. 251.948.7181 .; Mobile, Alabama P. 251.344.4023 i._~~ ~Jackson,Mlssisslppl D ES I G N :~:.~;:,!~~~~:,, P. 850.203.4252 landscape architects www.was-design.cam [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (I) g .e C: +-.8 C a: QC +-I< C: CD 0 E tn a. a. C 0 0 € 1~ ~ G) +-oo ~~ ~ "C C: .9 < RINision_, ___________ _ ~ ~ Revisions / Submissions _ 11.21.22 0C~ITY~SU=B=MITT~~AL _____ _ _ 12.15.22 CC~ITY~SU=B~MITT~AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- Copyriltit 2022 WAS Oesi11n Inc. These documents and their contents ore the property of WAS Design. Ifft reproductions, 1WYillion11, rnodifk:otion11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. SJW ,...,, VTW Project Manager LCW Prindpol 223473-001 Project No. 11.21.22 Dot, Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LPlOO TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS IE 4 ILEX X ATTENUATA `EAST PALATKA` EAST PALATKA HOLLY B&B OR CONT 2"CAL 6` STANDARD LN 5 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEAD CP 6 PISTACIA CHINENSIS CHINESE PISTACHE B&B OR CONT 3"CAL 10`-12` SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS CG 22 CAMELLIA SASANQUA `SHISHI GASHIRA` SHISHI GASHIRA CAMELLIA 3 GAL 36" o.c. DM2 68 DISTYLIUM 'VINTAGE JADE' VINTAGE JADE DISTYLIUM 3 GAL 36" o.c. MS2 6 MAHONIA EURYBRACTEATA `SOFT CARESS` MAHONIA `SOFT CARESS` 3 GAL 36" o.c. GRASSES CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS MG 3 MISCANTHUS SINENSIS `ADAGIO` ADAGIO MAIDEN GRASS 3 GAL 42" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING AB2 36 AGAPANTHUS AFRICANUS `BLUE` BLUE LILY OF THE NILE 1 GAL 18" o.c. DS 34 DIANELLA TASMANICA `VARIEGATA` VARIEGATED FLAX LILY 1 GAL 24" o.c. DV 59 DIETES VEGETA WHITE AFRICAN IRIS 1 GAL 24" o.c. TA 39 TRACHELOSPERMUM ASIATICUM ASIATIC JASMINE 4"POT 12" o.c. PLANT SCHEDULE © GENERAL PLANTING NOTES • • • • • • • • • • • • • • • • • • • • 1 10"4"1"3"3" TRENCH EDGE2 GROUNDCOVER PLANTING3 SHRUB PLANTING5 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. . FINISHED GRADE ROOTBALL +3"6MULTI-TRUNK TREE STAKING NOTE: •STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT •WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 4 0 a 0 0 (I) ,.--2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL FORM :S' CONTINUOUS SAUCER AROUND PLANTING PIT TRUNK. ;.-.I. "'-2" x 2" HARDWOOD STAKES DRIVEN FIRMLY + _ 2X BALL DIA. ~ A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. ll~LrT-'fl I I fl-FORM SAUCER WITH 3• l"N 111 CONTINUOUS RIM =;~fi"_ 3• MULCH 11 '-SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. 2 X ROOTBALL SET ROOTBALL CROWN 1 " HIGHER THAN SURROUNDING FINISHED GRADE. SLOPE FINISHED GRADE AT BACKFILL AWAY FROM ROOTBALL. MULCH TO DEPTH AT WATER WELL. j FINISHED GRADE. 1=111=111c- l I II' I ' PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING ------~ SOIL, PER SPECS, FROM ADJACENT PLANTING AREA UNDISTURBED SUBGRADE 0 1/2" -1·-0· 32 9343-01 o-1----1----vr ______________ 3_2_9_33_3 __ 1_3 ___ 01- GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION, CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BffiER PRIOR TO SUBSTANTIAL COMPLETION. I ANPSCAPE AREA SOIi PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST lYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJUNCTION WITH COMPOST INCORPORATION, AS NECESSARY. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS. ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER'S PROPERTY. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3,;; POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. 01·-1· PLANT MATERIAL ANO PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH lYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALllY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3~ DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH C8) 3" DEPTH LONGLEAF PINESTRAW, SffiLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MIJNTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED f,S AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 MULCH LAYER CROWN MULCH NEAR EDGE IN A BERM-LIKE MANNER AS SHOWN QR TOP OF CURB/ PAVING GRADE NOTE, TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING BED AREAS AND ADJACENT TURF AREAS, UNLESS NOTED OTHERWISE. 0 3•-1'-D" 329413.23-02 1H GUYLINE WEBBING PLANTING AT LAWN AREAS TRENCH EDGE RE: DETAIL ARBORGUY TREE ANCHOR SYSTEM, INSTALL APPROPRIATE MODEL PER t.tANUFACTURUER'S INSTRUCTIONS ARROWHEAD ANCHOR SIT ROOTBALL CROWN 1 1 /2• HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. PLANTING AT <--------------, SHRUB AREAS KEEP MULCH 2--3" FROM BASE OF TREE 3" HIGH WATER WELL AT SHRUB AREA 111-1 11-1' mlJ --,~;,_~~----'""";,,,-~I ~l~~SUHBESD GRADE A -'<------- 2X ROOTBALL-I FINISHED GRADE AT LAWN Ot-------- 1 • -1·-0· 329343.26-02 0 3•-1·-o· PLANT SPACING PER PLAN/PLANT SCHEDULE 2" MULCH INSTALLED BEFORE PLANTING (PINE BARK MINI-NUGGETS ACCEPTABLE FOR INITIAL PLANTING IF TIGHT SPACING NECESSITATES ITS USE.) PREPARE BED PER SPECS 329313-01 landscape architecture land planning placemaking Foley, Alabama r~ P. 251.948.7181 ,:;;;;;;;;; .; Mobile, Alabama P. 251.344.4023 i._~~ ~Jockson,Mlssisslppl D ES I G N :~:.~;:,!~~:~:,, P. 850.203.4252 landscape architects www.was-design.com [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... (I) g .e C: +-.8 C a: QC +-I< C: CD 0 E u, a. a. C 0 0 € 1~ ~ CD+-oo ~~ ~ "C C: _g < RINision_, ___________ _ ~ ~ Revisions / Submissions _ 11.21.22 0C=ITY~SU=B=MITT=AI.~----- -12.15.22 _C_ITY_SU_B_MITT_AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- Copyriltit 2022 WAS Oesi11n Inc. These documents and their contents ore the property of WAS Des111n, Ifft reproductions, 1WYillion11, rnodifk:ation11 or use of tt-documents without. the expmswrittenconsentofWISDeoginillprohibitedbylaw. 