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04-03-2023 Planning Commission Agenda Packet
March 6, 2023 Planning Commission Minutes 1 The Planning Commission met Monday, March 6, 2023, 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; Harry Kohler; John Worsham; Hollie MacKellar; Clarice Hall-Black; Erik Cortinas, Building Official; Jack Burrell, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; Michelle Melton, City Planner; Casey Potts, City Planner; Chris Williams, City Attorney; and Cindy Beaudreau, Planning Clerk Absent: Art Dyas Chairman Turner called the meeting to order at 5:02 PM. Hunter Simmons, Planning and Zoning Director, introduced the new Planning Clerk. Approval of the Minutes February 6, 2023: Councilman Burrell made a motion to approve the minutes as presented from the February 6, 2023, meeting. John Worsham seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. Consideration of Agenda Items: UR 23.03 Request of C-Spire on an 11.52.11 Utility Review and approval of the proposed installation of approximately 9896 LF of buried cable in the ROW starting near Twin Beech Rd. and continuing through the Summer Lake Subdivision. Summary: Hunter Simmons, Planning and Zoning Director, presented the Utility Review for the Summer Lake Subdivision, Phases 1 and 2. The locates are limited to 750’ per day. The plan is to save as many of the large trees as possible and the contractor is responsible for any damage to the trees. Staff recommends approval 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. 4. An additional right-of-way permit may be required for the potholing procedures. 5. Follow-up activities below required by staff and the applicant: March 6, 2023 Planning Commission Minutes 2 6. 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. 7. Provide draft door hanger for approval at time of pre-construction. 8. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 9. 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. 10. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 11. Utilities boxes shall be concentrated near existing boxes. 12. For permitting purposes, applicants shall provide subsurface utility engineering quality-level C, unless otherwise required by the Fairhope Building Department. Motion: John Worsham made a motion to approve the installation of buried cable in the ROW starting near Twin Beech Rd. and continuing through the Summer Lake Subdivision subject to staff conditions. Erik Cortinas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. SD 23.01 Public hearing to consider the request of the Applicant, Robert J. and Renee A. Writt, for approval of North Lot Subdivision, a 2-lot minor subdivision. The property is approximately .59 acres and is located on the northeast corner of N. Bayview St. and Blakeney Ave. PPIN #14416 Summary: Mike Jeffries, Development Services Manager, presented the development of a 2-lot minor subdivision located on the northeast corner of N. Bayview St. and Blakeney Ave. The property is zoned R-2. The house has been removed. All the proposed lots front on a publicly maintained road and meet the lot size requirements. The property is vacant and existing drainage flow patterns are not being changed. Electric, Water, Sewer and Gas are provided by the City of Fairhope and AT&T provides the telephone. The applicant’s engineer stated that installing an automatic fire sprinkler system would meet the current ISO Fire Suppression Rating, but the city requires that the fire flow meet the International Fire Code (IFC), and this does not. No sidewalks exist along either of the roads adjacent to this subdivision. The Subdivision Regulations allow for the Planning Commission to allow a 10’ sidewalk easement in lieu of installing sidewalks due to the absence of other sidewalks in proximity to the subdivision. The applicant is requesting a waiver from installing sidewalks or a sidewalk easement. Staff does not support the waiver request. The applicant is also requesting a waiver from providing the 15’ required drainage and utilities easements along the property lines. Staff does not support this waiver request. Additionally, an accessory structure exists on the easterly side of the lot. The structure is currently non- conforming. Staff recommends that the structure be removed in order to bring the lot into compliance. The structure is also inside the drainage and utility easement and should have been removed at the same time as the house was removed. Mr. Jeffries explained all the applicant’s waiver requests and how the waiver standards are not applicable to this situation. March 6, 2023 Planning Commission Minutes 3 Staff recommends that the waiver requests be denied. Staff also recommends approval of the subdivision subject to the following conditions: 1. The accessory structure is removed. 2. The easements for utilities, drainage and sidewalk are added to the plat. 3. A solution to the fire flow is reached between the City and owner. Mr. Robert J. Writt distributed his presentation packet to the Planning Commission. Mr. Writt explained that the Bluff area and the adjoining plats do not have sidewalks and the existing rights-of-way are adequately designed to accommodate future sidewalks. Mr. Writt requests that the Planning Commission waive the requirement to construct sidewalks. Mr. Writt also explained that there are utilities available along the Blakeney and N. Bayview right-of-ways that could service the two lots and requested that the Planning Commission waive the requirement for utility and drainage easements due to the utilities being able to be serviced in the right-of-ways. Mr. Writt then explained that he had a fire hydrant flow test performed which did meet the ISO Fire Suppression Rating and agreed to work with the City to ensure that the home meets the applicable laws and regulations. Mr. Writt admits that the garage is a legal non- conforming structure but requested that the garage structure remain due to it meeting the requirements of the Fairhope Zoning Ordinance. Chairman Turner opened the public hearing at 5:22pm. Bob Comstock, 114 N. Bayview Street, spoke in support of Mr. Writt’s proposal. The public hearing was closed at 5:24pm. Chairman Turner requested an explanation on the accessory structure. Mr. Simmons explained that an accessory structure can only exist if there is a primary structure. Chris Williams, City Attorney, explained that the Planning Commission is not able to allow a waiver for the accessory structure due to it falling under the Zoning Ordinance which requires City Council approval. Mr. Jeffries explained that the utility and drainage easements are necessary for future development. Councilman Burrell and Erik Cortinas spoke in favor of the utility and drainage easements. Mr. Simmons explained that the sidewalk easements are necessary for flexibility to avoid mature trees. Mr. Cortinas stated that the sidewalk easement is preferred to using the right-of-ways due to cables taking up a lot of the right-of-ways. Mr. Cortinas explained the difference between ISO and IFC for fire suppression. Motion for Sidewalk Waiver Request: John Worsham made a motion to grant a waiver from installing the sidewalk but to require a sidewalk easement. Erik Cortinas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. ABSTAIN: Rebecca Bryant March 6, 2023 Planning Commission Minutes 4 Motion for Utility and Drainage Easement Waiver Request: Erik Cortinas made a motion to deny a waiver from requiring a utility and drainage easements. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. ABSTAIN: Rebecca Bryant Recommendation: Staff recommends approval of the minor subdivision with the following conditions. 1. The accessory structure is removed. 2. Easements are granted for the sidewalk, utilities and drainage. 3. A solution to the fire flow is reached between the City and owner. Motion: John Worsham made a motion to recommend approval of SD 23.01 subject to staff recommendations. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. ABSTAIN: Rebecca Bryant SD 23.07 Public hearing to consider the request of the Applicant, S.E. Civil, LLC., acting on behalf of the owner, Olde Towne Investments, LLC, for preliminary approval of Dragonfly Commons, a 7-unit multiple occupancy project. The property is approximately 1.09 acres and is located on the west side of Bishop Rd. just north of Gayfer Ave. PPIN #: 383706 Summary: Michelle Melton, Planner, gave presentation for Dragonfly Commons located on the west side of Bishop Rd. just north of Gayfer Ave. Property is currently zoned R-4. A quadplex and triplex are proposed with 22 parking spaces. Each unit will have a single car garage along with an uncovered driveway. There are an additional 15 outside parking spaces which surpass the parking requirements. Utilities are provided by Fairhope but will be privately maintained. Two detention ponds are being created. The owner will be responsible for routine inspections and maintenance. A 20” pine tree will need to be removed which will require a tree removal permit and a sidewalk is planned along Bishop Rd. This project surpasses the greenspace requirement. Staff recommends approval of the Preliminary Plat for SD 23.07 with no conditions. Chairman Turner opened the public hearing at 5:53pm. Having no one present to speak, the public hearing was closed at 5:53pm. Mr. Cortinas clarified the firewall requirements for the buildings. March 6, 2023 Planning Commission Minutes 5 Motion: John Worsham made a motion to approve Case SD 23.07. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. SD 23.08 Public hearing to consider the request of Dewberry Engineers, on behalf of the Owner, Live Oak Properties, LLC, for approval of Parker Place Subdivision, a 4-lot minor subdivision. The property is approximately 3.80 acres and is located on the Southeast corner of Parker Rd. and Main St. PPIN #: 11947 Summary: Mike Jeffries, Development Services Manager, presented Parker Place, a 4-lot minor subdivision located on the Southeast corner of Parker Rd. and Main St. Applicant provided a tree survey which will allow the trees to be saved. Access for Lot 1 and Lot 4 is via a shared common drive easement. All lots are within 450’ of a fire hydrant, front on a publicly maintained road, and meet the lot size requirements. Sidewalks exist along Main St. but will need to be installed along Parker Rd. to connect to the existing sidewalk and extend east to the end of the property line. Electric is provided by Riviera Utilities, Water is provided by Daphne Utilities, Gas and sewer are provided by Fairhope and AT&T provides the telephone. Staff recommends approval of SD 23.08 Parker Place Subdivision with the following condition: 1. Sidewalk be installed along Parker Rd. connecting to the sidewalk on Main St. Commissioner Burrell mentioned that a sidewalk is being installed down Parker Road. He suggested a condition that the sidewalk match the width of said sidewalk installation. Chairman Turner opened the public hearing at 6:02pm. David Dworek, 7314 JV Cummings Drive, expressed concerns over the elevations and water run off in this area as well as the area containing a blind driveway. He believes a keyhole would provide a safer turn in/off. The public hearing was closed at 6:06pm. Motion: Erik Cortinas made a motion to approve Case SD 23.08 subject to the following conditions: 1. Sidewalk be installed along Parker Rd. connecting to the sidewalk on Main St. to match existing sidewalk. 2. Engineer of Record will submit a drainage plan at time of building permit for Lot 4. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. March 6, 2023 Planning Commission Minutes 6 SD 23.09 Public hearing to consider the request of the City of Fairhope’s Planning and Zoning Department, to accept Resolution 2023-01 for proposed amendment changes to the City of Fairhope’s Subdivision Regulations. Summary: Hunter Simmons, Planning and Zoning Director, presented the proposed amendment changes to the City of Fairhope’s Subdivision Regulations Appendix I, Certificates of Approval, amended as shown on Exhibit A. Staff recommends approval of SD 23.09. Chairman Turner opened the public hearing at 6:21pm. Having no one to speak, the public hearing was closed at 6:21pm. Motion: Councilman Burrell made a motion to approve the proposed Subdivision Regulations amendment. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. ZC 23.02 Public hearing to consider the request of the Applicants, Shannon Hesse and Ron Norton, acting on behalf of the owners, Margaret and James Smith, to rezone property from R-2, Medium Density Single-Family Residential District to R-1, Low Density Single-Family Residential District. The property is approximately 5.19 acres and is located east on Onyx Lane and north of Longleaf Lane. PPIN #80716 Summary: Casey Potts, Planner, presented the proposal to rezone property located east on Onyx Lane and north of Longleaf Lane from R-2 Medium Density Single-Family Residential District to R-1 Low Density Single-Family Residential District. Staff recommends approval of ZC 23.02. Chairman Turner opened the public hearing at 6:25pm. Amy Poulson, 809 Darrah Street, spoke on behalf of her parents who live behind the property and asked for an explanation on the difference between R-1 and R-2 zoning. Shannon Hesse explained that the public will not notice any difference with the property. Connie Sperance, 612 Turquoise Drive, expressed concerns about another road being opened and additional traffic. The public hearing was closed at 6:33pm. Motion: John Worsham made a motion to recommend approval to the City Council to approve the rezoning of property from R-2, Medium Density Single-Family Residential District to R-1, Low Density Single- Family Residential District. Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote: March 6, 2023 Planning Commission Minutes 7 AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. Old/New Business: SD 21.23 – Overland PH II – Request of the applicant, S.E. Civil, LLC., for an extension of 1 year to submit for final plat approval. Summary: Hunter Simmons, Planning and Zoning Director, presented the request for an extension for Overland PH II. Larry Smith, engineer of record, continued the presentation stating that they recently received the Army Corps clearance and that construction on the boardwalk can begin. Staff recommends approval of extension. Motion: John Worsham made a motion to grant a one-year extension for final plat approval of SD 21.23 Overland PH II. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. SD 21.03 – The Flats at East Bay – Request of the applicant, S.E. Civil, LLC., for an extension of 1 year to submit for final MOP approval. Summary: Hunter Simmons, Planning and Zoning Director, presented the request for an extension for final MOP approval. Applicant requests removal of 13 trees and the installation of 35 trees. Staff recommends approval of the extension. Motion: Hollie MacKellar made a motion to grant a one-year extension of SD 21.03 – The Flats at East Bay subject to the City Horticulturist or other City Representative reviewing and approving horticulture issues, specifically which of the 13 trees can be removed in addition to the installation of 35 trees. Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. March 6, 2023 Planning Commission Minutes 8 Adjournment Harry Kohler made a motion to adjourn. Motion passed unanimously with the following vote: AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Clarice Hall-Black, Hollie MacKellar, Councilman Burrell, and Erik Cortinas. NAY: None. Adjourned at 7:05pm. _______________________ ________________________ Lee Turner, Chairman Hunter Simmons, Interim 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 23.04 C-Spire – April 3, 2023 City of Fairhope Planning Commission April 3 , 2023 0 ~ fAifi.!/. ;.,o c.; ~ dlA~J\.~~ UR 23.04 -C-Spire Bank Plus Project Name: Llpire Bank Pl us Site Da ta : [1,013 Li n ea r Footage _ Project Type: (Q!recti onal Bore Fibe r Installati on - ~ dictio n: - hope Corpo rate Lim i t s Zoning District: IB-2 PPIN N umber: ~ /A - General Lo cati on: -tnter section o f No rth Gree no Road and ai rhope Ave Surveyor of Reco rd: l sawgrass Engineer of Reco rd: [sa wgrass O wner/ Develop er: le-spire School District: - ~ ho pe Ele m entary Scho ol hope Midd le and Hi gh Sc hoo ls - Recommendation: !Approved w i t h Co mme nts ~ Prepared by: lc hri s Amb ro n Legend -Road~ c ::~~:,~dWori(.t.r ea N POINTE~Q CwpOfate Um1t l o~C-~o,tio,, B·l · Gtntfal81JslnlssOlsb1ct • B·• -Bu siness ~d Ptol'tffl~illDistkl •R·2 -lole(llum0tns;t, son~le-famlJ R·l POH· P~••dtn S~e-Famllr PllalmhQ Jur1S<!ld ori ... 0 PLANTATION POINTE RD 2 UR 23.04 C-Spire – April 3, 2023 Summary of Request: Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 1,013 linear feet of buried fiber along routes outlined on the below location map. . • I ,1 I " •~1 ,:, -lj 'I'll ''. -< ''°''·" r.,11r,1r .I i- ' ' I .. I 3 UR 23.04 C-Spire – April 3, 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 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 23.04 C-Spire – April 3, 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 prior to 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 23.04 C-Spire – April 3, 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 with Conditions of UR 23.04 1 UR 23.05 C-Spire – April 3, 2023 City of Fairhope Planning Commission April 3, 2023 0 ~ fAifi.!/. ;.,o CJ ~ dlA~J\.~~ UR 23.05 -C-Spire Magnolia Ave Project Name: C-Spire Mag'--n_o_li_a_A_v_e ______ __, Site Data: ] 1,2 17 Lin ea r Footage j Project Type: Directional Bore Fiber Installation Jurisdiction: Fairhope Co rpo rate Limits ~ Zoning District: R-2, B-3a , B-2 PPIN Number: N/A General Location: Magnolia Ave, North Church St, & Nor th Sum mit St Surveyor of Record: ~grass Engineer of Record: Sawg~ra_s_s __________ ___, Owner/ Developer: C-Spire School District: Fairhope El ementary School Fairhope Mid~ High Sch ool s Recommendation: A proved w i t h Co mments Prepared by: Chri s Ambron ---, Legend CIProposed WOl'k,.,rtt -RoildS BParcets c o,porat&Ufflls Zo<.ng(;I ___ _ 8-2•0eM11I Bu~ness CM.iflict • 9-3b· TounalReSJ!fCommerc,.-1 s~rvice Oistr.:;t a 9-,t. Buslr,e$$ tn<l Prolnsional Ditlf,cl •P.l •Parl<mg R-2 . Med1Ym O.nsq Singlt•r arrwry •R•.t • LowOerisrty Muli,faml'y PlannmgJ\ln srtcuon I--'--.----:;; --~--~----< [:r:::::;A;::T;:iK=.:IN~SO~N;::L~N:;::~:i=~-~ ~ :::, :i: 0 z 1=---=::,-,-----,rlr,---1 - EQUALITY ST 2 UR 23.05 C-Spire – April 3, 2023 Summary of Request: Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 1,217 linear feet of buried fiber along routes outlined on the below location map. '------L.._--- t , I I 3 UR 23.05 C-Spire – April 3, 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 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 23.05 C-Spire – April 3, 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 prior to 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 23.05 C-Spire – April 3, 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 with Conditions of UR 23.05 BEECHER STMORPHY AVE City of FairhopePlanning Commission April 3, 2023 ¯ MORPHY AVE SD 23.10 - Dome's Place Legend Roads Parcels Corporate LimitsZoning Classification PUD - Planned Unit Development R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-4 - Low Density Multi-Family R-A - Residential/Agriculture District Planning Jurisdiction ^ Project Name: Dome's PlaceSite Data: 1.68 acresProject Type: 2-Lot MinorJurisdiction: Fairhope Corporate LimitsZoning District: R-1PPIN Number: 14481General Location: North of Morphy Ave, East of Bishop RdSurveyor of Record: Seth MooreEngineer of Record: N/AOwner / Developer: FST and Charles B. DavisonSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Mike Jeffries µ µ Approve 1 SD 23.10 Dome’s Place Minor Subdivision- April 3, 2023 Summary of Request: The owner is FST and Charles B. Davison, LLC. Seth Moore of Moore Surveying, Inc. is the authorized agent for the project. This application is for Domes Place, a 2-lot minor subdivision approximately 1.68 acres and is located north of Morphy Ave. and east of Bishop Rd. The subject property is zoned R-1 - Low Density Single-Family Residential District. There is an existing residence on proposed Lot-1. The site data table is below: General Comments: All lots are within 450 feet of a fire hydrant and each lot fronts Morphy Avenue and meet the minimum lot requirements. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. The proposed subdivision does not include the building of any additional infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. Sidewalks do not currently exist along this section of Morphy Ave. The nearest sidewalk is over 628 feet to the west on the west side of Bishop Road and over 1800 feet to the east on the east side of Oberg Road (County Road 13). The applicant has provided a 15’ sidewalk easement along Morphy Ave. and requests not to be required to install the sidewalk at this time. Final plat must be recorded within 120 days of approval. Drainage Comments: The existing flow patterns are not being changed. Utility Comments: Water, sewer, and gas are provided by the City of Fairhope. Power is provided by Riviera and AT&T is the telecommunications provider. SITE DA T A: 1. Total Numb er of Lot s 2, Pr oject Siz e 1.68+/-Ac r es Smallest L ot 23 ,5 4 5 +/-Squa r e Fee t Lar ges t Lot 1.1 4+/-Ac r es 2. The Lo t s ar e se r ve d by AT & T Co mmuni c at io ns (B ELL SOU TH ) - Teleph one, Cit y o f Fairho pe Wat er , Gas, sewe r Ri viera -Powe r 3. Pr opert y lies In sid e t he Cit y of Fa irh ope. 4 . Pr opert y is Zoned R-1. Mini m um Bui lding Se tbac ks FRONT 4 0 Feet REAR 35 Feet SIDE 15 Feet Unl ess Ot her wise No t ed Her eo n. 2 SD 23.10 Dome’s Place Minor Subdivision- April 3, 2023 Connectivity: The applicant has provided a 15’ sidewalk easement across the front property line. Comments: The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends APPROVAL of SD 23. 10 Dome’s Place Minor Subdivision. 1. EDWARDS AVE PLANTATIONBLVDWESTLEY STINGLESIDE TERRACECIRGREENO RD NECOR ROUGE PLSHOP CTRESTELLA ST City of FairhopePlanning Commission April 3, 2023 ¯ECOR ROUGE PL SHOP CTRESTELLA ST SD 23.11 - Myrick Place Legend Roads Parcels Corporate LimitsZoning Classification B-1 - Local Shopping District B-2 - General Business District B-4 - Business and Professional District PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^ Project Name: Myrick PlaceSite Data: 1.26 acresProject Type: 3-Lot MinorJurisdiction: Fairhope Corporate LimitsZoning District: B-4PPIN Number: 77843General Location: Northside of Estella Street, West of North Greeno RoadSurveyor of Record: Seth MooreEngineer of Record: N/AOwner / Developer: FST and Myrick Enterprises LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Michelle Melton µ µ Approval 1 SD 23.11 Myrick Place Minor Subdivision - April 3, 2023 Summary of Request: The owner is FST and Myrick Enterprises, LLC. Seth Moore of Moore Surveying, Inc. is the authorized agent for the project. This application is for Myrick Place. A three (3) lot minor subdivision located on the north side of Estella Street, west of North Greeno Road. Subject property is zoned B-4 (Business and Professional District) consisting of approximately 1.26 acres. There are existing buildings on Lots 2 and 3. The site data table is below: General Comments: All lots are within 450 feet of a fire hydrant and each lot fronts Estella Street. There is not a minimum lot size in B-4. An access easement exists on all three (3) lots. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. The proposed subdivision does not include the building of any additional infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. Sidewalks do not currently exist along Estella Street. The closest existing sidewalk is approximately 164 feet east on North Greeno Road. There is an existing 15 ft utility, drainage, and sidewalk easement fronting Estella Street extending across all three (3) lots. The applicant is also requesting not to install sidewalks at this time. Final plat must be recorded within 120 days of approval. Drainage Comments: The existing flow patterns are not being changed. SITE DA.TA: To al Numb r of L ot s 3, ·ro jec£ Sb:, L 6+/-Acr s Sma ll es t Lot 17, 12 +/-Squ ,ar e Fe £ Lar gest Lot 20.08 +/-Sq or s F et 2 . T e Lots ar ,e s er ved by . 1H & T Co mm nications (B ELL SOU H) -T eleph o e. City o~ F o irh ope Waler , Gas , Powe r . S.ewe r 3 . Pr oper ty lies Ins ide th e• City of Fairh ope . 4 . Pr opert ,, is Zon ·d Ml i um Bui ldt n F ONT 20 Fee t 'E AR 2 Feet SIDE O Fee -4 Bu ines s, ar d Pr ofessi ona l District. etbac ks p~r c urren Zonlng NO NE '' Streets or Utili ,y Li es t his Pr o j ect at t h is time. Ease en ar e as sho ,, her eo . FL OOD CERTIFI CA TE ; I lso .,,to t th t I ha v •:,c a -ir1e d the c rre t FIA, Offic ial Floo d Hazard t"1 ap , Co mm nity Nurnb r O 10006, an el N m b er 06 4 M, (0 10 03C0663 I.I } a d fo u d r e"er e ce d lot obov li ,es i Fl oo d Zo X, Map a-,ed Apri l 19, 20 9, 2 SD 23.11 Myrick Place Minor Subdivision - April 3, 2023 Utility Comments: Water, sewer, power, and gas is provided by the City of Fairhope. AT&T is the telecommunications provider . Connectivity: The Subdivision Regulations allow for the Planning Commission to allow for a 10 ft. sidewalk easement in lieu of installing sidewalks on account that there are no other existing sidewalks in the proximity of the subdivision. Applicant has requested a waiver to installing sidewalks. The request is in the Planning Commission packet. Applicant does have a 15 ft utility, drainage, and sidewalk easement along the Estella Stre et right-of-way spanning the subject property. Fairhope Single Tax Corporation (“FSTC”) is part owner of the subject property as well as all of the ot her properties along Estella Street between North Ingleside and North Greeno Road. There is an opportunity to coordinate with FSTC for sidewalk installation costs and labor. Figure 1: Cropped section of Ecor Rouge Shopping Center plat showing no sidewalk easement(s). Figure 2: Cropped section of Estella Place plat showing no sidewalk easement(s). N , ~=r ,..,,._,11.lllll/Wlft:l4 11M UUL t n• .... SLIDE 0002371-A ~ -.... ...... ...... ESTEi.LA Sll<EET so· R/W P\IBUC STREET .. SU: l'I.J,l r., lSICUA PU,ct. 9.JO( NO. 1•7•-" /:··----S 89'5S'oo" E 365.28' ---- I I I I I -~ I illi i ~ I I ijli l I ... I ZONED II ESTELLA I I I I I 1! ~ I! ~ ,j ~ LJ •w I I I I I I I : I i ~ ~ ~ I I •oo &OW.UC■ A.Yl ll'US J fAlUOH , Aa..UAKA :H'5l2 I ~ ~ ~ LOT 4 ·I LOT 5 . i ' ~ • ' ,. -~ .. ,.,. ::-;;•, PLACEI I MH.t.H JI.. • AUD PAfflll.!1011 9(1 4 11:#A.iDS AVIIIIUi. U.UltOPI, A~BAM l UJ2 LOT 6 anuo ,ao,. 110n11 11 P .O. IOX 15024? HOULI. AU.lAMA J U 02 3 SD 23.11 Myrick Place Minor Subdivision - April 3, 2023 Figure 3: Existing Estella Street along front side of subject property. (www.instantstreetview.com last visited on March 23, 2023.) Comments: The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends approval of SD 23. 