HomeMy WebLinkAbout05-01-2023 Planning Commission Agenda PacketApril 3, 2023
Planning Commission Minutes
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The Planning Commission met Monday, April 3, 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; Erik Cortinas, Building Official; Hunter Simmons, Planning and Zoning Manager; Michelle
Melton, City Planner; and Cindy Beaudreau, Planning Clerk
Absent: Art Dyas, Jack Burrell
Chairman Turner called the meeting to order at 5:00 PM.
Approval of the Minutes March 6, 2023:
John Worsham made a motion to approve the minutes as presented from the March 6, 2023, meeting.
Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
Appointment of Planning Commission Secretary:
Erik Cortinas made a motion to appoint Cindy Beaudreau as the Planning Commission Secretary.
Harry Kohler seconded the motion and motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
Consideration of Agenda Items:
UR 23.04 Request of C-Spire on an 11.52.11 Utility Review and approval of the proposed
installation of approximately 1,013 LF of buried fiber cable in the ROW starting at Fairhope Ave.
and continuing to Bankplus.
Summary:
Hunter Simmons, Planning and Zoning Director, presented the Utility Review. 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:
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Planning Commission Minutes
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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:
Erik Cortinas made a motion to approve the installation of buried cable in the ROW starting at Fairhope
Ave. and continuing to Bankplus subject to staff conditions.
John Worsham seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
UR 23.05 Request of C-Spire on an 11.52.11 Utility Review and approval of the proposed
installation of approximately 1,217 LF of buried fiber cable in the ROW along Magnolia Ave.,
crossing N. Church St. and continuing to N. Summit St.
Summary:
Hunter Simmons, Planning and Zoning Director, presented the Utility Review. 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:
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.
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Planning Commission Minutes
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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.
Rebecca Bryant voiced concerns about the heritage trees on Church and Magnolia.
Motion:
John Worsham made a motion to recommend approval of UR 23.05 subject to staff recommendations.
Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
SD 23.10 Public hearing to consider the request of the Applicant, Seth Moore, acting on behalf
of the owners, FST and Charles B. Davison, for approval of Domes Place, a 2-lot minor
subdivision. The property is approximately 1.68 acres and is located north of Morphy Ave. and
east of Bishop Rd. PPIN #: 14481
Summary:
Hunter Simmons, Planning and Zoning Director, presented Domes Place, a 2-lot minor subdivision
located north of Morphy Ave. and east of Bishop Rd. Property is zoned R-1. Staff recommends approval
of SD 23.10 with no conditions.
Chairman Turner opened the public hearing at 5:09pm. Having no one present to speak, the public
hearing was closed at 5:09pm.
Hollie MacKellar asked about the single tax having a sidewalk down Morphy Ave. Chairman Turner
explained that the next phase is to connect to Bishop Rd. and then to County Road 13 on the south side
but nothing on the north side.
Motion:
Rebecca Bryant made a motion to approve Case SD 23.10 with no conditions.
Harry Kohler seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
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SD 23.11 Public hearing to consider the request of the Applicant, Seth Moore, acting on behalf
of the owners, FST and Myrick Enterprises, LLC, for approval of Myrick Place, a 3-lot minor
subdivision. The property is approximately 1.26 acres and is located on the north side of Estella
St. just west of N. Greeno Rd. PPIN #: 77843
Summary:
Michelle Melton, Planner, presented Myrick Place, a 3-lot minor subdivision located on the north side
of Estella St. just west of N. Greeno Rd. Property is zoned B-4. Staff recommends approval of SD 23.11
Myrick Place Subdivision with no conditions.
Seth Moore spoke about the issue regarding adding sidewalks and how the sidewalks would touch the
road and how there are numerous trees. Hollie MacKellar stated that the sidewalk near Gambino’s is the
busiest sidewalk in town and it touches the road. Hunter Simmons stated that the sidewalk could meander
around the trees.
Chairman Turner opened the public hearing at 5:21pm. Having no one present to speak, the public
hearing was closed at 5:21pm.
Motion:
John Worsham made a motion to approve Case SD 23.11 subject to the following condition:
1. Sidewalks to be installed along Estella St.
Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
SD 23.12 Public hearing to consider the request of the Applicant, S.E. Civil, LLC on behalf of
the owners, FST and Washington Square, an 8-unit Multiple Occupancy Project. The property is
approximately 1.74 acres and is located on the west side of Bishop Rd. just north of Morphy Ave.
PPIN #: 108443
Summary:
Hunter Simmons, Planning and Zoning Director, presented Washington Square, an 8-unit Multiple
Occupancy Project located on the west side of Bishop Rd. just north of Morphy Ave. Property is zoned
R-5. Staff recommends approval of SD 23.12 with the following condition:
1. Certificates of Occupancy for residential shall not be obtained until the final MOP plat has been
approved.
Larry Smith, S.E. Civil, LLC spoke about the sidewalks along Bishop Rd and requested not to install
sidewalks within the private development. A conversation followed regarding the private drive and the
ability to install a drivable surface near the existing transformer. Erik suggested the honeycomb pavers
that the City currently has in stock.
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Chairman Turner opened the public hearing at 5:27pm. Mike Baugh, 56 Hoffren Dr., was concerned
about the need for a barrier between his home and the back of the building. The public hearing was
closed at 5:30pm.
Chairman Turner asked Larry Smith, S.E. Civil, LLC to address the landscape plan. Larry Smith stated
that landscape plan meets the minimum requirement but does not include a visual barrier and that the
greenspace will stay the same as today. Erik Cortinas asked if the landscape plan had been reviewed.
Rebecca Bryant asked if the MOP had a landscape plan back then. Hunter Simmons explained that there
was no MOP back then.
Motion:
Hollie MacKellar made a motion to approve Case SD 23.12 subject to staff condition.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
Hollie MacKellar wanted to revisit the sidewalk discussion to ensure that a sidewalk would be installed
since it was not included in the staff recommendations. Hunter Simmons explained that this is a private
road with no address, but the trash will be picked up. Erik Cortinas and Hollie MacKellar suggested that
a paver or gravel sidewalk could be swung around.
George Roberds, applicant, agreed to build an ADA sidewalk on the south side of the development
connected to Bishop Rd. by final plat.
Chairman Turner reopened the public hearing at 5:57pm. Having no one present to speak, the public
hearing was closed at 5:58pm.
Motion:
Hollie MacKellar revised her motion to approve Case SD 23.12 subject to the following conditions:
1. The CO for residential shall not be obtained until the final MOP plat has been approved.
2. Sidewalks to be built on the south side of the development connected to Bishop Rd. by final plat.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
SD 23.14 Public hearing to consider the request of the Applicant, Jade Consulting, on behalf of
the owner, Encounter Development, LLC., for preliminary plat approval of Commercial Retail
Center, a 13-lot subdivision. The property is approximately 35.16 acres and is located on the
Northeast corner of State Highway 181 and State Highway 104. PPIN #: 108453
April 3, 2023
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Summary:
Michelle Melton, Planner, presented Encounter Development, LLC, for preliminary plat approval of
Commercial Retail Center, a 13- lot subdivision located on the northeast corner of State Highway181
and State Highway 104. The property is zoned B-2. Michelle Melton and Hunter Simmons discussed
the extensive traffic study and whether the area requires a traffic signal. The City may choose to limit
building permits and/or Certificates of Occupancy until the signal has been installed, or a Concurrence
Letter from ALDOT has been received. Staff recommends approval of SD 23.14 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.
4. Each lot shall require a mandatory Site Plan Review. Projected trip generation shall be provided for
each use with the Site Plan Review Application to be calculated cumulatively.
Hunter Simmons stated that the revised utility and drainage plans had already been received. Harry
Kohler asked who would review the mandatory site plan. Hunter Simmons stated that ultimately the
City Council will approve the mandatory site plan, but the Planning Commission will approve it first
and make the recommendation to the City Council.
Trey Jinright, Jade Consulting, spoke on behalf of the applicant and stated that they agree with the staff
conditions. Chairman Turner confirmed that the water would be going to the Pensacola Branch. Harry
Kohler asked what was going on Lot 1. Trey Jinright stated that a WAWA would be on Lot 1. Rebecca
Bryant asked for confirmation that all the infrastructure including the drainage would be completed with
this project with the exception of additional drainage on Lot 13. Rebecca Bryant continued the drainage
conversation asking if there was an outfall structure on the northeast corner. There will be. There will
also be a 12’ multi-use trail where golf carts could go travel on. Hunter Simmons asked Trey Jinright to
speak on ingress/egress. Trey Jinright stated that they would try to limit the curb cuts by developing
shared parking areas.
Chairman Turner opened the public hearing at 5:50pm. Having no one present to speak, the public
hearing was closed at 5:50pm.
Motion:
Hollie MacKellar made a motion to recommend approval of SD 23.14 with staff recommendations.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
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Old/New Business:
SD 21.18 – Estates at the Verandas, Phase 3 – Request of the applicant, Dewberry, for an extension
of two years for preliminary plat approval.
Summary:
Hunter Simmons, Planning and Zoning Director, presented the request for an extension for Estates at
the Verandas, Phase 3. Chairman Turner recommended approving a one-year extension.
Motion:
Erik Cortinas made a motion to grant a one-year extension for final plat approval of SD 21.18 Estates at
the Verandas, Phase 3.
John Worsham seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
SD 23.04 – Klumpp PUD discussion
Summary:
Hunter Simmons, Planning and Zoning Director, presented staff concerns related to the constructed
wetlands and a detention pond used interchangeably. It is recommended to provide an area to get the
sediment out of the way. Staff has not received that type of plan yet. A maintenance plan will also be
needed. Scott Hutchinson was present for the applicant.
Harvest Green amenity discussion
Summary:
Hunter Simmons, Planning and Zoning Director, brought this item to the Planning Commission based
on concerns previously made regarding the timing of amenities being constructed.
Larry Smith, S.E. Civil, LLC presented a list of amenities for Harvest Green West and East and the
timeline. Larry Smith requested approval to have the amenities completed within 12 months after the
final plat of Phase 1.
Max Dearing, Terracore, stated that they are actively installing the amenities now and reiterated that he
did not want to be held up at final plat due to the amenities not being completed.