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LEGEND OHE W SS GAS FO TEL BENCHMARK EXISTING AXLE FOUND CONCRETE MONUMENT FOUND OPEN TOP IRON PIPE FOUND CAPPED ROD FOUND CAPPED ROD SET RIGHT-OF-WAY CENTERLINE CENTERLINE PROPERTY LINE PROPERTY LINE (ADJACENT) EXIST. EASEMENT LINE EXIST. OVERHEAD UTILITY AND UTILITY POLE EXIST. GUY WIRE AND UTILITY POLEGUY EXIST. WATER LINE EXIST. SANITARY SEWER LINE EXIST. GAS LINE EXIST. UNDER GROUND CABLE LINE EXIST. FIBER OPTIC CABLE LINE EXIST. TELEPHONE LINE EXIST. FENCE LINE EXIST. PIPE PROPOSED EASEMENT LINE PROPOSED SETBACK LINE PROPOSED 24" CONCRETE CURB & GUTTER PROPOSED 6" CONCRETE CURB T G EXIST. POWER POLE EXIST. LIGHT POLE EXIST. ELECTRICAL BOX EXIST. WATER METER EXIST. WATER VALVE EXIST. WATER WELL EXIST. FIRE HYDRANT EXIST. SANITARY SEWER MANHOLE EXIST. GAS VALVE EXIST. GAS LINE MARKER EXIST. FIBER OPTIC CABLE BOX EXIST. FIBER OPTIC CABLE POST EXIST. FIBER OPTIC CABLE MANHOLE EXIST. TELEPHONE BOX EXIST. STORM SEWER MANHOLE EXIST. ASPHALT PAVING EXIST. CONCRETE EXIST. BRICK PAVERS PROPOSED LIGHT DUTY ASPHALT PROPOSED 1/2" MILL AND OVERLAY ASPHALT PROPOSED LIGHT DUTY (PEDESTRIAN)CONCRETE (BROOM FINISH) PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH) W PROPOSED BRICK PAVERS 'C'COMPACT VEHICLE SPACE DESIGNATION/////////O'C' 'C' 'C' F.F.E. 100.00 3 SPACES 1 SPACE 6 SPACES3 SPACESW ELEC 30 4 20 SU-30 - Single Unit TruckOverall Length 30.000ftOverall Width 8.000ftOverall Body Height 13.500ftMin Body Ground Clearance 1.367ftTrack Width 8.000ftLock-to-lock time 5.00sMax Steering Angle (Virtual) 31.80° DUMP FAIRHOPE HOTELSECTION STREET HOSPITALITY GROUP, LLCJOB NO: SCALE: DATE: DRAFTER: SHEET: 1730.20 DEC 2022 PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONEX 1" = 10' ( IN FEET ) 0 1 inch = ft. GRAPHIC SCALE 1010 10 TRUCK PATH EXHIBIToi 23' /0 < ~ CONCRETE GRAVEL EX. BRICK WALL W/FDC CONCRETE COMMERCIAL BUILDING FFE=104.40' EX. CONCRETE DRIVE L w u z w LL 0.61' w z ::::i C) z 0 _J <( w u z w LL >< w ~ AX!£8 CMF □ OTF 8 CRF8 CRSO 0 F-7 L:.....il FAIRHOPE AVEN BAYVIEW STBOISE LNN SUMMIT STCLI F F D R MAGNOLIA AVE FREEDOM STS SUMMIT STS BAYVIEW STGENEVIEVE LN City of FairhopePlanning Commission January 5, 2023 ¯ FAIRHOPE AVE S BAYVIEW STN BAYVIEW STSR 23.02 - Bella Vie Legend Roads Parcels Corporate LimitsZoning Classification B-2 - General Business District B-3a - Tourist Resort Lodging District B-3b - Tourist Resort Commercial Service District R-2 - Medium Density Single-Family R-4 - Low Density Multi-Family Planning Jurisdiction ^ Project Name: Bella VieSite Data: 0.6 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-3bPPIN Number: 15283, 15428General Location: Northeast corner of North Bayview Street & Fairhope AvenueSurveyor of Record: Scott CarrierEngineer of Record: N/AOwner / Developer: FST Sena, Inc & Smitha AminSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: µ µ Denial Hunter Simmons □ C • • • • • APPLICATION FOR SITE PLAN APPROVAL Application Type: Site Plan Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ Property Owner / Leaseholder Information Name of Property Owner: _______________________Phone Number: ___________ Address of Property Owner: ________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Proposed Site Plan Name: ________________________________________________ Site Acreage: _______________________ Sq. Footage: ___________________ Parcel No: _______________________________ Current Zoning: ___________________ Authorized Agent Information Name of Authorized Agent: ______________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Engineer/Architect Information Name of Firm: __________________________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ I certify that I am the property owner/leaseholder of the above described property and hereby submit this site plan to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this application. ___________________________________________ ___________________________________________ Property Owner/Leaseholder Printed Name Signature ___________________________________________ ___________________________________________ Date Fairhope Single Tax Corp. (If Applicable) 11-22-2022 Albert Corte, III 251-751-2223 PO Box 396; Montrose, AL 36559 Scott Carrier (surveyor)251-689-9693 13890 WHite Rd; Silverhill, AL 36576 Belle Vie B3-b 0.6 acres 26,136 15283 &15428 423-505-7579 200 Shady Lane; Fairhope, AL 36532 FST Sena, Inc. & Smita Amin CHIRAYU D AMIN dotloop verified11/21/22 9:25 PM CSTYKLM-UWPR-DIDR-AWOA Smita Amin dotloop verified11/22/22 7:48 AM CSTHTHS-YJVC-MWVM-1UZX dotloop signature verification: dtlp.us/vEzm-RNPF-XMS7 Summary of Request: Request of FST FST Sena, Inc. and Smita Amin for Site Plan Approval of Belle Vie, for 6 proposed buildings. Albert Corte, III is the authorized agent and Scott Carrier is the surveyor for the project. The subject property is zoned B-3b, Tourist Resort Commercial Service District, and is approximately 0.6 acres. The property is located at the northeastern corner of Fairhope Ave and N Bayview St. If approved, this project would likely need a subdivision case as well. Proposed Site Plan Existing Conditions: The subject property currently consists of two homes on three lots. The home fronting N Bayview St sits atop two historic lots of record as shown on Figure 2. The home fronting Fairhope Ave sits atop the third lot as shown on Figure 3. 6 N Bayview St ~EO>'C 8.t.SS Of ff,lRH'.l 11 8!7◄7" 15" E 132.01!1' MSD IJl.\' (( Jt~· JI.»' J,.,,J I \ .. ,o•~\/f.lLJILlfY ~Akct..t£Nt ~ ~-I . ,,--1 ~ .. ,~ N ~ l -•r- LJ..I r-:::, ' I z w >-~ ,~ j <! H~· I~ ~~ !!,! i ~~ 1; • ~, <( I ~ I 1=1!: ~ Iii :-CD Z § I• z ~ Bu,l~n9 ::, ~ ~ ,. I. \llde· ... a!k• 10 I homes from exlstrng publi c slde~olk.s FA IRHOPE AVEN UE o,)' fll:il"4'••~~ ~1.'dl)) N e1~39• c -11!,.9 ' Rte ti 39•.46' 2.3" C li:)-48' -USO .. ~ ... ~ C . ii ; ' 3 ~ ii ~ a ! ,~1·;;1 ~ ~ ~ ... I ::,~ ~ ~ ~ ,.,. lkllnw 101,1,, 11'1 t ...... A\-. II' "1tr.!l~Ol.! U1~0eoipta«a.WT!.J.0Jl Rlark:fDn I ~"Tf.wfw'i,pr. incJ,,-T.1~ f'CJIJI L;iii,d~ GA SU' 11 T6~ ICE 7...-.,,,d Ulb 1.A4 Sa« ll.!'Xl 91" I =;~~Jlli'~ ~ t--1l~t.t-loo,Nt,i '>Htd 5 ~~:.,.~·:/~t~tu •11c(lmpcnr111Ala tr .. 1\CiplMd~ !IM,.f r,,, "'•ofP'l-opow-d~.3p1n,-,, •• io i"i:~-al.1oi:nf11.u.M1.11,..nl.! k t:':t'~':8'1t!:~ 6 "' l lot:wwu ~UOO l~ f fl!D,;1'11\\ill~~OU'4JIJl.1~1)fl'ood.,,,J tolllwoN'DlhlP.liipmK\ fto.:,- ~ ~...-c~ 1..,..,..,, 1t: T1x c.1r 1s 1.1s1 -!:!3 ~aa 'xwla..41:~Ul.