11 Myrick Place Minor Subdivision . March 21, 2023 To whom it may concern: Myrick Enterprises LLC, Mar�n Myrick, is reques�ng a waiver of the requirement of the Sidewalk requirement. We have placed a 15 – foot wide sidewalk easement along the Estella Street right-of-way line. There id not a sidewalk along either side of Estella street. Thank you for your �me and review in this mater. Myrick Enterprises LLC. Mar�n Myrick By Seth Moore. BISHOP RDTROYERBOOTHE RDFOX RUNMORPHY AVE City of FairhopePlanning Commission April 3, 2023 ¯BISHOP RDHOFFREN DR SD 23.12 - Washington Square MOP Legend Roads Parcels Corporate LimitsZoning Classification B-4 - Business and Professional District PUD - Planned Unit Development R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-3PGH - Patio/Garden Single-Family R-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential R-A - Residential/Agriculture District Planning Jurisdiction ^ Project Name: Washington Square MOPSite Data: 1.74 acresProject Type: 8-Unit MOPJurisdiction: Fairhope Corporate LimitsZoning District: R-5PPIN Number: 108443General Location: West side of Bishop Road, North of Morphy AveSurveyor of Record: SE CivilEngineer of Record: SE CivilOwner / Developer: FST & Washington Square Condominium Development INCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Mike Jeffries µ µ Approve 1 SD 23.12 Washington Square MOP – April 3, 2023 Summary of Request: Public hearing to consider the request of S.E. Civil, LLC for preliminary approval of Washington Square MOP, an 8-unit Multiple Occupancy Project (MOP). The subject property currently has one quadplex that was built prior to the MOP requirement. The original development was four quadplexes but only one was built along with a private drive and installation of utilities and drainage. Only four new units are being proposed. The property is approximately 1.74 acres and is located on the west side of Bishop Rd. just north of Morphy Ave. Mr. Larry Smith, PE of S.E. Civil, serves as the engineer of record (EOR) for subject application. The property is zoned R-5. Comments: The applicant has provided a site plan illustrating four additional units. Utilities: • Fairhope Utilities are available for all utilities. • AT&T provides telecommunications services. SITE ANALYS IS SITE ACREAGE (PROPOSED} BU ILD ING HE IGHT BU ILD ING (UNDER ROOF} ±1.74 AC (75 ,993 SF ) 30 FT 17 ,35 1 SF R EQU IRED PARK ING PROV ID ED PARK ING 16 SPACES (SEE PAR KING DATA ) 24 SPACES JUR ISD ICT ION ZON ING C ITY OF FAIRHO PE R-5 IMP ERV IOUS AREA PERV IO US AR EA 0 .76 AC (43 .7 %) 0 .98 AC (56 .3%) BU ILD ING SETBACKS : REQU IR ED: FRONT YARD : 30 FT SID E YARD : 10 FT REAR YARD : 35 FT MAX IMUM BU ILD ING HE IG HT: 30 FT MAX . G ROUND COVERAG E RATIO : 30 % MAX . DENS ITY : 10 UN ITS /AC 2 SD 23.12 Washington Square MOP – April 3, 2023 Drainage: • Drainage was installed during the construction of the first building and releases into the stormwater system at Bishop Rd. Two (2) small dry detention ponds are being created that will capture and treat the water before releasing into the existing piped stormwater system. The stormwater system, as designed, conforms to the requirements of the Fairhope Subdivision Regulation.. • An Operations and Maintenance Plan (“O&M Plan”) has been provided and will be recorded holding the owner responsible for routine inspections and maintenance. Greenspace Requirements: • The greenspace requirement per Article V, Section C(2) is 20% for this residential MOP, which translates to 0.35 acres. The Greenspace Plan has 0.35 acres of greenspace meeting the requirement. Sidewalks: • A sidewalk is proposed along each side of the private drive. Site Plan Recommendation: Staff recommends APPROVAL for Washington Square MOP SD 23.12. I __.l I !?r-~1 ----=-~ ~-=-~--=-~._:.-=-=--=-=--~-=-=--=-~· --~: j 11 ~ 11 I -I • I ll Ir I I ~ 11 I 1 ~ g: --EX1$IING •v NrtS I ,• 11 Q 1 1 1 ~'::-I i ~~A ~~~~~~ I I 0 0 I I ~ .c==::::::: L ~ SADl£1.M't (AAIVAlt OIUVt) I ,, STATE HWY 104STATE HWY 181STATE HWY 181City of FairhopePlanning Commission April 3, 2023 ¯ STATE HWY 104STATE HWY 181STATE HWY 181SD 23.14 - Encounter Development Commercial Retail Center Legend Roads Parcels Corporate LimitsZoning Classification B-2 - General Business District PUD - Planned Unit Development R-1 - Low Density Single-Family Planning Jurisdiction ^ Project Name: Commercial Retail CenterSite Data: 35.16 acresProject Type: 13-Lot Preliminary SubdivisionJurisdiction: Fairhope Corporate LimitsZoning District: B-2PPIN Number: 108453General Location: Northeast corner of State Highway 181 and State Highway 104Surveyor of Record: Jade ConsultingEngineer of Record: Jade ConsultingOwner / Developer: Encounter Development LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Michelle Melton µ µ Page 6 of 10 Preliminary Plat Application Checklist* *This checklist is intended for convenience purposes only. Refer to the Subdivision Regulations for a complete list of requirements. 2 Copies of the Plat 2 Sets of construction plans 1 Copy of the plat in PDF format on disk Subdivision Application with Articles of Incorporation Attached Errors and Omission Insurance Drainage Plan (stand alone document) O & M Plan BMP Plan (stand alone document) Street Plan Pedestrian Circulation Plan Landscape Plan including street trees and tree preservation plan (stand alone document) Traffic Study, if applicable (stand alone document) Aerial With Topographic Overlay Utility plans and Profiles A street lighting plan Proof of Receipt from the County, if applicable Certificate of County Zoning, (must be signed and zoning of property, if any, indicated) Memorandum of Transmittal signed indicating County’s receipt of plat/plans for development being submitted before Planning Commission. Flow Modeling Other engineering and pertinent documents: (including but not limited to Floodplain/floodway information, CLOMR, LOMR applications or correspondence, wetlands reports, and ADEM correspondence, ADEM Notifications, ALDOT correspondence, etc.) All applicable permits (e.g. ALDOT, ADEM, COE, etc.) Please note that if your site is located outside the City of Fairhope limits, but in the planning jurisdiction, the County documentation is required and your application will be considered incomplete without the County documentation. 1 SD 23.14 Encounter Commercial Retail Center – April 3, 2023 Summary of Request: Public hearing to consider the request of JADE Consulting, LLC, on behalf of the Applicant, Encounter Development, LLC, for preliminary plat approval of a 13-lot major subdivision. The property is located on the Northeast corner of AL Hwy 181 and AL Hwy 104 and consists of approximately 35.16 acres. The property is zoned B-2 General Business District. The largest lot is 16.05 acres, and the smallest lot is almost one (1) acre. Common area consists of almost an acre as well at 0.902 of an acre. See below for Site Data. Comments: The development is a commercial retail center that requires new roads and infrastructure. Twelve (12) lots will be developed in the initial phase; whereas, the largest lot, Lot 13, will be developed during a future Phase. Lot 1 is the only lot that has a tenant and site plan at this time. However, every lot requires a mandatory site plan pursuant to a note already added to the plat. This subdivision connects to the previously approved Rockwell Place to the north (SD 22.01 and SD 22.02) via Bushel Drive, which is intended to be a City of Fairhope maintained public street. The Applicant has provided sidewalks as well as a multi-use trail throughout the property. Each individual lot in its site plan review shall design and construct internal sidewalks that will connect to the already platted sidewalks and/or multi-use trail. STE ATA CUJ ~T 2 ~ltlli LI ~ FEET Cf SlliffiSa UW htR fk LOJ"Si L'Ji1ES r LO T -;m :~ SW~l..lf;r LOT Sl2E: CQ1 Cf,! AR EAS: l()T;ll ;l,fl.[;i,; 92', GE! EIML aus r ES S DISTR ICT 2,eo!I lf l l &.045, ~t:. ~.9 fi 2 M:, 0-9 ~ ± • 6 At LOT TIUT Y & RAIMA Gt f:A SB.18,~TS ("E~CEJ'l AS OlH ER'i!I~ 910- 0~Jl" WY FR H:ol.(£S: 5' l'\J E Ile fil !ll FR ffol.O ES SDE : As 9i 0~ LOT SIDEWAf.K EASHl~T M, 91 0~ 5'/12' M~LTl-lff;I/L E{l[.D Lq ED SETB'ACl<'S Cfl'l AS O'TH ER'IIISE Si O FR l:tff: 20' E.!/~: 0'/2(j' IF ' UT RES! 9(11.!l Sil[: O' /11)1 F ;I, UT RESI DEllTI AL SDE SlliE!ET: 20' >l.-1 . 4 Hts: ll FIOOW o.w. (E)!lEliU ~E Af.-1,B1 HCS: 125: f 0.11 R.0.~'-CfNmi UNE TIUTI ES ,l.lER, SAIIITARY SEri~~ & GA~: FAlil H~[ Ui!UC urn 556 S001H SECll CN S"I., F,il RHOFf, AL 36532 ~y i li TW ffl (~I) 928--000J El..ECTR IC ~l: lilD!.l. UTUTI ES m E. l); li1:L ~~t . r~Y. AL J5 5J , SCOTT !l..lCH (2 1) . •-~Ui CIJ.I!. NIC~ll~.S: Al ,l:l 21 SS {ll.{l SH Eil II() _ • M .llf. AL -6007 _)Jl"E MI TOl Ell (251 ) 471 -8.!"61 2 SD 23.14 Encounter Commercial Retail Center – April 3, 2023 Overall Site Plan for Encounter Development Commercial and Retail Center :r4itWJ!E•E ... ..,,,,,. ~----------I _J ~-------------~ 3 SD 23.14 Encounter Commercial Retail Center – April 3, 2023 Comments: - Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. JADE has met with Fairhope Public Works and Fairhope Utilities and discussed alternative sanitary network routes. JADE is currently revising the utility plans based on that meeting. o Water – Provided by City of Fairhope. Final constructions plans shall be approved by the Fairhope Water/Sewer Superintendent, including potential aid to construction costs. All materials shall meet the current version of the City of Fairhope Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities. o Sewer – Provided by City of Fairhope. Final constructions plans shall be approved by the Fairhope Water/Sewer Superintendent, including potential aid to construction costs. All materials shall meet the current version of the City of Fairhope Standard Specifications for Constructing Sanitary Sewer Facilities and Water Facilities. o Power – Provided by Riviera Utilities. o Gas – Provided by the City of Fairhope. o Telecommunications – Provided by AT&T. Detail of Multi-Use Trail and Sidewalks. D 30" STOP SIGN (Rl-1) SIDEWALK A3+91.37 ALK A 2+n.65 REQD., 12' WIDE ASPHALT MULTI-USE TRAIL REQD., 1 -"BUSH EL DRIVE" SIGN (D-3) 1 -"ENCOUNTER DRIVE" SIGN (D-3) REQD ., 8' CONCRETE RAMP W/ ADA TILES REQO ., 12' WIDE ASPHALT MULTI-USE TRAIL REQD., STOP BAR AND 30" STOP SIGN (Rl-1) REQD., 5' WIDE ODNCRETE SIDEWALK REQD., 8' ODNCRETE RAMP W/ ADA TILES REQD., 12' WIDE ASPHALT MULTI-USE TRAIL 4 SD 23.14 Encounter Commercial Retail Center – April 3, 2023 - Traffic Study: ALDOT is currently improving AL Hwy 181. An extensive traffic study was completed that included traffic studies from the Publix and Rockwell developments. “Based on anticipated traffic volumes, an eastbound left turn lane on AL Hwy 104 onto Driveway 1, a westbound right turn lane on AL Hwy 104 onto Driveway 2, and a northbound right turn lane on AL Hwy 181 onto Driveway 3 are warranted.” Bushel Drive, Hidden Glen Drive, and Encounter Drive, respectively. The Rockwell study determined that there should be a traffic signal installed at the Hwy 181 entrance to the Rockwell development. JADE contacted the neighboring developer and allegedly the traffic signal is still in the permitting phase and will most likely not be installed until 8-10 months out. There is an existing traffic signal at the intersection of AL Hwy 181 and AL Hwy 104. The interior roads are designed to calm traffic because the interior roads are not straight and have meandering curvature. See Sheet C5.0 Road Alignment in packet. The TIS estimates traffic counts for the multi-family at Rockwell and at least one fast food restaurant located within Rockwell or this project will warrant a traffic signal at the Hwy 181/Rockwell intersection. A convenience store located on the corner of this project would not generate enough trips to affect the installation of the traffic signal. Staff is working with the Traffic Engineer to determine if limits on Certificates of Occupancy should be considered prior to the installation of the traffic signal and may be added as a condition of approval. - Drainage: The site drains in a single primary direction, west to east, into an upper tributary of Pensacola Branch. The project’s stormwater run-off is designed to be collected by a series of inlets and routed via a storm pipe network to a single wet detention pond located on Lot 13. If and when Lot 13 has a development plan the stormwater management system will need to be updated. LID methods are suggested to control the run off characteristics. The stormwater management system regulates post development run off release rates below its respective predevelopment rates as required by the City of Fairhope. See Sheets C8.1-C8.4 Grading and Drainage in the packet. - Landscaping: Perimeter landscaping is provided along AL Hwy 181 and AL Hwy 104. The wet detention pond also has trees planned around it. Applicant has provided an email from ALDOT whereas ALDOT approved greenspace within the AL Hwy 181 construction setback area. Said email is in the packet. The City Horticulturalist has approved the Tree Preservation Plan and the Landscape Planting Plan. See Sheets TP200 and LP200, respectively, in the packet. 5 SD 23.14 Encounter Commercial Retail Center – April 3, 2023 The projects provides a buffer adjacent to the residential property to east, but a portion of the lot to the north was recently zoned High-Density Residential by Baldwin County. The City of Fairhope requires a 10’ landscape between incompatible land uses. The Tree Ordinance specifically states any commercial project or multi-family development “adjacent to or abutting a residential zoning district, a buffer strip along the incompatible property line(s) of the developing property is required”. Staff interprets this to require a 10’ foot landscape buffer in the general highlighted area shown on the map to the right. - Connectivity: At the request of the City, the Applicant has included a 12 ft wide multi-use trail throughout the subject property as well as sidewalks that will keep pedestrians off of the major state highways that border the development. Recommendation: Staff recommends approval of SD 23.14 Encounter Development Commercial and Retail Center preliminary plat with the following conditions: 1. Revised utility plans shall be approved by the City of Fairhope Water/Sewer Superintendent prior to issuance of a construction permit. 