Erik Cortinas stated that permits had been issued in January 2023, for the structures in Harvest Green
West and that all permits could be pulled at final plat and that the amenities could be tracked through
individual permits.
John Worsham suggested that the horizontal amenities could be constructed prior to the first CO being
issued. Chairman Turner recommended that the final plat includes notes stating that the plat is approved
subject to the amenities being completed prior to the first house being constructed.
Terracore and S.E. Civil agreed to prioritize amenity construction.
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Adjournment
Erik Cortinas made a motion to adjourn. Motion passed unanimously with the following vote:
AYE: Lee Turner, Rebecca Bryant, John Worsham, Harry Kohler, Hollie MacKellar, and Erik Cortinas.
NAY: None.
Adjourned at 6:29pm.
_______________________ ________________________
Lee Turner, Chairman Cindy Beaudreau, 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.
GALLERY BLVDSTATE HWY 104STATE HWY 181City of FairhopePlanning Commission
May 1, 2023
¯
STATE HWY 104STATE HWY 181SR 23.04 - Encounter Development, Wawa
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:WawaSite Data:2.73 acresProject Type:Site Plan ApprovalJurisdiction:Fairhope Planning JurisdictionZoning District:B-2PPIN Number:108453General Location:Northeast corner of the intersection of State Highway 181 & 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
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Approval
Site Plan Review Application Checklist*
*This checklist is intended for convenience purposes only.
Refer to the City of Fairhope Zoning Ordinance and other applicable City Ordinances for
additional requirements.
2 copies of the Site Plan
2 sets of Construction Plans
1 copy of the Site Plan in PDF format on disk
Site Plan Review Application with Articles of Incorporation attached
Overall Site Plan
Curb Cut Locations
Dumpster Location and Screening
Grading and Drainage Plans
BMP Plan
A Topographic and Boundary Survey
Pedestrian Circulation Plan
Building Elevations indicating exterior construction materials
Legal Description and Property Map
Landscape Plan, including tree preservation plan (Existing and Proposed Contours
shall be on the Landscape Plan)
All landscape plans shall be in compliance with Ordinance No. 1223 – Tree
Ordinance.
20% of the total property (not including the right of way) shall be landscaped
A 20’ landscaped buffer is required where commercial/industrial abuts residential
A Site Lighting Plan indicating light locations, mounting height, wattages and fixture
types
A Site Data Table including but not limited to:
• Current Zoning
• Lot Size
• Proposed Building Height
• Total Gross Floor Area
• Proposed Building Coverage
• Percentage of Impervious Area, excluding the Building
• Percentage of Proposed Landscaping (60% of the required plant materials shall
be located between the building walls and public streets)
• Proposed number of parking spaces/ required number of parking spaces
• Percentage of proposed Green-space
Aerial Photograph with Site Plan and topographic lines overlaid
Utility Plans
Loading/unloading space (if applicable)
Drive-up window locations (if applicable)
Total number of Proposed Buildings, Proposed Uses and the Square Footages of each
Phasing Schedule for Projects being developed over an extended period of time
Location, materials, and elevations of any and all fences and/or walls.
Location of mechanical equipment (mechanical equipment shall be screened)
Flow Modeling
Plans submitted shall include but not be limited to:
• Name of Project
• Date of preparation, including all revision dates
• Appropriate Scale
• North Arrow
• Preparer’s Name, Phone Number and Fax Number
• Name of Owner
Compliance with the City’s Comprehensive Plan and the standards, goals and intent
of the Fairhope Zoning Ordinance
All signage requires a sign permit
All Applicable Outside Agency Permits (e.g. ALDOT, ADEM, COE, etc.)
Please note that this document only applies to properties within the City of Fairhope.
1 SR 23.04 WAWA Site Plan – May 1, 2023
Summary of Request: Request of Applicant, JADE Consulting, LLC (“JADE”), on behalf of owner, Encounter Development, LLC, for Site Plan Approval of WAWA. Trey Jinright, III, PE, is the authorized agent and engineer for the project. The subject property is zoned B-2 General Business District and is approximately 2.73 acres. The property is located on the northeast corner of Alabama State Highways 104 and 181. Staff has already reviewed details of the major subdivision in which this site is located last month with Case SD 23.14. This is the only site within the development that has direct ingress/egress to Hwy 104 and Hwy 181.
Setbacks: B-2 does not have side setbacks and this being a corner lot the site faces both Alabama Highways 104 and 181, which requires highway construction setbacks. The highway construction setbacks are 125’ along Hwy 181 and 100’ along Hwy 104. The provided setbacks accomplish the required 20’ greenspace buffers along the highways. Applicant has ALDOT’s consent to provide greenspace within the highway construction setback along Hwy 181. The email from ALDOT is within the packet. There are 20’ setbacks facing the interior roads (Encounter Drive and Bushel Drive).
Building(s): The buildings meet the height restriction of B-2. Architectural elevations are provided as attachments. Front elevations are shown in Figure 1. Materials for the building are primarily brick, metal roof and overhangs, and cement.
Figure 1. Front Architectural Elevations
Landscaping Plan: This site did not have any existing trees. However, there is an extensive landscaping plan that has been reviewed. The planting strip facing Hwy 104 provides for required perimeter trees, but the
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2 SR 23.04 WAWA Site Plan – May 1, 2023
spacing do not meet the intentions of the Tree Ordinance. The screening vegetation around the dumpster needs to be re-visited because the proposed species does not grow tall enough to efficiently screen said dumpster, which is the intent of the ordinance. Revised plans shall be received prior to sending the Site Plan to City Council for final approval. (Ordinance #1444, Section20.5-4(6)).
Parking: Parking meets the requirements of Zoning Ordinance, as well as the perimeter landscape screening requirements of the Tree Ordinance.
Sidewalks: This Site Plan includes interior sidewalks on the site in addition to the required 8’ sidewalk directly outside of the store and provides for full vehicular access off Encounter Drive and Bushel Drive. The sidewalks are situated at the perimeter along Bushel Drive and Encounter Drive.
A 12’ wide multi-use trail is proposed within the larger development. For this site, the multi-use trail appears within the highway construction setback along Hwy 104. The multi-use trail then extends across Bushel Drive to connect with the greater trail system for the development. The applicant has provided ADA approved crosswalks across ingress/egress points. There are no current plans within the ALDOT right-of-way for pedestrian connectivity across state highways.
Locations, intensity, and heights of exterior lights: The parking area was originally designed with over 50 parking spaces, which allowed 20’ light poles. The number of spaces were reduced to 49. Article IV, Section B.3, limits light poles in parking lots with 50 or fewer spaces to 10 feet overall height. A photometric plan was not provided, however, will be required at time of building permit application. Plans currently illustrate 20’ poles, which will need to be revised.
Mechanical equipment: Mechanical equipment has been finalized, reviewed, and accepted, and all appear on the Site Plan.
Fences: There is not any proposed fencing.
Dumpster location and screening: Garbage is collected in a commercial dumpster located in the northeast corner of the site, outside the setbacks, and surrounded with a 9’ tall metal and stucco enclosure as shown in Figure 2.
Storm water: Storm water was thoroughly reviewed in Case SD 23.14. See
below. The Encounter Commercial Retail 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. Figure 2: Dumpster Enclosure
FRONT ELEVATION
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RIGHT ELEVATION
LEFT ELEVATI ON
REAR ELEVATION
3 SR 23.04 WAWA Site Plan – May 1, 2023
Location and size of all signage: A sign plan was provided and reviewed by Christina Lejuene. The sign plan exceeded the allotted amount and revisions are underway at WAWA corporate headquarters. A revised sign plan shall be in compliance with the Sign Ordinance.
Erosion control: An Erosion Control plan was submitted with the application and is acceptable.
Utilities: A utility plan was submitted and has been reviewed and approved by the appropriate providers.
ADA Requirements: ADA requirements have been met.
Traffic: An extensive traffic study was done in affiliation with the greater Encounter Commercial Retail Center and the Rockwell development to the north on Hwy 181. An existing traffic light is located at the intersection of Hwys 181 and 104. There is a right in/right out driveway onto northbound Hwy 181 from Encounter Drive. There is another right in/right out driveway from Bushel Drive to eastbound Hwy 104.
Recommendation: Staff recommends conditional approval of case SR 23.04 with the following conditions: 1.) Landscape Plans shall be revised pursuant to this report and the Tree Ordinance prior to submission to the City Council. 2.) A photometric plan shall be submitted and approved prior to applying for a building permit. 3.) Revised signage plan shall conform to the Sign Ordinance. Article II, Section C.2.d. (Site Plan Review Criteria)
Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan;
The property is currently zoned B-2 and the uses currently proposed (restaurant, retail and office) are
allowed in B-2. (2) Compliance with any other approved planning documents; Will be met prior to vertical
construction/applying for building permit. (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts;
The standards of the zoning ordinance have been, or shall be by condition of approval, met. (4) Compliance with other laws and regulations of the City;
Meets (5) Compliance with other applicable laws and regulations of other jurisdictions;
Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Meets (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; Property is zoned B-2, which allows for such things and the site does not
abut conflicting uses. (8) Overall benefit to the community;
No Conflicts. (9) Compliance with sound planning principles; Meets (10) Compliance with the terms and conditions of any zoning approval;
4 SR 23.04 WAWA Site Plan – May 1, 2023
Meets (11) Any other matter relating to the health, safety, and welfare of the community;
Nothing noted (12) Property boundaries with dimensions and setback lines;
Meets (13) Location of proposed buildings and structures indicating sizes in square feet;
Meets (14) Data to show percentage of lot covered with existing and proposed buildings;
Meets (15) Elevations indicating exterior materials;
Front, side, and rear elevations were provided. (16) The locations, intensity, and height of exterior lights; A photometric will be submitted and will be
reviewed at a later date. (17) The locations of mechanical equipment;
All relevant requirements are met. (18) Outside storage and/or display; Meets (19) Drive-up window locations (must be away from residential uses/districts and not in front of building);
n/a (20) Curb-cut detail and location(s);
Provided. Permits from ALDOT required. (21) Parking, loading, and maneuvering areas;
Meets (22) Landscaping plan in accordance with the City Landscape Ordinance;
Needs to be revisited pursuant to this staff report. (23) Location, materials, and elevation of any and all fences and/or walls;
Meets (24) Dumpster location and screening; and
Meets (25) Location and size of all signage.