\mm Figure 1: Lot fronting Fairhope Ave Figure 2: Historic lots fronting N Bayview St. 107 Fairhope Ave The subject property is zoned B-3b. The intent of the B-3b zoning district, “is intended for a range of commercial and resort residential uses at appropriate locations to serve the needs of tourists”. However, Table 3-1 (Use Table) provides a list of allowable uses. A few of the uses are highlighted below. The entire use table is included as an attachment. Uses Ca tegor ies /Specific Uses B-3b I Uses Categori es /Specific Uses B-3b Dwell ing I Single-famil y • Office I General • Profess ional • Home Occupation 3 Two -fami ly • Retai l I To wnhouse Grocery • I P atio H ome Convenience Store 3 Mult iple -fami ly / Apartment 0 I Manufactured H ome General Mer chandise • Shopp ing Cen ter Au tomobil e SeIVice Station M ixed-use • Ou tdoo r Sa les Limited Accessory Dwe lling 3 Ou tdoo r Sa les Lo t I Estat e Garden Cen ter Permitted subject to general ordinance standards and conditions. ∋ Permitted subject to special conditions listed in the ordinance Permitted only on appeal and subject to special conditions As a reminder, the black circles represent uses allowed ‘by right’ and white circles require Board of Adjustment approval. Dimensional requirements are in Table 3-2 of the Zoning Ordinance. Requirements for B-3b are shown below: Per the City of Fairhope Tree Ordinance, there is a required 20’ landscape buffer along Fairhope Ave (Figure 3). Figure 3: Excerpt from the City of Fairhope Tree Ordinance Us es Ca tegor ies. /Specifi c Us es B-3 b Service Outdoor Recr eat io n Facili ty • Indoor Recreation 0 Dry Cleaner / Laundry P ersonal Storage 3 Bed & Breakfast 0 Ho tel / Motel 0 Recr ea tiona l Veh icl e P ark 3 Restaurant • Bar • Entertainment Venu e 0 Marina 0 Dimension Min. Lot Area/ Allowed Units Min. District or use Per Acre (UP A) Lot Width B-3b 7,500 s .f./ -60 ' Dimension Setbacks Max. total lot Max. District or use Front Rear Side Street side coverage by all height structures B-3b 20' 20' e none 30' I none All lands within twenty (20) feet of the boundaries of U.S . Highway 98, Alabama Highway l 04, North Section Street (Excluding any properties within the Central Business District), South Section Street (excluding prope1ties within the Central Business District), South Mobile Street, Parker Road, Volanta Avenue, Gayfer Road, Gayfer Road Extension, Fairhope A venue, Morphy A venue, Nichols A venue, Middle Street, Twin Beech Road and County Road 32 within the corporate limits of the City of Fairhope, in all zoning districts, are hereby required to be reserved by owners or developers of such land as greenspace and tree protection zones, such lands being required to conform to all applicable provisions of this chapter. Provided, however, that the greenspace shall be landscaped as follows: The Applicant is proposing to combine the three lots into one, which may be accomplished by an administratively approved re-plat. Assuming the three lots are combined as one, the current setbacks and buffers are illustrated below: It is also important to note there are two contributing buildings to the Fairhope Bayfront Historic District that are proposed to be demolished. There are no protections on the buildings themselves. Q> C: :=i .¥ u n, .0 ..... (1) V') ... C: E u.. b N II 049 Buildable Area (No structures allowed outside of this area) 20' Required Landscape Buffer Fairhope Ave oso 051 os3 I I 019 I !2• 078 056 059 063 064 • o□ •o~ □01 ,, R □o □ 5 D □ 048 [) 098 - D 11111 aa l • 0 14 01(, 017 019 021 024 026 -a,r o Je ve. 003 [X] o• Do• 0~ ~ ~ ' D 015 020 3 □ 013 □ □ D CV C ...., :=i 0 .¥ .....J u ~ n, .0 ,o ..... I ,_ (1) V') ro ._ QJ n, a: CV ~ b N 100 ti • 099 I 027 Vl Proposed Site Plan: The proposed Site Plan includes six buildings intended for single-family residences. Elevations for two buildings were included with the application and are shown in Figures 4 and 5 below. The Site Plan also includes a garage for each of the buildings, but no architectural plans are included. Figure 4: Building Elevations Figure 5: Building Elevations If approved, the Applicant intends to utilize condominium documentation to transfer the individual buildings/private yards into six separate units and leave the rest in common ownership for maintenance and use. A Condominium Development would have to follow the same procedures as a subdivision. A Condominium Development is defined in the Subdivision Regulations as: Condominium Development: real estate, portions of which are designated for separate ownership and the remainder of which is designated by common ownership solely by the owners of those portions. The development type is hereby subject to the same ~ development reviews and procedures as a conventional subdivision. Condominium developments shall submit a plat(s) that adhere(s) to the requirements established in this document. Existing buildings as of September 2001 in the City Limits and ETJ are exempt from these procedures. Additionally, the Central Business District as defined in the Zoning Ordinance is exempt from these procedures. As referenced above, for Dwelling Uses, single-family and two-family dwellings are allowed by right; townhomes and patio homes are not allowed; and multi-family/apartments are allowed, subject to appeal to the Board of Adjustment. While the layout of the proposed Site Plan resembles patio homes, the Applicant is not suggesting creating individual lots. As a note, R-3 PGH is the zoning district that allows patio homes. As of July 10, 2000, R-3 PGH was deprecated. Any patio homes after that date were required to use PUD zoning districts for approval. A PUD, which requires 3 acres, is not an option on the subject property. Since all proposed buildings are on one lot, it could be considered multi-family, which would require approval from the Board of Adjustment, assuming all other requirements are achieved. Staff Review: Technical merits of the plan, such as utilities and drainage would be reviewed during the subdivision case. The proposed plan does provide on-site parking for each building. While there are merits to the proposed plan, current regulations will not allow the plan as proposed. Assuming the multi-family use is approved, the biggest challenge to the proposed layout are the required setbacks. As one lot, the frontage is facing N Bayview, which means there is a required rear yard opposite the front (see Figure 6). As shown, one of the buildings lies within the required rear yard and is not allowed. Figure 6: Site Plan with current setbacks. :::10 CD ..0 C: N Bayview St Front of Lot • 1 ! < :-=:o:.