2. Revised drainage plans shall be approved by the City of Fairhope Public Works Director prior to issuance of a construction permit. 3. Provide the required buffer strip adjacent to the north property. 1324891011 CA 11312CA 2Professional Land SurveyorsWattier Surveying, Inc.CAJ.O. NO. _2~_:E3_.!_~ COMP. FILE _3~~~ DWG. NO. 6S-2E-02-04 II' 11 i 11 i I I i N89'56'17.44"W 296.41' +~-----------------------11 i 2o·dsI i g I: 125' HIGHWAY ~ I I i/ CONSTRUCTION SETBACK c-._ 111 11: I 1, I I j E 100' HIGHWAY --··-··-··-··-•·-15'?1.l I ' -----------------------------327.52' ' ' ' ' ' \ ' ' \ \ ' ' ' I ' 1o I I I I I I i • !2o'BSL ~ _ 62.6B' I I I I ' S89'56'08"E 241.02' I i ,--[~ ----201.02' ----------t-4o.'OO' ' • ' i r ~ • • • • • • • • • l ' ii --=--::.=--::=--,--::.=-_-::.::-_-::_ ________ -::: _ -__ :::_ ----·-·----·-·----·-·-----~ -------------·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-~ ' ' ' I -15'PUE' , , ; , ,ii I .I/ :1 :1 /1 /1 ,, l1, 3'1 3: i/ j.,I j.,: // 0 >';I >';r:::I '1 p //co ~ ~I ~I "/..., ~ I I I () Ql I I ii ,:i:1 I I I / I ~:::t I I I ! I. :' }t I I 100· HIGHWAY I i I ~ 1 /CONSTRUCTIONSETBACK 1 _) ',,, !I • i . . . . T . . . . . . . . . . . r . . . . /~ - --=i--:-- - + -_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_---=----_-_-_-+t1~1't·~'wi~".') VARIABLE R/W ENCOUNTER COMMERCIAL RETAIL CENTER SUBDIVISION PLAT OF SUBDIVISION "' o· 50• 100· 150' ~---1" 50' LEGEND CRF(1) CAPPED REBAR FOOND (WATTIER) CRF(2) CAPPED REBAR FOOND (MOORE) Ct,IF(1) 4"x4" CONCRETE MONUMENT FOOND CRF(2) 6"x6" C(JIICRETE M(JIIUMENT FOOND SBL SETBACK LINE GSB GREEN SPACE BUFFER CORJE CIT'!' OF FAIRHOPE UTILITY EASEMENT PUE PUBLIC UTLITY EASEt.1ENT DE DRAINAGE EASEMENT COMMON AREA MARCH 22, 2023 SHEET 1 OF 3 4318 Downtowner Loop N., Suite H ~obile, Alabama 36609 251-342-264-0 56713Professional Land SurveyorsWattier Surveying, Inc.CRF(1) CURVE DATA CURVE DATA CURVE DELTA ANGLE RADIUS ARC LENGlH CHORD BEARING CHORD LENGlH CURVE DELTA ANGLE RADIUS ARC LENGlH CHORD BEARING Cl 10-00'00· 300.00' 52.36' S84"56'17"E 52.29' C41 61"34'29" 49.00' 52.66' N77"01'21"E C2 10·00·00· 30D.DD' 52.36' S84'56'17"E 52.29' C42 61'34'29" 29.DO' 31.17' N77'01'21"E C3 30·00'00" 20D.DO' 104.72' N14"56'08"W 103.53' C43 23'42'D6" 196.00' 81.08' S84"D2'28"E C4 30"03'35" 20D.OO' 104.93' N14"54'21"W 103.73' C44 23"42'D6" 216.00' 89.35' S84"02'28"E cs 20·00·00· 20D.DO' 69.81' N09'52'33"W 69.46' C45 11'32'34" 83D.01' 167.21' N89"52'46"E C6 20·00'00" 25D.OO' 87.27' N09"52'33"W 86.82' C46 11"32'34" 810.01' 163.18' N89"52'46"E C7 25·00'00" 300.00' 130.90' N12"37'27"E 129.86' C47 38"28'33" 96.00' 64.47' N76'24'47"E CB 25·00'00" 100.DD' 43.63' N12"37'27"E 43.29' C48 38"28°33" 116.DO' 77.90' N76'24'47"E C9 14'59'51" 30D.DO' 78.53' N07'33'47"E 78.30' C49 1'53'0D" 175.00' 5.75' N05'05'36"W C10 15·00·00· 20D.OO' 52.36' NOT33'43"E 52.21' C5D 6'33'20" 175.00' 20.02' N09'18'46"W C11 90·03'44" 25.0D' 39.30' s44·54'2s"E 35.37' C51 90·04'37" 16.00' 25.15' N33'40'51"E C12 89"56'16" 25.0D' 39.24' N45'05'35"E 35.34' C52 18'32'05" 244.47' 79.09' N20'37'32"W C13 90·03'44" 25.0D' 39.30' N44"54'25"W 35.37' C53 30-03'35" 156.00' 81.84' N14'54'21"W C14 89"56'16" 25.00' 39.24' N45"05'35"E 35.34' C54 10·00'00" 156.00' 27.23' N05'07'27"E C15 10·00'00· 275.DD' 48.00' S84"56'17"E 47.94' C55 10·00·00" 136.00' 23.7f ND5'07'27"E C16 10·00·00· 325.DO' 56.72' S84'56'17"E 56.65' C56 30'0D'DO" 116.00' 60.74' N04'52'33"W C17 10-00·00· 275.00' 48.00' S84"56'17"E 47.94' C57 30·00'00· 136.00' 71.21' N04'52'33"W C18 10·00'00· 325.DO' 56.72' S84"56'17"E 56.65' C58 30"29'56" 176.00' 93.69' N04'37'35"W C19 9D'OD'OO" 25.0D' 39.27' S44'56'17"E 35.36' C59 30'29'56" 196.00' 104.33' N04'37'35"W C20 90·00'00" 25.0D' 39.27' N45"03' 43"E 35.36' C60 29'49'14" 266.00' 138.44' N0417'14"W C21 25"47'03" 175.00' 78.75' N1T02'37"W 78.09' C61 29'49'14" 246.00' 128.03' N0417'14"W C22 26"26'52" 225.DD' 103.86' N16"42'42"W 102.94' C62 1919'18" 2D4.00' 68.79' N09'32'12"W C23 30'03'35" 225.DO' 118.04' N14'54'21"W 116.69' C63 1919'18" 184.00' 62.05' N09'32'12"W C24 30·03'35" 175.DD' 91.81' N14"54'21"W 90.76' C64 2313'27" 156.DO' 63.23' N11'44'10"E C25 20·00'00" 175.DD' 61.09' N09"52'33"W 60.78' C65 2313'27" 176.00' 71.34' N11'44'10"E C26 20·00·00· 225.DO' 78.54' N09'52'33"W 78.lf C66 19'32'46" 176.00' 60.0f N13"34'30"E C27 20·00'00" 275.DO' 95.99' N09"52'33"W 95.51' C67 19'32'46" 196.00' 66.86' N13'34'30"E C28 20·00'00" 225.00' 78.54' N09"52'33"W 78.14' C68 44·20'55" 76.00' 58.83' N25'58'34"E C29 7'05'37" 325.DD' 4D.24' N03"40'15"E 40.21' C69 44·20'55" 56.DO' 43.35' N25"58'34"E C30 25'0D'OO" 275.DO' 119.99' N12'37'27"E 119.04' C7D 48'01'35" 56.00' 46.94' N24'08'14"E C31 17"54'23" 325.00' 101.57' N161D'15"E 101.16' C71 48'01'35" 76.00' 63.70' N24'08'14"E C32 25·00'00" 75.00' 32.72' N12"37'27"E 32.47' C72 90·00'00· 36.00' 56.55' N44'52'33"W C33 25'0D'OO" 125.DD' 54.54' N12'37'27"E 54.11' C73 90'0D'DO" 16.00' 25.13' N44'52'33"W C34 28"59'34" 171.64' 86.85' S75"19'18"E 85.93' C74 10·00'00" 342.00' 59.69' S84'56'17"E C35 29"06'28" 225.00' 114.31' S75"20'37"E 113.08' C75 10·00'00" 258.00' 45.03' S84'56'17"E C36 89"29'25" 4D.OD' 62.48' S44"38'25"E 56.32' C76 8'49'58" 96.00' 14.80' N85'38'44"E C37 14"59'51" 275.DO' 71.98' N07'33'47"E 71.78' C77 17'39'55" 516.00' 159.09' S89'56'17"E C38 14•59'51" 325.DO' 85.07' N07'33'47"E 84.83' C78 15'01'31" 496.00' 130.07' S89'56'17"E C39 15·00·00· 175.DD' 45.81' NOT33'43"E 45.68' C79 8'49'58" 96.00' 14.80' S85'31'19"E C40 15·00'00· 225.00' 58.90' NOT33'43"E 58.74' J.O. NO. E.:-~~ COMP. FILE 2137~. OWG. NO. 15S-2E-O2-O4 S89'54°01 "E 1, 190.55' LINE DATA LINE BEARING DISTANCE L1 N4614'06"E 3.04' L2 N4614'06"E 3.04' L3 N5710'3D"E 12.D2' L4 N5710'3D"E 12.D2' CHORD LENGlH L5 N78'43'09"E 7.39' 50.16' 29.69' LB N78'43'09"E 6.70' L7 N78'43'09"E 2.59' 80.50' LB N29'56'08"W 39.27' 88.72' L9 N00'07'27"E 30.77' 166.93' L10 N65'03'43"E 48.30' 162.91' L11 S89'52'33"E 3.00' 63.26' L12 N00'07'27"E 26.16' 76.44' L13 N00'07'27"E 34.16' 5.75' L14 N19'52'33"W 9.28' 20.01' L15 N19'52'33"W 9.28' 22.64' L16 N10'37'23"E 22.54' 78.7f L17 N10'37'23"E 22.54' 80.91' L18 N19'11'51"W 20.41' 27.19' L19 N19"11'51"W 20.41' 23.71' L20 N00'07'27"E 8.50' 60.D5' 7D.40' L21 ND0'07'27"E 8.50' L22 N23'20'53"E 10.46' 92.58' L23 N23'20'53"E 10.46' 103.10' 136.89' L24 ND3'48'07"E 22.84' L25 ND3'48'07"E 22.84' 126.59' L26 N48'09'02"E 14.37' 68.47' L27 N48'09'02"E 14.37' 61.76' 62.80' L28 N00'07'26"E 38.75' L29 N00'07'26"E 38.75' 70.85' L30 N89'52'33"W 9.00' 59.75' 66.54' L31 N89'52'33"W 9.00' L32 ND0'07'27"E 20.00' 57.37' L33 S3716'54"W 63.55' 42.27' L34 S3716'54"W 80.01' 45.58' L35 ND0'07'27"E 33.11' 61.86' L36 SOD'OO'DD"E 10.00' 50.91' L37 SOD'OO'DD"E 3D.00' 22.63' L38 N89"54'D1"W 20.00' 59.61' L39 S89'56'17"E 75.63' 44.97' L40 S79'56'17"E 62.68' 14.78' L41 S89'56'17"E 91.98' 158.46' L42 S89'56'17"E 211.98' 129.70' L43 N1D'D7'27"E 14.10' 14.78' L44 N10'D7'27"E 14.10' L45 N43"4554 W 37.21 L46 N43'45'54"W 20.00 L47 N43"45'54"W 14.45 NOTES: 1. FOR lHE LOCA]ON OF ALL UTILITIES, SEE CONSTRUC]ON PLANS. 2. A PROPERTY OWNERS ASSOCIA]ON (POA) IS REQUIRED TO BE FORMED. THE POA IS REQUIRED TO MAINTAIN ANY AND All STORM WATER FAOUTIES AND STRUClURES LOCATED OUT~OE OF THE PUBLICLY ACCEPTED RIGHT-OF-WAY. 3. STORM WATER DETENTION AREAS ARE NOT lHE RESPONSIBILITY OF BALDl'!N COUNTY OR THE CITY OF FAIRHOPE TO MAINTAIN. 4. lHERE IS A DEDICATED DRAINAGE, UTILITY, AND MAINTENANCE EASEMENT OVER THE ENTIRETY OF COMMON AREAS 1 AND 2. 5. CAPPED REBARS (WATTIER) HAVE BEEN SET AT ALL CORNERS UNLESS OTHERl'!SE NOTED. 6. THE PROPERTY OWNERS ASSOCIATION \'!LL BE RESPONSIBLE FOR lHE MAINTENANCE, IF APPLICABLE, AND ENERGY COSTS OF THE STREET LIGHTS. 7. EACH OUTIPARCE~ INCLUDING LOT 13, \'!LL HAVE MANDATORY SITE PLAN RE~EWS. POINT OF BEGINNING N.E. CORNER OF lHE S.W. 1/4 OF lHE S.W. 1/4, SEC]ON 2, T-6-S, R-2-E ENCOUNTER COMMERCIAL RETAIL CENTER SUBDIVISION PLAT OF SUBDIVISION Cl.1F(1) Q' 50' 100' 150' "'"----1" 50' LEGEND rnF(1) CAPPED REBAR Fll.JND (WATTIER) CRF(2) CAPPED REBAR FOOND (t.100RE) C,F(1) 4"x4" CONCRETE MONUMENT FOOND CRF(2) 6"x6" CONCRETE MONUMENT FOOND S81. SETBACK LINE GSB ~EEN SPACE BUFFER COFUE CTY OF FAIRHOPE UTILITY EASEMENT PUE PUBLIC UTILITY EASEMENT DE DRAINAGE EASEMENT MARCH 22, 2203 SHEET 2 OF 3 4318 Downtowner Loop N., Suite H MobUe, Alabama 36609 251-342-264D C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AGSSSEGGSSSUVWEXXXXXXXXXXXXSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF#BR716ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 AC15' PUE20' BSL20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER40' DRAINAGE EASEMENT20' BSLLOT 1316.045 AC125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK125' HIGHWAY CONSTRUCTION SETBACK20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL 20' BSL15' PUE 15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSLCA 20.202 AC20' BSL10' BSL(50' R.O.W.PUBLIC)GLEN20' COF UTILITY EASEMENTTP TP TP TP TP TP TP TP TP TP TP T P T P T P T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP LEGEND BENCHMARKCONCRETE MONUMENT FOUNDCAPPED ROD FOUNDCAPPED ROD SETR.O.W.OHEWWSSFMGGUGESFXRIGHT-OF-WAYCENTERLINECENTERLINEPROPOSED PROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEEXIST. OVERHEAD UTILITY AND UTILITY POLEEXIST. GUY WIRE AND UTILITY POLEGUYEXIST. WATER LINEEXIST. SANITARY SEWER FORCE MAINEXIST. GAS LINEEXIST. UNDERGROUND CABLE LINEEXIST. UNDERGROUND ELECTRIC LINEEXIST. SILT FENCEEXIST. WIRE FENCE LINEEXIST. PIPEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 24" CONCRETE CURB & GUTTERPROPOSED 6" CONCRETE CURBGEXIST. POWER POLEEXIST. ELECTRICAL METEREXIST. ELECTRICAL BOXEXIST. WATER METEREXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER SERVICEEXIST. SANITARY SEWER MANHOLEEXIST. GAS VALVEEXIST. GAS LINE METEREXIST. GAS LINE MARKEREXIST. GAS LINE VENTEXIST. COMMUNICATIONS VAULTEXIST. COMMUNICATIONS MARKEREXIST. STORM SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED ASPHALTPROPOSED ASPHALT ALDOT BUILDUPPROPOSED LIGHT DUTYCONCRETE (BROOM FINISH)PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)WEXIST. PROPERTY LINESPROPOSED ASPHALT INLAYGENERAL LAYOUTCOMMERCIAL RETAIL CENTERENCOUNTER DEVELOPMENT, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:22-1841.20FEB 2023SLR / WMG208 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.PRELELRELLELELLELLLELELELELELELELLIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINIMINNARY ARYARY ARYARY ARYARY ARYARYARY ARYARYARY ARY ARY ARY ARYARYPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANPLANAS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONS ONSONS ONOLYLLLLLNOT OT OT OTOTOT TOTOTOTTOT OTOTOT TTFORFOR FORFORFOR FORFOR FOR FOR FOR FORFORFOR FORFORFORFOR FORCONSCONSCONSCONSCONSCONSCONSCONSCONSONSCONSCONSCONSCONSCONSCONSCONSTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCTRUCUCTRUCTRUCTRUCTRUCTRUCTRUCTIONTIONTIONTIONTIONTIONTIONTIONTIONTIONTIONTIONTIONTIONTIOTIOTIONNC3.01" = 80'( IN FEET )01 inch = ft.GRAPHIC SCALE808080SITE DATA TABLESTATE OF ALABAMACOUNTY OF BALDWINCITY OF FAIRHOPETAX PARCEL ID:05-46-01-02-0-000-001.50905-46-01-02-0-000-001.510EXISTING ZONING:B-2, GENERAL BUSINESS DISTRICTTOTAL TRACT ACREAGE:±35.15 ACRESLOT DATA:PROPOSED LOTS:13LARGEST LOT SIZE:16.045 ACSMALLEST LOT SIZE:0.962 ACSTREET DATA:R.O.W. WIDTH:50'LINEAR FEET OF NEWSTREETS:2,808 LFSIDEWALK WIDTH:5' / 12' MULTI-USE TRAILBUILDING SETBACKS:FRONT:20'SIDE:0' / 10' IF ABUT RESIDENTIALSIDE (CORNER LOT):20'REAR:0' / 20' IF ABUT RESIDENTIALAL-104 HCS:100' FROM R.O.W. CENTERLINEAL-181 HCS:125' FROM R.O.W. CENTERLINECOMMON AREA REQUIREMENTS:REQUIRED:PROVIDED:TOTAL COMMON AREA: XX AC 0.902 ACUSEABLE OPEN SPACE: XX% XX%STORMWATERMANAGEMENT AREA:-XX AC1. ALL ADA RAMPS, SIDEWALKS, AND TRAILS SHALL BE CONSTRUCTEDAT THIS TIME.SIDEWALK & RAMP NOTES:I / 11111 ® ----------··--·-··--·-··-----,r-- - - - - - - - -II f( I Ill \ I I I ii I 111 0 I 11 I I 111 f~ \ ' ---------·-·· -----------------··-··-··-··-- - - -- - --,----' I : /! ! / ' If I 1i I I // I I --i-- --t--- --i-- -"\._ I I I I I I - -----------------1---·-·· - - - -_____ .___ """ ---·-----------------:;:'."!:...: ____ ..A:.,____..!.•---~ CMFO CRFO CRSO '" 0 " POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533 TELEPHONE (251) 928-3443 WWW.JADENGINEERS.COM JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS March 22, 2023 Ms. Michelle Melton City of Fairhope 555 S. Section St. Fairhope, AL 56532 RE: Encounter Development, LLC JADE No.: ENCOUNTER-22-1841 SD 23 .14 Encounter Development, LLC Commercial and Retail Center Dear Ms. Melton: We respectfully submit on behalf of our client our response to comments March 16, 2023. Enclosed are one (1) 24x36 Plat and ALDOT Greenspace response referenced in our responses. Listed below in bold italic are our responses to the review comments: 1. Please provide sidewalks throughout the development on the plat, including on lots that may already have site plans in the works, to ensure sidewalks will be installed in case tenants and their site plans do not materialize. Response: Sidewalks and Multi-use trail added to plat. Sidewalks and trail shown in the construction plans to be constructed prior to final plat approval. Each individual lot will design and construct internal sidewalks to connect to these sidewalks or multi-use trail. 