A revised signage plan is underway and the revised plan shall conform to the Sign Ordinance.
LEGEND
PROPOSED LIGHT DUTY ASPHALT
PROPOSED HEAVY DUTY ASPHALT
PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH)
PROPOSED HEAVY DUTYCONCRETE (BROOM FINISH)
BENCHMARK
6"x6" CONCRETE MONUMENT FOUND
CAPPED REBAR SET
R.O.W.
W
SS
GAS
RIGHT-OF-WAY
CENTERLINE CENTERLINE
EXIST. OVERHEAD UTILITY AND UTILITY POLE
EXIST. GUY WIRE AND UTILITY POLE
EXIST. WATER LINE
EXIST. SANITARY SEWER LINE
EXIST. GAS LINE
EXIST. UNDER GROUND CABLE LINE
EXIST. STORM PIPE
EXIST. POWER POLE
EXIST. ELECTRICAL VAULT
EXIST. WATER VALVE
EXIST. FIRE HYDRANT
EXIST. SANITARY SEWER MANHOLE
EXIST. GAS VALVE
EXIST. GAS REGULATOR
EXIST. COMMUNICATION MARKER
EXIST. COMMUNICATION VAULT
EXIST. ASPHALT PAVING
EXIST. CONCRETE
EXIST. GRAVEL
G
OHE
GUY
UGE UGE EXIST. UNDERGROUND ELECTRIC LINE
TC TC EXIST. TRAFFIC CONTROL LINE
E EXIST. ELECTRICAL METER
TR EXIST. ELECTRICAL TRANSFORMER
G
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EXIST. GAS MARKER
EXIST. SANITARY SEWER MARKER
C
c
EXIST. NATURAL GAS VENT PIPE
TV EXIST. CABLE TELEVISION PEDESTAL
S EXIST. SANITARY SEWER VALVE
PROPOSED EASEMENT LINE
PROPOSED SETBACK LINE
PROPOSED 24" CONCRETE CURB & GUTTER
PROPOSED 6" CONCRETE CURB
PROPOSED STAMPED CONCRETE(SEE WAWA STANDARD DETAIL)
S
S
S
E
G G
S
SAA
F85 F/B V2021.1
(6,119 SF)8 SPACES8 SPACES
11 SPACES 9 SPACES8 SPACES
2 SPCS
125' HIGHWAY CONSTRUCTION SETBACK100' HIGHWAY CONSTRUCTION SETBACK
E
5344 WESTBOUND
5764 EASTBOUND 8850 SOUTHBOUND5825 NORTHBOUND2 SPCS
F.F.E. 116.00
ENCOUNTER DRIVE (50' R.O.W.PUBLIC )BUSHEL DRIVE (50' R.O.W.PUBLIC)15' PUE
20' BSL
15'
PUE20'
BSL
20' GREENSPACE BUFFER20' GREENSPACE BUFFERFUEL PRICING SIGN
FUEL PRICING SIGN
REQD., FULL ACCESS DRIVEWAY
(W/ MOUNTABLE STAMPED CONC.
AND BROOM FINISH CONCRETE APRON)
REQD., FULL ACCESS DRIVEWAY
(W/ MOUNTABLE STAMPED CONC.
AND BROOM FINISH CONCRETE APRON)RIGHT-IN/RIGHT-OUT DRIVEWAYE-STOP
E-STOP
REQ'D., 24" CURB AND GUTTER
ALDOT TYPE M-2, TYPICAL
REQ'D., 8-MPD STACKED CANOPY (BY OTHERS)
REFER TO STANDARD DRAWINGS FOR DIMENSIONS
LINEWORK SHOWN HEREON PROVIDED BY WAWA
REQD., 6" CURB
REQD., 4" STAMPED CONC. (SEE WAWA STANDARD DETAIL AND PATTERN)
REQD., WAWA TYPE B1 CURB W/
STAMPED CONCRETE (SEE STANDARD DETAIL)
REQD., WAWA TYPE B1 CURB W/
STAMPED CONCRETE (SEE STANDARD DETAIL)
RIGHT-IN/RIGHT-OUT DRIVEWAY
REQD. H/C STRIPING
(SEE DETAIL ON C11.0)
REQ'D., 24" CURB AND GUTTER
ALDOT TYPE M-2, TYPICAL
REQD. VAN ACCESSIBLE
H/C SIGN
GASOLINE VENT STACK
EREQD. 8' CONCRETE SIDEWALK
REQ'D., 4" YELLOW PAINTED STRIPE
LIMITED BUILD AREA FOR FUTURE EV PARKING
REQD., 4" STAMPED CONC. (SEE WAWA STANDARD DETAIL AND PATTERN)
1 TRAILER SP
SITE PLANWAWAENCOUNTER DEVELOPMENT, LLCJOB NO:
SCALE:
DATE:
DRAFTER:
SHEET:
22-1840.20
APRIL 2023
PWM208 Greeno Rd. North, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-EPRELIMINARY PLANS ONLYNOT FOR CONSTRUCTIONAPPR.DATEREVISIONNO.3/22/23INITIAL CITY SUBMITTAL1.4/25/23PARKING REVISION2.PROPOSED JOINT LAYOUT:
NOTES TO CONTRACTOR:
1. EVERY EFFORT HAS BEEN MADE TO ENSURE THAT THE BUILDING INDICATED IN THESE DRAWINGS
MATCHES THE ARCHITECTS LATEST BUILDING AND FOUNDATION PLAN. IT SHALL BE THE CONTRACTORS
RESPONSIBILITY TO CONFIRM THE AGREEMENT BETWEEN THE BUILDING FOOT PRINT SHOWN IN THESE
PLANS AND THE ARCHITECTS BUILDING FOOTPRINT AND FOUNDATION PLANS. THE CONTRACTOR SHALL
NOTIFY THE ENGINEER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND.
2. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING SLOPES AND INFRASTRUCTURES ON THE
SITE ( I.E. PIPES, INLETS, ETC.).
3. CONTRACTOR TO VIDEO ALL EXISTING SEWER AND DRAIN LINES TO ENSURE THEY ARE CLEAR AND IN
PROPER WORKING ORDER. PROVIDE VIDEO TO THE OWNER.
4. AFTER THE STORM DRAIN SYSTEM IS COMPLETED THE CONTRACTOR SHALL VIDEO THE SYSTEM AND
SUBMIT VIDEO TO THE OWNER FOR REVIEW.
5. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE DURATION OF THE PROJECT.
6. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH GEOTECHNICAL RECOMMENDATIONS.
7. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL BE COORDINATED WITH
ARCHITECTURAL PLANS AND LOCAL UTILITY PROVIDERS.
PROPOSED CONTRACTION/SAWCUT JOINT
PROPOSED EXPANSION JOINT
1" = 30'
( IN FEET )
0
1 inch = ft.
GRAPHIC SCALE
3030
30
C3.0
SITE DATA TABLE
STATE OF ALABAMA
COUNTY OF BALDWIN
CITY OF FAIRHOPE
(ADDRESS TBD)
FAIRHOPE, AL 36532
WAWA STORE NUMBER: 5804
WAWA BUILDING TYPE:F85 F/B
WAWA CANOPY TYPE:STACKED 8 GAS CANOPY (SLOPED)
# MPD: 8
EX. TAX PARCEL ID: 05-46-01-02-0-000-001.510
PROPOSED PARCEL SIZE: APPROX. 2.854 ACRES
ZONING: B-2 - GENERAL BUSINESS DISTRICT
BUILDING SETBACKS:
FRONT (HWY 181): 125' HIGHWAY CONSTRUCTION SETBACK (AS SHOWN)
FRONT (HWY 104): 100' HIGHWAY CONSTRUCTION SETBACK (AS SHOWN)
SIDE/REAR:20'
LANDSCAPE BUFFERS:
FRONT:20' GREENSPACE BUFFER
SIDE:N/A
REAR:N/A
GENERAL PARKING STANDARDS:
0-400 SF GFA = 4 SPACES
+
400-5000 SF GFA = 1 SPACE/400 SF
+
OVER 5000 SF GFA = 1 SPACE/200 SF
400 SF GFA = 4 SPACES
+
4600 SF / 400 SF = 11.5 SPACES
+
1119 SF / 200 SF = 5.5 SPACES
21 TOTAL SPACES
"A MINIMUM OF 2 OFF-STREET
PARKING SPACES IS REQUIRED WITH
AN ADDITIONAL OFF-STREET
PARKING SPACE FOR EACH
LUBRICATION OR WASH BAY"
2 SPACES MINIMUM
+ 16 BAYS = 16 SPACES
18 TOTAL SPACES
"1 SPACE FOR EACH 4 SEATS UP TO
52 SEATS AND 1 SPACE FOR EACH 6
SEATS THEREAFTER"
7 TABLES (W/ 4 SEATS)
= 7 TOTAL SPACES
VEHICLE PARKING REQUIRED:46 SPACES
"NO USE SHALL PROVIDE MORE THAN 20% MORE
THAN THE PARKING REQUIRED BY TABLE 4-3."
46 SPACES * 1.2 = 55.2 SPACES
VEHICLE PARKING PROVIDED:49 SPACES (INC. 3 H/C)
WAWA PARKING INFORMATION:
"ZONE A":25 SPACES (INC. 3 H/C)
"ZONE B":14 SPACES
"ZONE C":10 SPACES (INC. 8 FUTURE EV SPACE & 2 AIR COMPRESSOR SPACES)
TOTAL:49 SPACES (INC. 3 H/C)
WAWA SQUARE FOOTAGE INFORMATION:
ASPHALT:36,137 S.F.
LAWN AREA (TO BE MOWED):52,190 S.F.
MULCH AREA:790 S.F.
CURVE DATA (SEE SURVEY):
BUILDING DOOR LOCATIONS:
NOTES:
1. ALL JOINTS AROUND BUILDING TO MATCH WAWA STANDARD
DETAIL ON SHEET C11.1
2. ALL JOINTS ON CONCRETE PAD OVER UST ARE PER UST
ENGINEER/CONTRACTOR
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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.
TRAFFIC IMPACT ANALYSIS
for
Corte Property
Final Report
July 2022
Prepared by:
CCMOCW. .... .. ,,..,.