-:=!!!!;::::~9=......_ ----.--1--' ,-Rear of Lot Although the proposed buildings face Fairhope Ave, the front of a lot is defined in the Zoning Ordinance as the shortest lot line fronting the street. The pertinent definitions of the Zoning Ordinance are copied below. Frontage, Building: The outside wall surface of a building, excluding porch or deck, nearest to the front lot line. Frontage: The area of a lot made up of the front building façade and any area between the front building façade and the front lot line. Lot line, Front: On an interior lot, the lot line abutting a street; on a corner lot, the shorter lot line abutting a street; on a through lot, the lot line abutting the street providing the primary means of access to the lot; on a flag lot, the interior lot line most parallel to and nearest the street from which access is obtained; or on a waterfront lot, the lot line abutting the water. Lot Line, Rear: The lot line opposite to and most distant from the front lot line. Setback Line: A line established by the subdivision regulations and/or this ordinance, generally parallel with and measured from the lot line, defining the limits of a yard in which no building, other than accessory building, or structure, may be located above ground. Consequently, staff has no choice but to recommend denial because the proposed Site Plan does not meet the technical merits of the Zoning Ordinance. It is worth noting that, if Fairhope Ave. was the ‘front’, the proposed layout would meet all setback requirements. Recommendation: Staff recommends Denial of Case SR 23.02 Belle Vie: Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; The property is zoned B-3b, any use allowed in B-3b would be allowed for any building on the subject property. As proposed, the site would require Board of Adjustment approval for multi-family. Otherwise, the plan is not in conflict with the Comprehensive Plan. (2) Compliance with any other approved planning documents; The proposed layout would require a subdivision case. The proposed plan illustrates a condominium lot in a required setback. The Subdivision Regulations do not allow for a waiver otherwise. (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; Other than those stated above, all other standards reviewed at this time are met. More technical reviews would be reviewed during the subdivision case. (4) Compliance with other laws and regulations of the City; Other than those stated above, all other standards reviewed at this time are met. More technical reviews would be reviewed during the subdivision case. It is also important to note there are two contributing buildings to the Fairhope Bayfront Historic District that are proposed to be demolished. There are no protections on the buildings themselves. (5) Compliance with other applicable laws and regulations of other jurisdictions; Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Any new project will impose new impacts. The proposed Site Plan both considers and mitigates those impacts. (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; ~ I 0 12 • 0 4 9 050 111 05 1 053 ■ I 0 1 9 111 078 052 0 48 077 - 056 059 063 064 Ii' o[I ■o~ Doi 100 I Ill • CJ D D D 075 □ □ oc:Ja u ■ 098 -099 D ll1ll °o l • I 014 0 1 6 017 0 1 9 02 1 024 026 027 003 002 ~ ' [}{] • 0. D 01 I ~ D 0 15 □ 020 023 01 3 □ □ D tr) Any new project will impose new impacts. The proposed Site Plan both considers and mitigates those impacts. (8) Overall benefit to the community; No Conflicts. (9) Compliance with sound planning principles; Meets (10) Compliance with the terms and conditions of any zoning approval; Does not meet current setback requirements. (11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted (12) Property boundaries with dimensions and setback lines; Does not meet current setback requirements. (13) Location of proposed buildings and structures indicating sizes in square feet; Multi-family would require Board of Adjustment approval. (14) Data to show percentage of lot covered with existing and proposed buildings; Not included (15) Elevations indicating exterior materials; Elevations were provided. (16) The locations, intensity, and height of exterior lights; (17) The locations of mechanical equipment; Not included. Would be reviewed during subdivision case. (18) Outside storage and/or display; Not proposed. (19) Drive-up window locations (must be away from residential uses/districts and not in front of building); No drive-up windows are proposed. (20) Curb-cut detail and location(s); Meets. (21) Parking, loading, and maneuvering areas; Meets. (22) Landscaping plan in accordance with the City Landscape Ordinance; Final landscape plans shall be reviewed by the City Horticulturist. (23) Location, materials, and elevation of any and all fences and/or walls; Meets (24) Dumpster location and screening; and Meets (25) Location and size of all signage. No signs were submitted for approval. All signs shall meet the requirements of the City of Fairhope Sign Ordinance. Green Space Building Pedestrian Circulation (sidewalks to homes from existing public sidewalks.) Belle Vie 101 & 107 Fairhope Ave Nov-21-2022 Legal Description: LOT 2, 3 and 4 Block 9 Div 1 FST Fairhope Single Tax Corp Lands GR SEC 37-T6S-R2E Zoned: B3-b Lot Size: 132'X198' Lot Size: 26,136 sf Proposed building height: 30' Total Gross Floor Area: 9,736 sf Proposed Building Coverage: 37% Impervious Area exclude bldg: 4,751 sf % of Impervious Area: 18% Proposed Landscaping: 11,649 sf % of Proposed Landscaping: 45% Proposed number of parking spaces: 12 Total number of buildings: 6 Use: Single family homes Home size: Between 1,600 - 2,500 sf Fences will be constructed of wood and will be 6 foot high privacy fence. Preparer: Scott Carrier 251-689-9693 & Trae Corte 251-751-2223 Owner: Sena Inc, & Smita Amin AC elec gas gas elec elec gasgasgas elec elec elec elec gas gas ACACACAC AC WWWW W W N X X X X X ,, )> 00 ::::a q I I :u 0 G5 I -u -I I 0 rTJ .,, I ~ )> -< )> ....... < 7J )> < rTJ fTl .3 z C rTJ BAYVIEW A VENUE 50' -RIGHT-OF-WAY (PAVED) ->--... 