2. Please add a note to the plat that each outparcel, including Lot 13, will have mandatory site plan reviews. Response: Note added to plat. 3. Extend Encounter Drive and utilities to eastern property line. (There is a stubout per Paul). Response: Encounter Drive R.O.W. is extended all the way to our eastern property line. We cannot construct onto the adjacent property so the utilities are stubbed for extension and the roadway ends short of the stubbed utilities to allow for future connection and extension of both. 4. Please provide information and/or reference the upcoming traffic signal on northern portion of development off of AL Hwy 181. Response: JADE has reached out to the neighboring developer for any information they will share on the status of the traffic signal. The traffic signal is still being permitted and is likely 8-10 months out from installation. 5. In the instance that I cannot locate the email from Michael Smith regarding greenspace in or out of the construction setback line then pleas e provide the same. I plan to look for it today and will let you know as soon as possible if it is in the submittal. Response: ALDOT response pdf was emailed on March 16th, their email response is also enclosed. Ms. Michelle Melton March 22, 2023 Page 2 6. Please continue the discussion and potential alternatives to the drainage, stormwater, sewer/water issues that Fairhope Utilities brought to JADE's attention this morning. Confirm with Richard Johnson and/or Jason Langley (251) 929-0360 or (richard.johnson@fairhopeal.gov) and/or (Jason.langley@fairhopeal.gov) that the aforementioned plans are acceptable. Response: JADE meet with Public Works and Fairhope Utilities to discuss alternate sanitary network routes. JADE is revising the utility plans based off Fairhope Utilities accepted alternate. 7. Please confirm with Jamie Rollins about the tree grading and the landscaping plan. (251) 850-6036 or (jamie.rollins@fairhopeal.gov). Response: JADE reached out to Jamie Rollins, Jamie had some minor questions about the plans which JADE responded to on March 20th and March 22nd. Respectfully, JADE CONSULTING, LLC Lee Rambo Project Manager Enclosure \sr SLR GGGGSSSSSTVOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHECCCccEGGGSSGGGGGGGGGOHESS SS SSOHEOHEGGGGGGGGGGGGGGGGGGGGGGGGGGTROHECcccESCCCOHEOHEOHESSSSSSSSSSSSOHEOHEOHEOHEOHEOHEOHEOHEOHESSSSOHEOHEOHEOHEOHEOHECCCCcccGG"STOP"SCUVWGGGGGGGGGGGGGGGGGGGGGGGGGGOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEWWWWWWWWWWWWWWWWWWWWWOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEcEOHEOHSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWW#BR716ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 AC15' PUE20' BSL20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER40' DRAINAGE EASEMENT20' BSLLOT 1316.045 AC125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK125' HIGHWAY CONSTRUCTION SETBACK20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL 20' BSL15' PUE 15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL113112111111112115116116116115114113112107112107113 114113CA 20.202 ACSSSSSSSSSSSS20' BSL10' BSL(50' R.O.W.PUBLIC)GLEN1161101 1 0 11210911011110811211111010910811311111311311311311211211211211211111010910810710611211311311311411311311411411511511511511411511211111010910911011111211211111211311411511511611711611411311411611611511411511511511411411311411411411411411411511511311311411411411411411311211111111211311211311311011111211211111111010910911011111211111010910810711211310710810911011011011111111010610811011110911011020' COF UTILITY EASEMENTTP TP TP TP TP TP TP TP TP TP TP T P T P T P T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP111111110111110109 111110109109 110111112112111110117116115114113115114113116113105109108107106101101 10910610310410510695949392929394951011061051041031029710610610510410310210195949392NORMAL POOL ELEV. 100.00100-YR HIGH WATER ELEV. 104.90POND BOTTOM ELEV. 92.0010611096979899100101102969798991001009998971011009295991071081071061051041031051041031051041031021011009998979899100101102103104105106114112113114115106106105101102101102103104103102102103104110114115115©0080'160'N O R T HTREE PRESERVATION PLAN1TREE PRESERVATION NOTESTREE PROTECTION FENCE - FAIRHOPE2) ,/ -,.,,,--::' -=--=---=-~ = j;., ~ 1d: :I ---1u11~ ----lij~--=-t~ -------I ,,.,.---------------------- --~~-±-;;.--!;~--=----= =-=-Scale: 1 "= BO' IBEE SlJR'vfY DISCI AIMER· l. ~~6E~~~~UL~~ci. INF0RMAllON HAS BEEN PROVIDED TO LANDSCAPE ARCHITECT BY IBEE PRESERVATION /REMOVAi NOJFS: ,. :~Lp::~~i:E~~iiEiH~~N~~Mfv:~A~~Eo~Hg:Y.IN BLACK, '11'1-11LE ALL TREES TO TREE PRESDWA.TION CREDITS. 5«. 20,5-4(m) TOC .. TMftToBel'ltift'ftd· Toe.lT~(Oldll$b,..,..d: • <:0~~ QTI CI..HIITSl"IJ\T~ TOIAl.CUPITs. o•H GENUS SP[CWi 111" ....... -~ """' U,1",.U,15 ,,. u· ,.... 1t" ,,. ,r ,.. ,.. ,,. ,.. '1" ,,. ... ... ... ,.. ... .,. ... . ,. ... ,,. .,. SS" ... ,,. 18" 21" ,. . ,.. ... u· n• ,.. LI" lREE REMOVAL ,._,_ , ... Quercus Quercus .,,_ .. Qt»rcus -.. """ """ """ Toc,1111 ,,...,. To s. Removed: Tocal TrttO.,b!u: ,., ... .,.,_.ina __ .. YYpa,ln11 _,... .. w!lfltifl,ll'III Wll•f11r.t11'1a ""'DIN• -,-,;~,~M wail"Nl'II ......... 'WirJl~NI ..., ..... Wllr.t~ ..., ... .. ..., ... .. Wall'afn;ii rirlil'alna ..., ..... Wail"llll'II ..., ... .. ..., ... .. riflll'atna wainbni ..., ... .. ..., ... .. ... .. ... ... ,., 1randotlor.a 1randoftor• cr~.a, ,:rll'ldlfklf.a, INlnoll!ffltk IBlnomemk IMlflOlntnJIJ ..... ha. ..... """'°"" 12 11 " " 12 7Treti ,_,...., DOH CifNUS S"f(IES COMMONN.ut,E OTY DEIITSPU,TRlE TOTAi.DEBITS ,,. .,,_,,, lllrl!lllfftll ,.. a.-~ WJHIIHYI n• -M -e:ni.arY ... -M Wl!l'liltll 11" Tri, .... """"' ... frilldb ,.,_., ,.. frl,<k, ""'"' = u,,o .. U,,Q,t .,..,,.. ""'°" -· 1 -... I. -... ' F(/JI. p,,;,.~ . ... REQUIRED SIGNAGE METAL~, POST FENCE TIE ' ~,,_ '11}. .,. 1. Fencing to be installed prior to construction • 2. The fence shall be erected w/ . d' t • Fencing type shall be chain link heritage trees & 1 o• from all o~h mm. .1s once of 20' from the trunks of • utilities near tree roots becomes ~r hraer~,~~d trees: If installing underground tunnel under tree roots. s ip, 0 soil auger shall be used to 3. All roots to be removed durin •t • severed cleanly at the perimet~/~~ t~eonngt &/or co~struction shall be 4. Footers for walls shall end at th . ~ pro ected radius. and. the roots shall be bridged. ~o~t°'~ol where large roots are encountered, retai~ed trees shall be adjusted to av 'de~ and trenches. located close to 5. Fencing cannot be removed u t'I 1 °1 amage to maJor roots Ocooslcuctioo octivities oce co~plet~od oltecotioo, site deociog, ood 1/2" 1' ff' 32 9343.06-05 landscape architecture londplonning placemaking Foley, Alabama P. 251.948.7181 Mobile, Alabama P. 251.344.4023 :.;, ~ ~ Jackson, Mlssisslppl D ES P. 601.790.0781 IGNPensocolo.tlorido P. 850.203.4252 landscape architects www.was-design.com RINision1 [Ni]@LJ li"@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ~ Date Revisions / Submissions 02.27.23 CITY SUBMITTAL cut 2022 WAS Oesi11n Inc. These documents and their :iBioos, ~tt,:a=~ ~ ~ =n~m::C:at!°:the expmswrittenconsentofWISDeoginillprohibitedbylaw. VTW , .... VTW Project Manoger LCW Prindpal 233483-001 Project No. 02,27,23 Dot, Sheel:Tltle TREE PRESERVATION PLAN Sheet No. TP200 C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AGSSSEGGSSSUVWEXXXXXXXXXXXXSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF#BR716ROCKWELL APT PLANSINTERSECTION STATIONS:ROCKWELL BLVD STA 4+79.50BUSHEL DRIVE STA 1+07.50 (STA 13+28.29 COMMERCIAL CENTER PLANS)ELEV. 115.67ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 ACLOT 1316.045 ACSTA=0+00STA=1+00STA=2+00STA=3+00STA=4+00STA=5+00STA=6+00STA=7+00STA=8+00STA=9+00STA=10+00STA=11+00STA=12+00STA=13+00STA=13+38C1C2C3C4C5C6CA 20.202 ACPC: 5+65.00PT: 6+17.36PC: 6+80.04PT: 7+32.40(50' R.O.W.PUBLIC)GLENSTA=0+00STA=1+00STA=2+00STA=3+00STA=3+79PC: 1+26.77PT: 2+05.30PC: 2+55.43PT: 3+07.79STA=100+00STA=101+00STA=102+00STA=103+00STA=104+00STA=105+00STA=106+00STA=107+00STA=108+00STA=109+00STA=110+00STA=111+00STA=112+00STA=113+00STA=114+00STA=115+00STA=116+00STA=117+00STA=117+88TP TP TP TP TP TP TP TP TP TP TP T P T P TP T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP C7C8C9C10INTERSECTION STATIONS:ENCOUNTER DRIVE STA 11+53.31HIDDEN GLEN STA 3+78.82BEGIN PAVEMENT:ENCOUNTER DRIVE STA 0+19.50INTERSECTION STATIONS:ENCOUNTER DRIVE STA 4+41.32BUSHEL DRIVE STA 4+10.50BEGIN PAVEMENT:ENCOUNTER DRIVE STA 0+17.78END PAVEMENT:ENCOUNTER DRIVE STA 12+24.31BEGIN PAVEMENT:HIDDEN GLEN STA 0+16.58END PAVEMENT:BUSHEL DRIVE 12+98.28BEGIN PAVEMENT MILL/FILL & WIDENING:AL-104 STA 107+36.50END PAVEMENT:AL-104 STA 117+64.40BEGIN TURNLANE WIDENING:AL-104 STA 104+66.68PC: 0+84.66PC: 2+38.35PC: 5+05.23PC: 6+41.89PC: 9+88.14PC: 12+19.66PT: 1+89.38PT: 3+43.28PT: 5+75.05PT: 7+29.16PT: 11+19.04PT: 12+63.29STA=0+00STA=1+00STA=2+00STA=3+00STA=4+00STA=5+00STA=6+00STA=7+00STA=8+00STA=9+00STA=10+00STA=11+00STA=12+00STA=12+64ALIGNMENT CURVE DATACURVE #C1C2C3C4C5C6C7C8C9C10RADIUS200.00'200.00'200.00'250.00'300.00'100.00'300.00'300.00'300.00'200.00'DELTA ANGLE30°00'00"30°03'35"20°00'00"20°00'00"25°00'00"25°00'00"10°00'00"10°00'00"14°59'51"15°00'00"CHORD LENGTH103.53'103.73'69.46'86.82'129.86'43.29'52.29'52.29'78.30'52.21'CHORD BEARINGN14°56'08.24"WN14°54'20.86"WN9°52'33.47"WN9°52'33.47"WN12°37'26.53"EN12°37'26.53"ES84°56'17.44"ES84°56'17.44"EN7°33'47.16"EN7°33'42.56"EARC LENGTH104.72'104.93'69.81'87.27'130.90'43.63'52.36'52.36'78.53'52.36'TANGENT53.59'53.70'35.27'44.08'66.51'22.17'26.25'26.25'39.49'26.33'PC STATION0+84.662+38.355+05.236+41.899+88.1412+19.665+65.006+80.041+26.772+55.43PT STATION1+89.383+43.285+75.057+29.1611+19.0412+63.296+17.367+32.402+05.303+07.79 LEGEND BENCHMARKCONCRETE MONUMENT FOUNDCAPPED ROD FOUNDCAPPED ROD SETR.O.W.OHEWWSSFMGGUGESFXRIGHT-OF-WAYCENTERLINECENTERLINEPROPOSED PROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEEXIST. OVERHEAD UTILITY AND UTILITY POLEEXIST. GUY WIRE AND UTILITY POLEGUYEXIST. WATER LINEEXIST. SANITARY SEWER FORCE MAINEXIST. GAS LINEEXIST. UNDERGROUND CABLE LINEEXIST. UNDERGROUND ELECTRIC LINEEXIST. SILT FENCEEXIST. WIRE FENCE LINEEXIST. PIPEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 24" CONCRETE CURB & GUTTERPROPOSED 6" CONCRETE CURBGEXIST. POWER POLEEXIST. ELECTRICAL METEREXIST. ELECTRICAL BOXEXIST. WATER METEREXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER SERVICEEXIST. SANITARY SEWER MANHOLEEXIST. GAS VALVEEXIST. GAS LINE METEREXIST. GAS LINE MARKEREXIST. GAS LINE VENTEXIST. COMMUNICATIONS VAULTEXIST. COMMUNICATIONS MARKEREXIST. STORM SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED ASPHALTPROPOSED ASPHALT ALDOT BUILDUPPROPOSED LIGHT DUTYCONCRETE (BROOM FINISH)PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)WEXIST. PROPERTY LINESPROPOSED ASPHALT INLAYROADWAY ALIGNMENT PLANCOMMERCIAL RETAIL CENTERENCOUNTER DEVELOPMENT, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:22-1841.20FEB 2023SLR / WMG208 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.PRELIMELIMELIMMELIMELIMELIMELIMELIMLIMLIMELIMLIMELIMELIMELIMINARY INARYINARY INARY INARY INARY INARY INARY INARYINARY INARYINARYARYARY NARY NARY RYRYPLANS PLANSPLANS PLANSPLANSPLANS PLANSPLANSPLANSPLANSPLANSPLANSPLANSPLANS PLANSPLANSSSONLYONLONLONONLYONLONONLONLONLONLONLONONLONLONLONLNOT FOT FOOT FOOT FOT FOTFOOT FOOT FOTFOTFOT FOTFOTFOTFOTFOOT FOTFOR CONSR CONSR CONSR CONSR CONSR CONSR CONSR CONSR CONSR CONSR CONSR CONSRCONSR CONSR CONSR CONSR CONSTRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTITRUCTIONONONONONONONONONONOOONONOONNC5.01" = 80'( IN FEET )01 inch = ft.GRAPHIC SCALE808080\ ' -m,, I I ~--------------' I I I 1-----------------1 I I ----i-----------'l!H -· '-© ' L..___ ________ D C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AC1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AGSSSOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHETCUGEUGEUGEUGE cEGGSGGGGGGGGGOHESSFM SSFM SSFMUGEUGEGGGGGGGGGGGGGGGGGGGGGGGGGGTCTCcSOHEOHEOHESSFMSSFMSSFMSSFMSSFMSSFMSSFMUGEUGEUGEUGEUGEUGEUGEUGEUGEUGESSFMSSFMOHEOHEOHEOHEOHEOHEcccSUVWGGGGGGGGGGGGGGGGGGGGGGGGGGOHEOHEOHEOHEOHEOHEOHEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEWWWWWWWWWWWWWWWWWWWWWWUGEUGEUGEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEcEOHEOHEXXXXXXXXXXXXSFSFSFSFSFSFSFSFSFSFSFSFSFSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSSFMSFSF#BR716ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 AC15' PUE20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER40' DRAINAGE EASEMENTLOT 1316.045 AC125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK125' HIGHWAY CONSTRUCTION SETBACK15' PUE15' PUE15' PUE15' PUE15' PUE 15' PUE15' PUE15' PUE15' PUE15' PUECA 20.202 AC(50' R.O.W.PUBLIC)GLEN20' COF UTILITY EASEMENTTP TP TP TP TP TP TP TP TP TP TP T P T P T P T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP LEGEND BENCHMARKCONCRETE MONUMENT FOUNDCAPPED ROD FOUNDCAPPED ROD SETR.O.W.OHEWWSSFMGGUGESFXRIGHT-OF-WAYCENTERLINECENTERLINEPROPOSED PROPERTY LINEPROPERTY LINE (ADJACENT)EXIST. EASEMENT LINEEXIST. OVERHEAD UTILITY AND UTILITY POLEEXIST. GUY WIRE AND UTILITY POLEGUYEXIST. WATER LINEEXIST. SANITARY SEWER FORCE MAINEXIST. GAS LINEEXIST. UNDERGROUND CABLE LINEEXIST. UNDERGROUND ELECTRIC LINEEXIST. SILT FENCEEXIST. WIRE FENCE LINEEXIST. PIPEPROPOSED EASEMENT LINEPROPOSED SETBACK LINEPROPOSED 24" CONCRETE CURB & GUTTERPROPOSED 6" CONCRETE CURBGEXIST. POWER POLEEXIST. ELECTRICAL METEREXIST. ELECTRICAL BOXEXIST. WATER METEREXIST. WATER VALVEEXIST. FIRE HYDRANTEXIST. SANITARY SEWER SERVICEEXIST. SANITARY SEWER MANHOLEEXIST. GAS VALVEEXIST. GAS LINE METEREXIST. GAS LINE MARKEREXIST. GAS LINE VENTEXIST. COMMUNICATIONS VAULTEXIST. COMMUNICATIONS MARKEREXIST. STORM SEWER MANHOLEEXIST. ASPHALT PAVINGEXIST. CONCRETEEXIST. GRAVELPROPOSED ASPHALTPROPOSED ASPHALT ALDOT BUILDUPPROPOSED LIGHT DUTYCONCRETE (BROOM FINISH)PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)EXIST. 