USA Maite.-J.. DtTRAN<X
HWY 104
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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
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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
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Neel-Schaffer, Inc.
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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
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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.
POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533
TELEPHONE (251) 928-3443
WWW.JADENGINEERS.COM
JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS
April 20, 2023
Ms. Michelle Melton
City of Fairhope
Planning
451 Pecan Ave.
Fairhope, AL 36532
RE: WAWA Food Mart
JADE No.: ENCOUNTER 22-1840
Application No. SR 23.04
Dear Ms. Melton:
We respectfully submit on behalf of our client our response to comments dated April 13, 2023. Listed below
in bold italic are our responses to the review comments:
1. Please change references to Florida statutes and agencies in the various notes’ sections.
Response: All references to Florida have either been removed or corrected. All
forthcoming plan set revisions will no longer include this reference.
2. Please confer with Code Enforcement regarding the Signage Plan. Christina Lejeune at (251) 990-
0206 or (christina.lejeune@fairhopeal.gov).
Response: Communication was received and delivered to Wawa. JADE has removed
the additional monument sign from our plans. We appreciate the discussion
on 4/19/2023 and this response is to confirm that further revisions are taking
place by the sign vendor to provide a revised plan set soon.
3. Please confer with the landscape architect about the screening vegetation around the dumpster. Taller
species will screen the dumpster better, which is the intent of the requirement.
Response: Understood, this comment will be resolved on the final set of plans and after
the below comment is resolved.
4. Please confirm with Jamie Rollins that the tree plantings along the perimeter and landscaping within
the interior are in accordance with Ordinance #1444, Section 20.5-4(5) and (6), specifically. (“Tree
Ordinance”) He can be reached at (251) 850-6036 or (jamie.rollins@fairhopeal.gov).
Response: We appreciate the city discussing this ordinance with us so our team has a
better understanding. Some internal discussions are still needed and we
appreciate the city reviewing ideas before we determine the final design.
Respectfully,
JADE CONSULTING, LLC
Paul Marcinko, PE
Project Manger
Enclosure
PM\sr
CROSSOVERGREENO RDGARRISON BLVDGREENO RDBURNSIDE AVE
OLD BATTLES RD
FLOURNOY WAY
SOUTHLAND B L V D
MCARTHURLN
CRAFTSMANAVEWRIGHT BLVDVIVIANLOOPPALE MOON CT
BRIGITTE MITCHELL LNCOUNTY RD 34
City of FairhopePlanning Commission
May 1, 2023
¯GREENO RDGREENO RDOLD BATTLES RD CROSSOVER
FLOURNOY WAY
COUNTY RD 34WRIGHT BLVDBRIGITTE MITCHELL LNSD 23.15 - Publix at Point Clear
Legend
Roads
Parcels
Corporate LimitsZoning Classification
B-2 - General Business District
PUD - Planned Unit Development
Planning Jurisdiction^
Project Name:Publix at Point ClearSite Data:25.50 acresProject Type:MOP Final ApprovalJurisdiction:Fairhope Planning JurisdictionZoning District:B-2PPIN Number:17515General Location:Northwest corner of Greeno Road and Old Battles RoadSurveyor of Record:Jade ConsultingEngineer of Record:Jade ConsultingOwner / Developer:RW Battles LLCSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:
Prepared by: Hunter Simmons
µ
µ
Approval
Page 7 of 10
Final 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 As-Builts
1 Copy of the Plat on PDF format on disk
Proof of 911 approval of street names
1 Copy of As-Builts on GIS for Water/Sewer Department
Water: bacteria tests, pressure test, flow test
Sewer: video, pressure test, vacuum test
Roads: core samples and test data
Electric: street light invoice
Financial Guaranty, if applicable (only after 90% complete)
Errors and Omission Insurance
Maintenance Bond
Operations and Maintenance Plan for Storm Water Pond (stand alone document)
Street Tree Plan
Final Plans and calculations for utility layouts
Certificate of County Engineer’s approval for extra-territorial plats
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.
Digital and/or video image, reflecting a date and time stamp, of the storm drains
Engineer’s Certificate of design conformance.
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 23.15 Shoppes at Point Clear – MOP, Final
Summary of Request: The Applicant is RW Battles, LLC. Trey Jinright, III, with JADE Consulting, is the authorized agent and the engineer of record for the project. This application is final approval for a 16-unit Multiple Occupancy Project (“MOP”) on approximately 21.18 acres and is located on the northwest corner of Greeno Road (U.S. Hwy 98) and Old Battles Road (County Road 34). The property is currently zoned B-2 and was annexed into the City on December 22, 2022. The project is to be known as Publix at Point Clear. Preliminary MOP review was completed in February 2021 (SD 21.09). The 16 units approved in this Final MOP are included on Lot 5 as shown on the general layout plan below. The largest building has Publix as its anchor tenant and consists of 48,387ft² with an adjoining tenant space consisting of 14,000ft². There is a free-standing existing building consisting of 4,800ft². The height for each of the buildings is 35 feet or less. There are 334 total parking spaces.
Comments: - Utilities: Water, sewer, and gas services are available through the City of Fairhope. Electric is provided by Riviera Utilities and AT&T is the telecommunications provider. There are various utility easements throughout the property that will be dedicated herewith.
o Water – City of Fairhope
o Sewer – City of Fairhope
f
2 SD 23.15 Shoppes at Point Clear – MOP, Final
o Power – Provided by Riviera Utilities
o Communications – AT&T
o The internal rights-of-way, roads, easements and drainage facilities are private and will be maintained by the developer/owner.
o Utility easements are recorded on the replat in Slides 2785-B and 2776-C in the Probate Court. Public Water and Sewer Infrastructure were installed by the Developer’s contractor and will need to be accepted by the City Council for maintenance. A Maintenance Bond and Maintenance and Guarantee Agreement shall be required prior to acceptance.
- Traffic Study: A traffic study was conducted that recommended three (3) turning lanes, which have been Installed. - Wright Boulevard and Flournoy Way shall be owned and maintained by the Developer. - Drainage: Prior to opening the Publix store, the Engineer provided a substantial completion letter stating drainage was operating properly. As part of this closeout some areas of the existing pond were restabilized with sod. A Stormwater Facility Agreement outlying maintenance for the drainage system was recorded on January 16, 2023. - Landscaping: Prior to opening the store, the Landscape Architect provided a substantial completion letter. All of the landscaping is complete and approved by the City. All required sidewalks are installed. - Greenspace: The proposed project is commercial which requires 10% greenspace or 2.11 acres. The project has 2.93 acres of greenspace. During preliminary review “Lot 7” was a separate lot with the only approved use as a park as shown in Figure 1 below. Figure 2 illustrates the new layout with the two lots combined as created by replats recorded as Slides 2785-B and 2776-C in the Probate Court. The use for the acreage along Old Battles Rd is still park and contains a mulch walking trail which connects to the overall sidewalk network.
3 SD 23.15 Shoppes at Point Clear – MOP, Final
Figure 1: Preliminary layout of lots 5 and 7.
Figure 2: Current Layout of Lot 5
.n .. • I I -l • LOT 9 , .• 1tM:.. a,.ceo sr t MI\I Ff( 9i.00 I ...:f--.-.,. --. Slt'Y'l4"W 17..a' ---------, t LOT 1 19'-=~ :~ l,l"f'Ttt-4.00 l; LOT 2 ~ ~ ~~~~ ')· -I MN HE !M.00 : j" ~ NN"»"1•"lJ,..le' -------·...-1 ,_ :e ~ '• ii -:--: l iy_~~.J ---n, . .-.r--o I I~ lolN rf[_ ... t4QO I :1 '11~~--------• ''p WCII !_l!:!."t!"!!.14_7!1 I I LOT+ I '~~1f-too!~ \ I -I kl ... L-L ____ J • ' • LOT LAYOUT, LOT DIMENSIONS, MINIMUM FINISHED FLOOR, BUILDING SETBACK LINES, AND SIDEWALK EASEMENT EXHIBIT ,· -so·
4 SD 23.15 Shoppes at Point Clear – MOP, Final
A dog park was also constructed in the greenspace on the north side of the property near the pond.
- Wetlands: There are no wetlands on the property pursuant to a 2019 Wetland Assessment Report.
- Comprehensive Plan: Case 23.15 Publix at Point Clear is in compliance with the City’s Comprehensive Plan, the Fairhope Zoning Ordinance, and all other applicable regulations.
Follow Up Requirements of Applicant:
1. An MOP Site Plan shall be recorded with Probate like a Final Plat. Staff shall approve the MOP Site Plan prior to recording. The MOP Site Plan shall be for Lot 5 with units as shown above. The General Layout Plan shall be relabeled MOP Site Plan and the following items added: a. Signature blocks shall be added on the cover page. b. Remove replat Site Data Table. The 16 units approved within this MOP are contained within Lot 5.
2. Provide Maintenance Bond and Maintenance and Guarantee Agreement for utilities being accepted by the City of Fairhope.
Recommendation of Case SD 23.15 Shoppes at Point Clear: Staff recommends approval subject to the following condition(s): 1. Complete the aforementioned “Follow Up Requirement(s) of Applicant” 2. The park area, formally lot 7, shall be restricted to greenspace/park use only.
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POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533
TELEPHONE (251) 928-3443
WWW.JADENGINEERS.COM
JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS
April 20, 2023
Ms. Michelle Melton
City of Fairhope
Planning
451 Pecan Ave.
Fairhope, AL 36532
RE: Publix at Pointe Clear
JADE No.: ROARK-1692
Application No. SD 23.15
Dear Ms. Melton:
We respectfully submit on behalf of our client our response to comments dated April 13, 2023. Enclosed
are (1) one revised plans referenced in our responses. Listed below in bold italic are our responses to the
review comments:
1. Please confer and confirm with John Thomas, ROW Construction Inspector Supervisor, that all ADA
approaches to the building are acceptable. He can be reached at (251) 279-6232 or
(john.thomas(fairhopeal.gov).
Response: Please see email from 4/14/2023 from John Thomas which we have included
with this response. All approaches to the building appear to be acceptable.
2. Please respond to comments from Kim Burmeister regarding stabilization on the pond bank and
question about the aerator sent via email.