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'I' RIDGE VENT SHINGLES--..._ - SHINGLES /~ r,,.', "' f\ --- 12 -~ 12 12 6v:;:; :::c::]6 TOP OF KNEE WALL 4 "'-~ TOP OF PLATE °' ~ ~ c::::J ~~~ c::::J= gug ~ ~ r0' TOP OF WINDOW I // HEADER HEIGHT D // I // ' , C' ' I/ ' Se ----"' i □ === === === FINISHED FLOOR tm• - = N FINISHED GRADE FRONT ELEVATION \BRICK VENEER SCALE: 1/4"=1'-0" SHINGLES 12 12 12 aw-'s;J8 aw- ~ ,= ~ ~ TOP OF PLATE TOP OF PLATE 1·-o·I I 1·-0· 1·-o·I TOP OF WINDOW TOP OF WINDOW HEADER HEIGHT HEADER HEIGHT 9 Ill ~ "' "' ~ I'--.. TOP OF KNEE WALL µ 9 TOP OF PLATE °' TOP OF KNEE WALL 9 °' TOP OF PLATE - TOP OF WINDOW TOP OF WINDOW HEADER HEIGHT HEADER HEIGHT ' C' ' FIBER BOARD Se LAP SIDING 9 ' Se 9 "' "' ELEC. ~ ~ I W.H. ~ -~ FINISHED FLOOR FINISHED FLOOR GAS Ale -~~ 'I' °' FINISHED GRADE FINISHED GRADE \_ \_BRICK VENEER DRYER VENT REAR ELEVATION SCALE: 1/4"=1'-0" RIDGE VENT SHINGLES Ice',. 12 ~ 8~ ~ l'-O"J ~ -- ~ -- ~ -- ~ --------~ -- ~ -- ~ -- ~ -- ~ ,-METAL ROOF 12 1111 II 6v Ill ~ ! I Ill Ill I D ~EB -~ - -~ - -~ - -~ ------'-C../ ~ - -~ - -~ - -- -- - D - DECORATIVE - r--BRACKET (TYP.) - - ~ \_FIBERBOARD LAP SIDING \ ¼RICK VENEER RIGHT ELEVATION SCALE: 1/4"=1'-0" RIDGE VENT ,-= SHINGLES ' 12 ~8 11'-0" Ill 1C:::J1 r::=i Ill Ill llc::=:::JI RIDGE VENT = '== LEFT ELEVATION \RICK VENEER ~FIBERBOARD LAP SIDING SCALE: 1/4"=1'-0" 12 ~8 "'- TOP OF PLATE 11·-o· TOP OF WINDOW HEADER HEIGHT TOP OF KNEE WALL 1111 +-TOP OF PLATE -METAL ROOF 12 6[7' TOP OF WINDOW ,=== HEADER HEIGHT ~ D TYP. □ FINISHED FLOOR ool FINISHED GRADE SHINGLES ~ --12 sc::::]6 -- ""_y - ==- °' 'I' "' °' ' C' ' Se "' °' N ~r---1 "" ------"----• SHEET w _J <( >- 0 ~ (/) z <r _J 0... w L 0 I Cf) z 0 I- <( > w _J w A-2 10 N N ";-' LL[) or-- u,-!._ L ui LO 0 ZN u <(~ ui __J IL 10 z W 10 <( LL[) _J 0 '° IL ~ 10 w L <( __J 0 g: <J: I (f) <( • <( "'w 0:: 0 IL > zO <( <( ~ "' w-0 f-<( z 0:: LL <( 0 I WU f--@) ..j" o:: UJ N 0 0::N Uw- ox 0:: 0 om 0 n.: 11-4-20212121 6X6 TREATED POST - WRAP WITI-! IXl:2 I-IARDIBOARD lli!IM 12 -~ TOP OF PLATE TOF OF WINDOW 1-!EADER l-!EIGMT TOP OF PLATE TOP OF WINDOW HEADER 1-!EIGHT 'I -~ FINl&l-4ED FLOOR FINl51-!ED Csfi!ADE 't C/ ~ Q CIIIN 1-1 l-H9h Wind Ratsd 5h1119ls1 12 -~ - OODEN I-IANORAIL5 ~ - ~- ' ,I ;= ir "• \ 6X6 TREATED POST - ,1 s vsn = C-----f----- ' f----- C-----f----- 1--1--C-----''--1--f-----._ -C-----f----- C-----f----- C-----f----- ' f----- "6 G:1~u9s • • 61/ I II I E!EE D - - - - 1--1---1--1-- - - - ~ D dscoratlvs f--brac::k.et (t~p- ~ BRICK &KIRT WITH ROLULOCK WRAP WITI-I IXl:2 l-lARDISOARD TRIM FRONT ELEVATION SCALE, 1/4 •I -0 CaM 9 . n9s1 1-11-11 hW!ndRt.ed&hl I ~ ~ 1'-0" I ffe V 1::::::::1 12 -~ ,,.- 9'' ale 12 ~ ~ I-IARDISOARD LAP SIDING ,, '-o" FIBER BOARD LAP 51DING lee::_ w.h. R ~ ~'I II \_ \_BRICK &KIRT WITl-l ROWLOCK DRYER VENT TOP OF PLATE TOF OF WINDOW 1-!EADER 1-!EIGl-!T FINl51-+ED FLOOR TOP OF PLATE TOP OF WINDOW 1-+EADER 1-+EIGI-IT C/ ~ FINISI-IED FLOOR FINl61-lED GRADE TOP OF PLATE TOP OF WINDOW 1-lEADER 1-+EIGI-IT 'I -~ ~ i? ., " FINl51-+ED FLOOR 1 1 TOP OF PLATE TOP OF WINDOW !-+EADER 1-lEIGl-+T 'I 't = -Q ~ C/ ~ FINISI-IED FLOOR ~ ' FINl51-+ED GRADE REAR ELEVATION SCALE, 1/4 •I -0 EXTERIOR ELEVATION NOTES, I. CONTRACTOR TO VERIFY ALL UJINDOUJ AND DOOR STYLES AND SIZES PRIOR TO CONSTRUCTION. 2. PROVIDE STEPS AS FER CODE. 3. GROUND LINES Sl-!OUJN FOR REFERENCE ONLY AND VARY DEFENDING ON SITE CONDITIONS. 4. ALL FINIS!-! MATERIAL TO 6E VERIFIED 6Y CONTRACTOR. &. REFER TO TYPICAL UJALL DETAIL FOR FRAMING METl-!ODS AND OTl-!ER MISC. INFORMATION. &. CONTRACTOR TO PROVIDE ADEQUATE ROOF VENTILATION AS REQUIRED 6Y CURRENT CODES. 1'-0" I RIG:1-!T ELEVATION &CALE, 1/4"•1'-o" rld""s vsnt 12 •w ~ ~ lc::=:::JII Ill WHll ll llc::=:::JI EXFO&URE 6 CATEGORY ALL UJINDOUJ AND EXTERIOR DOOR OPENINGS TO 6E IMPACT RATED OR PROVIDE APPROVED IMPACT RESl&TANT COVERINGS Sl-!INGLE ROOF COVERING MU&T 6E CLA55 1-1 1-!IGI-! UJIND RATED l&O MF!-! ULTIMATE ROOF MOUNTED VENT& INCLUDING 6UT NOT LIMITED TO RIDGE VENT& AND TUR61NES MU&T 6E FLORIDA 6UILDING CODE TA& IOO(A) APPROVED LEFT ELEVATION SCALE: 1/4 ■I -0 ' 12 :;::::]• ==-- ~ = TOP OF PLATE 1·-o• ~ TOP OF WINDOW 1-!EADER MEIGl-!T 'I' ~ " FINISMED FLOOR 1 11 1 1 1 1 TOP OF PLATE 't -2,6 ~~U£3s Metal Roding 6V TOP OF WINDOW ~ ~ HEADER 1-!EIGl-!T ~ L ~ ~ D '\IP· ~ ~ ~ ~ C/ 't ~ ~ ~ ~ ~ 'I Q ~ ~ ~ ~ " ~ ~ ~ n ~ ~ FINl51-!ED FLOOR ~ .,1 '\' FINl&l-4ED GRADE -N \_ HARDIBOARD LAP SIDING \ 6Fi1:ICK SKIRT WITI-! ROWLOCK Cla16 1-1 1-llgh W!nd Rat.sd 5hlngl96 ~ 12 N - ,_ lc::=:::JII f---- -1 __,,--WOODEN 1-lANDRAILS I_,,- '== ~-v '- ,.1 ~ j . - \ \_ HAF<Dl~OARD LAP 61DIN~ 6X6 TREATED POST - WRAP WITI-I IXl2 1-!ARDIBOARD TRIM 'f BRICK e.t<IRT WITI-+ ROUILOCK 5heet d) Q) 0 C C\l L u.. ' d) C 0 +J C\l ). Q) +J w d) A-2 (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O (O 1. All structures, homes sidewalks and driveways will be removed. 2. All trees within the property will be removed. 3. The curb cut along Fairhope Ave will be removed and new curb added. Remove tree Remove curb cut and driveway PARCEL "A" RE-PLAT OF PARCEL "A" AND PARCEL "B" F.S.T.C. SLIDE 2460-B PARCEL "B" w :::::> z w > <C 3: w > >-<( CD <e Is ~ 11 <Ci~ I-I~ w Ii u.Jitr a::: I~ 1--,"' en I ' 3: I w' -I >, >-I <C' CD I ' IGAS VALVE ' I ' I ' I ' I WATER V,\IE~ ' I ' / IRON PN FOUr-1) (ARNCLD) ~----+- \ \ \ + + It ASPHALT DRlt + + BRICKCOl.Utf.l + + ,. .. I + + I I + I ®I+ D I I 7.7' ~ _/ OLD CHAt1 Urf< FENCE '---. Ca«:RETE WALK RECORD BASIS OF BEARING N 89°42' 15" E 132.08' -MSD 132.1' -REC I I I I I I I I BRICK COLUN~ i i ADJACENT BRICK WALL OUTSIDE PL ,,_,. I RESIDENCE/ I I TE CURB ct GUTTER GUTTER IM...ET FLOW Ut£ EL84.1 •v EL. IRQ,IPNFOI.JIID (ARNOLD) N 89°39' E 65.9' -REC N 89°46' 23" E 65.89' -MSD 19.J' GARAGE ~ • e 2!.4' LOT 4 ~ RESIDENCE ~ + ~ ~ ; 8 16.8' x--x + C8J ~ ! ~ ~ 3 ~ i'i ! ~ RON PIN FOUND (ARNOLD) '" ;;. ~ 0 0 V) 0 A TT FIBER BOX WATER METER LOT 5 GALV. STEEL"" ROO FOUCl \_ N 89°41' 05" E 66.00' -MS□ 66' -REC SEWER I _____ "'"""-E_d__ _________ ,r'" VALVE________________________ FAIRHOPE A VENUE ______________________________________ _ I 60' -RIGHT-OF-WAY (PAVED) SURVEYOR' S NOTES: 1) THIS DRAWING AND/OR CERTIFICATION DOES NOT REFLECT ANY TITLE OR EASEMENT RESEARCH, OTHER THAN WHAT IS VISIBLE ON THE GROUND OR PROVIDED BY THE CLIENT AT TIME OF FIELD SURVEY. 