1 FOOT CONTOUREXIST. 5 FOOT CONTOUREXIST. GRADE SPOT ELEVATIONPROPOSED 1 FOOT CONTOURPROPOSED 5 FOOT CONTOUR104105FINISHED GRADE ELEVATION (TOP OF CURB)FINISHED GRADE ELEVATIONDRAINAGE DIRECTIONPROPOSED RIP RAP W/ FILTER BLANKETWEXIST. PROPERTY LINESPROPOSED ASPHALT INLAY( IN FEET )01 inch = ft.GRAPHIC SCALE808080OVERALL GRADING PLANCOMMERCIAL RETAIL CENTERENCOUNTER DEVELOPMENT, LLCJOB NO:SCALE:DATE:DRAFTER:SHEET:22-1841.20FEB 2023SLR / WMG208 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.PRELLLLLLELLLELLELELELELLLELLLELELLELELELELLELELELELELELELLLLLLLLLLLLLLLLLIIMINIIMINIMIMINIMIMIMINIMINMIMIMIIMINIMINIMINIMIMIMIMIMIMINIMINNIMINIMIIMINMIMIMINMINIMINIIMIMIMINMIIMINIMMIIIIMIMIMIIMINIMMMIMINIIMIIMIMIINIMINIIMIMIIMINIIIMIMIMIIMIMINMIMIIMIMIMIMIMIMIIMMMIMIMINMMMIMIMINNNNARY ARYARY ARYARY ARYARYARY ARARYRYARYRYARARYARYARYARY RYARARYARYRYARYAYARY ARAAARYARY ARYAARARYARYARYRRARYYARARY ARARYARRARYARYARARYARYARYARRYARYARY ARYAARARARYAARYYRRYRYRYRYRYY RYRYRYRYYRRYRYRRYRYRYYYYYYYPLANPLANPLANPLPLANPLANPLANPLANNLANPLANPLANNPPLANPPLANPLANPPLPLAPLANPLANPLANPLANPLPLANNPPLANPPLANPLANPLPLANPLPPPAPPPLANPLANPLANNPLANPPLPPPLNPLANPLANPPLANPPLPLPPLANPLANPLPLANLLANPLANLANLPLANPLANPLANPLANPLNPLNLALAAANNNNNNNNNNS ONS OS ONS ONS ONS ONSOS ONS ONS ONS ONSONSONS ONS ONS ONONS ONSONS ONSONSONSONONS ONSOSOS ONS ONS ONS ONSSONSONSONSS ONSONONONNS ONS ONS ONSSONONS ONS ONSOONS OS ONSONONSONS OSONSONONSONONS ONSOSOSONONS ONS ONSSSOSSS ONSS ONS ONONNS OSSONONSOSOSOOONSOONOOOSSOSOOOOOOONONONONONOONONOONONNNNNNLYLLLLLLLNOT OT OTTOTOTTTOTTTTOTTTTTTTOTTOTTTOTTTTOTTOTTTTTTTTTTTTTTTTTTTTTTTTTTTTFORFORFORFOR FORFORORFORORFORFORFOR FORFORFORFORFORFORFORFOR FORFOFFOFORFORFORFFOR FORFORORORFORRFOR RFFORFORFORRORORFORFORORRORFFORFOFORFORFORORFORFORORFOORORFORFORROR FORORFOOROROROROROORORRORORRRRRCONSCONSCONSCONSCONSNCONSONSNSSCONONSCONCONSCONSCOCCONCONSCOCONSONSCONCCONSCONSCOCCONSCONSOONONCCCONSCNSONSCONSOCONSNSONSONSNSCONSCONSONSOCONCOSONONSNSONSNSONSCONSCONSCONSONSONSONONSCOCOONSNSSCONSCOCONSCONSONONSSONSOONSCONOSONSONSONNONSOONONSONNSONONNSNNSNSSSSSSSTRUCTRUCTRUCTRUCTRUCCTRTTRUCCUCTRUCTRUCTRUCTRUCTTRUCTUCTRUCTTRUCTRUCTRUCUCUCTCTRUCTRUCTRUCTTRUCTTTTRUCTRUCTRUCTRUCTTTRUCTRUCTCTRUCTTRUCCTRUCTRUCTTRUCTCTRUCUCTRUCTCCCCUCCUCCTIONTIONTTIONTITIOTIOTIOTIONTIOTIONIONTIONTIONTIOTIONTIONOIONIOTIOTIOTTIONIONTIOTIOTIONTTIOTIOTTIOTIOTITIOTIOIONTIOTIONIOTTIONTIONTIONTIOTIOTIONTIIOIOTTIOTTIOTIOTIOIOTTIIONIOTIOTITIOTIIONTIOTIONTTIOTTIONTIONNTTTITTTIIIOOIOIOIONIOIOOIOOTIOIOTIIOIONIOONOONNNC8.01" = 80'NOTES TO CONTRACTOR:1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTINGSLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS, ETC.).2. AFTER THE STORM DRAIN SYSTEM AND GRAVITY SANITARY SEWERSYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THESE SYSTEMSAND SUBMIT VIDEO TO THE ENGINEER FOR REVIEW.3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THEDURATION OF THE PROJECT.4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITHGEOTECHNICAL RECOMMENDATIONS.5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALLBE COORDINATED WITH LOCAL UTILITY PROVIDERS.SURVEY PROVIDED BY:DRAINAGE NOTE:1. FOR ALL CURB INLETS, THE THROAT ELEVATION CALLED OUT ON THEPLANS IS THE ACTUAL GUTTER FLOW LINE ELEVATION.2. MANHOLE STEPS SHALL BE PROVIDED FOR ALL STRUCTURES OVER 4'DEEP. STEPS MUST BE EASILY ACCESSIBLE FROM MANHOLE ACCESS.3. CONTRACTOR SHALL PROVIDE AS-BUILT SURVEY OF ALL STORMNETWORK STRUCTURE ELEVATIONS AND PIPE INVERTS.r------i-~~~--------:~-;-;-;----:-;-:::~:-::===~==--==~=.:::::-:-:-:---:-'.~----------------------,,,-/ /. )'-------!' I / I. ---1/r I I I !i i/ii\111~=-=~ I lil I II I I I f'l i I Ii I I If _,\ !°I ~ 11111 --11(~)1) i/ II r1;1, -----Jj1 ----11 /ii\ I Iii I 11 I I ____,, l{fi 1 \ ~ f Iii! 1'1 I ',1 I 1/1/ I I 1/1 ~ 11 / ; # \=f.~aaJaeaa, i1!111 \ "I \! 4~ 111 ----1,ll I ii 11i1// >-~~ i 11 ~ ----:--5 ~\ "'"" ,, \ "' -·--··-··----------<==.-~~~ ,/ / . / _,' , ' , / ~ • .·' / ,,,.-* CMFO CRFO CRSO ---------@,,----f----------@,,----ED D D D -BI] ------= lllltlll! WA1TIER SURVEYING, INC. PROFESSIONAL LAND SURVEYORS C1AB1AB1AB1AB1AA1AA1AC1AA1AC1AC1AA1AGSSSEGGSSUVWEXXXXXXXXXXXXSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF#BR716ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 AC15' PUE20' BSL20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER40' DRAINAGE EASEMENT20' BSLLOT 1316.045 AC125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK125' HIGHWAY CONSTRUCTION SETBACK20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL 20' BSL15' PUE 15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSLCA 20.202 AC20' BSL10' BSL(50' R.O.W.PUBLIC)GLEN20' COF UTILITY EASEMENTTP TP TP TP TP TP TP TP TP TP TP T P T P T P T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP( IN FEET )01 inch = ft.GRAPHIC SCALE808080SITE DATA TABLESTATE OF ALABAMACOUNTY OF BALDWINCITY OF FAIRHOPETAX PARCEL ID:05-46-01-02-0-000-001.50905-46-01-02-0-000-001.510EXISTING ZONING:B-2, GENERAL BUSINESS DISTRICTTOTAL TRACT ACREAGE:±35.15 ACRESLOT DATA:PROPOSED LOTS:13LARGEST LOT SIZE:16.045 ACSMALLEST LOT SIZE:0.962 ACSTREET DATA:R.O.W. WIDTH:50'LINEAR FEET OF NEWSTREETS:2,808 LFSIDEWALK WIDTH:5' / 12' MULTI-USE TRAILBUILDING SETBACKS:FRONT:20'SIDE:0' / 10' IF ABUT RESIDENTIALSIDE (CORNER LOT):20'REAR:0' / 20' IF ABUT RESIDENTIALAL-104 HCS:100' FROM R.O.W. CENTERLINEAL-181 HCS:125' FROM R.O.W. CENTERLINECOMMON AREA REQUIREMENTS:REQUIRED:PROVIDED:TOTAL COMMON AREA: XX AC 0.902 ACUSEABLE OPEN SPACE: XX% XX%STORMWATERMANAGEMENT AREA:-XX ACJinright & Associates Development Engineers208 Greeno Road N., Ste. C Fairhope, Alabama 36532P.O. Box 1929 Fairhope, Alabama 36533Phone: (251) 928-3443 Fax: (251) 928-3665jadengineers.comGREENSPACE EXHIBITAPPROX. 35.16 ACRESPROPOSED COMMERCIAL DEVELOPMENT AL-181 & AL-104FAIRHOPE, ALDATE: 2/27/2023LEGENDNON-USEABLE OPEN SPACE AREAUSEABLE GREEN SPACE AREATOTAL PROJECT AREA: 35.15 ACTOTAL R.O.W. AREA: 3.58 ACTOTAL LOT/COMMON AREA: 31.57PROPOSED USE: COMMERCIALREQUIRED USEABLE GREEN SPACE: 10%PROVIDED USEABLE GREEN SPACE: 3.17 AC (10.0%)TABLE 4-1 USEABLE GREEN SPACE TYPES (GREEN SPACE AREA):CA#1 - MULTI-USE TRAIL (0.29 AC)LOT 1 - MULTI-USE TRAIL (0.18 AC)LOT 8 - MULTI-USE TRAIL (0.13 AC)LOT 12 - MULTI-USE TRAIL (0.09 AC)LOT 13 - MULTI-USE TRAIL/GREEN (1.19 AC)AL-181 & AL-104 - 20' GREENSPACE BUFFER (0.96 AC)POND - 30% OF WET BASIN SURFACE AREA (0.33 AC)WET HOLDING BASIN STATICWATER LEVEL\ I ® -11 .:"---:-=.=.=.=cc_-:-_c:=.-J Ill (if'--=--_---= -= =--=--_---= 1 I ~ r~ I I I I --i----1 I ' ---=-= = =-i~---=-=·=·7 11111 : ;1 I ! / ' If I 1i I ' /1 I ----i ___ JJ I / D - GGGGSSSSSTVOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHECCCccEGGGSSGGGGGGGGGOHESS SS SSOHEOHEGGGGGGGGGGGGGGGGGGGGGGGGGGTROHECOHESSSSOHEOHEOHEOHEOHEOHECCCCcccGG"STOP"SCUVWGGGGGGGGGGGGGGGGGOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEWWWWWWWWWWWWOHEOHEOHEOHEOOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEcEOHESSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWW#BR716ENCOUNTER DRIVE (50' R.O.W.PUBLIC)ENCOUNTER DRIVE (50' R.O.W.PUBLIC)HIDDENDRIVEBUSHEL DRIVE (50' R.O.W.PUBLIC)BUSHEL(50' R.O.W.PUBLIC)LOT 111.050 AC±140'x311'LOT 12.854 ACWAWA CONVENIENCE STORELOT 100.999 AC±140'x311'LOT 91.018 AC±140'x311'LOT 81.221 AC±140'x315'LOT 31.064 AC±155'x296'LOT 41.018 AC±150'x296'LOT 51.020 AC±150'x296'LOT 61.101 AC±150'x298'LOT 71.263 AC±165'x350'LOT 21.008 AC±130'x336'CA 10.700 ACLOT 121.015 AC15' PUE20' BSL20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER20' GREENSPACE BUFFER40' DRAINAGE EASEMENT20' BSLLOT 1316.045 AC125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK100' HIGHWAYCONSTRUCTION SETBACK125' HIGHWAY CONSTRUCTION SETBACK20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL 20' BSL15' PUE 15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL15' PUE20' BSL113112111111112115116116116115114113112107112107113 114113CA 20.202 ACSSSSSSSSSSSS20' BSL10' BSL(50' R.O.W.PUBLIC)GLEN1161101 1 0 11210911011110811211111010910811311111311311311311211211211211211111010910810710611211311311311411311311411411511511511511411511211111010910911011111211211111211311411511511611711611411311411411411411411311311411411411411411311211111111211311211311311011111211211111111010910911011111211111010910810711211310710810911011011011111111010610811011110911011020' COF UTILITY EASEMENTTP TP TP TP TP TP TP TP TP TP TP T P T P T P T P T P TPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTPTP TP TP111111110111110109 111110109109 110111112112111110117116115114113115114113116113105109108107106101101 10910610310410510695949392929394951011061051041031029710610610510410310210195949392NORMAL POOL ELEV. 100.00100-YR HIGH WATER ELEV. 104.90POND BOTTOM ELEV. 92.0010611096979899100101102969798991001009998971011009295991071081071061051041031051041031051041031021011009998979899100101102103104105106114112113114115106106105101102101102103104103102102103104110114115115TREESCODEQTYBOTANICAL NAMECOMMON NAMECONTCALHTREMARKSMA 18 MAGNOLIA VIRGINIANA SWEETBAY MAGNOLIA 30 GAL 10`-12` 3 TRUNKS; FULL HEADQN 98 QUERCUS NUTTALLII NUTTALL OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMENQUALITYQV 52 QUERCUS VIRGINIANA SOUTHERN LIVE OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMENQUALITYTD 14 TAXODIUM DISTICHUM BALD CYPRESS B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMENQUALITYPLANT SCHEDULE©0080'160'N O R T HLANDSCAPE PLANTING PLAN1MULTI-TRUNK TREE STAKINGxx3STAKING DETAILPLANT PIT DETAILTREE PLANTING - GUY STRAPSPECIFIED PLANTINGMIX. WATER AND TAMPTO REMOVE AIRPOCKETS..FINISHEDGRADE4GENERAL PLANTING NOTESxxxxxxxxxxxxxxxxxxxx2GENERAL NOTES------------.___________ ~ ----------------,.,,,--:: --------- - - - -?' I ---j19 l1~ : H~-~-~:: ldQ_ ______________ ~ --=--=--=-~-- + - - - + -------------------------------------~ ---------" " " 0 0 0 0 DISTIJRBED AREA NOTES= NO BARE GROUND SHALL BE LEFT EXPOSED. ANY DISTURBED AREAS SHAU. RECEIVE APPROPRIATE SOIL STABILIZATION MATERIAL AS NECESSARY. ~ STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES /--2 STRAND 12 GAUGE CALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. ~-2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 1 B" INTO THE SUBGRADE PRIOR TO BACKFILLING. -I---FORM SAUCER WITH 3" CONTINUOUS RIM 3" MULCH SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. TRENCH EDGE RE: DETAIL FINISHED GRADE AT LAWN SET ROOTBALL CROWN 1 1/2N HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. KEEP MULCH 2--3" FROM BASE OF TREE /MULCH WATER WELL AREA TO 3-DEPTH. 3" HIGH WATER WELL AT SHRUB AREA =!= 2X ROOTBALL I FINISHED GRADE A SHRUBS 0 1/2" = 1'-0" GENERAL CONDITIONS 329343-01 O~1--=-1-·--0-----------------32_9_3-43-.2-6---0-2 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 ANO/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. I ANOSCAPf AREA SOIi PREPARATION SOIL SHALL BE AMENDED BY THE ADDITION OF COMPOST AND FERTILIZER. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE COMPOST UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CONJJNCTION 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. PLANT MATERIAL AND PLANTING PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE O 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 ~ 3" DEPTH LONGLEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BElWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PR0"1DED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSr.E WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. \.----------------------~~-~=I~ 01·= 1· Scale: 1"= 80' W ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 329399-05 landscape architecture land planning placemaking Foley, Alabama r ~ 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.com [Ni]@LJ li"@ffll ~ THESE PLAHS HAVE HOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ 02.27.23 ~C~ITY~SU=B=MITT~AI.~---------------------------------------------------------------------------------------------------------------Copyriltit 2022 WAS Oesi11n Inc. These documents and their contents ore the property of WAS Detlgn. Ifft reproductions, IW'lisions, rnodificotions or use of th1111e documents without. the expmswrittenconsentofWISDeoginisprohibitedbylaw. vrw ,...,, vrw Project Manager LCW Prindpol 233483-001 Project No. 02.27.23 Dot, Sheel:Tltle LANDSCAPE PLANTING PLAN Sheet No. LP200 TRAFFIC IMPACT ANALYSIS for Corte Property Final Report July 2022 Prepared by: CCMOCW. .... .. ,,..,. USA Maite.-J.. DtTRAN<X HWY 104 -•-A .L . HIGHWAY 181 (RMI VARIES ) (POSTED 4 5 MPH) '!k .t~! !~ I i'i ' ·-ie!_J n n 0 falt,lna --C0MMCROAL US[ -------- &2 ACRtS a&ll. ell( 10 DTDf) ui:-.-'f0tflff 104 l'lll'OSIDUl0"""1Y """'""'-, .. ,,..,. 1-L NEEL~SCHAFFER - -7 ,r 111 111 I I i i I I I• I I I I I I I I -~ CORTE PROPERTY FAIRHOPE, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc Section 5 Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the intersections of AL Highway 104 with Driveway 1, AL Highway 104 with Driveway 2, and AL Highway 181 with Driveway 3 were evaluated to determine if the warrants outlined in the National Cooperative Highway Research Program (NCHRP) Report 457, Evaluating Intersection Improvements: An Engineering Study Guide are anticipated to be met for constructing auxiliary turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2026 total traffic volumes at the intersections of AL Highway 104 with Driveway 1, AL Highway 104 with Driveway 2, and AL Highway 181 with Driveway 3. Based on anticipated traffic volumes, an eastbound left turn lane on AL Highway 104 onto Driveway 1, a westbound right turn lane on AL Highway 104 onto Driveway 2, and a northbound right turn lane on AL Highway 181 onto Driveway 3 are warranted. 5.2 Conclusions Development of the project site with a 100-unit active senior living complex along with projected commercial use is not anticipated to create capacity related deficiencies along the existing roadways that cannot be mitigated. Some improvements are being constructed as part of other developments such as a northbound right turn lane on AL Highway 181 onto Rockwell Development. ALDOT requested that traffic from the Publix development and Rockwell Development be included in this study. The studies for these developments show a level-of-service of “F” for the eastbound and westbound approach to the shared access. While the Publix study did not show a mitigation measure, the Rockwell study said the mitigation measure to improve the level-of- service and maintain full access would be the installation of a traffic signal. 5.3 Signal Warrant Analysis Signal Warrants were analyzed using the existing ALDOT counts collected in January 2020 with the addition of the anticipated site traffic. To determine if a traffic signal can be installed at a particular intersection, the traffic signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD) must be evaluated. There are nine warrants outlined in the MUTCD. Warrant 1 Eight-Hour Vehicle Volume Warrant 2 Four-Hour Vehicle Volume Warrant 3 Peak Hour Warrant 4 Pedestrian Volume Warrant 5 School Crossing Warrant 6 Coordinated Signal System CORTE PROPERTY FAIRHOPE, AL 5 - 2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc Warrant 7 Crash Experience Warrant 8 Roadway Network Warrant 9 Intersection Near a Grade Crossing The first three warrants (the vehicular volume warrants) are the typical warrants that are evaluated to determine whether a traffic signal could be a potential improvement at an intersection. The volumes warrants are based on the higher volume minor street approach and the combined two-way major street approach volumes. The eight-hour warrant sets forth minimum volumes for eight hours of the day for the heaviest volume approach of the minor street and the combined approach volume of the major street. The four-hour warrant and peak hour warrant involve plotting points on a graph based on volumes from the major and minor streets. Each of the three vehicular volume warrants have two alternatives for the signal warrant evaluation. The first is commonly referred to as a “full warrant”, where the minimum threshold is at the highest level and there are no adjustments for speed or population. The other is a “reduced warrant”, or 70% warrant. In this instance, the minimum threshold is reduced based on either a 40 mph or greater speed on the major street or if the intersection lies within the built- up area of an isolated community. The intersection of AL Highway 181 and Rockwell was evaluated to determine if a traffic signal may be warranted at this location. Since the posted speed on AL Highway 181 is 55 mph, the 70% reduction warrants could be applied. ITE’s Trip Generation Manual, 11th Edition has a table per land use with the percentage of trips per hour based on the 24-hour total (Daily Total). The percentages are for total, entering, and exiting trips. An analysis was conducted using the percentage of half the daily traffic exiting the westbound approach to AL Highway 181, as the exiting volume is what is required for the minor street approach. Trip assignments from the Rockwell Development for the apartments and trip assignments from this study were used to reduce the overall daily existing volume per land use. The following tables illustrate the results of the calculations. CORTE PROPERTY FAIRHOPE, AL 5 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc Land Use Code Land Use Setting Time Period Daily Trips Time Exiting Exiting Reduction1 Rank 12:00 - 1:00 AM 0.40% 3 2 21 1:00 - 2:00 AM 0.30% 3 2 21 2:00 - 3:00 AM 0.40% 3 2 21 3:00 - 4:00 AM 0.30% 3 2 21 4:00 - 5:00 AM 1.40% 12 10 19 5:00 - 6:00 AM 2.60% 22 18 16 6:00 - 7:00 AM 6.90% 58 46 4 7:00 - 8:00 AM 10.80% 91 73 1 8:00 - 9:00 AM 8.50% 72 58 2 9:00 - 10:00 AM 4.90% 41 33 8 10:00 - 11:00 AM 4.80% 41 33 8 11:00 - 12:00 PM 4.70% 40 32 11 12:00 - 1:00 PM 4.10% 35 28 15 1:00 - 2:00 PM 4.40% 37 30 13 2:00 - 3:00 PM 4.90% 41 33 8 3:00 - 4:00 PM 5.30% 45 36 7 4:00 - 5:00 PM 5.60% 47 38 6 5:00 - 6:00 PM 7.60% 64 51 3 6:00 - 7:00 PM 6.70% 57 46 4 7:00 - 8:00 PM 4.70% 40 32 11 8:00 - 9:00 PM 4.20% 36 29 14 9:00 - 10:00 PM 2.70% 23 18 16 10:00 - 11:00 PM 2.40% 20 16 18 11:00 - 12:00 AM 1.40% 12 10 19 Source: ITE Trip Generation, 11th Edition 1 - Reductions are for approximate 1/2 right turns Multifamily Housing (Low-Rise) General Urban/Suburban Weekday 1691 % of 24-Hour Vehicle Trips 220 CORTE PROPERTY FAIRHOPE, AL 5 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc Land Use Code Land Use Setting Time Period Daily Trips Time Exiting Exiting Reduction1 Rank 12:00 - 1:00 AM 0.80% 17 6 19 1:00 - 2:00 AM 0.50% 11 4 21 2:00 - 3:00 AM 0.30% 6 2 22 3:00 - 4:00 AM 0.30% 6 2 22 4:00 - 5:00 AM 0.30% 6 2 22 5:00 - 6:00 AM 0.70% 15 5 20 6:00 - 7:00 AM 1.90% 40 14 17 7:00 - 8:00 AM 3.10% 65 23 15 8:00 - 9:00 AM 3.40% 72 25 13 9:00 - 10:00 AM 3.30% 69 24 14 10:00 - 11:00 AM 3.70% 78 27 12 11:00 - 12:00 PM 7.70% 162 57 3 12:00 - 1:00 PM 12.00% 252 88 1 1:00 - 2:00 PM 8.70% 183 64 2 2:00 - 3:00 PM 6.50% 137 48 6 3:00 - 4:00 PM 5.70% 120 42 9 4:00 - 5:00 PM 5.60% 118 41 10 5:00 - 6:00 PM 6.50% 137 48 6 6:00 - 7:00 PM 7.40% 156 55 4 7:00 - 8:00 PM 6.60% 139 49 5 8:00 - 9:00 PM 5.80% 122 43 8 9:00 - 10:00 PM 4.60% 97 34 11 10:00 - 11:00 PM 2.90% 61 21 16 11:00 - 12:00 AM 1.80% 38 13 18 Source: ITE Trip Generation, 11th Edition 1 - Reductions are for traffic using other driveways Fast-Food Restaurant with Drive-Through Window 934 Weekday General Urban/Suburban % of 24-Hour Vehicle Trips 4207 CORTE PROPERTY FAIRHOPE, AL 5 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc Land Use Code Land Use Setting Time Period Daily Trips Time 220 934 Total Rank 12:00 - 1:00 AM 2 6 8 21 1:00 - 2:00 AM 2 4 6 22 2:00 - 3:00 AM 2 2 4 23 3:00 - 4:00 AM 2 2 4 23 4:00 - 5:00 AM 10 2 12 20 5:00 - 6:00 AM 18 5 23 18 6:00 - 7:00 AM 46 14 60 13 7:00 - 8:00 AM 73 23 96 4 8:00 - 9:00 AM 58 25 83 7 9:00 - 10:00 AM 33 24 57 15 10:00 - 11:00 AM 33 27 60 13 11:00 - 12:00 PM 32 57 89 6 12:00 - 1:00 PM 28 88 116 1 1:00 - 2:00 PM 30 64 94 5 2:00 - 3:00 PM 33 48 81 8 3:00 - 4:00 PM 36 42 78 11 4:00 - 5:00 PM 38 41 79 10 5:00 - 6:00 PM 51 48 99 3 6:00 - 7:00 PM 46 55 101 2 7:00 - 8:00 PM 32 49 81 8 8:00 - 9:00 PM 29 43 72 12 9:00 - 10:00 PM 18 34 52 16 10:00 - 11:00 PM 16 21 37 17 11:00 - 12:00 AM 10 13 23 18 Land Use General Urban/Suburban Weekday 220 & 934 Multifamily & Fastfood The Reduction column shows the anticipated exiting volume for each land use for the exiting westbound approach. Based on the proposed geometry and that the volume on AL Highway 181 is well beyond that required in the eight our warrants, the westbound volume is required to be a minimum of 53 in the eighth highest hour. The calculations based on ITE’s national studies, show the eighth highest hour to have 81 vehicles when the apartments from Rockwell and a fast-food restaurant with drive-through are combined thus meeting the eight-hour warrants. The fast-food restaurant could be from either the Rockwell site or the Corte Property Site. It is not anticipated that a proposed convenience store at the corner of AL Highway 181 and AL Highway 104 would contribute much to the exiting traffic of this intersection. Signal Warrant worksheets are located in the Appendix. CORTE PROPERTY FAIRHOPE, AL 5 - 6 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-17220 Corte Property TIA\Report\Sec5_Precom.doc 5.4 Recommendations A traffic signal is warranted using ITE’s national studies. The signal would meet warrants at the completion of the Apartments from Rockwell and the addition of one convenience store that fronts AL Highway 181 either in the Rockwell site or the Corte Property site. If a signal is installed, it is recommended that the signal be interconnected with existing and proposed signals to the immediate north and south to provide progression of northbound and southbound traffic. The southbound left at the intersection is recommended to be lengthened to provide 200 feet of storage. In addition, an eastbound left turn lane on AL Highway 104 onto Driveway 1, a westbound right turn lane on AL Highway 104 onto Driveway 2, and a northbound right turn lane on AL Highway 181 onto Driveway 3 is recommended. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com July 15, 2022 Ken Kleban Encounter Development, LLC 1189 Post Road Fairfield, CT 06824 Re: Wetland Assessment Report 22100 and 22148 State Highway 181, Fairhope, Baldwin County, AL WSI Project 2022-419 Dear Mr. Kleban, As requested, Wetland Sciences, Inc. has completed a field wetland delineation for a parcel located at 22100 and 22148 State Highway 181 in Fairhope, Baldwin County, Alabama (See site location map in Exhibit A). Baldwin County Revenue commission identifies the subject property by the following identification number: 77558 and 108453. The intent of this effort is to identify wetlands and surface waters within the subject property. The following is a summary of our findings. Wetland Delineation The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United States (WOTUS) are present and, if so, to identify the boundaries. The wetland delineation was conducted in accordance with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (Federal – Corps). The following is a summary of our findings. Desktop Review Prior to performing the delineation, several remote data sources were reviewed to assist with identifying potential WOTUS and wetland areas at the site. Each source of data is described in detail below. Natural Resource Conservation Service Soil Survey WSI reviewed the Natural Resources Conservation Service (NRCS) on-line Web Soil Survey (WSS) to identify soil types within the subject property (See Custom Soil Survey Report in Exhibit B). The soil survey identifies a four (4) soil types within the subject property: Bibb and Mantachie soils, Carnegie very fine sandy loam, Wadley loamy fine sand and Tifton very fine sandy loam. The following is a description of the identified soil complexes. Bibb and Mantachie soils The Bibb series consists of poorly drained, nearly level to gently sloping soils formed in general and local alluvium. The alluvium was washed mainly from soils of Coastal Plain uplands. In most places the entire profile of these soils is silt loam and is somewhat mottled below a depth of 4 to 8 inches. ·---~--~ ·.__:I _'.l__J i INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com The Mantachie series consists of moderately deep, somewhat poorly drained soils that are very strongly acid. The soils developed in alluvium consisting of silty clay deposited by the Mobile and Tensaw Rivers on first bottoms of the Coastal Plain. They receive new material each time the rivers overflow their banks. Their slope is 0 to 2 percent. Carnegie very fine sandy loam Carnegie very fine sandy loam consists of deep, well-drained soils that are medium acid or strongly acid. The soils developed in sandy clay loam to sandy clay on uplands of the Coastal Plain. Their slope ranges from 0 to 12 percent, but in most places, it is between 2 and 8 percent. Wadley loamy fine sand The Wadley series consists of very deep, well drained, and somewhat excessively drained soils that formed in sandy and loamy marine sediments. They are on sandy uplands on the North Central Florida Ridge and the Atlantic Coast Flatwoods. Permeability is rapid in the A and E horizons and moderate in the Bt horizon. Tifton Sandy Loam The Tifton series consists of deep, well drained soils that are very strongly acid. The soils developed in sandy clay loam and are on uplands. Slopes range from 0 to 8 percent, but most places it is between 2 and 5 percent. These soils are associated with the Marlboro, Irvington, Carnegie, and Norfolk soils. These soils have a hydric rating between 5% - 15% except for Bibb and Mantachie soils hydric rating of 40% (See Hydric Soil Map in Exhibit C). This rating indicates the percentage of map units that meets the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of which is rated as hydric soil or not hydric. Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. To determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soils have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasilas, 2006). 