Response: All comments have been resolved. We appreciate the coordination with the
city and our crews/team to get this resolved.
3. Planting areas on the south side of the parking lot need re-mulching.
Response: It is unclear to us who made this comment or to which area it applies. Please
advise if anything else is required and we will get it resolved.
Respectfully,
JADE CONSULTING, LLC
Paul Marcinko, PE
Project Manger
Enclosure
PM\sr
This Instrument Prepared By:
BALDWIN COUNTY, ALABAMA
HARRY D'Dl.lVE. JR. PROBATE JUDGE
Filed/cert. 1/19/2D23 11 :39 AM
TOTAL S 67.00
19 Pages
r-...:1
c:::i --=-~
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c.-=i --=-JADE Consulting, LLC
PO Box 1929
Fairhope, AL 36533 ll~IRlltt~;1~,1~~ttlll ll
City of Fairhope, Alabama
Storm Water Facility Maintenance Agreement
THIS STORM WATER FACILITY MAINTENA~E AGREEMENT (this "Agreement") is
made, executed and entered into this ...lJe_ day of ~A/\,JJ M'-( , 2023, by RW
Battles, LLC (hereinafter called "Landowner''), to and for the benefit of the City of Fairhope,
Alabama, a municipal corporation organized under the laws of the State of Alabama (here inafter
called the "City").
Recitals:
WHEREAS, Landowner is the owner of that certain real property located in Baldwin
County, Alabama and more particularly described on Exhibit "A" attached hereto and by
reference made a part hereof (the "Property");
WHEREAS, Landowner is in the process and constructing and developing a subdivision
on the Property to be known as Publix at Pointe Clear (the "Subdivision");
WHEREAS, Landowner has applied with the City for Multiple Occupancy Project
approval for the Site Plan, a copy of which is attached hereto as Exhibit "B" (the "Site Plan");
WHEREAS, as a condition to the approval of the Site Plan, the City requires the
construction and improvement of certain storm water management facilities as shown and
referenced on the Site Plan and/or otherwise approved by the City in writing (the "Facilities");
WHEREAS, as a further condition to the approval of the Site Plan. the City requires that
the Facilities be constructed and adequately maintained by Landowner, its successors and
assigns. including any homeowners association formed by Landowner for purposes of
managing and maintaining any common areas of the Subdivision (the "Association");
Agreement:
NOW THEREFORE, for and in consideration of the premises and other good and
valuable consideration, the receipt, adequacy and sufficiency of which are hereby
acknowledged, Landowner, intending to be legally bound, hereby covenants and agrees to and
for the benefit of the City as follows:
1
14
Stormwater Long Term Maintenance Plan Publix at Pointe Clear
Introduction
This Long Tenn Maintenance Plan (hereinafter referred to as "Plan1 rExhibit C") with a Checklist ("Exhibit
D") are components of the Operation and Maintenance Agreement for Publix at Pointe Clear. Its main
purpose is to identify the development's stormwater best management practice (BMP) system components .
including the structural components, locations and maintenance needs. This Plan includes the following
elements:
• Description and locations of stormwater system components to be inspected (below and on
Site Plans);
• Schedule of inspections and techniques used to inspect and maintain the stormwater system
to ensure proper function as designed, induding a documentation checklist for each type of
BMP and a schedule for potential maintenance items that must be addressed;
• Where and how trash, sediment and other pollutants removed from the stormwater system will be
disposed;
• Schematics of BMPs located on the site (Site Plans); and
• Person(s) and phone number(s) of who will be responsible for BMP inspection and maintenance; if
the organization that will be responsible is yet to be organized, list the name, address and phone
number of the person or entity with interim responsibility.
Stormwater System Components -Narrative
Components for the development were selected based on guidance from the Alabama Handbook for Erosion
Control, Sediment Control, and Stonnwater Management on Construction Sites and Urban Areas (Alabama
Soil and Water Conservation Committee-March 2014) and the Low Impact Development Handbook for the
State of Alabama (Alabama Department of Environmental Management Alabama Cooperative Extension
System Auburn University-2014 ). Links to resources are available at Alabama Department of Environmental
Management (ADEM) website for construction general permits at:
http:l/www.adem.state.al.usJprogramslwater/construchonstormwa ter .cnt.
The development consists of a combination of conventional and Low Impact Development (LIO) stormwater
management components. LID is a systematic, interdisciplinary approach to stormwater management that
can result in improved stormwater quality, improved health of local water bodies, reduced flooding, increased
groundwater recharge, more attractive landscapes, wildlife habitat benefits, and improved quality of life. "It
minimizes runoff and employs natural processes such as infiltration, evapotranspiration (evaporation and
transpiration from plants), and storage of stormwater at multiple fine scale locations to be as near to the
source of stormwater as possible. Successful implementation of LID recreates a more natural hydrologic
cycle in a developed watershed." (Low Impact Handbook, 2014)
LID is successful only if planned, designed, constructed, and maintained appropriately. This Plan was
designed to help the site owner maintain all of the stormwater management system components as detailed
below.
This site uses grading, grass swales, and a system of underground pipes to collect (via dome, grate and
weir inlets) and route stormwater to bioretention ponds, a wet detention basin and constructed wetlands.
The wet detention basin (LID) is a depression in the landscape to capture and store runoff while providing
JADE Consulting, LLC Page2of5 January 16, 2023
Stormwater Long Term Maintenance Plan Publix at Pointe Clear
habitat for flood/drought tolerant native vegetation with specialized underlying soil media designed to meet a
desired stormwater quanfity treatment storage volume. It holds stormwater runoff and releases it slowly to
prevent downstream flooding and stream erosion. It is an affective water quality and peak discharge reduction
measure allowing sedimentation fallout, flow attenuation, assisting in evapotranspiration, and improving the
stormwater quality. The basin's inlet structure is reinforced with riprap and fabric underiayment. It has a riser
pipe outfall with riprap enforcement at the end pipe which drains to the adjacent constructed stormwater
wetlands/habitat restoration area.
The constructed stormwater wetlands / habitat restoration (LID) area is designed to treat stonnwater and
function similarfy to natural wettands using biological, chemical, and physical processes to cycle nubients,
and breakdown ottler pollutants for treatment of stormwater runoff. It mimics the filtration and cleansing
capabilities of natural wettands while providing temporary storage. It uses shallow pools, complex micro•
topography, and both aquatic and riparian vegetation to effectively treat stormwater. Additional benefits
include: enhanced biodiversity and ecological benefits to urban areas; flood attenuation for improved water
quality, reduced erosion, and downstream habitat; reduced peak flows downstream; decreased sediment
loads; reduction of downstream bank erosion; filtration of pollutants and nubient uptake from plants.
The four grass swales (LID) collect, direct, and slow surface flows of stonnwater. They are shallow, open
channels stabilized with grass designed to filter pollutants and convey stormwater. They also provide limited
quality treabnent, and some moderate flow attenuation.
The two, interconnected bioretention ponds {LID) are depressions in the landscape with underlying
specialized soil media (sand filters) that capture and store runoff for a short time, while providing habitat for
native vegetation that is both flood and drought tolerant. They remove pollutants in stormwater runoff through
adsorption, filtration, sedimentation, volatilization, ion exchange, and biological decomposfon. Peak runoff
rates and runoff volumes can be reduced, groundwater can be recharged and stream channels may be
protected ttlrough minimized peak discharges.
Permeable pavers (LID) are used as an alternative in place of traditional concrete or asphalt with a pervious
surf ace and gravel base to infiltrate stormwater and reduce stormwater runoff through temporary storage.
Stormwater is held in the gravel base layer, or subbase, before leaving the system through exfiltration into
surrounding soils or through an underdrain.
Grass buffers and greenways (also known as "Grass Filter Strips") (LID) are linear areas of grass that
receive sheet flow of stormwater runoff from a nearby impervious surface in order to reduce peak discharge
rates, encourage sediment deposition, and provide limited infiltration. They are planted with turf grass, which
is easy to maintain and blends seamlessly into urban landscapes. A greenway surrounds the project and
buffers surround the disturbed area (north, west and south sides) of ttle basin.
In-line Storrnwater Storage: In-line stormwater storage, or "treabnent train" is a series of techniques or
processes used together to maximize the control of pollutants from runoff. This site employs grass swales .
interconnected bioretention basins/sand filters, the wet basin and consbucted wetlands as a treabnent train .
The underground collection network includes 15, 18, 36, and 48 inch HOPE (high density polyethylene)
pipes with junction boxes and dome, weir and grate inlets allowing access for cleanout. The network
collects and routes stormwater between areas of the stormwater management system.
JADE Consulting , UC Page3of5 January 16, 2023
882 Harbor Boulevard Suite 101 Destin, FL 32541
Office (850) 269-0663 www.callieandco.com
January 23, 2023
City of Fairhope
555 S. Section St.
Fairhope, AL 56532
Re: Publix at Battles Road & U.S Hwy. 98
To whom it may concern:
This letter is to inform you that the installation of the landscape related construction items for
this project are substantially complete and in accordance with the project plans and specification.
Please feel free to contact me with any questions or concerns at (850) 586-1200
Sincerely,
Callie Barker
Landscape Architect
L o u d P l onners
Londscope Arc b ilech
• • •
Subdivision: Publix - Greeno Road/Old Battles Road
Subdivision location: NW corner of Greeno Road & Old Battles Road - Fairhope
Requested by: Charlie Trotman
Email: charlie@trotmancompany.com Phone: 334-270-2727
Reservation valid through: 5/25/2022
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”.
DIR ROAD NAME SUFFIX POST DIR
WRIGHT BLVD
FLOURNOY WAY
Please feel free to contact our office with any questions or concerns.