2) IT IS THE OPINION OF THE UNDERSIGNED THAT THE PROPERTY SHOWN HEREON IS LOCATED IN FLOOD ZONE "X-UNSHADED", AS SCALED FROM THE CURRENT FLOOD INSURANCE FIRM MAP. BOUNDARY AND TOPOGRAPHIC SURVEY DESCRIPTION (DESCl>PTION TAKEN FROM OFFK:E RECORDS) I, D. SCOTT CARRIER, A REGISTERED LAND SURVEYOR, LOTS 2, 3, AND 4, BLOCK 9, DIV, 1, LANDS OF FAIRHOPE HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND SINGLE TAX CORPORATION IN THE CITY OF FAIRHOPE, DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH ALABAMA, AS PER ITS PLAT RECORDED IN MISC. BOOK 1, THE CURRENT REQUIREMENTS OF THE STANDARDS OF PAGES 320-21, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA. PRACTICE FOR LAND SURVEYING IN THE STATE OF 3) THERE MAY BE ADDITIONAL BUILDING SETBACK REQUIREMENTS OTHER THAN SHOWNI-C"'L""'1E"'N"'T,-------T-R_A_E_C_O_R_T_E ________ ---I ~~~~~~~•10~~ J~J :fL1lF.OF MY KNOWLEDGE, ON THE RECORD PLAT. 4) ELEVATIONS SHOWN HEREON WERE MADE USING TOPCON HYPERLITE SR GPS CONNECTED TO THE ALDOT CORS BASE NETWORK. SAID ELEVATIONS ARE RELATED TO NAVO 1988 USING GEOID 128. 5) LIMITS OF LIABILITY OF THE UNDERSIGNED SHALL BE NO GREATER THAN AMOUNT CHARGED FOR SURVEY. SCALE: 1" = 20' DRAWN BY: DSC JOB NO. FIELD DATE: D. SCOTT CARRIER I-D_A_T_E ____ 2_2_-_0_5_5 ___ -+-______ 1_1_/_5_/_2_2_---I :r~~~t~O~~tls~11DTIJ~Rig_Y~:327 11/11/22 SHEET _1 OF _1 SHEETS NOT VALID WITHOUT SIGNATURE AND EMBOSSED SEAL. D. SCOTT CARRIER-POLOS. 13890 WHITE ROAD SILVERHILL, ALABAMA 36576 (251 )689-9693 EMAIL: carriersurveyingOgmailocom Add two Live Oaks in ROW Remove tree Each home will design their own landscaping in front yard and courtyard. Entire front yards along Fairhope Ave will be sodded and irrigated. All areas shaded in green will be landscaped. 3 gal Sasanqua ShiShi 5 gal Boxwood Add 6 ft high wood privacy fence,________,~ I ~ L_____J I ~i RECORD BASIS OF BEARING N 89°42' 15" E 132.08' -MSD 132.1' -REC N 89°39' E 65.9' -REC N 89°46' 23" E 65 .89' -MSD \ I --___ -n, • 33.1 1' w u z w 0 vi w Ck'. >-_J ~ <( I.J... w _J c., z vi f r r ..-2.7' I 1/ / ----- 'J ~/ ~ u ~~:::,._ _____ __J.;::::._ __ L__L ______ ~L__L _______ L_-+-------J.__L~~----.----'----'---(""'--------'----'----=-~ l ____ ,_"-....:....---------'~-----~ I \_ ___ I ~ ~ ,b C_ '-------------------~ S 89°4-(__ 05" W 132.00' •-----~"',.______~S 89°41' 05" ~5.99' -MSD -> \_ ·c,-r---__ 36" LIVE OAK ----------~ ------28" LIVE OAK -----7f --------------88-c ' /. -- I I -------., FAIRHOPE A VENUE 80' -RIGHT-OF-WAY (PAVED} 0 Cf) ::i: I N O? ,- I') ..- w -..- N OJ ..- 0 0 0 Cf) Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use table Zoning District Uses Categories / Specific Uses R-A R-1(a,b,c) R-2 R-3 TH R-3 P/GH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD Dwelling Uses in the PUD District shall be specified based on a development plan according to the standards and procedures of this ordinance Single-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Two-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Townhouse ⚫ ⚫ ⚫ Patio Home Multiple-family / Apartment ⚫ Manufactured Home Mixed-use ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Accessory Dwelling Estate ⚫ Civic Elementary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Secondary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Education Facility ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Library ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Place of Worship ⚫ Cemetery Hospital Public Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Common Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Community Center or Club Public Utility Office General ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Professional ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Home Occupation Retail Grocery ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Convenience Store General Merchandise ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Shopping Center ⚫ Automobile Service Station Outdoor Sales Limited Outdoor Sales Lot Garden Center Service Convalescent or Nursing Home ⚫ ⚫ Clinic Outdoor Recreation Facility ⚫ Day Care ⚫ ⚫ ⚫ General Personal Services ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Mortuary or Funeral Home Automobile Repair ⚫ ⚫ ⚫ Indoor Recreation ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Dry Cleaner / Laundry ⚫ Personal Storage Bed & Breakfast ⚫ ⚫ ⚫ ⚫ ⚫ Hotel / Motel Boarding House or Dormitory ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Recreational Vehicle Park Restaurant ⚫ ⚫ ⚫ ⚫ Bar ⚫ ⚫ ⚫ ⚫ Entertainment Venue ⚫ Marina Kennel or Animal Hospital Warehouse ⚫ ⚫ Junk Yard or Salvage Yard Manufacturing Limited ⚫ ⚫ ⚫ ⚫ Light ⚫ ⚫ General ⚫ Food Processing Rural Agriculture ⚫ Rural Market ⚫ Plant Nursery ⚫ ⚫ Permitted subject to general ordinance standards and conditions. Permitted subject to special conditions listed in the ordinance Permitted only on appeal and subject to special conditions ROTHLEY AVEFLEMING RD COUNTY RD 13MORPHY AVE City of FairhopePlanning Commission January 5, 2023 ¯ FLEMING RD MORPHY AVE SD 22.25 - Ellenberg Place Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-6 - Mobile Home Park District R-A - Residential/Agriculture District Planning Jurisdiction ^µ µ Project Name: Ellenberg PlaceSite Data: 5 acresProject Type: 2 Lot MinorJurisdiction: Fairhope Planning JurisdictionZoning District: R-2PPIN Number: 14689General Location: South side of Morphy Ave, West of County Road 13Surveyor of Record: Moore Surveying IncEngineer of Record: Moore Surveying IncOwner / Developer: FST Ellenberg, John W Etux Belinda WSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Approval with Conditions Casey Potts FST Ellenberg, John W Etux Belinda W P a ge 5 o f 10 APPLICATION FOR SUBDMSION PLAT APPROVAL Application Type: D Village Subdivision D Preliminary Plat Ix] Minor Subdivision D lnfonnal (No Fee) D Fina.I Plat D Multiple Occupancy Project Attachments: D Articles of lncorporation or List all associated investors Date o f Appli cation: --s;~l'---""v,'-'-S.J__,zv,::x...7..__.,,...?,.,.,::___ Property Owner / Leaseholder Information Name of Property O wner: ___ Phone Number: 251 -952-32R Address o f Property Owner: -e8~8.>-161JJO~Mu.uoi.Lrpl6-b~y ..... A~v¥.Je~------------ City: Fairhope State: AL Zip: 36532 Proposed Sub d ivision Name: _Ea.aallu.e ... n ... blol.Ju ... r1.