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Aerial Photograph WSI reviewed current and historic aerial photographs to identify suspected wetland areas on the site and to determine changes in wetland areas over time (See Current and historic aerial photographs in Exhibit D). Signatures consistent with a conveyance feature were noted within the subject property. Na tional Wetland Inventory Map The US Fish and Wildlife Service (FWS) is the principal US Federal agency tasked with providing information to the public on the status and trends of our Nation's wetlands. The USFWS National Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the abundance, characteristics, and distribution of US wetlands. Prior to our field inspection of the property, Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service’s National Wetland Inventory Data (See NWI Map in Exhibit E). The National Wetlands Inventory depicts a Riverine wetland community in the north central to northeastern margins of the subject property. USGS Quadrangle Ma p The USGS 7.5-minute quadrangle map was reviewed (See Quad Map in Exhibit F). The quad clearly depicts a stream feature along the north central to northeastern margins of the subject property. FEMA Flood Haza rds The property is in Flood Zone X as determined from the Federal Emergency Management Agency Flood Insurance Rate Map (Exhibit G). No representation is made from such FIRM. Field Review The desktop review was followed by a pedestrian survey. I personally inspected the property on June 8, 2022. I used technical criteria, field indicators, historic aerial photographs, and other sources of information to assess the site. The evaluation methods followed the routine on-site determination method referenced in the Corps of Engineers Wetland Delineation Manual, 1987 and Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region. Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. The techniques for evaluating the plant community, soils, and hydrology are described in the following sections. Hydric Soils Assessment Several soil test holes were evaluated to identify field indications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. It was determined during the desktop review that the property contains hydric soils (wet loamy alluvial land). A specific area is not necessarily considered to have hydric soils because it is dominated by soils on a hydric soils list. Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com During our field inspection, WSI did not verify the presence of hydric soils within the subject property. Wetland Hydrology Assessment Visual indicators of wetland hydrology were evaluated. Examples of primary wetland hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water-stained leaves. If at least one primary or two secondary indicators are observed, the data point location was considered to have wetland hydrology. WSI noted an ephemeral drain within the subject property. Plant Community Assessment No intact ecological communities were noted during our inspection. The property has been subject to prior land development activities which have altered the natural plant community structure. The vacant areas located in the southwest margins of the property are dominated by early successional and exotic plants such as Chinese tallow, privet, and juvenile laurel oak. Field Identification of Wetlands During this assessment, Wetland Sciences, Inc. identified two upland ephemeral drains that bisect the property in east to west direction and along the eastern property line in a north/south direction (See attached sketch – Exhibit H). It is my professional opinion, that these ephemeral drains do not exhibit relative permanent flows, do not contain wetland vegetation or hydric soils. Additionally, there were no findings that would support a significant nexus to Waters of the United States. In support of this report, I have appended Corps routine data form (Exhibit I) and site photographs (Exhibit J). The wetland boundary was identified in the field by progressively locating points along the upland/wetland boundary at 15-20-ft. intervals or corresponding with directional changes with the boundary. Each point was identified and located by an experienced wetland scientist. Pink flags were placed at each point clearly marked “Wetland Delineation”. Each flagged point also contains specific alpha numeric designator for later tracking of its location. Wetland Sciences, Inc. used a Trimble Geo7x GNSS system to locate each point. Data was collected using Trimble’s TerraSync Professional Software with further data refinement using Trimble’s Pathfinder Professional Software. Please keep in mind that there are many variables that affect the accuracy of the GPS data used to generate the attached sketch. This sketch should be considered approximate unless verified by a survey or other appropriate means. Conclusions The conclusions regarding status and presence of Waters of the United States are not final or “binding” until such time as they are confirmed by the Corps through field inspection. As such, the status and boundary of the resources described may be subject to minor changes upon such inspection/approval. Finally, I have attached a statement of our firm for services rendered associated with this effort. You may mail a check to the letterhead address, or we can take a credit card payment over the phone. From:Smith, Michael To:Paul Marcinko Cc:Trey Jinright; Lee Rambo; William Graham; McCracken, Paul; Denton, Samantha H. Subject:RE: State Hwy 181 & State Hwy 104 - Fairhope, AL Date:Wednesday, January 18, 2023 3:42:20 PM Attachments:Wawa - HCS Exhibit (1-17-23).pdf ALDOT does not object to the area shown being counted as green space for the development. Michael Smith, P.E.Area Permit Mngr.Office: 251- 470- 8273Cell: 251 - 331 - 0104 CONFIDENTIALITY NOTICE: The contents of this email message and any attachments are intended solely for the addressee(s) and may contain confidential and/or privileged information and may be legally protected from disclosure. If you are not the intended recipient of this message or their agent, or if this message has been addressed to you in error, please immediately alert the sender by reply email and then delete this message and any attachments. If you are not the intended recipient, you are hereby notified that any use, dissemination, copying, or storage of this message or its attachments is strictly prohibited. From: Paul Marcinko <pmarcinko@jadengineers.com> Sent: Wednesday, January 18, 2023 6:37 AM To: Smith, Michael <smithmi@dot.state.al.us> Cc: Trey Jinright <tjinright@jadengineers.com>; Lee Rambo <lrambo@jadengineers.com>; William Graham <wgraham@jadengineers.com> Subject: State Hwy 181 & State Hwy 104 - Fairhope, AL Good morning Michael – Per our conference call last week regarding this project I have attached this exhibit as a follow up. We have shown in green our greenspace buffer within the HCS (red line). Please advise if this is acceptable to ALDOT. Paul Marcinko, P.E. JADE Consulting, LLC 208 Greeno Road North, Suite C (36532) P.O. Box 1929 Fairhope, AL 36533 pmarcinko@JADEngineers.com 251.895.6063 (cell) 251.928.3443 (office) 251.928.3665 (fax) CONFIDENTIALITY NOTICE- The information contained in this e-mail and any attachments to it may be legally privileged and include confidential information. If you are not the intended recipient, be aware that any disclosure, distribution or copying of this e-mail or its attachments is prohibited. If you have received this e-mail in error, please notify the sender immediately of that fact by return e-mail and permanently delete the e-mail and any attachments to it. USE OF DIGITAL FILES: Any digital files attached to this transmission have been provided for your convenience. JADE Consulting, LLC. makes no express or implied warranties as to its suitability of the attached electronic files for any specific purpose. Although we believe the attached files to be accurate and safe at the time of transfer these files can be easily changed or corrupted. Therefore, it is the user's responsibility to examine these electronic files for corruption or virus contamination prior to use. Coordination for updates is the responsibility of the recipient. We are also not responsible to the recipient or any other users allowed by the recipient to employ this data for updating the files or for compatibility with the user's hardware and/or software. LLC Cert of Formation - 11/2021 Page 1 of 2 STATE OF ALABAMA DOMESTIC LIMITED LIABILITY COMPANY (LLC) CERTIFICATE OF FORMATION PURPOSE: In order to form a Limited Liability Company (LLC) under Section 10A-5A-2.01 of the Code of Alabama 1975, this Certificate of Formation and the appropriate filing fees must be filed with the Office of the Secretary of State. The information required in this form is required by Title 10A. 1. The name of the limited liability company (must contain the words “Limited Liability Company” or the abbreviation “L.L.C.” or “LLC,” and comply with Code of Alabama, Section 10A-1-5.06. You may use Professional or Series before Limited Liability Company or LLC (or PLLC or SLLC) if they apply: 2.A copy of the Name Reservation Certificate from the Office of the Secretary of State must be attached. 3.The name of the registered agent (only one agent): Street (no PO Boxes) address of registered office (must be located in Alabama): *COUNTY of above address: Mailing address in Alabama of registered office (if different from street address): 4.The undersigned certify that there is at least one member of the limited liability company. (For SOS Office Use Only) Encounter Development, LLC Corporation Service Company Alabama Sec. Of State 001-015-602 DLL Date 04/20/2022 Time 12:48:00 File $100.00 County $100.00 ------- Total $200.00 22148 State Hwy. 181 Fairhope, AL 36526 BALDWIN 641 South Lawrence Street Montgomery, AL 36104 MONTGOMERY [] - DOMESTIC LIMITED LIABILITY COMPANY (LLC) CERTIFICATE OF FORMATION LLC Cert of Formation – 11/2021 Page 2 of 2 5.Check only if the type applies to the Limited Liability Company being formed: Series LLC complying with Title 10A, Chapter 5A, Article 11 Professional LLC complying with Title 10A, Chapter 5A, Article 8 Non-Profit LLC complying with Section 10A-5A-1.04(c) 6.The filing of the limited liability company is effective immediately on the date received by the office of the Secretary of State, Business Services Division or at the delayed filing date (cannot be prior to the filing date) specified in this filing complying with Section 10A-1-4.12 The undersigned specify / / as the effective date (must be on or after the date filed in the office of the Secretary of State, but no later than the 90th day after the date this instrument was signed) and the time of filing to be : AM or PM. (cannot be noon or midnight – 12:00) Attached are any other matters the members determine to include herein (if this item is checked there must be attachments with the filing). Date (MM/DD/YYYY) Signature as required by 10A-5A-2.04 Typed title (organizer or attorney-in-fact) *County of Registered Agent is requested in order to determine distribution of County filing fees. 4 20 2022 0 46 4 //20 2022 Organizer Clyde E. Ellis _Q _Q _Q _O_ --0 ~®-~----- Subdivision: The Encounter Subdivision location: northeast corner of State Highway 104 @ State Highway 181 Requested by: Sherry Ruth - Jade Engineers Email: sruth@jadengineers.com Phone: 251-928-3443 Reservation valid through: 1/30/2024 We have approved the following road names for the development listed above. The road names are reserved for one year (365 days) from the date of this letter. If the road name changes in any way from what is listed on this confirmation letter, please contact our office for approval. If you find that you need these road names reserved beyond one year, you must contact us requesting as such or the road names will be automatically released and labeled “available for use”. PreMod PreDir PreType PreSep Street Name PosTyp PosDir PosMod BUSHEL DRIVE ENCOUNTER DRIVE HIDDEN GLEN Please feel free to contact our office with any questions or concerns. Signed: Samantha Roberts Date: 1/30/2023 AL TOLBERT Chairman DAVID WILSON Vice Chairman RAYMOND LOVELL Secretary/Treasurer JOBY SMITH Director PAUL MUELLER BILLY PAPPAS ALAINNA ELLIOTT ANTHONY LOWERY MARK D. RYAN General Counsel 911 TELECOMMUNICATOR CIRCLE, ROBERTSDALE, ALABAMA 36567 EMERGENCY POLICE • FIRE • MEDICAL DIAL 9-1-1 r l I I I 1 - - - L ...J R IVIERA U TILITIES 413 E ast Laurel Avenue - Foley, AL 36535 Phone (251) 943-5001 12/16/2022 Sherry Ruth JADE Consulting, LLC 208 North Greeno Road, Suite C Fairhope, AL 36532 RE: WAWA Food Mart – State Highway 181 and 104 This letter is to confirm that based on the site plan received; Riviera Utilities is able to provide electric service to the proposed WAWA Food Mart – State Highway 181 and 104 in Fairhope , AL. Riviera Utilities requires a 10 ’ easement along all side property lines and a 15 ’ easement along all front and rear property lines. Please ensure all property plats reflect the easements. Upon final design, Riviera Utilities will provide estimates for service fees and system installation requirements to meet all Riviera specifications. Please contact the following Riviera employees concerning costs and requirements. Name Department Email Scott Sligh Electric ssligh@rivierautilities.com If you have any questions or comments, contact Riviera Utilities at 251 -943-5001. Thank you, James Wallace AT&T Alabama 2155 Old Shell Rd Mobile, AL 36607 www.att.com T: 251.471.8361 F: 251.471.0410 w.mitchell@att.com December 16, 2022 Sherry Ruth Jade Consulting, LLC RE: Service Availability – WAWA Food Mart – State Hwy 181 & AL Hwy 104 Dear Ms. Ruth, This letter is in response to your request for information on the availability of service at the above location by AT&T. This letter acknowledges that the above referenced property is located in an area served by AT&T. Any service arrangements for this location will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter is not a commitment by AT&T to provide service to this location. Please contact me at the phone number included in this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell Manager, OSP Planning and Design AT&T Alabama 2155 Old Shell Rd Mobile, Alabama 36607 Gulf District/ Mobile Office ~at&t ~ Proud Sponso, ot the Lf.S, Olympic Team