Signed: Samantha Roberts Date: 5-25-2021
PAUL MUELLER
Chairman
DAVID WILSON
Vice Chairman
BILLY PAPPAS
Secretary/Treasurer
JOBY SMITH
Director
RAYMOND LOVELL
ALAINNA ELLIOTT AL TOLBERT
ANTHONY LOWERY
MARK D. RYAN
General Counsel
P.O. BOX 924, ROBERTSDALE, ALABAMA 36567 251-947-3911
EMERGENCY POLICE • FIRE • MEDICAL DIAL 9-1-1
SECTION STDENTONLNPETIOLE D RCALYX CIRCity of FairhopePlanning Commission
May 1, 2023
¯SECTION STDENTON LNPETIOLE D RCALYX CIRSD 23.16 - Hilltop Phase II
Legend
Roads
Parcels
Corporate LimitsZoning Classification
PUD - Planned Unit Development
TR - Tourist Resort
Planning Jurisdiction^
Project Name:Hilltop Phase IISite Data:4.70 acresProject Type:Final Plat ApprovalJurisdiction:Fairhope Planning JurisdictionZoning District:PUDPPIN Number:40591General Location:West side of Section Street on Petiole Drive, North of Petiole DriveSurveyor of Record:Jade ConsultingEngineer of Record:Jade ConsultingOwner / Developer:Two Hands Design & Development LLCSchool District:Fairhope Elementary School Fairhope Middle and High Schools Recommendation:
Prepared by: Hunter Simmons
µ
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1 SD 23.16 Hill Top, Phase Two – May 1, 2023
Hill Top, Phase II
Summary of Request: The owner is Two Hands Design and Development, LLC. The engineer and applicant is Jade Consulting, LLC. This application is for Final Plat approval of an 8-lot major subdivision located on the north side of Hill Top Phase I. The subject property is 4.7+/- acres with the smallest lot 15,000 S.F. and largest lot 19,875 S.F. The average lot size is 16,692 S.F. The subject property is zoned PUD and has been annexed into the City of Fairhope since receiving Preliminary Plat approval on March 2, 2020 (Case SD 20.11). Excerpts of the site data table are included below:
Punch List: - Remaining Street Trees will be planted on May 3. A contract for the work was provided and installation will be inspected prior to signing of Final Plat. - A delineator post shall be installed at SSMH19. - Not a punch list item, but staff does note a change that was administratively approved since the Commission reviewed the Preliminary Plat. Landscape plans shown in Figure 1 illustrate what was approved during Preliminary Plat. Staff approved the revised landscape plans shown in Figure 2. The area is currently grass and stabilized.
SIT[ DATA
LIN . FT . STR EETS: 5,606 L.F .
NUMBER OF LOTS : 63
SMA LL EST LOT: 14.477 S.F .
LARGEST LOT: 56 ,328 S.F.
COMMON AREAS : 12 .33 AC
WETLANDS : 4 .81 AC
DETENTION : 1.68 AC
GREEN SPACE : 5.65 AC (11 .5%)
TOTAL AREA: 49.30 AC
DENSITY : 1.28 LOTS/ACRE
WATER SERVICE : crrtY OF FA IRH OPE
SEWER SERVICE : CITY OF FA IRHOPE
ELE CTR IC SERVIC E: RIVIERA UTILITIES
T ELEPHON E SERVIC E: AT&T
GAS SE RV ICE: CITY OF FA IRHOPE
PR INCIPAL BUILDING STANDARDS
R-1 ZONE :
BUILDING HEIG HT: 30'
MAX . ALLOWABLE LOT COVERAGE : 40%
RE QU IRED SETBACKS :
FR ONT: 40 FEET
REAR : 35 FEET
SIDE : 10 FEET
STREET SIDE : 20 FEET
MIN LOT AREA : 15 ,000 S.F.
2 SD 23.16 Hill Top, Phase Two – May 1, 2023
Figure 1 Figure 2
Comments: - Final plat must be recorded within 120 days after the date of final approval.
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
3 SD 23.16 Hill Top, Phase Two – May 1, 2023
b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or
program for the physical development of the City including but not limited to a Master Street Plan, a Parks
Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;
• Meets
c. The proposed subdivision is not consistent with these Regulations;
• Meets
d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations;
• Meets
e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the
planning jurisdiction of the City.”
• Meets
Follow‐Up Activities Required by Staff and the Applicant:
• Copy of the recorded plat
• Copy of the recorded O&M Agreement
• Maintenance and Guaranty (M&G) Agreement executed by the developer – this document is not considered fully executed until City Council approves the Acceptance Resolution and the Mayor signs said agreement.
o Remember to include the instrument # from the recorded plat
o Please include 30 days in paragraph 3
Recommendation: Staff recommends approval SD 23.16 Hill Top, Phase Two final plat with the following conditions: 1. Installation of the remaining punch list items. 2. Complete required follow up activities. 3. Engineer’s signature block shall be included and signed for the Final Plat.
COMMONAREA #6x22232425
14
13
CO
A
15 16 17
18
EXIST. NW WET POND
NORMAL POOL
ELEV. 96.50
100 YR HW
ELEV. 99.55
PETIOLE DRIVE 50' R.O.W.CALYX CIRCLE40' R.O.W.50' R.O.W.30
31
32
3334
35
36
37
COMMON
AREA #7
COMMON
AREA #8
CA #9 CA #10
GENERAL LAYOUTSLR/WMG
MAR 2023
1642.20HILL TOP SUBDIVISION PH 2TWO HANDS DESIGN & DEVELOPMENT, LLCAPPR.DATEREVISIONNO.2-17-2020CITY COMMENT1208 N. Greeno Road, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-E1-17-2022SSMH REVISIONS21-21-2022IFC33-23-2023ASBUILT4C3
1" = 40'
SITE DATA TABLE
STATE OF ALABAMA
COUNTY OF BALDWIN
CITY OF FAIRHOPE
EXIST. TAX PARCEL ID:05-46-09-30-0-000-038.000
05-46-09-30-0-000-040.000
ZONING: HILL TOP PUD 2021
YARD SETBACKS:
FRONT:30'
SIDE:10' / 20' (CORNER LOT)
REAR:30'
TOTAL TRACT ACREAGE:4.71 AC
TOTAL NUMBER OF LOTS:8
NET DENSITY:1.70 LOT/AC
LINEAR FEET OF STREETS:992 LF
AVERAGE LOT SIZE:16,692 SF
SMALLEST LOT SIZE:15,000 SF
COMMON AREAS:32,341 SF ≈ 0.742 AC
GREENSPACE AREA:22,292 SF ≈ 0.511 AC
SIDEWALK & RAMP NOTES:
1. ALL ADA RAMPS AND CROSSWALK STRIPING WITHIN THE R.O.W. AS
WELL AS SIDEWALKS WITHIN COMMON AREAS SHALL BE CONSTRUCTED
AT THIS TIME.
2. REMAINING SIDEWALKS TO BE CONSTRUCTED BY THE DEVELOPER OF
EACH LOT.
( IN FEET )
0
1 inch = ft.
GRAPHIC SCALE
4040
40
LOW IMPACT DEVELOPMENT TECHNIQUES:
THE FOLLOWING IS A LIST OF THE LOW IMPACT DEVELOPMENT
TECHNIQUES APPLIED IN THE CONSTRUCTION OF HILL TOP SUBDIVISION:
1. WET BASIN
2. SAND FILTER
3. GRASS SWALES
4. GRASS BUFFERS
5. IN-LINE STORMWATER STORAGE
6. SITE DESIGN FOR HABITAT
7. GREENWAYS
8. BIO-RETENTION
9. LEVEL SPREADER
S89'53'32"W 201.28' (A)
13"
0
BONNER, BOBBIE J.
C/0 CROWN CASTLE INC.
4017 WASHINGTON ROAO
MCMURRAY, PA 15317
UNZO
en z
52
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JOB NO:
SCALE:
DATE:
DRAFTER:
SHEET:
991
0
0
1
0
1
1
0
2
1
0
3 1041
0
5
1
0
6 107108
1
0
9
107
106
105
104
1
0
7
108
CALYX CIRCLE12
3 gal
Cinnamon Girl Distylium
22 3 galHenry's Garnet Sweetspire
Henry's Garnet Sweetspire
3 gal
18
Tom`s Dwarf Waxmyrtle
3 gal
9
10
3 gal
Saw Palmetto
5 15 galLongleaf Pine
Longleaf Pine
15 gal
3
Saw Palmetto
3 gal
6
Limelight Hydrangea
3 gal
4
1 6-8` Ht., Multi-trunkChaste Tree
3 45 galTeddy Bear Magnolia
Teddy Bear Magnolia
45 gal
3
African Iris
1 gal
156
Chaste Tree6-8` Ht., Multi-trunk 1
Saw Palmetto
3 gal
7
10
3 galLimelight Hydrangea
5 15 galLongleaf Pine
Longleaf Pine15 gal
3
Tom`s Dwarf Waxmyrtle
3 gal
9
23
3 galCinnamon Girl Distylium
5 3 galSaw Palmetto
7
3 gal
Limelight Hydrangea
226 1 galAfrican Iris
Cut new trench bed
edge from existing turf &
remove turf inside bed
area. (typ.)
38 1 galDune Sunflower
Carefully hand remove ex. brush
from around base of oak. Grub
bamboo roots by hand without
cutting oak roots over 1" in dia.
151 1 galAnnuals
Cinnamon Girl Distylium
3 gal
23
10 3 galTom`s Dwarf Waxmyrtle
8 3 galTom`s Dwarf Waxmyrtle
10 3 galTom`s Dwarf Waxmyrtle
White Cloud Muhly Grass3 gal
28
9 3 galTom`s Dwarf Waxmyrtle
12,370 sf sodExisting Sod
Border mulched iris pockets with
a crimped 8" pinestraw band.
(typ.)23.00
'16.00'25.00
'18.00'Ex. Large
Oak
Limits of sand filter bed. Hand dig
gently in this area. Do NOT
contaminate sand with other soils
except plant mix. (typ.)CALYX CIRCLEHILLTOP PHASE 2 COMMON AREAFAIRHOPE, AL R
PLAN
L-1.1
LANDSCAPE
NORTH
NOTES:
1. BASE SURVEY PROVIDED BY JADE ENGINEERING.
2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BE
FIELD VERIFIED.
3. VERIFY ALL LAYOUT AND DIMENSIONS IN FIELD.
4. PLANT COUNTS ARE FOR CONVENIENCE ONLY. FIELD VERIFY ACCORDINGLY.
5. CONTRACTOR IS RESPONSIBLE FOR ENSURING POSITIVE DRAINAGE.
6. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS.
7. NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES IN
DRAWINGS OR FIELD CONDITIONS.