-4g&--&P.....,l ... a.._c .... e.__ ____________ _ No. Acres in Plat: 5+/-Acres No. Lots/Units: ___ 2=------- Parcel No: 46-05-16-0-000-028.549 Current Zoning: _R_--2~----- Authorized Agent Information Plat must br signed by t11e property owner before acceptance by the City of Fairhope Name o f Au thorized Agen t: Seth Moore Phone Number: 25 1-928-6777 Address: 555 N Section St City: Fai rh o pe State: AL Zip: 365 32 Con tact Per son: Seth Moo re Surveyor/ Engi neer Information Name of F irm: Moore Surveying Inc Phone Number: 25 J 928-6777 Address: 555 N Section St City: Fairhope State: AL Z ip: 36532 Contact P erson: Seth Moore Plat Fee Calculation: Reference: Ordinance 1269 Signatures: I certify that I am the property owner /leaseholder of the above described property and hereby sub J this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an aut orized s· gle Tax representative shall sign this ap? I ,...___.. ~ --=-=---"-------------Property O er /Leaseholder Printed Name 5/~ Date Signature ~ ,/ __ _ -=c.__~..,_,____~ Fairhope Single Tax Corp. (If Applicable) l&C tu,u/£, ?,~s., 1 SD 22.25 Ellenberg Place, Minor Subdivision January 5, 2023 Summary of Request: The owner is FST Ellenberg, John W Etux Belinda W. Seth Moore is the applicant and surveyor for the project. This application is for a 2‐lot minor subdivision located between Morphy Avenue and Fleming Road, west of County Road 13. Subject property is within the municipal limits of the City of Fairhope and is zoned R‐2. The site data table is provided to the right. 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. All lots shall only be accessed via Morphy Ave. The final plat must be recorded within 120 days after the date of final approval. Drainage Comments: The drainage conveyance system existing on site was modified in 2022 without staff’s review or approval. As such, staff had concerns over drainage compliance with all applicable City of Fairhope regulations and with the Corps of Engineers regulations. Both Planning and Building staff conducted site visits and reached out to the Corps of Engineers to discuss the modifications. The Corps of Engineers was confirmed that the drainage ditch modification was not in violation. The email is provided herein. The images below depict the previous conveyance layout (in yellow) and the modified conveyance (in orange). 2021 2022 SITE DATA: I. Total Number of Lots 2, Project Size 5.0+/-Acres Smallest Lot 2026+/-Acres Largest Lot 2.73+/-Acres 2. The Lots are served by AT & T Communications (BELLSOUTH) -Telephone, City of Fairhope -Water, Gas Riviera • Power Existing lndividual Septic Systems 3. Property lies Inside the City of Fairhope. 4. Property is Zoned R-2. Minimum Building Setbacks FRONT 35 Feet REAR 35 Feet SIDE 15 Feet Unless Otherwise Noted Hereon. NO NEW Streets or Utility Lines this Project al this lime. 2 SD 22.25 Ellenberg Place, Minor Subdivision January 5, 2023 Due to the drainage ditch relocation, staff requested a drainage easement be shown along PPIN 101012, the adjacent parcel to the west of proposed Lot 2. The easement shall be shown on the plat and approved by Planning Staff. Utility Comments: Water, Sewer, and Gas are provided by Fairhope. Electrical Utilities are provided by Riviera Utilities. Waivers: The applicant has requested two waivers from the Subdivision Regulations – a waiver from installing sidewalk along Morphy Avenue and a waiver from installing wetland buffer signage. Staff is amenable to the sidewalk waiver request. An adjacent minor subdivision, Walker Place, was approved in 2020 with a sidewalk easement shown along Morphy Avenue. However, staff does not recommend a waiver from the wetland buffer signage requirement. Wetland buffer signs will be installed along all wetlands on site and to be verified by Code Enforcement. Because minor subdivisions allow concurrent Preliminary/Final Plat approval, the Plat shall not be signed until the buffer signage is installed and verified. Recommendation: Staff recommends approval of SD 22.25 Ellenberg Place Minor Subdivision with the following conditions: 1.Wetland buffer signs shall be installed and verified by Code Enforcement prior to plat signature by the Planning Department. 2.Drainage discharge easement shall be added to PPIN 101012, subject to staff approval. • -,, -~' , ,___._ ..-0 "'·~ ~-A t'Off'ht..-,, > ... > ,,,,. P.O. Box 361 Montrose, AL 36559 251.621.5006 EcoSolutionsinc@bellsouth.net November 28, 2022 John & Belinda Ellenburg 251-689-5172 Belinda.ellenburg@hotmail.com RE: Wetland Delineation of Ellenburg Morphy Ave (PPIN 14689) in Fairhope, AL (revised) Mr. and Mrs. Ellenburg, EcoSolutions Inc. was asked to conduct a wetland delineation of the parcel off Morphy Avenue (PPIN 14689). The field work was conducted on August 30, 2022. Portions on the east and west sides of the parcel have met the definition of a wetland as defined by the U.S. Army Corps of Engineers (USACE) 1987 Wetland Delineation Manual. The subject area includes parcel number 05-46-05-16-0-000-028.549 (PPIN 14689) located in Fairhope, AL. The parcel is located south of Morphy Avenue and is approximately 4.98 acres. Approximately 0.23 acres of the parcel have met the definition of a wetland as defined by the U.S. Army Corps of Engineers (USACE) 1987 Wetland Delineation Manual. The wetlands are located on the east and west sides of the parcel along a drainage ditch consisting of trees including Water Oak (Quercus nigra) and understory including Chinese Privet (Ligustrum sinense) and Swamp Smartweed (Persicaria hydropiperoides). The north end of the parcel contains uplands consisting of trees within a mowed lawn, a residential home, and a shed. The south end of the parcel also contains uplands consisting of a mowed field with trees on the outer edges and a ditch cutting through the property east to west with portions of the ditch a dry ditch. The soils on the site are Bibb and Mantachie soils, Carnegie very fine sandy loam, Magnolia fine sandy loam, and Ruston fine sandy loam. During our field work on site we found dark brown fine sandy loam, yellow clay loam, and black fine sandy loam consistent with the mapped soils. The site was evaluated for jurisdictional wetland areas as defined by the U.S. Army Corps of Engineers (USACE) 1987 Wetland Delineation Manual and all, supplements and amendments thereto. Portions of the east and west sides of the parcel within a drainage ditch has met the USACE criteria for wetlands. It is the professional opinion of EcoSolutions that the wetlands on this site are covered under USACE jurisdiction. All comments are based on the professional judgment of the inspector and the conditions that existed on the site at the time of the inspection. Please give us a call (251-621-5006) or email Lewis@EcoSolutionsinc.net if you have any questions or need any additional information. Best regards, Lewis Cassidey EcoSolutions, Inc. olutions -~ ~ Wetland (ditch) ~0.2 Acres Wetland (ditch) ~0.03 Acres Upland PPIN 14689 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ¯0 100 200 300 40050FeetP.O. Box 361 Montrose, AL 36559Phone: 251-621-5006 Fax: 251-621-5058 1 inch = 100 feet Project: Ellenburg Morphy AveApplicant: John Ellenburg T-6-S, R-2-E, Sect. 16Fairhope, AL Legend Parcel Boundary Wetlands Wetland Line The wetlands shown on this map have met the definition of a wetland as defined by the US Army Corps of Engineers (USACE) 1987 Wetland Delineation Manual. It is the professional opinion of EcoSolutions that the wetlands on this site are covered under USACE juristdiction. CJ ~ ~ r-L...r""""L... Wetland (ditch) ~0.2 Acres Wetland (ditch) ~0.03 Acres Upland PPIN 14689 Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community ¯0 100 200 300 40050FeetP.O. Box 361 Montrose, AL 36559Phone: 251-621-5006 Fax: 251-621-5058 1 inch = 100 feet Project: Ellenburg Morphy AveApplicant: John Ellenburg T-6-S, R-2-E, Sect. 16Fairhope, AL Legend Parcel Boundary Wetlands Wetland Line The wetlands shown on this map have met the definition of a wetland as defined by the US Army Corps of Engineers (USACE) 1987 Wetland Delineation Manual. It is the professional opinion of EcoSolutions that the wetlands on this site are covered under USACE juristdiction. CJ ~ ~ r-L...r""""L... 1 Casey Potts From:Buckelew, James E CIV USARMY CESAM (USA) Sent:Tuesday, November 15, 2022 9:29 AM To:Mike Jeffries Cc:Casey Potts Subject:RE: 8860 Morphy Ave, Fairhope PPIN#14689 Potential Wetland Disturbance SENT FROM AN EXTERNAL ADDRESS Mike: Excavation of a ditch with no side casting of spoil material would not require a USACE permit in non‐tidal, Section 404 wetlands (like those on‐site), streams or uplands. If there has been side casting (none apparent from the photos) then there may be a minor violation. I have checked our database and there does not appear to be an application on file for a permit at this location. Any activities involving filling in the indicated wetlands will likely require a USACE permit. James "Eric" Buckelew Senior Project Manager CESAM‐RD June 27, 2022 Re: Ellenburg Place Subdivision Fairhope Planning Commission Fairhope, Alabama To whom it may concern: We are asking for a waiver from the Sidewalk requirement requiring sidewalks to be built before the plat is to be signed. We have added a 15-foot wide Drainage, Utility and Sidewalk Easement along Morphy Avenue. Thank you for all your help with this. Seth W. Moore by Seth Moore Authorized Agent for FST ELLENBURG, JOHN W ETUX BELINDA W AT&T Yahoo Mail -Request for a waiver https://mail.yahoo.com/d/folders/ 11messages/7669 l ?.intl=us&.part ... l of I Request for a waiver From: Belinda Ellenburg (belindae63@hotmail.com) To: rnooresurveying@bellsouth.net Date: Monday, November 14, 2022 at 04:21 PM CST To Whom It May Concern, John and I are requesting you to grant a waiver for the requirement of installing wetland signs. We are not subdividing this parcel, nor will any other development happen!! Our son, Hunter Ellenburg and his wife, Brittney Domino Ellenburg want to build a single home on this property and raise their children in Fairhope. There will only be one home located on almost three acres. They both attended the Fairhope School systems and graduated from Fairhope High School. They want the same for their children. We want to help our son with the gift of this land so they can accomplish this dream. Thank you so much for helping us in this matter, Belinda Ellenburg RECEIVED NOV 1 6 2022 BY: CIA 11/14/2022, 4:42 PM November 26, 2022 City of Fairhope Planning Commission Attn.: Allie Knutson, Clerk P.O. Box429 Fairhope, AL 36533 To the Planning Commission: TadZebryk 8950 Morphy Avenue Fairhope, AL 36532 Thank you for forwarding your correspondence dated November 21, 2022 regarding Case SD 22.25, Ellenberg Place Subdivision. I am the adjacent landowner at 8950 Morphy Avenue. I received the correspondence today (Saturday, November 26, 2022), the delay and the short comment suspense date (Monday, November 28, 9am) no doubt being due to the Thanksgiving holiday. While I have no comment regarding the request for the subdivision per se, I am concerned with potential drainage problems associated with the development of Lot 2, which I assume is the purpose of the subdivision request. The City of Fairhope is well aware of the drainage problems on this section of Morphy Avenue; these problems are associated with a tributary of Cowpen Creek and other drainages that run through this area. With any major rainfall event over a short time period (e.g., more than 1"/hour), this portion of Morphy experiences significant overbank and over- the-road flooding, to the extent that the City closes travel lanes and erects warning barriers. My property and the adjacent Ellenberg property receives the brunt of this flooding, particularly the Ellenberg property. This situation has existed for literally decades with the full knowledge of the City of Fairhope, but nothing has ever been done about it. I've complained about it several times, and so did the previous landowner (Merlin Miller). Regarding this issue, some years ago, I led Kim Burmeister and Ken Eslava on a hike along the tributary from Morphy Avenue to where it empties into the Fairfield subdivision stormwater detention basin. Evidently the City is content to use the tributary of Cowpen Creek as its stormwater drainage conveyance (ditch), and to use private property as its temporary stormwater flood storage area. However,