8. REFER TO ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.
Copywright. This drawing and its
contents are the property of Espalier,
LLC and may not be copied or used in
anyway without written permission
from Espalier.DRAFT - FOR REVIEW ONLY0
SCALE:
feet1632 48
1/16" = 1'-0"
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ESPALIER
landscape architecture
Espalier, LLC
P.O. Box 1247
Fairhope , Alabama 36533
P: 251.454.3500
espalierdesign.com
ISSUED/REVISED
DESIGNEDIJ'I' fll.[tl.'JolE
JC HILLTOP2LA
DRAMIB'I' SHEIT
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2315
3/7/23
TREES CODE QTY BOTANICAL NAME COMMON NAME CONT SIZE REMARKS
MT2 6 Magnolia grandiflora `Southern Charm` Teddy Bear Magnolia 45 gal Greenforest Nursery
PP 16 Pinus palustris Longleaf Pine 15 gal 4` Ht. Min.
VS 2 Vitex agnus-castus `Shoal Creek` Chaste Tree 6-8` Ht., Multi-trunk Approve photo of exact plant with LA.
SHRUBS CODE QTY BOTANICAL NAME COMMON NAME SIZE FIELD3 SPACING REMARKS
DM2 58 Distylium X `PIIDIST-V` TM Cinnamon Girl Distylium 3 gal 42" o.c.
HD 38 Helianthus debilis Dune Sunflower 1 gal 72" o.c.
HL 21 Hydrangea paniculata 'Limelight' Limelight Hydrangea 3 gal 60" o.c.
IV 40 Itea virginica 'Henry's Garnet' Henry's Garnet Sweetspire 3 gal 48" o.c.
MW 28 Muhlenbergia capillaris `White Cloud` White Cloud Muhly Grass 3 gal 36" o.c.
MT 55 Myrica cerifera `Tom`s Dwarf` Tom`s Dwarf Waxmyrtle 3 gal 48" o.c.
TS 28 Serenoa repens Saw Palmetto 3 gal 60" o.c.
GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT FIELD3 SPACING REMARKS
AA 151 Annuals Annuals 1 gal 15" o.c. Seasonal
DM 382 Dietes bicolor `Moraea` African Iris 1 gal 24" o.c.
SC 12,370 sf Existing Sod Existing Sod sod
PLANT SCHEDULE
APPROVED NURSERIES:
1. GREEN FOREST NURSERY
2. FLOWERWOOD NURSERY
3. GREENS NURSERY
4. CHERRY LAKE NURSERY
Other nurseries may he approved at the discretion of the landscape architect.
NOTES:
1. LONG LEAF PINESTRAW ALL BEDS EXCEPT 4"& 1 GAL. POTS.
2. 4"& 1 GAL. POTS TO BE PLANTED IN 3" OF PLANTING MIX AND TOP DRESSED
WITH GROUND PINEBARK.
3. USE WOODACE FERTILIZER TABS IN ALL PLANTING PITS. SEE NOTES.
4. PREP. PLANTING PITS & GROUNDCOVER AREAS WITH PLANTING MIX. SEE NOTES.
5. THIS PLANT LIST IS FOR CONVENIENCE ONLY. CONTRACTOR TO VERIFY.
6. ALL BEDS SHALL RECEIVE FREEHAND PRE-EMERGENT PER MANUFACTURERS
RECOMMENDATIONS.
7. SEE LANDSCAPE NOTES.
LANDSCAPE NOTES:
1. This section covers furnishing and installing all landscape plants and non-plant materials covered by
the drawings and these specifications. The work shall include materials, labor, equipment and services
as described herein and indicated on the drawings. Also, the work shall include the maintenance of all
plants and planting areas until acceptance by the Owner, and fulfillment of all guarantee provisions as
herein specified.
2. Before beginning work, the contractor shall thoroughly acquaint himself with the existing site
conditions and proposed plans. The intent is to provide a smooth transition between existing
conditions that are to remain and the new site features with minimal damage to existing trees
and vegetation.
3. Contractor is made aware of active existing underground utilities. It is the contractors
responsibility to familiarize himself with the location of said utilities and other obstructions. The
contractor shall investigate and verify, in the field, the existence and location of all utilities and any
existing irrigation piping, and take necessary precautions to prevent their disturbance and avoid
interruption of service. Contractor is responsible for calling appropriate line location service. All
damaged utilities shall be replaced to owners satisfaction by contractor with no additional charge
to owner.
4. Discrepancies between site conditions and conditions on plans shall be call to the attention of the
Owner immediately.
5. Existing grades shall be verified in field prior to beginning any work. Discrepancies shall be brought
to the landscape architects attention immediately. Landscape contractor to provide fine grading to
ensure positive drainage.
6. The landscape architect shall have the right to reject any and all work and/or materials at any stage
of progress which in his opinion do not meet the requirements of these plans and specifications. Such
rejected material shall be removed from the site immediately and replaced with acceptable materials.
7. Landscape contractor is responsible for obtaining all state and local permits and licenses required
to perform this work.
8. Landscape contractor shall abide by all state and local laws and ordinances. Contractor shall also
conform to POA or ARB guidelines if applicable.
9. All work shall comply with the current edition of the Standard Building Code published by the
Southern Building Code Congress International, Inc.
10. Topsoil shall be sandy/loam natural, friable, and fertile with a PH of 5.5 to 6.5. Topsoil shall be free
from roots, stones, debris, noxious weeds, or any substance harmful to plant growth. Quality of
Topsoil to be approved by Landscape Architect.
11. Once delivered to the site, the contractor is responsible for the protection, including theft, of
all materials.
12. The landscape plan is to serve as a guide for installation. Field adjustment and changes to layout
may be made by Landscape Architect.
13. Contractor shall layout all plant material per planting plans and schedule a site meeting with
landscape architect for approval with a minimum of 48 hours notice.
14. Quantities shown on plant list are for convenience only.
15. All groundcover & flower beds shall receive 3" minimum of planting mix consisting of decomposed
pinebark or mushroom compost and blended into the top 6" of existing soil. Rake beds smooth and
top dress with 2" min. of ground pinebark prior to planting.
16. All tree and shrub planting pits shall be backfilled with 75% excavated soil & 25% planting mix
consisting of decomposed pinebark or mushroom compost.
17. All trees shrubs and groundcovers shall be planted with Woodace fertilizer tabs at rates per
manufactures recommendations. All planting beds shall also be top dressed with a slow release
Osmocote fertilizer or equal per manufactures recommendations prior to mulching.
18. All beds shall receive Freehand pre-emergent herbicide or equal.
19. Unless otherwise noted, all beds shall receive 3" compacted depth of fresh Long Leaf pine straw
free from sticks and pine cones. Groundcover areas with 4" plants or plugs shall be mulched with
pulverized pinebark mulch unless otherwise noted.
20. All bed lines shall have 3" V-Shaped trenches. See detail.
21. All plant material shall meet or exceed federal, state, and county laws requiring inspection for plant
disease and insect control.
22. All plant material shall be Florida #1 or better and meet the latest standards of the "American
Standards for Nursery Stock".
23. All trees shall be staked with arbor guy (or equal) tree stakes per manufactures recommendations.
24. All disturbed areas shall be irrigated and sodded.
25. Contractor shall maintain all plantings and lawn areas until final acceptance by owner and landscape
architect. Unless specified otherwise, maintenance includes mowing, edging, weeding, blowing, pruning,
watering, mulching, etc.
26. Brown or defoliated plants shall be removed and replaced immediately.
27. All materials and workmanship for landscape and irrigation shall be guaranteed for a minimum of
one year from final acceptance.
28. No work shall be performed in any R.O.W. without approval by the appropriate Federal, State,
County, or City authority.
LANDSCAPE NOTES1
MULCH TREE RING 3" DEEP (TYP.)
KEEP MULCH OFF TRUNK +/-2"
SPECIFIED PLANTING MIX. WASH IN BACKFILL TO
REMOVE AIR POCKETS AND SETTLE SOIL.
4" SOIL WATER WELL ABOVE FINISH GRADE
SET TOP OF ROOTBALL 1.5" ABOVE FINISH GRADE.
SLOPE SOIL AWAY FOR POSITIVE DRAINAGE.
FINISH GRADE
UNDISTURBED SUBGRADE
SPECIFIED FERTILIZER TABS
ARBORGUY STAKING KITS OR EQUAL. INSTALL
PER MANUFACTURERS SPECS AND SIZING.
3 REQUIRED 120° APART.
HIGH VISIBILITY FLAGGING TAPE
TREE PLANTING
ARBORGUY ANCHORS TO BE DRIVEN INTO
UNDISTURBED SUBGRADE. NOT PLANTING PIT.
2
SHRUB PLANTING DETAIL
NOTE:
LANDSCAPE CONTRACTOR IS RESPONSIBLE TO
ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS
AND AWAY FROM ALL STRUCTURES.
SHRUBS TO BE PLANTED 1" HIGHER
THAN FINISH GRADE.
3" OF MULCH AS SPECIFIED
SOIL BACKFILL AS SPECIFIED WITH
FERTILIZER TABS AS SPECIFIED AT RATE
PER MANUFACTURER SPECIFICATIONS.
LIMITS OF MULCH BED.
EDGE OF SOD, WALK, OR CURB
BUILDING FACADE OR WALL
32" Min.o.c. spacing o.c. spacing 32" Min.
2 x Dia.
of Rootball
6" MIN.
3
GROUNDCOVER PLANTING DETAIL
NOTE:
LANDSCAPE CONTRACTOR IS RESPONSIBLE TO
ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS
AND AWAY FROM ALL STRUCTURES.
PLANTING BED PER SPECIFICATIONS
2" OF PINEBARK MULCH FOR ALL 4" POTS
UNLESS OTHERWISE NOTED. MULCH AS
SPECIFIED FOR 1 GAL. GROUNDCOVERS.
O.C. SPACING (TYP.)
UNDISTURBED SUBGRADE
LIMITS OF MULCH BED.
EDGE OF SOD, WALK, OR CURB
BUILDING FACADE OR WALL
4
SUBGRADE
TRENCH BED EDGE
3" OF MULCH AS SPECIFIED
CROWN MULCH AS SHOWN TO
ENSURE POSITIVE DRAINAGE
MULCH TO BE 1" LOWER THAN
FINISH GRADE AT EDGE
FINISH GRADE
NOTE:
TRENCH EDGE SHALL BE LOCATED
AT ALL SOFT AND HARD EDGES.
1"
3"
3"
5 DRAFT - FOR REVIEW ONLYCALYX CIRCLEHILLTOP PHASE 2 COMMON AREAFAIRHOPE, AL Copywright. This drawing and its
contents are the property of Espalier,
LLC and may not be copied or used in
anyway without written permission
from Espalier.
LANDSCAPE
L-1.2
DETAILS
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ESPALIE R
landscape arch itecture
Espalier, LLC
. P.O. Box 1247
Fairhope , Alabama 36533
P, 251.454.3500
espalierdesign.com
~ ISSUED/REVISED
~
~
DESIGNEDIJ'I'
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3/7/23
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COMMONAREA #6x22232425
14
13
CO
A
15 16 17
18
EXIST. NW WET POND
NORMAL POOL
ELEV. 96.50
100 YR HW
ELEV. 99.55
PETIOLE DRIVE 50' R.O.W.
107
105106
107
10010
0
1041
0
0
104
1
0
3
1
0
0
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3
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4
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5
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102
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104
105
106
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100100101101102 102
101 102 103
IN PLACE, 8" CLEAN OUT
INV 97.55
IN PLACE, 3 EA. 8"x6" TEE WYE IN PLACE, 8"x8" TEE WYE W/ 8" CLEAN OUT
INV. 97.30
IN PLACE, 3 EA. 6" CLEAN OUT
INV. 98.00
IN PLACE, 6" PERFORATED PVC UNDERDRAIN
IN PLACE, 8" PERFORATED PVC UNDERDRAIN
IN PLACE, 48 SY CL I RIP-RAP CHECK DAM
& FABRIC, TOP OF DAM ELEV. 102.00'
NORTH DRY POND
TOP OF BERM
ELEV. 105.00
100 YR HW
ELEV. 104.39
9995969998979
6
IN PLACE, RIP-RAP ENERGY DISSIPATOR
BERM, SEE DETAIL ON SHEET C23 TPTPTPTPTPTP
TP TPTP30
31
32
3334
35
36
37
COMMON
AREA #7
COMMON
AREA #8
CA #9
IN PLACE, P-43, 47LF 22"x13" RCAP @ 2.58%
IN PLACE, P-44, 47LF 22"X13" RCAP @ 2.56%
IN PLACE, P-45, 125LF 24" RCP @ 0.24%
IN PLACE, P-46, 172LF 24" RCP @ 0.20%
IN PLACE, P-47, 48LF 22"X13" RCAP @ 0.67%
IN PLACE, END-18, 4:1 22"x13" PIPE END TREATMENT
INV. 103.10
IN PLACE, END-19, 6:1 22"x13" PIPE END TREATMENT
W/ 5 SY CL II RIP-RAP & FABRIC
INV. 101.89
IN PLACE, END-20, 4:1 22"x13" PIPE END TREATMENT
INV. 103.12
IN PLACE, END-21, 6:1 22"x13" PIPE END TREATMENT
W/ 5 SY CL II RIP-RAP & FABRIC
INV. 101.92
IN PLACE, OS-4, 48" DIA. STRUCTURE W/ CONTECH RS-48
TRASH RACK OR APPROVED EQUAL
RIM ELEV = 103.87
(N)2.5'x1' ORIFICE INV: 102.27
(N)8" SOILDWALL PVC INV (IN): 96.89
(S)24" RCP INV (OUT): 96.72
IN PLACE, SI-14, EAST JORDAN 24" BEEHIVE GRATE,
MODEL NO. EJ1205 TYPE 02
RIM ELEV = 103.98
(N)24" RCP INV (IN): 96.42
(W)24" RCP INV (OUT): 96.39
IN PLACE, END-22, 4:1 24" PIPE END TREATMENT
W/ 90 SY CL II RIP-RAP & FABRIC
INV. 96.05
IN PLACE, END-27, 4:1 PIPE END TREATMENT
INV. 101.82
IN PLACE, END-28, 4:1 PIPE END TREATMENT
INV. 101.50
IN PLACE, END-23, 4:1 22"x13" PIPE END TREATMENT
INV. 102.39
IN PLACE, END-24, 4:1 PIPE END TREATMENT
INV. 102.35
IN PLACE, P-50, 16LF 22"x13" RCAP @ 0.25%
IN PLACE, END-25, 4:1 PIPE END TREATMENT
INV. 102.30
IN PLACE, END-26, 4:1 22"x13" PIPE END TREATMENT
INV. 102.05
IN PLACE, P-51, 16LF 22"x13" RCAP @ 1.59%
IN PLACE, P-58, 53LF 8" SOILDWALL PVC @ 0.72%
CA #10
R.O.W.
GAS
TEL
x x x x x x
RIGHT-OF-WAY
CENTERLINE CENTERLINE
PROPERTY LINE
PROPERTY LINE (ADJACENT)
EXIST. EASEMENT LINE
EXIST. OVERHEAD UTILITY AND UTILITY POLE
EXIST. GUY WIRE AND UTILITY POLEGUY
EXIST. WATER LINE
EXIST. SANITARY SEWER LINE
EXIST. GAS LINE
EXIST. TELEPHONE LINE
EXIST. WIRE FENCE LINE
EXIST. PIPE
PROPOSED EASEMENT LINE
PROPOSED SETBACK LINE
PROPOSED 24" CONCRETE CURB & GUTTER
PROPOSED 12" FLUSH CURB
EXIST. POWER POLE
EXIST. ASPHALT PAVING
EXIST. GRAVEL
PROPOSED LIGHT DUTY ASPHALT
PROPOSED LIGHT DUTYCONCRETE (BROOM FINISH)
PROPOSED HEAVY DUTY
CONCRETE (BROOM FINISH)
EXIST. 1 FOOT CONTOUR104
105 EXIST. 5 FOOT CONTOUR
EXIST. GRADE SPOT ELEVATION
PROPOSED 1 FOOT CONTOUR
PROPOSED 5 FOOT CONTOUR
104
105
FINISHED GRADE ELEVATION (TOP OF CURB)
FINISHED GRADE ELEVATION
DRAINAGE DIRECTION
PROPOSED RIP RAP W/ FILTER BLANKET
LEGEND
BENCHMARK
CAPPED REBAR FOUND(KOUNTZ)
CAPPED REBAR FOUND(MOORE)
CAPPED REBAR FOUND(HMR)
CAPPED REBAR FOUND(CA 0092LS)
RAILROAD SPIKE FOUND
CRIMP TOP PIPE FOUND
CAPPED REBAR SET(WATTIER)
1/2" REBAR FOUND
PP
PP
o o o o o o EXIST. CHAINLINK FENCE LINE
EXIST. LIVE OAK TREE
EXIST. OAK TREE
EXIST. PINE TREE
EXIST. PECAN TREE
EXIST. MAGNOLIA TREE
EXIST. CAMPHOR TREE
EXIST. MAPLE TREE
EXIST. SWEETGUM TREE
EXIST. CHERRY TREE
EXIST. POPCORN TREE
EXIST. UNKNOWN TREE
DRAINAGE PLANSLR/WMG
MAR 2023
1642.20HILL TOP SUBDIVISION PH 2TWO HANDS DESIGN & DEVELOPMENT, LLCAPPR.DATEREVISIONNO.2-17-2020CITY COMMENT1208 N. Greeno Road, Ste. CFairhope, Alabama 36532P.O. Box 1929Fairhope, Alabama 36533Phone: (251) 928-3443jadengineers.com (AL) CA-3157-E1-17-2022SSMH REVISIONS21-21-2022IFC33-23-2023ASBUILT4C9
1" = 40'
( IN FEET )
0
1 inch = ft.
GRAPHIC SCALE
4040
40
NOTES:
1. THE CONTRACTOR SHALL PROTECT AND MAINTAIN ANY EXISTING
SLOPES AND INFRASTRUCTURES ON THE SITE ( I.E. PONDS, INLETS,
ETC.).
2. AFTER THE STORM DRAIN SYSTEM AND SANITARY SEWER SYSTEM IS
COMPLETED THE CONTRACTOR SHALL VIDEO THESE SYSTEMS AND
SUBMIT VIDEO TO THE ENGINEER OF RECORD FOR REVIEW.
3. THE CONTRACTOR SHALL MAINTAIN ACCESS TO THE SITE FOR THE
DURATION OF THE PROJECT.
4. ALL EARTHWORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH
GEOTECHNICAL RECOMMENDATIONS.
5. ALL CONDUIT LOCATIONS FOR POWER, TELEPHONE, AND CABLE SHALL
BE COORDINATED WITH ARCHITECTURAL PLANS AND LOCAL UTILITY
PROVIDERS.
1. MANHOLE STEPS SHALL BE PROVIDED FOR ALL STRUCTURES
OVER 4' DEEP.
DRAINAGE NOTE:
SOIL NOTE:
NO RED SOIL OR CLAY IS ALLOWED IN POND CONSTRUCTION
LOW IMPACT DEVELOPMENT TECHNIQUES:
THE FOLLOWING IS A LIST OF THE LOW IMPACT DEVELOPMENT
TECHNIQUES APPLIED IN THE CONSTRUCTION OF HILL TOP SUBDIVISION:
1. WET BASIN
2. SAND FILTER
3. GRASS SWALES
4. GRASS BUFFERS
5. IN-LINE STORMWATER STORAGE
6. SITE DESIGN FOR HABITAT
7. GREENWAYS
8. BIO-RETENTION
9. LEVEL SPREADER
BONNER, BOBBIE J.
C/0 CROWN CASTLE INC.
4017 WASHINGTON ROAO
MCMURRAY, PA 15317
UNZO
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RECORD DRAWING
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CRF(1)
CRF(2)
CRF(3)
CRF(4)
RRSF
RBF
CTF
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SURVEY PROVIDED BY:
WA1TIER SURVEYING, INC.
PROFESSIONAL LAND SURVEYORS
4321 Downtowner Loop N., Suite 201 251-342-2640
Mobile, Alobomo 36609 fox 251 -342 -2648
JOB NO:
SCALE:
DATE:
DRAFTER:
SHEET: