HomeMy WebLinkAbout06-05-2023 Planning Commission Agenda PacketMay 1, 2023
Planning Commission Minutes
1
The Planning Commission met Monday, May 1, 2023, at 5:00 PM at the City Municipal Complex, 161
N. Section Street in the Council Chambers.
Present: Lee Turner, Chairman; Harry Kohler; John Worsham; Hollie MacKellar; Clarice Hall-Black;
Erik Cortinas, Building Official; Councilman Kevin Boone; Hunter Simmons, Planning and Zoning
Manager; Michelle Melton, City Planner; Chris Williams, City Attorney; and Cindy Beaudreau,
Planning Clerk
Absent: Rebecca Bryant, Jack Burrell
Chairman Turner called the meeting to order at 5:00 PM.
Approval of the Minutes April 3, 2023:
Erik Cortinas requested a change to the Minutes at the bottom of page 4 to reflect that the City of
Fairhope would not be providing the pavers for SD 23.12, Washington Square.
John Worsham made a motion to approve the minutes as modified from the April 3, 2023, meeting.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, Clarice Hall-Black and Erik
Cortinas.
NAY: None.
Consideration of Agenda Items:
IR 23.01 Request of the Applicant, Trae Corte, on behalf of the Owner, Sena, Inc., for an
Informal Review of Belle Vie. The property is approximately 0.40 acres and is located on the
northeast corner of Bayview Street and Fairhope Avenue. PPIN #: 15283
Summary:
Hunter Simmons, Planning and Zoning Director, presented the Informal Review for Belle Vie. This
presentation was prompted by a 4-unit MOP request that was received by the Planning and Zoning
Department. This informal review is to discuss an administrative replat of the property and how that
affects the property. This project is on the northeast corner of N Bayview Street and Fairhope Avenue
and was a platted lot from the ‘20s and it contains two historic lots of record. While there are two historic
lots, the property has been used as a single piece of property since the lots were created. This property
is zoned 3b-3, which has no side setbacks. The setbacks for this property would be 20’ for the front and
rear. The applicant would like to develop four condo lots to be used as single-family residences. There
are two lots fronting N Bayview with 20’ setbacks; however, along Fairhope Avenue, there is a 20’
landscape buffer. Chairman Turner asked who owned the landscape buffer. Mr. Simmons replied that
the homeowner owns it.
The applicant has requested an administrative replat to combine the two lots. The resulting lot would be
132’ x 132’. The Zoning Ordinance refers to frontages based on dimensions. The shortest dimensional
frontage is the front, and all other setbacks and definitions follow. The applicant would like the frontage
on Fairhope Avenue and the rear setbacks on the north side of the property. The Zoning Ordinance also
states that if there are two frontages, then there should be two rear yards as well, which would essentially
May 1, 2023
Planning Commission Minutes
2
place a 20’ setback to all parallel lot lines. Staff feels that may be too prohibitive. Staff believes it is
logical to have two front setbacks and one rear setback. Chairman Turner asked if the applicant
combined the two lots into one, would that meet the setbacks? Mr. Simmons stated that it would with
the proposed setbacks. Chairman Turner stated that a precedent has been set of allowing people to
combine lots and he does not see an issue with allowing the applicant to go from two lots to one.
Chairman Turner and Mr. Simmons listed a few projects where this has occurred. Mr. Simmons stated
that the replat gives the City some negotiating ability to work with the setbacks and asked for the
Planning Commission’s thoughts.
Hollie MacKellar was concerned with drainage and the footprint of the project. Mr. Simmons stated that
the drainage would be reviewed during the MOP. This presentation is more about the administrative
replat and how it affects the setbacks.
Erik Cortinas confirmed that the proposed buildings are rear loaded, and the access would come off
Bayview, then asked if the City would lose any parallel spots on Fairhope Avenue. Mr. Simmons stated
that the City would not lose any parallel spots on Fairhope Avenue. Mr. Cortinas asked whether this
request and/or approval is binding to just this project or does it go with the land. Mr. Simmons replied
that once the replat is signed, it stays with the land, but he does not intend to sign the replat until the
review is complete.
John Worsham asked about the 3’ setback on the east side and how the Zoning Ordinance states there
should be a 10’ setback for the residence next to it. Mr. Simmons stated that there is park land next to
it. Ms. MacKellar stated that there are residences to the north of the property. Mr. Simmons stated that
there is a historic precedent for this. This is about the zoning when looking at a setback versus how the
property is being used.
Chairman Turner stated he feels very comfortable allowing this property to go from two lots to one, but
not comfortable enough to set the front and rear setbacks. He would prefer to wait for the staff
recommendations and any ramifications. Chairman Turner suggested that Mr. Simmons share the pros
and cons with the developer of the project. Mr. Simmons also noted that there are historic trees on the
property that are protected. Staff has told the applicant to keep the trees, but the applicant will appeal to
the Tree Committee.
SR 23.04 Request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner,
Encounter Development, LLC., for Site Plan Approval of WAWA. The property is
approximately 2.73 acres and is located on Northeast corner of State Highway 181 and State
Highway 104. PPIN #: 108453
Summary:
Michelle Melton, City Planner, presented the Site Plan Review for WAWA. The property is zoned B-2
and is approximately 2.73 acres at the northeast corner of State Highways 104 and 181 with direct
ingress/egress to Highways 104 and 181. Ms. Melton shared the site plan and the aerials of Lot 1. The
highway construction setbacks are 125’ along Highway 181 and 100’ along Highway 104. The setbacks
will accomplish the 20’ greenspace buffers along the highways. There are 20’ setbacks facing Encounter
Drive and Bushel Drive. Mr. Simmons stated that the landscape plan includes trees to hide the signs
from the road. The Site Plan includes interior sidewalks in addition to the required 8’ sidewalk directly
May 1, 2023
Planning Commission Minutes
3
outside of the store. A 12’ wide multi-use trail is proposed throughout the larger development and the
applicant has provided ADA approved crosswalks across the ingress/egress points. The parking plan
meets the requirements of the Zoning Ordinance. The original plans contained more than 50 parking
spaces which allowed for 20’ light poles. The revised plans include 49 spaces which limit the light poles
to a 10’ overall height. Chairman Turner asked for confirmation on the height of the light poles. Mr.
Simmons stated that was something that may need to be discussed because with the lower light poles,
more poles will be needed to allow for the same amount of light. Chairman Turner and Ms. MacKellar
both agreed that they would prefer the 10’ light poles. Ms. Melton continued with her presentation
stating that the sign plan exceeded the allotted amount, and that WAWA is working on revisions.
Staff recommends conditional approval of SR 23.04 with the following conditions:
1. The 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 signing plan shall conform to the Sign Ordinance.
Chairman Turner confirmed that the 20’ of required landscaping is on the right-of-way on their own
property. Mr. Simmons confirmed but stated that there have been some conflicts where greenspace has
not been allowed in the construction setback. ALDOT has been involved, has no intention to acquire
any more area and is okay with the buffer and trees being located on the 20’ of right-of-way. Chairman
Turner asked if, in the future, what if someone is concerned with the height of the trees and comes in
and bulldozes it all down. Mr. Simmons has spoken to Riviera Utilities who confirmed that the power
should never conflict with the trees. Riviera is hoping to begin installing power underground in this area
and getting rid of the overhead lines.
Chairman Turner asked Paul Marcinko, Jade Consulting, what one of the structures was on the plans.
Mr. Marcinko stated that was the gas canopy. Mr. Simmons asked if a fourth condition should be added
to memorialize the height of the lights. Chairman Turner and Mr. Worsham asked if the height of the
light poles would fall within any of the other conditions. Mr. Simmons stated no.
Chairman Turner allowed for public comment.
Motion:
John Worsham made a motion to recommend approval of SR 23.04 subject to staff recommendations
and the addition of a fourth condition that the light poles be at a 10’ height.
Hollie Mackellar seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, Clarice Hall-Black and Erik
Cortinas.
NAY: None.
May 1, 2023
Planning Commission Minutes
4
SD 23.15 Public hearing to consider the request of the Applicant, Jade Consulting, LLC,
acting on behalf of the Owner, RW Battles, LLC, for Final Multiple Occupancy Project
approval for Publix at Point Clear. The property is approximately 25.50 acres and is located at
the Northwest corner of Greeno Road and Old Battles Road. PPIN #: 17515
Summary:
Hunter Simmons, Planning and Zoning Director, presented the final MOP approval for Publix at Point
Clear. The store has been open for a period of time while waiting on the substantial completion letters
from the Engineer and the utility inspections. Once this project is approved, the remaining tenants will
be able to move in. Chairman Turner asked that, in the future, attention is given to the need for redundant
connectivity and the proximity to the road.
Mr. Simmons listed the follow up requirements of the 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 in the
report. 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.
Chairman Turner asked for confirmation that the electrical is provided by Riviera. Mr. Simmons
confirmed.
Staff recommends approval of SD 23.15 with the following conditions:
1. Complete the aforementioned “follow up requirements of the applicant”
2. The park area, formally lot 7, shall be restricted to greenspace/park use only
Chairman Turner opened the public hearing at 5:40pm. Having no one present to speak, the public
hearing was closed at 5:40pm.
Motion:
Hollie MacKellar made a motion to approve Case SD 23.15 with staff recommendations.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, Clarice Hall-Black and Erik
Cortinas.
NAY: None.
May 1, 2023
Planning Commission Minutes
5
SD 23.16 Public hearing to consider the request of the Applicant, Jade Consulting, LLC,
acting on behalf of the Owner, Two Hands Design & Development, LLC, for Final Plat approval
for Hill Top Phase II. The property is approximately 4.70 acres and is located on the west side
of Section Street on Petiole Drive and north of Petiole Drive. PPIN #: 40591
Summary:
Hunter Simmons, Planning and Zoning Director, presented final plat approval for Hill Top Phase II. Mr.
Simmons clarified why some of the trees were not installed. He explained that during the process, the
plan on the left (figure 1) contained the drainage areas that were originally submitted during preliminary
plat. The request was to use the plan on the right (figure 2), it was agreed that was a better landscape
plan and it was approved administratively. The perimeter trees had not been intended to be removed, so
the trees are being installed during the week of May 1-5, 2023.
Mr. Simmons listed the follow up requirements of staff and the applicant:
1. Copy of the recorded plat
2. Copy of the recorded O&M Agreement
3. Maintenance and Guaranty 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.
a. Remember to include the instrument # from the recorded plat
b. Please include 30 days in paragraph 3
4. Final plat must be recorded within 120 days after the date of final approval
Staff recommends approval of SD 23.16 Hill Top, Phase Two final plat with the following conditions:
1. Installation of remaining punch list items
2. Complete required follow up activities
Chairman Turner opened the public hearing at 5:43pm. Having no one present to speak, the public
hearing was closed at 5:43pm.
Motion:
John Worsham made a motion to approve Case SD 23.16 subject to staff recommendations.
Clarice Hall-Black seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, Clarice Hall-Black and Erik
Cortinas.
NAY: None.
May 1, 2023
Planning Commission Minutes
6
Old/New Business:
• ZC 23.03 Amendment to Article III, Section C; and Article V, Section B, in the City of
Fairhope’s Zoning Ordinance
Summary:
Hunter Simmons, Planning and Zoning Director, presented this item stating that Zoning Ordinance
contains one statement that the height limits for the CBD is 40’ and three stories. Staff believes that the
instructions need to be clarified in this area of the Zoning Ordinance. Some requirements within the
current regulations utilize form-based codes in the Overlay District that are less concerned with
traditional zoning and more about the forms of buildings, which is distinctly different from Architectural
Reviews. Staff is proposing better standards to clarify the existing goals of the City rather than creating
new regulations and is requesting feedback. Mr. Simmons has received input from multiple people who
stated that the reason for the 40’ building height was so the architects could add features like pitched
roofs and detail which would require additional room.
Mr. Simmons shared a slide that showed where if a pitch roof was utilized, the building could be three
stories, but if a flat roof was used, then the building was limited to two stories. Ms. MacKellar stated
that the top floor on the flat roof could be utilized for something by the public. Mr. Simmons showed
how the flat roof was limited to 32’ which leaves room for a parapet wall and 8’ for an elevator shaft
and the things that would be needed to access that roof top. The Zoning Ordinance, as written, appears
to incentivize the flat roof rather than allowing for additional detail. Staff believes that a three-story
building with the first floor being 12’, the second floor being 10’ and the third floor being 9’ allows for
architectural detail and the ability to stay within the 40’ height restriction. If Fairhope wants to cater to
the higher ceilings for the first two floors, then the height of the building would exceed the 40’ limit.
Chairman Turner reminded the Planning Commission that, in the past, architects had stated that they
would include creative features, but have not done that, and in fact, more flat roof buildings have been
built. Chairman Turner also stated that he does not believe that anyone would be hurt by stating a flat
roof has two stories and an incentive to having a third story would require some architectural features.
Ms. MacKellar believes that a great opportunity was missed by demanding what we should have rather
than what we allowed. She believes that a 15’ ceiling gives a classic grandness, and we should expect
more from builders. Mr. Simmons stated that the builders will have flexibility on the height of the
ceilings. Ms. MacKellar stated that we should implement the ideas of other smaller, but growing,
communities who are using their space well.
Erik Cortinas stated that he is not comfortable with Fairhope dictating to a designer, that the rule is 40’
to a flat roof if they want to put three stories in and meet the 40’. Chris Williams stated that this could
potentially change the height requirement depending on what type of structure you are looking at in the
CBD. Mr. Cortinas stated that a 4’ parapet is, to a large degree, a code requirement because when you
have roof mounted equipment, you must have a protection system like a railing or a parapet all around
the roof so that if there are service techs up there, they are protected from the edge of the roof. Some
structures, like townhomes, must have a required parapet wall that has to come up for fire separation,
which can be interpreted as an architectural feature or a code requirement. Mr. Cortinas used as an
example, a roof top house with the exit coming off the top. If you have a roof top area, you must have
a fully enclosed stair leading to the ground from that floor which will then, by default, give you an 8’
tall building with an exit stair that goes all the way down so now you are building 40’ with a roof top
terrace with an 8’ exit room extension on top of it.
May 1, 2023
Planning Commission Minutes
7
Mr. Simmons agreed with Mr. Cortinas that building codes must include safety features but believes
that these amendments will give the designers the instructions they need on the front end. Chairman
Turner stated that there was a lot of discussion about this in the past and the 40’ height requirement was
agreed on. He just believes that the architects are working to maximize every space possible along with
giving them the opportunity to give their clients, who want a third story, some options. Mr. Simmons
explained that within his measurements on the two-story building, there is room for an elevator shaft
which would be allowed with a roof top terrace. Mr. Worsham asked what the height was on the second
drawing that shows the roof exceeding the 40’ and if that were decided, would it become part of the
ordinance. Mr. Simmons stated that it is close to 46’ and he would prefer to keep everything under 40’.
Mr. Cortinas explained the building code defines building height as the mid-point between the eave and
the ridge. The City of Fairhope began defining building height to be measured to uppermost ridge in the
early 2000s but amended the definition to match the building code around 2018. Mr. Simmons stated
that where the base is defined, average lot elevation before you move any dirt, is a hard thing to do on
many properties. Mr. Simmons suggested, within the CBD, that some very clear heights could start at
the sidewalk and measure to the peak for consistency. Mr. Cortinas asked, if we do this in the CBD,
does it, by default, change the overall measurement of roof heights throughout the Zoning Ordinance.
Mr. Simmons replied that it would not. Mr. Worsham stated that he agrees with graphic #1 and #3. Ms.
MacKellar would like a group of architects to meet and get their opinion on what they are working on
and what they see, and that Rebecca Bryant is a great resource. Mr. Simmons agreed to include some
architects and developers in the discussions. Chairman Turner is leaning towards #1 and #3 but agrees
with Ms. MacKellar that others need to be involved. Mr. Simmons stated that limiting flat roofs to two
stories is almost pulling a reverse on some people and they should not be penalized if they already have
plans in the works. Mr. Simmons also suggested, if any amendments are made, that a few months are
given to people, who have bought property and have a plan, an opportunity to bring it to the City without
being penalized. Mr. Cortinas and Ms. MacKellar are not initially comfortable telling someone who
wants a flat roof that they are limited to two stories and that the City needs to be careful entering the
realm of architecturally dictating or architecture review. Chairman Turner stated that maybe the City
could not dictate how many stories and just limits the height. Mr. Simmons explained that there is logic
to limiting it to two stories. Some of the codes in other municipalities require a 12’ first floor to
accommodate awnings, that may be added, to be out of the head space of people walking by. Ms.
MacKellar stated that the of use of the roof top roofs during events, like Mardi Gras and the parades, in
the CBD would be a great resource for those types of events. She does not understand why we would
approve the flat roofs if that space were not going to be utilized. Mr. Simmons stated that the ordinance
dictates the forms of the buildings, but not the architectural reviews where they are told what materials
to use.
Adjournment
John Worsham made a motion to adjourn. Motion passed unanimously with the following vote:
AYE: Lee Turner, John Worsham, Harry Kohler, Hollie MacKellar, Clarice Hall-Black and Erik
Cortinas.
NAY: None.
Adjourned at 6:12pm.
_______________________ ________________________
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.
1 UR 23.06 AT&T – June 5, 2023
City of Fairhop e
Planning Commission
J un e 5 , 20 2 3
UR 23.06 -AT&T Fiber Installation
Proj ect N ame:
AT&T Fiber I nstallation
Site Data:
B ,777 u near ;oot
Proj ect Type:
Directi on al Bore Fiber I nst allation
Jurisdicti on:
Fai rhop e Plann i ng Juri sd ictio n
Zanina District:
R-2 & R-3PGH
PPIN Number:
N/A
General Location :
Son g Grove, River Oaks, & Spri ng Run
Sub di vi sions
Surveyor of Record:
AT&T
Enoineero/ Record:
AT&T
owner I Deve/oner:
AT&T
School District:
Fa i rho p e El ement ary Sch ool
Fai rho p e Mi d dl e and High Sch ools
Recommendation:
~p oroved w / Condi t ions
Prepared by:
Ch ris Am b ro o
Legend
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2 UR 23.06 AT&T – June 5, 2023
Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 23,777 linear feet of buried fiber along routes outlined on the below location map.
~I ~, s: I ~I GfJ '-!./ COTTAGE OR(PRIVAT!a RD) OM t-f(HlfilS3CI OAKWOOD AV1_ ,~--4-c·e __ ~ SOlJTHC ~ ~ ~o~ --,-----....,: 01% v.. , ~o -----B • B~---£re;,~ I 1, I .m ())r,,(<>1/ \~ ', ~q._ ~(~' ~ ;i IBELI.ECHAS I ;o '/ \~ '-, o'-'O "'D.o 0 I{!] 'I ~\ ~ I 0 . , I 1~ 1 \ ) • ~., ji§ I -----. ...J BJ I ei -1,l ~~ '-~ --j t . OAl{l.'/OOOAV' Ii B I I ---------BOOTHERD ------------BOOTHE RD -.i.---4T BOOTHE RD BOOTHE RD I I[/] I~ lei ltiJ I~ liff l)E I< WlilTTIERST I 10 . . . ---6 I WHITTIER ST I WHITIIER Sf -· "T ~--------L;:g I > B-' ~ ;8 m~ PLIS.KAST ! ~--s-~ I PLISKAST , < -n -z --I -< s: )> -0
3 UR 23.06 AT&T – June 5, 2023
1. Citizen Communication & Notification
• Provide Door Hangers at preconstruction meetings which shall be approved prior to
distribution and work.
• Use of portable A-frame style signage at the entrance and exit of work sites.
• Applicant shall dedicate a Point of Contact to answer citizens questions.
2. Permitting, Locating & Phasing
• Subsurface Utility Engineering may be required for sensitive locations within the city as
required by the ROW supervisor.
• An additional right-of-way permit may be required for the potholing procedures needed
for SUE.
• A traffic control plan shall be submitted with all permits that affect the flow of traffic.
• No work shall begin until a ROW permit is issued by the City of Fairhope Building
Department. Permit not valid until approved and paid for on Citizen Serve online portal.
• The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW.
The prior notice applied to all activity within the ROW including but not limited to
trenching, boring, concrete placement.
• Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall
review the sidewalk plan to determine if there are any conflicts. The applicant shall
coordinate with the ROW inspector to resolve any conflicts.
• The applicant shall contact Alabama One Call 811 to locate all existing utilities in the
ROW (750 LF maximum daily allocation for COF utility locates per day).
• A phasing plan must be submitted with the permit to alleviate confusion for locating.
• A pre-construction meeting shall be held with the City prior to issuance of any permits.
3. Construction
• A minimum horizontal clearance (separation) of 36” must be maintained from water,
sewer, gas, stormwater, and other city utility infrastructure.
• A minimum depth for all telecommunication lines shall be 30”.
• Conduit shall match the 811-color code for communication, electric, gas etc. No
blue/blue striped conduit is to be used for telecommunications.
• The contractor responsible for *excavating inside right of way will be required to
provide video documentation of the integrity of any sanitary sewer line (including
laterals) within 3 feet of work being performed. This can be videoed prior to work being
performed if locations, including depths, are clearly established by contractor, and said
work is not within 3 ft of sewer mains or laterals within right of way. This does not apply
to laterals on private property not “publicly maintained” (Private infrastructure).
• Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings.
If street cuts are necessary for potholes, please contact Right of Way inspector for
restoration.
• If sidewalk panels need to be removed, the subgrade must be compacted to the
satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary
walking surface until the permanent repair can be done.
• Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of
pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck
(no bag mix allowed).
4 UR 23.06 AT&T – June 5, 2023
4. Horticultural
• Handholes shall not be located within driplines of trees within City property, to include
the right of ways, without explicit written permission from the City Horticulturalist.
• Any proposed trenching shall not be within the dripline of trees.
• If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with
earth work.
• Trees shall not be negatively impacted.
• Consultation with the City’s horticulturalist, to determine if the required depth of bore
must be increased so that no trees are impacted by the project. The contractor is
responsible for any damaged trees.
• Any work done within the critical root zone shall be done to meet or exceed Internal
Society Arboriculture (ISA) standards.
• All roots to be removed shall be severed cleanly at the perimeter of the protected
radius.
• Protective barriers shall be used for all trees, barricades shall be erected a minimum of
20’ from the trunk.
5. Erosion Control
• Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas
shall be re-vegetated with sod within ten (10) days of completion of the project. Sod
shall be watered to ensure survival.
• Any excess soil shall be removed and disposed of properly. Dumping on private
property without approval will not be tolerated.
• Mulch / seed shall only be acceptable as temporary cover.
• Inlets shall be protected. BMPs shall be placed at all affected storm inlets.
• If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be
allowed as fill material, per the City’s Red Clay/Soil Ordinance.
• BMPs shall be installed at boring sites and trench locations.
• Ground conditions in the ROW’s shall be returned to original preconstruction
condition(s) or better.
• No open trenches shall be allowed. Directional boring shall be used in sensitive areas,
such as under roads, in proximity to trees, on finished lots, etc.
•
6. Project Completion, Punch List Walk, & As Built
• The applicant shall provide as-built drawings of all installed lines depicting depths.
• Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the
responsibility of the permittee to repair to city standards at no cost to the city.
• Any damage that occurs needs to be reported to the city as soon as possible.
• Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and
to allow vehicles to exit the roadway during an emergency.
5 UR 23.06 AT&T – June 5, 2023
7.Staff Recommendation
•The proposed utility construction falls within the corporate limits of the City of Fairhope.
Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin
County or the Alabama Department of Transportation (ALDOT) shall require permits
through the respective agency.
•This site shall comply with all State, Federal and local requirements, including, but not
limited to the following City of Fairhope Ordinances:
i.City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20'
of wetlands.
ii.City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of
red soil / clay within 100' of critical areas.
iii.City of Fairhope Erosion and Sediment Control Ordinance (#1398).
iv.Chapter 19 Article VI: ROW Construction and Administration, Ordinance (#1754)
v.City of Fairhope Tree and Landscape Ordinance (#1444)
•Staff Recommendation: Approval of UR 23.06
1 UR 23.07 AT&T – June 5, 2023
City of Fairhop e
Planning Commission
Jun e 5 , 2 0 23
UR 23.07 -AT&T Fiber Installation
Proiect Name:
AT&T Fi be r I n st al lation
Site Data:
15,391 Li near Foot
Project Type:
Directi on al Bore Fi be r I nst allati o n
Jurisdiction:
Fai rho pe Plan n i n e. Juri sdi cti o n
Zuning Dfatric..--t:
R·l&R-3
PPIN Number:
N/A
General Location :
Fai rfi e ld & Fo und ers Subdi v i si o n
Surveyor of Record:
AT&T
Engineer of Record:
AT&T
Owner/ Develaper:
AT&T
Schaal District:
Fai rho p e_ El ement ary School
Fai rh ope Mi ddl e a nd HiRh Schoo l s
Recommendation:
~e_prov e d w/ Con di:i o ns
Prepared bv:
Ch ri s Ambro n
ugend
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2 UR 23.07 AT&T – June 5, 2023
Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 15,391 linear feet of buried fiber along routes outlined on the below
location map.
~B ~( B
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ROCKWELLLN
V IC INI TY MAP
8689 TWI N BEE CH RD FA IRHOPE , AL 36532
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3 UR 23.07 AT&T – June 5, 2023
1. Citizen Communication & Notification
• Provide Door Hangers at preconstruction meetings which shall be approved prior to
distribution and work.
• Use of portable A-frame style signage at the entrance and exit of work sites.
• Applicant shall dedicate a Point of Contact to answer citizens questions.
2. Permitting, Locating & Phasing
• Subsurface Utility Engineering may be required for sensitive locations within the city as
required by the ROW supervisor.
• An additional right-of-way permit may be required for the potholing procedures needed
for SUE.
• A traffic control plan shall be submitted with all permits that affect the flow of traffic.
• No work shall begin until a ROW permit is issued by the City of Fairhope Building
Department. Permit not valid until approved and paid for on Citizen Serve online portal.
• The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW.
The prior notice applied to all activity within the ROW including but not limited to
trenching, boring, concrete placement.
• Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall
review the sidewalk plan to determine if there are any conflicts. The applicant shall
coordinate with the ROW inspector to resolve any conflicts.
• The applicant shall contact Alabama One Call 811 to locate all existing utilities in the
ROW (750 LF maximum daily allocation for COF utility locates per day).
• A phasing plan must be submitted with the permit to alleviate confusion for locating.
• A pre-construction meeting shall be held with the City prior to issuance of any permits.
3. Construction
• A minimum horizontal clearance (separation) of 36” must be maintained from water,
sewer, gas, stormwater, and other city utility infrastructure.
• A minimum depth for all telecommunication lines shall be 30”.
• Conduit shall match the 811-color code for communication, electric, gas etc. No
blue/blue striped conduit is to be used for telecommunications.
• The contractor responsible for *excavating inside right of way will be required to
provide video documentation of the integrity of any sanitary sewer line (including
laterals) within 3 feet of work being performed. This can be videoed prior to work being
performed if locations, including depths, are clearly established by contractor, and said
work is not within 3 ft of sewer mains or laterals within right of way. This does not apply
to laterals on private property not “publicly maintained” (Private infrastructure).
• Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings.
If street cuts are necessary for potholes, please contact Right of Way inspector for
restoration.
• If sidewalk panels need to be removed, the subgrade must be compacted to the
satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary
walking surface until the permanent repair can be done.
• Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of
pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck
(no bag mix allowed).
4 UR 23.07 AT&T – June 5, 2023
4. Horticultural
• Handholes shall not be located within driplines of trees within City property, to include
the right of ways, without explicit written permission from the City Horticulturalist.
• Any proposed trenching shall not be within the dripline of trees.
• If within tree dripline, consult the City of Fairhope Horticulturist before proceeding with
earth work.
• Trees shall not be negatively impacted.
• Consultation with the City’s horticulturalist, to determine if the required depth of bore
must be increased so that no trees are impacted by the project. The contractor is
responsible for any damaged trees.
• Any work done within the critical root zone shall be done to meet or exceed Internal
Society Arboriculture (ISA) standards.
• All roots to be removed shall be severed cleanly at the perimeter of the protected
radius.
• Protective barriers shall be used for all trees, barricades shall be erected a minimum of
20’ from the trunk.
5. Erosion Control
• Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas
shall be re-vegetated with sod within ten (10) days of completion of the project. Sod
shall be watered to ensure survival.
• Any excess soil shall be removed and disposed of properly. Dumping on private
property without approval will not be tolerated.
• Mulch / seed shall only be acceptable as temporary cover.
• Inlets shall be protected. BMPs shall be placed at all affected storm inlets.
• If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be
allowed as fill material, per the City’s Red Clay/Soil Ordinance.
• BMPs shall be installed at boring sites and trench locations.
• Ground conditions in the ROW’s shall be returned to original preconstruction
condition(s) or better.
• No open trenches shall be allowed. Directional boring shall be used in sensitive areas,
such as under roads, in proximity to trees, on finished lots, etc.
•
6. Project Completion, Punch List Walk, & As Built
• The applicant shall provide as-built drawings of all installed lines depicting depths.
• Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the
responsibility of the permittee to repair to city standards at no cost to the city.
• Any damage that occurs needs to be reported to the city as soon as possible.
• Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and
to allow vehicles to exit the roadway during an emergency.
5 UR 23.07 AT&T – June 5, 2023
7.Staff Recommendation
•The proposed utility construction falls within the corporate limits of the City of Fairhope.
Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin
County or the Alabama Department of Transportation (ALDOT) shall require permits
through the respective agency.
•This site shall comply with all State, Federal and local requirements, including, but not
limited to the following City of Fairhope Ordinances:
i.City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20'
of wetlands.
ii.City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of
red soil / clay within 100' of critical areas.
iii.City of Fairhope Erosion and Sediment Control Ordinance (#1398).
iv.Chapter 19 Article VI: ROW Construction and Administration, Ordinance (#1754)
v.City of Fairhope Tree and Landscape Ordinance (#1444)
•Staff Recommendation: Approval of UR 23.07
2 UR 23.08 Mediacom – June 6, 2023
Summary of Request: Request of Mediacom for an 11.52.11 Utility Review and approval of the
proposed installation of approximately 3,078 linear feet of coaxial cable along routes outlined on the
below location map.
T R .C ERY SU IB !V IS ION
PH 5
PH 4 ORNA T VE
PH 3
ORN ATE AV -
PH 2
EW MEDI COM
U J ERGROUND
PH 6
PH 1
0
0::::
u z
0::::
3=
<(
_J
3 UR 23.08 Mediacom – June 6, 2023
CPH CHALLENGER SERIES PEDESTALS
CPH911 , CPH920 , CPH1022
0
CPH 9tt CPH 1022
DIMENSIONS
/' '
A B C D
CPH 9 1 1 13.0" 9.5 " 14 .5" 10.5 "
(330mm ) (2 40mm) (370mm) (265mm)
CPH 920 22.0 " 9.5 " 14.5" 10.5"
(560mm ) (240mm ) (370mm ) (26 5mm )
CPH 1022 24.0 ' 10.75 " 14.5" 10.5"
(610mm ) (275 mm ) (370mm) (265mm )
Nole: Dimens ions in inc~e, (mm)
C D
li
4 UR 23.08 Mediacom – June 6, 2023
1. Citizen Communication & Notification
• Provide Door Hangers at preconstruction meetings which shall be approved prior to
distribution and work.
• Use of portable A-frame style signage at the entrance and exit of work sites.
• Applicant shall dedicate a Point of Contact to answer citizens questions.
2. Permitting, Locating & Phasing
• Subsurface Utility Engineering may be required for sensitive locations within the city as
required by the ROW supervisor.
• An additional right-of-way permit may be required for the potholing procedures needed
for SUE.
• A traffic control plan shall be submitted with all permits that affect the flow of traffic.
• No work shall begin until a ROW permit is issued by the City of Fairhope Building
Department. Permit not valid until approved and paid for on Citizen Serve online portal.
• The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW.
The prior notice applied to all activity within the ROW including but not limited to
trenching, boring, concrete placement.
• Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall
review the sidewalk plan to determine if there are any conflicts. The applicant shall
coordinate with the ROW inspector to resolve any conflicts.
• The applicant shall contact Alabama One Call 811 to locate all existing utilities in the
ROW (750 LF maximum daily allocation for COF utility locates per day).
• A phasing plan must be submitted with the permit to alleviate confusion for locating.
• A pre-construction meeting shall be held with the City prior to issuance of any permits.
3. Construction
• A minimum horizontal clearance (separation) of 36” must be maintained from water,
sewer, gas, stormwater, and other city utility infrastructure.
• A minimum depth for all telecommunication lines shall be 30”.
• Conduit shall match the 811-color code for communication, electric, gas etc. No
blue/blue striped conduit is to be used for telecommunications.
• The contractor responsible for *excavating inside right of way will be required to
provide video documentation of the integrity of any sanitary sewer line (including
laterals) within 3 feet of work being performed. This can be videoed prior to work being
performed if locations, including depths, are clearly established by contractor, and said
work is not within 3 ft of sewer mains or laterals within right of way. This does not apply
to laterals on private property not “publicly maintained” (Private infrastructure).
• Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings.
If street cuts are necessary please contact Right of Way inspector for restoration.
• If sidewalk panels need to be removed, the subgrade must be compacted to the
satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary
walking surface until the permanent repair can be done.
• Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of
pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck
(no bag mix allowed).
5 UR 23.08 Mediacom – June 6, 2023
4. Horticultural
• Handholes shall not be located within driplines of trees within City property, to include
the right of ways, without explicit written permission from the City Horticulturalist.
• Any proposed trenching shall not be within the dripline of trees.
• If within tree dripline, consult the City of Fairhope Horticulturist prior to earth work.
• Trees shall not be negatively impacted.
• Consultation with the City’s horticulturalist, to determine if the required depth of bore
must be increased so that no trees are impacted by the project. The contractor is
responsible for any damaged trees.
• Any work done within the critical root zone shall be done to meet or exceed Internal
Society Arboriculture (ISA) standards.
• All roots to be removed shall be severed cleanly at the perimeter of the protected
radius.
• Protective barriers shall be used for all trees, barricades shall be erected a minimum of
20’ from the trunk.
5. Erosion Control
• Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas
shall be re-vegetated with sod within ten (10) days of completion of the project. Sod
shall be watered to ensure survival.
• Any excess soil shall be removed and disposed of properly. Dumping on private
property without approval will not be tolerated.
• Mulch / seed shall only be acceptable as temporary cover.
• Inlets shall be protected. BMPs shall be placed at all affected storm inlets.
• If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be
allowed as fill material, per the City’s Red Clay/Soil Ordinance.
• BMPs shall be installed at boring sites and trench locations.
• Ground conditions in the ROW’s shall be returned to original preconstruction
condition(s) or better.
• No open trenches shall be allowed. Directional boring shall be used in sensitive areas,
such as under roads, in proximity to trees, on finished lots, etc.
•
6. Project Completion, Punch List Walk, & As Built
• The applicant shall provide as-built drawings of all installed lines depicting depths.
• Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the
responsibility of the permittee to repair to city standards at no cost to the city.
• Any damage that occurs needs to be reported to the city as soon as possible.
• Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and
to allow vehicles to exit the roadway during an emergency.
6 UR 23.08 Mediacom – June 6, 2023
7.Staff Recommendation
•The proposed utility construction falls within the corporate limits of the City of Fairhope.
Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin
County or the Alabama Department of Transportation (ALDOT) shall require permits
through the respective agency.
•This site shall comply with all State, Federal and local requirements, including, but not
limited to the following City of Fairhope Ordinances:
i.City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20'
of wetlands.
ii.City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of
red soil / clay within 100' of critical areas.
iii.City of Fairhope Erosion and Sediment Control Ordinance (#1398).
iv.Chapter 19 Article VI: ROW Construction and Administration, Ordinance (#1754)
v.City of Fairhope Tree and Landscape Ordinance (#1444)
•Staff Recommendation: Denial of UR 23.08
1 UR 23.09 Mediacom – June 5, 2023
Denial
City of Fairhope
Planning Comm iss ion
Jun e 5, 2023
UR 23.09 -Mediacom Fiber Installation
Project Name:
Mediacom Fi ber Insta ll ation
Site Data:
3,601 Linear Foot
Project Tvne:
Mediacom Fi ber In stallation
Jurisdiction:
Fa irhope Planni nR Jurisdicti on
Zonina District:
R-3
PPIN Number:
N/A
General Location:
Ri ve r Mill Subdivi sion
Surveyor of Record:
Mediacom
Enaineerof Record:
Mediacom
Owner/ Deve/oner.
Mediacom
School District:
Fairhope Elementary Schoo l
Fa irhope Middl e and Hi•h School s
Recommendation :
Prepared bv:
Chris Ambron
I
Legend --... ~.-
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.:;:~~~-:,_,
■JW ••""""•~·""' ,, ...... ~---
.. ~. ~·
s
2 UR 23.09 Mediacom – June 5, 2023
Summary of Request: Request of Mediacom for an 11.52.11 Utility Review and approval of the
proposed installation of approximately 3,601 linear feet of buried fiber along routes outlined on the
below location map.
RIV E< MILL SU I DIV 1c;10
CROSS NCJ
S EEL CR EEK COL RT
I
I
\E . /E ;I~ ,0 ~ -{
,, ~, E ,; • JI\. : \
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0
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·• .=:i
C~OSSt\G
:S
\
I u
z
0
!:r.
:>
\
\
\
\
.------'----" /
-s .. ~oss r---G
2
CROSSI\JG
D~A I '\ J
L
C0 -48/:-,lt,l l~HOI ' E
3 UR 23.09 Mediacom – June 5, 2023
DIMENSIONS
,r "
A B C D
CPH 9 11 13.0 " 9.5 " 14.5 " 10 .5 "
(330mm) (240mm) (370mm ) (265mm )
CPH 920 22 .0" 9 .5 " 14.5" 10.5 •
(560mm) (240mm) [370mm ) [265mm )
CPH 1022 24.0 " 10.75 " 14.5" 10 .5"
{6 10mm) [275mm) [370mm ) [265mm )
Note: Dimens ions in inches (mm)
C D
_li I~~ ""
CPH CHALLENGER SERIES PEDESTALS
CPH911, CPH920, CPH1022
~
8
CPH 911 C DH 1022
4 UR 23.09 Mediacom – June 5, 2023
1. Citizen Communication & Notification
• Provide Door Hangers at preconstruction meetings which shall be approved prior to
distribution and work.
• Use of portable A-frame style signage at the entrance and exit of work sites.
• Applicant shall dedicate a Point of Contact to answer citizens questions.
2. Permitting, Locating & Phasing
• Subsurface Utility Engineering may be required for sensitive locations within the city as
required by the ROW supervisor.
• An additional right-of-way permit may be required for the potholing procedures needed
for SUE.
• A traffic control plan shall be submitted with all permits that affect the flow of traffic.
• No work shall begin until a ROW permit is issued by the City of Fairhope Building
Department. Permit not valid until approved and paid for on Citizen Serve online portal.
• The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW.
The prior notice applied to all activity within the ROW including but not limited to
trenching, boring, concrete placement.
• Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall
review the sidewalk plan to determine if there are any conflicts. The applicant shall
coordinate with the ROW inspector to resolve any conflicts.
• The applicant shall contact Alabama One Call 811 to locate all existing utilities in the
ROW (750 LF maximum daily allocation for COF utility locates per day).
• A phasing plan must be submitted with the permit to alleviate confusion for locating.
• A pre-construction meeting shall be held with the City prior to issuance of any permits.
3. Construction
• A minimum horizontal clearance (separation) of 36” must be maintained from water,
sewer, gas, stormwater, and other city utility infrastructure.
• A minimum depth for all telecommunication lines shall be 30”.
• Conduit shall match the 811-color code for communication, electric, gas etc. No
blue/blue striped conduit is to be used for telecommunications.
• The contractor responsible for *excavating inside right of way will be required to
provide video documentation of the integrity of any sanitary sewer line (including
laterals) within 3 feet of work being performed. This can be videoed prior to work being
performed if locations, including depths, are clearly established by contractor, and said
work is not within 3 ft of sewer mains or laterals within right of way. This does not apply
to laterals on private property not “publicly maintained” (Private infrastructure).
• Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings.
If street cuts are necessary please contact Right of Way inspector for restoration.
• If sidewalk panels need to be removed, the subgrade must be compacted to the
satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary
walking surface until the permanent repair can be done.
• Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of
pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck
(no bag mix allowed).
5 UR 23.09 Mediacom – June 5, 2023
4. Horticultural
• Handholes shall not be located within driplines of trees within City property, to include
the right of ways, without explicit written permission from the City Horticulturalist.
• Any proposed trenching shall not be within the dripline of trees.
• If within tree dripline, consult the City of Fairhope Horticulturist prior to earth work.
• Trees shall not be negatively impacted.
• Consultation with the City’s horticulturalist, to determine if the required depth of bore
must be increased so that no trees are impacted by the project. The contractor is
responsible for any damaged trees.
• Any work done within the critical root zone shall be done to meet or exceed Internal
Society Arboriculture (ISA) standards.
• All roots to be removed shall be severed cleanly at the perimeter of the protected
radius.
• Protective barriers shall be used for all trees, barricades shall be erected a minimum of
20’ from the trunk.
5. Erosion Control
• Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas
shall be re-vegetated with sod within ten (10) days of completion of the project. Sod
shall be watered to ensure survival.
• Any excess soil shall be removed and disposed of properly. Dumping on private
property without approval will not be tolerated.
• Mulch / seed shall only be acceptable as temporary cover.
• Inlets shall be protected. BMPs shall be placed at all affected storm inlets.
• If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be
allowed as fill material, per the City’s Red Clay/Soil Ordinance.
• BMPs shall be installed at boring sites and trench locations.
• Ground conditions in the ROW’s shall be returned to original preconstruction
condition(s) or better.
• No open trenches shall be allowed. Directional boring shall be used in sensitive areas,
such as under roads, in proximity to trees, on finished lots, etc.
•
6. Project Completion, Punch List Walk, & As Built
• The applicant shall provide as-built drawings of all installed lines depicting depths.
• Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the
responsibility of the permittee to repair to city standards at no cost to the city.
• Any damage that occurs needs to be reported to the city as soon as possible.
• Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and
to allow vehicles to exit the roadway during an emergency.
6 UR 23.09 Mediacom – June 5, 2023
7.Staff Recommendation
•The proposed utility construction falls within the corporate limits of the City of Fairhope.
Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin
County or the Alabama Department of Transportation (ALDOT) shall require permits
through the respective agency.
•This site shall comply with all State, Federal and local requirements, including, but not
limited to the following City of Fairhope Ordinances:
i.City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20'
of wetlands.
ii.City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of
red soil / clay within 100' of critical areas.
iii.City of Fairhope Erosion and Sediment Control Ordinance (#1398).
iv.Chapter 19 Article VI: ROW Construction and Administration, Ordinance (#1754)
v.City of Fairhope Tree and Landscape Ordinance (#1444)
•Staff Recommendation: Denial of UR 23.09
S BAYVIEW STGENEVIEVE LN
FAIRHOPE AVEN BAYVIEW STCity of FairhopePlanning Commission
June 5, 2023
¯
GENEVIEVE LN
FAIRHOPE AVE
S BAYVIEW STN BAYVIEW STSD 23.19 - Belle Vie
Legend
Roads
Parcels
Corporate LimitsZoning Classification
B-3a - Tourist Resort Lodging District
B-3b - Tourist Resort Commercial Service District
R-2 - Medium Density Single-Family
Planning Jurisdiction
^
Project Name:
Belle VieSite Data:
0.40 acresProject Type:
Preliminary/Final Plat ApprovalJurisdiction:
Fairhope Planning JurisdictionZoning District:
B-3bPPIN Number:
15283General Location:
Northeast corner of Fairhope Avenue
and North Bayview StreetSurveyor of Record:
Scott CarrierEngineer of Record:
Scott CarrierOwner / Developer:
Sena IncSchool District:
Fairhope Elementary School
Fairhope Middle and High Schools Recommendation:
Prepared by:
µ
µ
Denial
Hunter Simmons
1 SD 23.19 Belle Vie MOP – June 5, 2023
Summary of Request:
Public hearing to consider the request of Trae Corte, on behalf of the Owner, Sena, Inc., requesting a
Preliminary and Final Plat approval of Belle Vie, a 4-unit Multiple Occupancy Project (MOP). The property
is approximately 0.4 acres and is located on the northeast corner of Fairhope Avenue and North Bayview
Street.
The subject property is zoned B-3b and currently has one (1) home built on two historic lots of record.
The Applicant wishes to combine both lots into one and create four (4) condominium lots with the
intention of building four (4) single-family homes.
Comments:
In 2015, the City of Fairhope engaged Schneider Historic Preservation, LLC, to perform an inventory of
historic properties in Fairhope. The existing home on the subject property, built in 1906, is listed as a
contributing structure within the Bayfront Historic District Survey. The summary for this home, listed
as Site Number 14, is included within the packet. The City of Fairhope does not have a formally adopted
Historic Preservation Ordinance, therefore preservation of historic properties is at the discretion of each
property owner.
By submitting this MOP application, the Applicant, at their discretion, is proposing a new development
at this location. Planning Staff has reviewed this application pursuant to the applicable regulations.
Because this application is for four (4) or fewer units and requires no installation of public infrastructure,
the Applicant may submit for simultaneous preliminary and final approval.
The Applicant provided the below site plan, which illustrates the common areas, building footprints, and
private outdoor areas.
*
Silt PL.AN
2 SD 23.19 Belle Vie MOP – June 5, 2023
Parking:
The City of Fairhope Zoning Ordinance requires two parking spaces per each dwelling unit to be included
on site. Eight (8) spaces are required with six (6) provided. The Applicant proposes creating two parking
spaces in the N. Bayview St. right-of-way.
Article IV, Section E.7 of the Fairhope Zoning Ordinance states the following regarding on-street parking
credits:
Planning Commission may grant the credit of nearby on-street parking, along with the two new public
spaces proposed in lieu of the requirements on Table 4-3 at a 2:1 rate. Any parking space in the right-
of-way is public and may not be reserved for private parking.
If approved, the parking pads on N. Bayview St. shall be pervious and approved by the City of Fairhope
Public Works Department.
Utilities:
• Fairhope Utilities are available for all utilities. Water and Sewer tap fees are known, but there
will be aid to construction costs for Electric service. Aid to Construction costs for Electric will be
determined upon approval of the final construction plans. The Applicant will be required to
provide a 10’ x 15’ easement for an electric transformer. Easement shall be included on the MOP
Site Plan.
• AT&T provides telecommunications services.
Drainage:
• A Drainage Narrative and Calculations, along with a Drainage Plan, was provided by Jason Estes,
with Dewberry. Water is being collected through underground drain lines leading to a block basin
designed to capture first flush and percolate into the soil and release the additional runoff at a
controlled rate to the west. Post development flows are less than Predevelopment flows at the
2 through 100-year storm events.
• A land disturbance permit will be required to install the drainage infrastructure. A grading and
BMP plan shall be required prior to an application for permit.
• Drainage was calculated based on the proposed square feet of buildings as shown. Future
buildings may not be larger than those shown. The proposed plat states “Lots BV2, BV3, and BV4
– Max Building Area for Porches, Garage, and Livable area to be 75% of lot size”. The same lots
on the site plan show 65% coverage as proposed. The MOP Plat shall include building footprints.
7 . Parking C redits
A credit may be given to th e requi rements of Table 4-3 -Parking Schedu le , un der the following
condi tions:
a. On -street parking within 300 feet of any lot .Line may be cred ited to the parking requirement at a
rate off one credit for every two on-street parking spaces.
b . B icycle parking fac ilities w ithin reasonable p roximity of the main entrance may be cred ited at a
rate off one credit fo r every five-bicycle par king spaces, up to a maximum of I 0% of the require.ct
vehick parking.
3 SD 23.19 Belle Vie MOP – June 5, 2023
• A note shall be added to the MOP Plat to require roofs to be guttered and tied to the drainage
line. The system will need cleanouts installed.
• An Operations and Maintenance Plan (“O&M Plan”) for maintenance of the drainage was not
submitted with this application, but is required to be provided by the Engineer of Record. O&M
Plan shall be recorded in the Baldwin County Probate holding the owner(s) responsible for
routine inspections and maintenance.
• The Applicant proposed adding a sculptural element to the drainage basin to improve the
appearance. Ideas were shown during the Development Review Meeting and Staff is supportive
of the idea, but no details were provided with the application.
• Per Richard Johnson, perimeter drainage easements are not required based upon the drainage
plan submitted.
Greenspace Requirements:
• The greenspace requirement per Article V, Section C(2) is 20% for this MOP, which translates to
3484.8 square feet, or .08 acres. Greenspace requirements are achieved.
Landscape and Trees
The Applicant supplied a tree protection plan, as well as a landscape plan, which are included in the
packet. The plans were not drawn by a licensed landscape architect or state certified landscape designer,
as required by Sec. 20.5-3.2 of the Fairhope Code regulating Tree and Landscape requirements.
However, the plan was reviewed by City Staff. There are two (2) Heritage Magnolia Trees on site, 30”
and 36” in diameter, that the Applicant proposed to remove.
Jamie Rollins, the City’s Horticulture Supervisor, denied the removal of the protected trees. His letter to
the Applicant is included in the packet. However, as the Tree Ordinance allows, Jamie consulted with
the Tree Committee. The Tree Committee voted to recommend allowing the two (2) trees to be removed
with the condition that two (2) 12” dbh live oaks are planted in the N. Bayview St. right-of-way.
It is important to note that during the Tree Committee meeting the Applicant stated there is also a tree
on the corner that may be partially in the right-of-way. This tree is not shown on plans, but city
employees measured a cedar tree at 22” dbh and suspected it is within the right-of-way. The location
of this tree may conflict with the proposed drainage basin. Without locations we cannot know for sure.
Moreover, the tree survey submitted with a previously proposed project, illustrates another 22” cedar
and a 19” Oak that are not shown on the plans submitted with this application. The oak tree was
measured by city employees as a 20.5” live oak in healthy shape, which would make it protected as well.
The cedar was not in good shape.
4 SD 23.19 Belle Vie MOP – June 5, 2023
More importantly, the 36” Magnolia shown on the plan above is approximately 10’ from the property
line and within the 20’ landscape buffer, whereas the plan submitted with this application shows the
same tree approximately 30’ from the property line and within a proposed building footprint. The
survey on the right below is from the “Previous Tree Survey” included within the packet.
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5 SD 23.19 Belle Vie MOP – June 5, 2023
While both Mr. Rollins and Planning Staff will honor the Tree Committee’s recommendation, uncertainty
remains whether one (1) of the Magnolias need to be removed. Based on the previous survey, it may
not conflict with the proposed plans. We do not feel any tree should be removed until we receive a valid
landscape plan pursuant to Sec. 20.5-3.2 of the Fairhope Code.
The proposed landscape plan does not include the two 12” live oaks as recommended by the Tree
Committee. If the Planning Commission is agreeable to approving the plan as proposed, the following
conditions are proposed by Staff.
• Provide a Landscape Plan as required by Sec. 20.5-3.2 of the Municipal Code prior to any land
disturbance activity. Final Plans shall be approved by the City of Fairhope Planning Department
and Horticulture Department.
• Two (2) 12” Live Oaks shall be planted in the N. Bayview St. right-of-way to mitigate the removal
of the two (2) Heritage Magnolia trees.
• Other mitigation may be required for removal of any other protected tree, whether a Heritage
Tree or trees within the City right-of-way, as determined by the City’s Horticulture Department.
Sidewalks:
• A sidewalk exists on Fairhope Ave. Neither a sidewalk, nor a sidewalk easement are provided
along N. Bayview St. The Applicant may agree to install a sidewalk along N. Bayview St., or
Planning Commission may allow an easement in lieu of an installed sidewalk. Note: If neither a
sidewalk, nor an easement are provided, a Waiver is required. A Waiver Request will need to
be advertised.
Garbage
Garbage collection has been reviewed and approved through the Public Works departments.
Access
The Applicant provides a shared driveway on the north side of the proposed buildings, in lieu of a
driveway for each home on Fairhope Ave.
Proposed Buildings
The proposed buildings are essentially zero-lot line units, which require unique considerations regarding
building codes. The dimensions of the condominium lots may need to be adjusted to accommodate.
The Applicant shall meet with Building Official, Erik Cortinas, about fire and building codes prior to
finalizing the condominium plat.
Although single-family is an allowed use within B-3b zoning, there are other uses allowed, either “by
right”, subject to special conditions, or available on appeal within the Fairhope Zoning Ordinance. To
avoid confusion for future land owners, staff would be in favor of a note added to the MOP plat stating
any use permitted by the City of Fairhope Zoning Ordinance is allowed on the either of the four (4)
condominium lots. Planning Commission may want to consider alternatives.
6 SD 23.19 Belle Vie MOP – June 5, 2023
MOP Plat
An MOP Plat is required that includes buildings, lots, setbacks, common areas, a site data table and any
notes required by Planning Commission, Planning Staff, or City Regulations. A final MOP Plat shall be
recorded in Probate.
• The EOR shall have a signature on the Final MOP Plat as required by Article IV, Section D.18.
• The Plat must also have a note that the property is not dedicated to the City of Fairhope and that
the City of Fairhope is not responsible for maintenance of any or all required greenspace,
drainage, or internal drives.
Condominium Plat
A condominium plat is necessary to create portions of a lot that are individually owned, with the
remainder designated as common ownership. Although the Condominium Plat and MOP Plat may be
combined as one document, it is oftentimes easier to record two (2) separate documents when there
are ‘land condominiums’, such as this one. Otherwise, vertical unit boundaries may need to be included
on the condominium plan, which without final building footprints may be difficult to accomplish. The
MOP Plat can illustrate the general boundaries of proposed buildings, which would allow minor
flexibility, while the condominium plat can show exact dimensions of areas intended for individual
ownership.
Re-Plat
An administratively approved re-plat will be required prior to receiving permits for the buildings, as well
as recording of the condominium plat.
Simultaneous Preliminary/Final Approval
Article IV, Section H.5 allows for the following procedural exception:
To support a simultaneous preliminary/final approval, uncertainties should be extremely limited. As
stated above, submittals shall in all aspects meet the minimum requirements of the appropriate
regulations – both preliminary and final. Staff does not feel this application is complete enough for final
approval, and there are too many items to recommend final approval with conditions. A few examples
include:
• A maintenance plan is not included for drainage system.
• Grading and BMP plans are not included.
• Landscape plans are not approved and are not provided by a landscape architect or certified
landscape designer.
• There appear to be protected trees, both Heritage Trees and right-of-way trees, not approved
for removal or missing from plans.
5 . PROCED URE EXCEPTION -For Multiple Occupancy Projects which include four (4)
or fewer units and for wh ich no new str ets or p ubli c infrastructure is req uired ,
application for sir:nu l taneo us preliminary a nd final approval may be made to the Planning
Commi sion. Submittals hall in all other re pect meet the minimum requirements of
these Regulations.
7 SD 23.19 Belle Vie MOP – June 5, 2023
• Will sidewalks be installed, or will an easement be provided? If not, a waiver is necessary. Said
waiver shall be advertised.
Therefore, we cannot recommend final approval of the application as presented. The Applicant may
choose to withhold the application to answer the remaining questions so that preliminary and final
approvals may be given simultaneously.
Alternately, The Planning Commission may also choose to give preliminary approval, but withhold final
approval until a future date. Staff cannot provide an exhaustive list of conditions, but offers the following
as potential conditions of approval. If preliminary approval is given Staff may add requirements as more
information is provided.
1. Provide a proposed Landscape Plan as required by Sec. 20.5-3.2 of the Municipal Code prior to
any land disturbance activity. Plan shall show all Heritage Trees and adjacent right-of-way trees.
Final Plans shall be approved by the City of Fairhope Planning Department and Horticulture
Department.
2. Other mitigation may be required for removal of any other protected trees, whether a Heritage
Tree or trees within the right-of-way, as determined by the City’s Horticulture Department.
3. A Final Landscape plan shall be provided that includes any mitigation that may be required, as
well as new landscaping as required by the Tree Ordinance prior to any construction activity on
the subject property.
4. A preliminary MOP plat shall be submitted that illustrates setbacks, condominium lots, building
footprints, common areas, a site data table, Engineer’s Certificate, as well as any notes to address
comments within this report or included within the Subdivision Regulations.
5. A preliminary Condominium Plat that includes the legal boundaries, easements, common areas,
etc.
a. A 10’x15’ easement shall be included for the Electric Department transformer.
6. The MOP Plat, Condominium Plat, Re-plat and O&M plan shall not be recorded until the project
receives final approval from the Planning Commission.
7. If approved, construction plans shall be provided for any Land Disturbance activity such as, but
not limited to, drainage installations, demolition, and grading.
8. A Tree Removal permit will be required for any removal or pruning of any Heritage Tree.
9. A Tree Removal permit, and a right-of way permit, will be required any removal or pruning of any
tree within the City of Fairhope right-of-way.
10. Roofs are to be guttered and tied to the drainage line. The system will need cleanouts installed.
11. An Operation and Maintenance Plan shall be submitted to provide long-term maintenance of the
drainage system.
12. The Planning Commission has approved the installation of two (2) parking spaces in the N.
Bayview St. right-of-way for credit of one onsite parking space; and either allows credit for two
existing nearby spaces for the other required onsite parking space, or an alternative, such as
bicycle parking is approved.
8 SD 23.19 Belle Vie MOP – June 5, 2023
13. A sidewalk shall be installed on N. Bayview St., an easement for a future sidewalk shall be
provided inside the property line that does not conflict with other requirements, or the Planning
Commission grants a waiver to not provide either at final approval.
14. A waiver is granted so that the Applicant does not have to provide drainage easements. After
consulting with Public Works, Staff would support this waiver. This condition is included to
ensure the Applicant knows to ask for the waiver at time of final approval.
15. Applicant consults with Erik Cortinas, the Building Official, regarding fire codes and building codes
to the extent condominium lots can be finalized.
16. Use cannot be restricted to single-family residential.
17. If approved, a Right-of-way permit will be required for the parking pads and walkways on N.
Bayview St.
18. A land disturbance permit will be required to install the drainage infrastructure. A grading and
BMP plan shall be required prior to an application for permit. Drainage infrastructure shall be
installed prior to final approval.
Recommendation:
Staff recommends Denial for preliminary/final approval of Belle Vie MOP SD 23.19. Planning
Commission may condition preliminary approval with the conditions listed above and/or add any
additional conditions.
of ~Al ·!J. a.r-"-.•.
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TABLE OF CONTENTS
General Information ............................................................................................................................ 1
Existing Drainage Conditions ............................................................................................................ 1
Proposed Drainage Conditions .......................................................................................................... 1
Hydraulic Analysis .............................................................................................................................. 1
Summary of Results ............................................................................................................................ 2
APPENDICES
Appendix A ....................................................................................................................... Drainage Map
Appendix B ......................................................................... Soil Consevation Service -Infiltration Rate
Appendix C .............................................................................................. Pond Pack Inputs and Results
~t Dewberry·
Belle Vie Developed
Area (acre) C-Value
Total Site 0.4 -
Impervious 0 .22 0 .9
Pervious Pavers .01 0.4
Crushed Aggregate .01 0.4
Lawn .16 0.25
The detention basin has a bottom elevation of 84.0 and a top elevation of 86 .67. Below the bottom
of the basin is 4 .0 feet of gravel for storage of the first flush volume. The rnnoff to the detention
basin will result in a 100 -year design high water elevation of 86.53 . The basin will be constrncted
per the detail on the drainage plan to control the release rate dming the 100 year stonn event.
2-YR 5-YR 10-YR 25-YR 50-YR 100-YR
Predeveloped flow 1.49 1.78 2.03 2.37 2 .64 2.92
{cfs}
Post Direct release 0.47 0.47 0.48 0.50 0 .53 0 .56
{cfs}
Pond release (cfs) 0.82 1.18 1.38 1.69 1.92 2.18
Total Post developed 1.29 1.65 1.86 2.19 2.45 2.74
flow (cfs}
The detention basin will recover in 0.78 hours and the calculations are included in Appendix C.
21 Page
~]ii Dewberry·
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SCHNEIDER Historic Preservation, LLC
411 East 6th Street, Anniston, AL 36207 • Phone: (256) 310-6320
Fax: (334) 323-5631 • e-mail: dbschneider@bellsouth.net
www.shphistoric.com
FAIRHOPE BAYFRONT
HISTORIC DISTRICT
LIsted in the National Register
of Historic Places in 1988
2015 Update
KEY:
Contributing
Nonontributing
Surveyed 2015
No Building 2015
District Boundary
FAIRHOPE
DOWNTOWN
H.D.Bayview Ave. SKEY:
Contributing
Nonontributing
Reclassify as contributing
Reclassify as non-contributing
New building replaces former contributing resource
New building replaces former non-contributing resource
District Boundary
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House, Not Named
1906
Two story; three by three bays; drop sided; low hip roof; attached shed roof porch wraps around two sides; tuscan columns and
screened. (Windows replaced with horizontal aluminum sash).
BA-103-33
good
DaphneFairhope
good
David B. Schneider
Baldwin
4/1/2015
14
HISTORIC SITES SURVEY UPDATE FORM
Site Number:
Historic Name:
Actual Address:
Common Name:
No change in description or evaluation.
Date Evaluated:
County:City/Town:Quadrangle:
Evaluated By:
BAYFRONT HISTORIC DISTRICT
Year Built:Alteration Dates:
Current Condition:Integrity:
Inventory Description from Prior Survey or National Register Nomination
Updated Information, This Study
Bayfront 014 A, B, C
Contributing/Noncontributing:
Evaluation Sort:Unchanged
2008 NR C
Evaluation 2105:contributing
contributing
• ' SCHNEIDER Historic Preservation, LLC
• ◄ 11 Ult 6th Strftt, Annlnon AL 36207 • Phont: (256) 310-6320 ~ fix: (33't) 323 -5631 • t--md: dbschntldtr@bel!S041th,11,et
YOUNG STMIDDLE ST
FAIRLAND AVEMERSHONSTCity of FairhopePlanning Commission
June 5, 2023
¯
FAIRLAND AVE
MIDDLE ST
MERSHONSTSD 23.20 - Johnson Subdivision
Legend
Roads
Parcels
Corporate LimitsZoning Classification
B-1 - Local Shopping District
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
Planning Jurisdiction
^
Project Name:
Fairhope Colored SubdivisionSite Data:
0.62 acresProject Type:
Preliminary & Final Plat ApprovalJurisdiction:
Fairhope Planning JurisdictionZoning District:
R-2PPIN Number:
46343General Location:
In between Middle Street & Fairland
Avenue, East of Mershon StreetSurveyor of Record:
Austin Engineering Company IncEngineer of Record:
Austin Engineering Company IncOwner / Developer:
Ronald E. JohnsonSchool District:
Fairhope Elementary School
Fairhope Middle and High Schools Recommendation:
Prepared by:
µ
µ
Approved with Conditions
Michelle Melton
1 SD 23.20 Johnson Minor Subdivision - June 5, 2023
Summary of Request:
The owner is Ronald E. Johnson. Millard Austin of Austin Engineering Company is the authorized agent for
the project. This application is for the Johnson Subdivision, a 2-lot minor subdivision approximately 0.62
acres and is located between Middle Street and Fairland Avenue, east of Mershon Street.
The subject property is zoned R-2 - Medium Density Single-Family Residential District. The lot is vacant and
was originally platted in 1942 (Lot 13 below). (Slide 88-A).
General Comments:
A fire hydrant is located at Middle and Mershon Streets. Both lots meet the minimum lot requirements.
Table 3-2: Dimension Table - Lots and Principle Structure
Dimension
District or
use
Min. Lot Area/
Allowed Units Per
Acre (UPA)
Min.
Lot Width
Setbacks Max. total lot
coverage by all
structures
Max.
height Front Rear Side Street
side
R/A 3 acres/ - 198’ 75’ 75’ 25’ 50’ none 30’
R-1 15,000 s.f./ - 100’ 40’ 35’ 10’ b 20’ 40% 30’ a
R-1a 40,000 s.f./ - 120’ 30’ 30’ 10’ b 20’ 25% 35’
R-1b 30,000 s.f./ - 100’ 30’ 30’ 10’ b 20’ 25% 35’
R-1c 20,000 s.f./ - 80’ 30’ 30’ 10’ b 20’ 25% 35’
R-2 10,500 s.f./ - 75’ 35’ 35’ 10’ b 20’ 37% 30’ a
Lots shall be labeled 13-A and 13-B.
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2 SD 23.20 Johnson Minor Subdivision - June 5, 2023
There shall be a note on the Final Plat regarding using the current applicable setbacks that are in effect at the
time an applicant requests a land disturbance and/or building permit.
The Final Plat shall provide the FFE’s for each lot.
Final Plat must be recorded within 120 days of approval.
The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been
reviewed accordingly. The proposed subdivision does not include the building of any additional infrastructure
or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major
subdivision is not applicable. The proposed subdivision did not trigger a traffic study.
Drainage Comments:
The existing flow patterns are not being changed.
Utility Comments:
Water, sewer, gas, and electricity are provided by the City of Fairhope.
Pursuant to Article V, Section E “Lot Standards” (5)(a) “Utility Access and Easements,” a 15’ wide easement
is required along the side and rear lot lines for drainage and utilities.
5. Utility Access and Easements -
a. Except where lanes are provided at the rear of lots, easements not less than
fifteen feet in width along side and rear lot lines as required for drainage and
utilities. On interior lots, the easement may be designed to lie equally on
adjacent lots. On perimeter lots, no part of the required easement shall lie
outside the platted lands. Easement placement and widths shall be approved
by the Planning Commission. No half easements will be approved unless
adjacent property owners dedicate the other half of the easement at time of
approval.
Connectivity:
Fairhope’s Subdivision Regulations Article VI, Section D, requires the provision of sidewalks along all streets
in the Planning Jurisdiction of Fairhope. Sidewalks do not currently exist in the immediate vicinity of the
subject property as there are no existing sidewalks on Fairland, Middle, nor Merson. The closest existing
sidewalk is on Young Street approximately 360’ away.
The Planning Commission may waive installation of sidewalks in favor of a pedestrian access easement. If so
approved, Applicant shall provide a 10’ sidewalk easement on Middle Street and Fairland Avenue.
Recommendation:
Staff recommends conditional APPROVAL of SD 23.20 Johnson Minor Subdivision with the following
conditions:
1. Add note on Final Plat regarding using the then current setbacks at the time an applicant applies
for a land disturbance and/or building permit.
2. Final Plat shall have a 10’ sidewalk/pedestrian easement along Middle Street and Fairland
Avenue.
3 SD 23.20 Johnson Minor Subdivision - June 5, 2023
3. Final Plat shall have the required 15’ utility drainage easement on the rear and sides of the lot.
4. Add the FFE note to Final Plat as stated in report above.
5. Lots on the Plat shall be labeled 13-A and 13-B.
6. Engineer/Owner shall provide an Agent Authorization Letter.
B AA MALA
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SUBDIVISION OF LOT 13
FAIRHOPE COLORED SUBDIVISION
TOPOGRAPHIC & AERIAL OVERLAY
FAIRHOPE, ALABAMA
REVISED:
DESIGNED BY: MRA
DRAWN BY: SPS
CHECKED BY: MRA
SCALE: 1'' =20'
DATE: APRIL 2023
DRAWING NO.:
SHEET 1
f-
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VICINITY MAP
N.T.S.
GRAPHIC SCALE
30 0 15 30 60 120
~------I I I I
( IN FEET )
1 inch = 30 ft.
7778-8 McKINLEY
(251)
E. MOBILE, AL 36608
633-0997
FOX RUNTROYERBOOTHE RDMORPHY AVE BISHOP RDCity of FairhopePlanning Commission
June 5, 2023
¯TROYER BOOTHE RDMORPHY AVE BISHOP RDSD 23.21 - Morphy Place
Legend
Roads
Parcels
Corporate LimitsZoning Classification
B-4 - Business and Professional District
PUD - Planned Unit Development
R-2 - Medium Density Single-Family
R-3 - High Density Single-Family
R-3PGH - Patio/Garden Single-Family
R-4 - Low Density Multi-Family
R-5 - High Density Dwelling Residential
R-A - Residential/Agriculture District
Planning Jurisdiction
^
Project Name:
Morphy PlaceSite Data:
0.75 acresProject Type:
3-Lot Minor SubdivisionJurisdiction:
Fairhope Planning JurisdictionZoning District:
R-3PPIN Number:
243093General Location:
Northwest corner of the intersection of
Morphy Ave & Bishop RdSurveyor of Record:
S.E. CivilEngineer of Record:
S.E. CivilOwner / Developer:
FST & Drexel E. BootheSchool District:
Fairhope Elementary School
Fairhope Middle and High Schools Recommendation:
Prepared by:
µ
µ
Approved with Conditions
Michelle Melton
1 SD 23.21 Morphy Place Minor Subdivision - June 5, 2023
Summary of Request:
The owner is FST Drexel E. Boothe. Aaron Collins of S.E. Civil is the authorized agent for the project. This
application is for the Morphy Place Subdivision, a 3-lot minor subdivision approximately 0.76 acres and is
located on the northwest corner of Morphy Avenue and Bishop Road.
The subject property is zoned R-3 – High Density Single-Family Residential District. The lot is vacant.
General Comments:
“Morphy Place” already exists in Baldwin County Probate records; thus, a new name is required.
Applicant replace “Planning Director” signature block with that of the Planning Commission block on the
Final Plat.
A fire hydrant is located on Morphy Avenue across from Lot 3. All three (3) lots meet the minimum lot
requirements.
Table 3-2: Dimension Table - Lots and Principle Structure
Dimension
District or
use
Min. Lot Area/
Allowed Units Per
Acre (UPA)
Min.
Lot Width
Setbacks Max. total lot
coverage by all
structures
Max.
height Front Rear Side Street
side
R/A 3 acres/ - 198’ 75’ 75’ 25’ 50’ none 30’
R-1 15,000 s.f./ - 100’ 40’ 35’ 10’ b 20’ 40% 30’ a
R-1a 40,000 s.f./ - 120’ 30’ 30’ 10’ b 20’ 25% 35’
R-1b 30,000 s.f./ - 100’ 30’ 30’ 10’ b 20’ 25% 35’
R-1c 20,000 s.f./ - 80’ 30’ 30’ 10’ b 20’ 25% 35’
R-2 10,500 s.f./ - 75’ 35’ 35’ 10’ b 20’ 37% 30’ a
R-3 7,800 s.f./ - 65’ 30’ 35’ 8’ b 20’ 35% 30’
For safety and traffic control reasons the Applicant is required and has agreed to install the driveway on the
upper 1/3 of Lot 3 (corner lot) off of Bishop Road. A note reflecting access restrictions to Lot-3 shall be
added to the Final Plat.
SITE DA TA
CURR ENT ZONING: R-3
LI N. FT. STR EE TS: EX IST.
NUMB ER OF LOTS: 3
M INIMUM LOT : 7,800 S.F.
SMALL EST LOT : 0.22 AC (9 ,740 S .F.)
LARGEST LOT : 0.3 1 AC (13 ,316 S .F.)
COMMON AR EAS : NON E
TOTAL AR EA: 0.75 AC
REQUIRED SETBACKS:
FRON T: 30 FEE T
REAR: 35 FEE T
SID E: 8 FEET
SID E STREE T: 20 FEET
WA TER SERV ICE:
SEW ER SERVIC E:
Pl D: 05-46-05-16-0-000-028 .8 14
PIN : 243093
ELECTRIC SERVICE:
FAIRHOP E
FAIRHOP E
FAIRHOP E
FAIRHOP E
AT&T
OWN E R
FA IRHO PE SING LE TAX CORP.
336 FAIR HOPE AVE.
FAI RHO PE AL 36532
I
GAS SERV ICE:
TE LEPH ON E SERVIC E:
LE SS EE /DEV ELO PER
DR EX EL E . BOOTHE
12216 MANDREL L LN.
FAIRHOPE , AL 36532
I I I I I I
2 SD 23.21 Morphy Place Minor Subdivision - June 5, 2023
Finished Floor Elevations (“FFEs”) need to be noted on the Final Plat for each lot.
Final Plat must be recorded within 120 days of approval.
The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been
reviewed accordingly. The proposed subdivision does not include the building of any additional infrastructure
or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major
subdivision is not applicable. The proposed subdivision did not trigger a traffic study.
Drainage Comments:
The existing flow patterns are not being changed.
Utility Comments:
Water, sewer, gas, and electricity are provided by the City of Fairhope. An additional transformer is necessary
and will most likely be placed on a utility pole in the ROW at the intersection of Bishop Road and Morphy
Avenue within Lot 3. No poles or guy wires will be removed for driveways per letter from Applicant dated May
11, 2023.
The Final Plat shall note the required 15’ utility/drainage easements on the rear and sides of each lot.
Pursuant to Article V, Section E “Lot Standards” (5)(a) “Utility Access and Easements,” a 15’ wide easement
is required along the side and rear lot lines for drainage and utilities.
5. Utility Access and Easements -
a. Except where lanes are provided at the rear of lots, easements not less than
fifteen feet in width along side and rear lot lines as required for drainage and
utilities. On interior lots, the easement may be designed to lie equally on
adjacent lots. On perimeter lots, no part of the required easement shall lie
outside the platted lands. Easement placement and widths shall be approved
by the Planning Commission. No half easements will be approved unless
adjacent property owners dedicate the other half of the easement at time of
approval.
3 SD 23.21 Morphy Place Minor Subdivision - June 5, 2023
Google Earth Street View northwest corner of Boothe Road (aka Fishery Road) and Morphy Avenue. Last
visited on May 25, 2023.
Connectivity:
Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in
the Planning Jurisdiction of Fairhope. There is an existing sidewalk along Bishop Road. Applicant is aware and
has acknowledged in written correspondence that a sidewalk will need to be installed on Morphy Avenue
and the plat also has a 10’ utility/pedestrian easement in place along Morphy Avenue.
Recommendation:
Staff recommends conditional APPROVAL of SD 23.21 Morphy Place Minor Subdivision with the following
conditions:
1. Change Subdivision name. Alternative name shall be approved by the Fairhope Planning
Department.
2. Add 15’ utility/drainage easements on the Final Plat.
3. Change signature block to Planning Commission on Final Plat.
4. Add FFE’s for each lot on the Final Plat.
5. Add note : Access to Lot-3 shall come from the north 1/3 of the lot adjacent to Bishop Road or
any joint agreement with owners of Lot-2.
6. Install sidewalks along Morphy Ave.
Drexel E. Boothe
12216 Mandrell Ln.
Fairhope, Alabama 36532
To Whom It May Concern:
S E CIVIL, LLC is hereby authorized to act as my agent in representing me
before the City of Fairhope Planning Commission and City Council on all
submittals related to: MORPHY PLACE.
Sincerely,
OWNER: Drexel E. Boothe
1/20/2023
________________________________________________
Signature Date
AT&T Alabama
2155 Old Shell Rd
Mobile, AL 36607
www.att.com
T: 251.471.8361
F: 251.471.0410
w.mitchell@att.com
January 30, 2023
Aaron Collins
S.E. Civil Engineering
RE: Service Availability – Morphy Place Subdivision
Dear Mr. Collins,
This letter is in response to your request for information on the availability of service at the
above location by AT&T.
This letter acknowledges that the above referenced property is located in an area served by
AT&T. Any service arrangements for this location will be subject to later discussions and
agreements between the developer and AT&T. Please be advised that this letter is not a
commitment by AT&T to provide service to this location.
Please contact me at the phone number included in this letter with any questions.
Thank you for contacting AT&T.
Sincerely,
Wade Mitchell
Manager, OSP Planning and Design
AT&T Alabama
2155 Old Shell Rd
Mobile, Alabama 36607
Gulf District/ Mobile Office
~at&t
~ Proud Sponso, ot the Lf.S, Olympic Team
GAYFER RD EXT
KNOLLWOOD AVE
FAIRHOPE AVE STATE HWY 181GIRBY AVE
HALLSMILL AVE
COUNTY RD 48 NORMANDY STIDLEWILDDR
GRELOTSTFALLS CREEK STLOWRY DR
HUCKNALL DR
City of FairhopePlanning Commission
June 5, 2023
¯
FAIRHOPE AVE STATE HWY 181FALLS CREEK STIDLEWILDDR
HALLSMILLAVE
COUNTY RD 48
GAYFER RD EXT
GRELOT STLOWRY DRHUCKNALL DR
SD 23.04 - Klumpp PUD, Preliminary
Legend
Roads
Parcels
Corporate LimitsZoning Classification
B-2 - General Business District
PUD - Planned Unit Development
R-1 - Low Density Single-Family
R-2 - Medium Density Single-Family
R-A - Residential/Agriculture District
Planning Jurisdiction
^
Project Name:
Klumpp PUDSite Data:
75.85 acresProject Type:
15-lot Major SubdivisionJurisdiction:
Fairhope Planning JurisdictionZoning District:
PUDPPIN Number:
236701, 24160, 316793General Location:
West side of Highway 181, between
Gayfer Rd Ext & Fairhope AvenueSurveyor of Record:
Goodwyn Mills CawoodEngineer of Record:
Goodwyn Mills CawoodOwner / Developer:
Gayfer Village Partners, LLCSchool District:
Fairhope Elementary School
Fairhope Middle and High Schools Recommendation:
Prepared by:
µ
µ
Approve with Conditions
Mike Jeffries
Page 5 of 10
APPLICATION FOR SUBDIVISION PLAT APPROVAL
Application Type: Village Subdivision Minor Subdivision Informal (No Fee)
Preliminary Plat Final Plat Multiple Occupancy Project
Attachments: Articles of Incorporation or List all associated investors
Date of Application: ______________________
Property Owner / Leaseholder Information
Name of Property Owner: _______________________Phone Number: ___________
Address of Property Owner: ________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Proposed Subdivision Name: ________________________________________________
No. Acres in Plat: _______________________ No. Lots/Units: ___________________
Parcel No: _______________________________ Current Zoning: ___________________
Authorized Agent Information
Plat must be signed by the property owner before acceptance by the City of Fairhope
Name of Authorized Agent: ______________________Phone Number: ____________
Address: _________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Contact Person: ______________________
Surveyor/Engineer Information
Name of Firm: __________________________________Phone Number: ____________
Address: _________________________________________________
City: ____________________________ State: _____________ Zip: ____________
Contact Person: ______________________
Plat Fee Calculation:
Reference: Ordinance 1269
Signatures:
I certify that I am the property owner/leaseholder of the above described property and hereby
submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an
authorized Single Tax representative shall sign this application.
___________________________________________ ___________________________________________
Property Owner/Leaseholder Printed Name Signature
___________________________________________ ___________________________________________
Date Fairhope Single Tax Corp. (If Applicable)
x
x12/27/22
Gayfer Village Partners 251-421-6250
PO Box 579
Bay Minette AL 36507
Klumpp Parcel a Planned Unit Development
75.85 15
05-46-05-15-0-000-001.001
05-46-05-15-0-000-001.003
PUD
Goodwyn Mills Cawood 251.626.2626
PO Box 1127
Daphne AL 36526
Jeremy Sasser
Goodwyn Mills Cawood 251.626.2626
PO Box 1127
Daphne AL 36526
Jeremy Sasser
Jeremy Sasser
December 21, 2022
□
□
□
□
□
□
□
December 2022
City of Fairhope
RE: Klumpp Property
To whom it may concern :
I, Tom Mitchell, on behalf of Gayfer Village Partners, hereby authorize Goodwyn Mills
Cawood, LLC (GMC) to act as my agent for the above referenced project.
Sincerely,
c?fl);-.-
1 SD 23.04 KLUMPP Subdivision –June 5, 2023
Summary of Request:
The Applicant, Jeremy Sasser with GMC, Inc., on behalf of Gayfer Village Partners, is requesting preliminary
plat approval for a 15-lot subdivision. The property received approval for conditional annexation to Planned
Unit Development (PUD) in November 2019 and was later amended in April 2021. In November 2021,
preliminary plat approval was given. The PUD Ordinance #1708 was amended again creating Ordinance #1764.
The changes made were substantial, requiring a new preliminary plat approval. This subdivision must
substantially conform to the approved site plans. This application is also being reviewed by outside third
parties that are experts in their fields as well as against Fairhope Subdivision Regulations, and all other
applicable ordinances. Jeremy Sasser, P.E., with GMC, is the engineer of record for the project and the
authorized agent.
Ordinance #1764 Site Plan
Comments:
- Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT. Utilities within
Fairhope ROW will require permitting from The City of Fairhope Building Department.
o Water – Water is provided by Fairhope.
Proposed Sidewalk along
Fairhope Ave is placed on
top of existing 14” water
main.
/ J
/
---rrr?R::= -~ -------~-=---J
I y
'"--11 7----~--...,__ ____ ""
EXIS TI NG 14 11 D.I.
WA TE R MA IN
nT ')
2 SD 23.04 KLUMPP Subdivision –June 5, 2023
o Sewer – Sewer is provided by Fairhope. Capacity needs have yet to be finalized but will be reviewed
by the Water and Sewer Superintendent. Connections to Fairhope Sewer will incur aid to
construction costs. Easements will be provided, as necessary. Final plans and aid to construction
costs shall be approved by Fairhope’s Water and Sewer Superintendent.
o Power – Provided by Baldwin EMC.
o Gas – Gas will be supplied by Fairhope. Total gas loads for this project are yet to be determined,
but the applicant is coordinating with COF Utilities. Easements will be provided, as necessary.
o Communications provided by AT&T.
- Traffic:
o A traffic study was completed and warranted eastbound left turn lanes on Fairhope Avenue and
southbound right turn lanes on AL Highway 181. ALDOT has done a preliminary review of this plan
and ROW permits and approval will be required through ALDOT for work along AL Highway 181. A
concurrence letter shall be required from ALDOT prior to approval of final plat.
o The traffic study considered all three units included in the PUD site plan. (15 Commercial lots, 233-
unit multi-family housing, and 50-unit senior adult housing area). Uses for the commercial lots are
based on B-2, General Business District, and further limited within the Traffic Impact Study (TIS).
Future development activities must meet the limits specified within the TIS or provide a revised TIS
that may require additional improvements. Table 4.1 of the TIS is partially included below for
reference.
o Neel-Schaffer provided an executive summary to supplement the original traffic study and states
there are no recommended traffic improvements to Gayfer Road Extension with the exception of
a very high traffic generator on one of the corner properties, such as a gas station.
- Site and Drainage:
o The site is mildly sloped (slopes ranging from 1% to 2%) and drains to the eastern side of the site.
Currently, the storm water travels under AL Highway 181 through existing pipes.
Table 4.1-Trip Generation
Daily AM Peak Hour PM Peak Hour
Land Use Intensit v Trios T otal In Out T otal In Out
M ulti-Family Housing (Low-Ris e) 233 D welling Units I. 721 107 25 82 125 79 46
Se n ior Adu lt Housing -Attached 50 Dwelling Units 176 10 4 6 14 8 6
M e d ical-Dent a l Office Bu ilding 25 l OO0S F GFA 873 65 51 14 87 24 63
High-Tu moY er (Sit-Down) Res t au rant 10 l OO0S F GFA 1,122 99 54 45 98 61 37
Fast-Food Res t aurant w/ Driv e-Throu_gh 9 l OO0SF GFA 4.2 39 362 185 177 194 153 141
Apparel Store 16 l OO0S F GFA 1.062 16 13 3 66 34 32
Convenie nce Market wit h Gasoline 5 l OO0S F GFA 3.121 203 102 101 146
,.
123 123
Va riety Store 9 l OO0S F GFA 573 27 15 11 60 31 29
Intemal Cap1 nre (Red u ction) 88 44 44 154 77 77
To t a l 801 405 396 836 436 400
3 SD 23.04 KLUMPP Subdivision –June 5, 2023
o A master drainage plan for the site includes areas for the proposed commercial lots to tie into and
each individual lot will be required at time of future permitting to have an engineer verify
compliance with the master drainage plan.
o A third-party review by Neel-Schaffer was conducted for the Master Drainage Plan. The letter dated
May 23, 2023, is in the packet; however, the following items need to be addressed by the Applicant
immediately and are conditions to this preliminary approval:
Pipe calculations have been added. The pipe flow capacities of the designed pipes are
necessary in order to confirm that the designed pipes are adequate.
Need citation for the soil information used in the drainage plan and add said citation to the
appendix.
Need viable assumptions used to create the drainage report. Current assumptions are
inefficient. Need the methodology and/or the equation used for calculations. The TR 55
Method included has incorrect flow calculations.
o The current master drainage plan provides for treatment for suspended solids. Future designs may
alter the existing plan, particularly lots 7-9. Staff anticipates future designs will likely require
amendments to the O&M plan. Future development on each lot requires a separate Site Plan
Review. Staff should review drainage during the Site Plan Review. The EOR shall amend the O&M
plan as needed.
o Drainage for Unit 2 and Unit 3 will be reviewed again at the time of future development.
o Drainage work done in ALDOT ROW will require ALDOT permitting and approval. Applicant
allegedly sent revised drainage plan to ALDOT on May 19, 2023, per written correspondence from
Applicant dated May 18, 2023. Letter from Applicant is included in the packet.
o Conflicts exist with the proposed drainage and proposed sidewalks.
- Landscaping:
o At the time of Final Plat, the City Horticulturalist will verify all street trees and landscaping meets
approved plans. The spacing of trees along ROW’s are at 45’ on center per the PUD.
o Landscape plans omitted stabilization near detention areas, which require sod. No landscape is
proposed around the south detention pond.
Sheet C 202 Sheet C 202
Revised Date: 04 .21 .2023 Revised Dat e : 05.19.2023
• SWSl-68
4 SD 23.04 KLUMPP Subdivision –June 5, 2023
- Wetlands:
o The site plan contains existing wetlands and additional constructed wetlands. The initial plan met
the general criteria. The constructed wetlands also act as detention. A section for long-term
maintenance of the constructed wetlands is included in the O&M plan.
o Wetland Resources Environmental Consulting (“Wetland Resources”) is currently reviewing the
revised wetlands and approval shall be made conditional based on this review.
o Final plans will be further reviewed at time of submittal for wetland permit through City of Fairhope
Building Department.
o A detail for the proposed boardwalks needs to be submitted and approved.
- General Comments:
o A temporary sediment pond on proposed lots 7 & 8 will be utilized during construction and will be
removed prior to final plat or after stabilization of the site as directed by the Building Official.
o A mandatory Site Plan review is required for each lot in each unit per the approved PUD Ordinance
#1764. Detailed review for utilities, drainage, and traffic will occur for compliance with the PUD
and requirements of this subdivision.
o Staff requests a new digital submittal package containing the following:
Plan set that includes all required revisions due to changes with grading, utilities, or wetland
plans.
Landscape plans that include all required revisions due to changes with grading or wetland
plans.
Revised O&M Plan correcting inspection and removing duplicate Exhibit D and duplicate
Constructed Wetlands Inspections and Maintenance Checklist.
Revised Drainage plan reflecting any changes required.
Revised preliminary plat.
Any other documents that require revision.
Staff Recommendation of Case SD 23.04 Klumpp Subdivision:
Approval with the Following Conditions:
1. Traffic improvements and/or drainage improvements recommended by the Traffic Study and/or ALDOT
will be installed by the Developer prior to application for Final Plat.
2. Drainage updates per Neel-Schaffer requests shall be provided prior to building permit application.
3. Approval for the constructed wetland/north detention is subject to any recommendations or modifications
that may arise from the third-party review from Wetland Resources.
4. Final placement, capacity, and aid to construction costs for all utilities shall be approved by the respective
superintendent. Aid to construction costs shall be determined prior to application of building permit.
5. All sidewalks and street trees are required to be installed prior to final plat application.
6. Uses in Unit 3 shall be limited to those specified within the TIS. A revised TIS may be required.
7. All existing buildings and structures must be removed before final plat application.
8. The landscape island inside the roundabout shall be shown and labeled “Common Area” on the plat with
a note that clearly states the Owner is responsible for the maintenance.
9. Revise note 6 on the plat to read PUD Ordinance #1764.
10. Provide a sidewalk handicap ramp detail at time of building permit to be reviewed and approved.
Truncated dome shall be wet set.
5 SD 23.04 KLUMPP Subdivision –June 5, 2023
11. Correct the O&M Plan to reflect 5 year inspection schedule prior to recording.
12. The schematic layout of sidewalks has known conflicts and shall be resolved prior to submittal for building
permit. The EOR shall monitor construction ensure additional sidewalk conflicts do not arise or are
remedied in a way that still complies with ADA. Any changes shall be designed by the EOR and submitted
for approval by the City of Fairhope.
13. Revise site plan to show where boardwalks will be in place instead of sidewalks and include a detail for the
proposed boardwalks to be reviewed and approved by the City of Fairhope.
14. Revise landscape plan to include landscaping and sod near detention pond.
15. Add a map of the north and south drainage basins to the Drainage Narrative.
16. New digital submittal package containing the items referenced under “General Comments”.
OPERATION & MAINTENANCE PLAN
AND AGREEMENT
GMC:
KLUMPP PROPERTY
FAIRHOPE, ALABAMA
MAY2023
KLUMPP PARCEL
F Al RHO PE, ALABAMA
INDEX
I. CONTACT INFORMATION
II. VICINITY MAP
III. STORMWATER FACILITY MAINTENANCE AGREEMENT
a. EXHIBIT A-APPROVED PUD PLAN & LEGAL DESCRIPTION
b. EXHIBIT 8-PLAT
C. EXHIBIT C -MAINTENANCE AGREEMENT
d. EXHIBIT D-MAINTENANCE CHECKLISTS
IV. CONSTRUCTED WETLANDS
a. INTRODUCTION
b. GENERAL BMP
C. OPERATION AND MAINTENANCE PLAN
d. EXHIBIT E-EROSION CONTROL PLAN
e. EXHIBIT F -CONSTRUCTED WETLAND & MAINTENANCE CHECKLIST
APPENDIX "A" -BEST MANAGEMENT PRACTICES PLAN
APPENDIX "8" -INSPECTION AND MAINTENANCE CHECKLIST FORMS
APPENDIX "C" -CONSTRUCTED WETLANDS
GMC:
EXHIBIT A
PUD PLAN
AND
LEGAL DESCRIPTION
EXH\B\T B
PLAT
EXHIBITC
MAINTENANCE AGREEMENT
This Instrument Prepared By :
Goodwyn Mills Cawood
Post Office Box 1127
Daphne. AL 36526
City of Fairhope, Alabama
Storm Water Facility Maintenance Agreement
THIS STORM WATER FACILITY MAINTENANCE AGREEMENT (this
"Agreement") is made, executed and entered into this __________ _
____ _, by Gayfer Village Partners, 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 (hereinafter 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" or "Plat");
WHEREAS, Landowner is in the process and constructing and developing a
planned unit development project on the Property to be known as Klumpp Parcel
PUD (the "Subdivision");
WHEREAS, Landowner has applied with the City for Single Family Residential
approval, a copy of which is attached hereto as Exhibit "B" (the "Site Plan" or
"General Layout");
WHEREAS, as a condition to the approval of the Project, the City requires the
construction and improvement of certain storm water management facilities as
Page 1 of 7
shown and referenced on the Plat and/or otherwise approved by the City in writing
(the "Facilities");
WHEREAS, as a further condition to the approval of the Project, the City
requires that the Facilities be constructed and adequately maintained by
Landowner, its successors and assigns.
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 and the City, intending to be legally bound,
hereby covenant and agree as follows :
1. Landowner shall construct and improve the Facilities strictly in
accordance with the plans and specifications therefore (a) set forth on the Site Plan
and/or (b) otherwise approved by the City in writing. Landowner acknowledges and
agrees that the completion of construction of the Facilities is a condition to the City's
final approval of the Project; provided, however, that in the event the City allows
Landowner to provide a bond or other guarantee of completion of the Facilities, the
Facilities shall be completed at least thirty (30) days prior to the expiration of said
bond or other guarantee.
2. Landowner shall maintain the Facilities in such condition that the
Facilities properly operate, function and perform (as designed by a professional
engineer) for their intended purpose(s), which maintenance shall include, at a
minimum, all maintenance required by all laws and ordinances of the City, the
maintenance plan attached hereto as Exhibit "C", all items set forth on the
Maintenance Checklist (hereinafter defined), and such other maintenance as is
customary in Baldwin County, Alabama with . respect to substantially similar
stormwater management facilities. As used herein, the term "Facilities" shall
include, without limitation, all pipes, channels or other conveyances built to convey
storm water to the Facilities, as well as all storm water structures, improvements,
and vegetation provided to control the quantity and quality of storm water that
discharges from the Property . In connection with Landowner's maintenance of the
Page 2 of 7
Facilities, Landowner shall follow and comply with the Storm Water Structural
Control Maintenance Checklists attached hereto within Exhibit "D " and
incorporated herein by reference ("Maintenance Checklist").
3. Landowner shall inspect the Facilities and submit an inspection report
for the first three years after approval and then every five years thereafter. Said
inspections shall be conducted at the sole expense of Landowner by a professional
engineer registered in the State of Alabama and reasonably acceptable to the City
and which inspection report shall be certified by said engineer to the City, which
form of certification shall be reasonably acceptable to the City. The first inspection
report is due by December 31 st of the third year after completion of construction of
the Facilities and subsequent inspection reports are due by December 3pt of every
successive third year thereafter. Each inspection report shall detail the then-current
state of effectiveness of the Facilities and shall note any deficiencies in the Facilities
and/or any portion or component thereof. The purpose of the inspection reports is
to assure safe and proper operation and functioning of the Facilities.
4 . Landowner hereby grants an irrevocable license to the City and its
authorized agents and employees to enter upon the Property and to inspect the
Facilities whenever the City deems necessary. The City shall provide Landowner
copies of any inspection findings of the City. In the event the City finds any
deficiencies in the Facilities, whether as a result of the inspection reports required
under Paragraph 3 hereof or as a result of a City inspection conducted in accordance
with this Paragraph , the City shall have the right, but not the obligation, to issue a
written notice to Landowner of any such deficiencies. In the event the City issues
any such deficiency notice, Landowner shall cure any such deficiencies within the
time set forth for such deficiencies required by applicable law (whether federal ,
state, local or otherwise) and in any event within thirty (30) days of its receipt of
such notice.
5. In the event Landowner fails to maintain the Facilities in good working
condition acceptable to the City and in accordance with the terms and conditions
hereof, the City shall have the right, but not the obligation, to enter upon the
Page 3 of 7
Property and take whatever steps are necessary to correct and bring the Facilities
into good working condition and to charge the costs of such repairs to Landowner;
provided, however, that in no event shall the foregoing be construed as to allow the
City to erect any structure of permanent nature on the Property outside of the
easement or other areas for the Facilities as shown on the Plat. It is expressly
understood and agreed that the City is under no obligation to maintain or repair the
Facilities and in no event shall this Agreement be construed to impose any such
obligation on the City.
6. In the event the City pursuant to this Agreement, performs work of any
nature, or expends any funds in performance of said work for labor, use of
equipment, supplies, materials, and the like, Landowner shall reimburse the City for
all such costs and expenses within thirty (30) days of Landowner's receipt of the
City's written demand therefore. Any sums not reimbursed to the City within said
thirty (30) day period shall accrue interest at the rate of twelve percent (12%) per
annum.
7. In the event of the employment of an attorney for the collection of any
amount due hereunder or for the institution of any valid suit for the enforcement of
any of the terms and conditions hereof, or on account of or for any other reason in
connection herewith, Landowner covenants and agrees to pay and reimburse the
City for its reasonable attorney's fees incurred in connection therewith .
8. This Agreement imposes no liability of any kind whatsoever on the City
and Landowner covenants and agrees to defend, indemnify and hold the City
harmless from and against any and all liability, loss, cost, damage and expense
(including reasonable attorney's fees) in the event the Facilities fail to operate
properly, whether as a result of improper design, maintenance or otherwise.
9. This Agreement shall be recorded in the records of the Probate Court
of Baldwin County, Alabama and shall constitute a covenant running with the land,
and shall be binding on Landowner and its successors and assigns with regard to
any interest in the Property.
Page 4 of 7
10. Landowner represents and warrants to the City that Landowner is the
sole and absolute owner of the Property and is properly authorized to enter into this
Agreement.
11. This Agreement shall be construed in accordance with the laws of the
State of Alabama.
12. This Agreement may be executed in multiple counterparts by original
or facsimile signatures, and each such counterpart shall be considered an original,
but all of which together shall constitute one and the same agreement.
13. In the event of a default by Landowner hereunder, the City shall be
entitled to all rights and remedies provided under applicable state law, including
the right of specific performance .
14. This Agreement shall be binding upon and inure to the benefit of the
parties hereto and their respective successors and assigns.
15. This Agreement shall not be construed more strictly against one party
than against the other merely by virtue of the fact that it may have been prepared
by counsel for one of the parties, it being recognized that all parties have
contributed substantially and materially to the preparation of this Agreement.
16. Each notice, request, and communication required under this
Agreement shall be in writing. It will be deemed to have been received: (i) on
personal delivery; (ii) on the second business day after its deposit for overnight
delivery with a recognized overnight delivery service; (iii) if by facsimile, on receipt
of electronic confirmation of its receipt (but only if the facsimile is followed by
delivery by United States mail); or (iv) if mailed, on actual receipt (but only if sent
by registered or certified mail, with return receipt requested, addressed to the other
party's address below):
If to the City: City of Fairhope, Alabama
Attn: Planning Director
555 South Section Street
Fairhope, Alabama 36532
Page 5 of 7
If to Landowner: Gayfer Village Partners
PO Box 579
Bay Minette, Alabama 36507
Any party hereto may change its address for notice hereunder by giving notice to
the other party in accordance with the foregoing. Any such change in address shall
be effective ten (10) days following receipt of such notice by the receiving party.
17. Time is of the essence with respect to each obligation of the parties
hereto under this Agreement.
18. The foregoing constitutes the entire agreement between the parties
with respect to the subject matter hereof and may not be modified or amended
except in a writing signed by all of the parties hereto. To the extent that this
Agreement differs in any manner whatsoever from prior written or oral agreements
regarding the subject matter hereof, or from any documents which are attached
hereto, the terms and conditions of this Agreement shall control.
Page 6 of 7
IN WITNESS WHEREOF, Landowner has caused this Agreement to be
executed by and through its duly authorized representatives effective as of the date
first set forth above.
ST A TE OF ALABAMA)
COUNTY OF BALDWIN)
Gayfer Village Partners, LLC
By: _______________ _
Name: ------------------
As Its: ---------------
I, the undersigned Notary Public in and for said County in said State, hereby
certify that ___________ , whose name as __________ _
___ for Gayfer Village Partners, LLC, is signed to the foregoing instrument and
who is known to me, acknowledged before me on this day that, being informed of
the contents of the instrument, he, as such manager and with full authority,
executed the same voluntarily on the day the same bears date for and as the act of
said manager.
Given under my hand and official notarial seal this __ day of ___ _
{SEAL}
NOTARY PUBLIC
My Commission Expires: _______ _
Exhibit List:
Exhibit A -Description of the Property (Plat)
Exhibit B -Copy of the Site Plan (General Layout)
Exhibit C -Copy of Maintenance Plan
Page 7 of 7
EXHIBIT A
DESCRIPTION OF THE PROPERTY
(PLAT)
-
-
-
-
0,
-
-
0
I
10 • T1•Par0!'1Numbl't' Owner N1rne
l OS-46-02-10.0.ooo-04L 504 ffi GUlF STORAGE GROUP FAIRHOPE l LC
OS-46-02 -10-0-000.0tl.505 f'5T NflU. WIWAM 5
OS.-.6-02-10-0-0CI0-04l .S 14 FS1 6\'IU>, SWAIN T
(15..16-01·10-0-000-041.583 f516YR0, V CJ.AU
OS-46-02,10.0-000-04 L S84 FSTNEIU. BRENDA G
05--46--02-IO-O-OOO-OS&.001 TROUTNER. THOMAS J
05--46-02·10-0-000-0S6,001 TROUTNER. TttOM.A5 J
OS--46-0S-JS.0.000.001.000 GAYFEJI YIU.AGE PAFITNERS L l C
OS-46-0S-15-0-00D.()OJ .001 GA'tfEAV!u.AGEPA.RTNERSL(C
10 OS-46-0S-lS-O•QOD.001.003 G.AVf(;f\ VILLAGE PARTNERS LLC
11 Os-46-0S-15-0-000-002.060 FREED, P,11,TAICI( MET.Al FREED, GENA 8
12 ~S-OS-.lS-O.QOO.-OOZ.061 CONNELL. FA.4.Nt: M ElAI. CONNEU.. ELVH\A G
13 M-46-05-lS-O./JOO-OOZ.062 SERDA, MICHAEL R ETUX RE6ECCA L
14 0>46-05-15--0-000-0'J2.06l PACE,JOE 8 JR ETAL PACE 0£1RDR[ A
lS OS-46-0S.15--0-000-002.064 ARO, GU:N R
16 ~6-0HS.0-000-002,065 ESl(RJOGE, JOHN H 5Jt fTAl ESKRJOGE , AU CE
l7 OS-46-0S-1~1.066 CAOOM, ICE1TON El AL CROOM, RACHEL
18 C>S-4&-<K-1.S.0-000-002.067 GAMMON, JOSHUA NICHOlAS ETVX EUZAUETH A
19 05-46.QS..15--0-000-002.068 YOlCL. WALTER O ETAI. YOKEL. AMES f
20 05-46-05-lH-000,-002.069 AMES,JOlN/K/A WYUY,JO LORRAINE
2l 05-46-0S-lS-0-000-002.070 CMVIS, JASON £TAL r».1115, JANE A/KIA !ANE
22 05-4fi.OS.1S.(MJ00-00.2 .071 JON£S, ER IC MATTHEW
" OS-IIIG-OS-15,0.DDD-002 .0n TVCJ<fR. !WIEN LANITTE
" OS-46-0S-lS.().000-002.073 WAil.AC E", CELIA .A£1Al WALI.ACf, GERALD l
25 OS,,,i16-0S-1~002.073 WALJ.ACE, CELIA HARMON ITAl WAUACE, GERA
" OS--1116-0!.-1S-0-000-003.S16 FST POUNCEY, ARTHUlil
21 OS-46-0S-15--0-000-001.551 FST TWIN OAKS COM PANY INC ,. OS,.46-0S-ls-G-000-003.588 FST TWIN OAKS COMPAN'I' INC
29 ~li-O-OOO.Q03.S89 FST TORRES, JORGE M ET Al TORfl ES, TANJA
JO ~6-0S--lS-0,000.003,606 FST DAVIS, TOM ETAL DAVIS, l.£SUE
Jl OS-46-M-lS-D-CIOO-OOJ .607 FST MCPf-lEAllSON, JOHN LEWl5 Jft ETAL T!NSL
" 05-4~1S..0.000.00Ui07 FST 005111RY, R06EIIT NOEL
" OS-46-05,-lS.o--000-003.608 FST LY&ORG, INGRJD
" 05-46-05-15-0-000-001609 fS, OWENS, DA\1100 [TUX MARILYN F
3S OS ... 6-0S.lS.Q.000-00).64) F'ST 10l£WlLO PROPERTY OWNER5ASSOCIATt0N
36 DS-46-0S-~3,792 f51 10l£WH,O PMO,ERTY OWNER'S MSOCIATIO
" 05-4&-0S-J5-0-000.00l.793 FST MCCOY, JAMIE ET Al MCCO'!', JANELl
38 05--46--0S.15-0-000-003.791 f'ST HOUOWA'!', MARKS
" OS-45--0S--15-0-000-003.794 FST CONAN T, TRENT ETUXAUBREY ., 05-46-05-lS-0-000-003,794 FST CONANT, TRENT ETUJI AUSREV
41 DS-4~14-0-C()().001.501 F51 OIVE5't,11,R l LC, CJO i08 COIL ., 0§-46-06-l lll ,O,-OOO-OOl.!":.42 fST HOt.M ES. TONY ET.AL RENFROE PECAN PROP
" 05-46-06-14-0-000-001.567 f5T CUNNINGHAM, H IGHG .. 05--4~14-D-000-00 1.5611 FST HARMS£, LARRY ETAL HARMS[, OElBRA C ., 05-46-06-14-0-000-001.620 FST 8VRN£, SHARON .. OS-46-06-l.4-0-000-001 ,639 FSl IUUMPP l'AM!LV UMITEO PARTNERSHIP ., DS--46-06-14-0-000,001 ,642 FST ALOI INC (Al.ASAMA) C/0 RYAN TAX COMPLIANCE SER .. 05-4'-0f>.14-0-000-001.642 FSl PA CE ICE'tSUt ll C .. QS..,lf,-06.14-0-0DO-OOl..713 FSl OOWSEV INVESTMENTS TWO l LC
50 QS.46-06-14-0-000-00 1.7n FST DOWSEY INVtSlMENlS TWO L LC
SJ OS...6-0&-l◄-0-000-001,790 FSlPITMANBROSLLC
SI OS-4 6-0,;,.14-0,CIO().OOl ?Cit F$T PITMAN RA O!, LI. C
KLUMPP PARCEL
A PLANNED UNIT
DEVELOPMENT
PRELIMINARY PLAT
sheet 2 01 2
I () I
Add,~~ City i ,ne 'Zi p
122 LOWER WOOO\IIUf ftD NATCHEZ '" "120
9893 GA VfER RD 00 FAIRHOPE Al 36532
981S GAYfEA I..V£. 00 FAIRHOPE Al 36512
9875 G.AVFEH RD EKf FAIRHOPE Al 36532
S893 GAYfER RO EXT F.AJRHO!lf: Al 16512
18688 ST H'NV IBO GULF SHOR[S Al 36542
Ul&88 ST HWY 180 GUI.F 5ttOR(S Ai 16541
PO BOX 130 DAPHNE Al 36526
PO~ 130 0 4P~PII E Al 1&!.2G
P060X lJO OAP!'iNf Al l6526
2061.S LOWRY Dft FAIRHOPE Ai 36532
20605 lOWERY Ofl FAIRHOPE Al 36Sl2
20$5 L.OWEAYOII FA,RHOPE Al 165.U
20585 lOWERY Oft FA IAttQPE Al 36512
20575 LOWR'!' OR FAIRHOPE Al ]6512
20565 LOW£R.Y OR FAIRHOPE AL 36532
20555 LOWR Y OR FAIRHOPE AL ]6532
20S45 lDWRY DR FAIRHOPE Al 36Sl2
20S3S LOWERY Of!. FAIRHOPE Al l653Z
20S25 LOWERY Oft FAIRHOPE Al 36532
20515 LOWHIY OR FAIRHOPE Al 36532
20SOS LOWERV OR f'AtRHOf>t Al 36532
U4 SOUTH OR FAlRHClff Al 36512
1000 A. CODY RO S MOBllE Al 36695
U)OO A CODY RO 5 MOSIU Al 36695
9fi2lFAtRtt0PEAVE FA!RHOff Al 36532
PDBQAlU5 F.AJRHDff. Al 36531
PD &OJU3S F.AJAHOfE Al 36533
POBOX2l"8 FAIRHOPf Al 36511
ZlS RQY,u lH MIRttOf'E Al lEiSU
213 ROYALLN FAIRHOPE Al 3EiSl2
21lllO'l'A.lLANE FAtRHOf>E. Al 36512
211 ROYALLN FAIRHOPE Al 36Sl2
209ROYALI.N FAI RHOPE Al 1&532
18411 KEVIN 60DNE DRIVE fAIRHOPf. Al 36532
POBOX18l FAIRHOPE Al 36512
2l9ROYAL LN FAI RHOPE Al 365]]
2l9ROVAlLN FAIRHOPE Al l 6S32
22l ROYAl LN FAIRfiOP£ Al ]6532
221R0VALLN Fo\lRHOPE Al l6532
l &OS RIDGE C1 MOBn.E AL , ....
16275 W.AMIILESVll.U RO ANDALU SIA Al ]6420
10800 GRANT ROAD FAIRHOPE Al ]6532
206805TtfNY 111 FAIRHOPE Al 3&532
USKURlANE ST FAIRHOPE Al 36532
18201 BfRNIE.S WA'f FAIR HOPf Al 36512
PO BOX 460049 DEPT SOl HOUSTON TX 77056
324 SOU1l+ UNIVERSITY BLVD MOBILE Al 16609
209225Tl-fPNYl81 FAI R.HOP£ Al 3653l
20922.5THWV181 l'AIRHOPE Al 16S32
PO BOXS3011111 MOUNTAIN 6MOOIC Al 352S~
P 080lt -.JOAAI MOUNT,11,IN 8Ft0 0IC At lS7Sl
0 I
CERVfJCATION Of OWNERSH IP AND DED/CAVON ·
STAIE OF ~
COUNTY OF BA.I..DWIN
I
TH IS IS TO CERTIFY Tl-tAT I (wt), THE UNO[RSIGN (O, AM (ARE) THE OWNER {S) OF" THE LANO
SHOWN AN D D£SCRIB£0 HERf'.ON , ANO 1HAT I (WE) HA'vE CAUSED THE SAME TO BE SURvEYED
ANO SU60MOEO 1'S INDICATED HEREON, FOR THE USES ANO PIJRPOS£S HERON StT FORTH AND
DO HEREBY ACl<NOWL..EOG[ ANO AOOPT THE SAME UNDER THE: DESIGN AND TTTLE HEREON
INDIC-.TE:0; AND GRANT All EASEME NTS AND DED ICATE. All STREETS. ALlLYS, WAI.KS. PARl(S ,t,t,1D
OTHER OPEN SP,t,CES TO PUBLIC OR PRfVATE USE AS NOTED, TOGETHER WITH SUCH
RESTRICTIO~S AND CONVENTS NOTED BELOW OR ATTACHED IN A S(PARAT[ LEGAL DOCUMENT
DATED rHIS ___ ~n~•·v o, ___________ 20
GAY\1£R VILLAG( P1'RTNEFi'S, LLC.
P.O aox 579
8A'f ~INE'TT[. AL "JM07
ACKNO"LElJGEM&MT Of NOTARY PUBLI C·
~J~oroF-_-_-_-_-_ -_ -_ -_-_-_-_
~"'•"rr"".-H=,.=,=.,---cccr=•r=,,:c--::,TH-.-,-,,..,=s"'c~w.:E;,r~t{;~~LI_C_,._,.,_ •• _,_°"_SN_□_cov_,TY_rN SAID
SUBSCR1BEO TO THE crRTiflCATION Of OWNERSHIP ANO OEOlCATION , APPEARED BEFOR( ~E THIS
OA,'f 1N P[RSON ,t.NO ACKNOWLEDGE Jl,iAT HE (Tl-lEY) SIGNED, SCALED /\NO OELIVERED BEFORE
ME THIS OA'T IN PERSON AND .4CKNOWLEDCE ftl.llT 11.E' (THEY) SIGNED. SE.'U:O ii.NO OEUV£RED
SND INSTRUMENT AT HIS (THEIR) FREE .AJ'W VOLIJNTAAY ,&,CT FOR THE USES A,NO PURPOSES
THEREIN SET FORTH .
G4VEN UND ER MY I-IANO ANO NOTARIAL SEAL THIS __ DA.Y OF _______ 20
NOTARY PUBLIC
CERTJ fICATE Of APPROYAL Of THE CITY Of FAIRHO PE Pl.A NN/NC CO MMISSION
~~ :~:Nt~~t,6:-Ml.~SS,~ON~----SALOWII-, COUNTY, Al..ABAMA, is HEREB'!' APPf!'OvEO er FAIRI-IOPE
TH IS TH E ~-DAY Of ______ 20
AUlliORIZED SIGNA TUR(
CERVf/CAVON Of ENCINEER
'STATE or AlABAM,l
COVNTY Of s.-.L.[lWIN
CITY OF DAPHNE
I. THE UNO~GN EO, ,. R(CIST£R[O ENGINEER IN THE STAT [ or AlA8AMlo HOt.OING CERTIFICAT[
f~UMBER ==c-c-c==c-. 11EREBY C[R"JIFY THAT I HAV( DESIGN ED TI-I[ WITHIN IMPROVEMENTS IN
CONFORMITY WITH APPUC...SLE COOE.S ANO LAWS ANO Wflt1 Tt1E PRINCIPAL.$ or GOOO ENGJNCERINC
PRACTICE. I FURTHER CERTtrY THAT I HAV[ OBSERVED THE CONSTRUCTION or Tl-IE WITH IN
JMPROVEMOHS, THAT ll-lE SAME CONFORMS: TO MY OES!CJ,, ll1AT THE WtTMlN IS A TRUE ANO
ACCURATE REPRESENTATION OF IMPROVEMENTS AS INSTALLED Al-JO rHAT SAID IM AAOVC MENTS ARE
HEREBY RECOMM[NOEO FOR ,liCCEPTANC[ BY THE CITY or F'AiFIHOP[, Al.A8AMA
PROJEct ENGINEER & ucENS£ oo .
~
NAME Of PROJECT 10 WHICH lH( CERTrFICAlt APPLIES Pl.ANS WHICH ARE CERTlf'IEO CO!iS1St or
PAGE __ THRU ___ , EACH OF WHICH BEARS 8Y 'SEAL ANO SIGNATlJRE
CERVflCATE Of APPROVAL BY FAIRHOPE CA S
THE UN0£1=!S1GH[0, AS AUTHORIZED B Y FAIRHOPE C...S, H£RE8'1' APPROvES: T'1£
WITHIN PLAT FOR fHE RECOROINCi Of SA M[ IN t'l'i[ PROBATE OFFICE OF BALDWIN
COU NTY, A.l.A.BA'-!A.
THIS lliE __ DAY OF" ____ 20
AUTHORIZEO SIGN A TUR(
CERTWC.ATE OF APPROVAL BY FAIRHOPE WATER I: SEWER
™E UNDERSIGNED, AS AU'O-IORtZED E!'r FAIRHOPE' WATER & SE WE R, H£R£B Y
APPROV£S lt1E l'ltTI•Of'i PlAT F'OR THE RECOROINC OF S.1,ME !N TI--1E PROBATE.
orricr or BALOWll'l COUNTY, AlAB,J,IA
THI S Tl-t[ __ DAY ~ ____ 20
AUTHORIZEO 5'CN.t. TURE
CEB TifJCATf; Of APPROVAL BY THE F◄iRHOPf ELECTRI C
T11E UNDER SIGNED • .-,s 1'Ultt0RJ2£D Bl' THt F'AIRt'!OF'E ELECTRIC ii£REB'r APPROvtS
fliC 'MTHJN PL.Al f'OR ll1E RECOROINC OF SAM[ tN THE PROBATE Of'flCE OF
BALDWIN COUNTY. AL.AB.A.MA.
THI S THE ___ OA Y Of _____ 20
( AUT HORIZED SIGN.t. TUR()
CERTIFICA TE Of APPROVAL BY AT&T
l H[ ON0£RSICN[0, AS AUTHORJZ£0 BY A.J'&l HEREBY APPft01'£S THE WfTl-!IN PLAT FOR
lHE RECOROINC Of SA ~E IN TH£. PROBATE OFF,CE Of' BA.LOWIN COUNTY, A.LABA.MA,
THIS __ DAV Of _______ >O_
At.JTI,tORIZED SlCHATVRC"
CTRT/f/CATE OF APPROVAL BY
THE BALDWIN COUN TY E-9 ll ADDRESS/NC
Tl-IE UNDERS!C.NEO , AS AUTHOR!?EO BY THE BALDWIN COUNTY E-91) BOAR D.
HEREBY APPROVE S THE WITH IN PLAT FOR THE RECORDING or S.WE IN THE
PR09.d( OfTICE or BAl.DWIN COUNTY, A1.ABAMA.,
11<1S __ DA.'f OF ________ 20
.-.UTI-tORIZED SIGNATIJRE
KLUMPP PARCEL
I
A PLANNED UNIT DEVELOPMENT
GA YFER VILLAGE
PARTNERS , LLC
20741 HWY 181 SOUTH , FA IRHOPE, AL
GMC Project#
CMOB190186
ISSUE DAT[
DRAWN BY; SLS
CHECKED BY; SLS
2039 Main Street
Daphne, AL 36526
T 251.626.2626
GMCNETWORK .COM
I
-
Ol
GMC:
GOODWYN MILLS CAWOOD, LLC
EXHIBIT 8
COPY OF THE SITE PLAN
(GENERAL LAYOUT)
EXHIBIT C
COPY OF MAINTENANCE PLAN
OPERATION AND MAINTENANCE PLAN
The Erosion Control Plan (ECP) in Appendix A shows the erosion c o ntrol plan and the permanent
structures for the development. Temporary erosion control devices such as silt fence, hay bales,
and wattles should be installed, maintained, and then removed by the construction contractor.
Permanent structures such as inlets, pipes, ponds, constructed wetlands and outfall structures
must be inspected and maintained for the longterm.
The stormwater system components for this development have been designed to control the 100-
year, 24-hour storm event. The components shown on the ECP in Appendix A include the
following:
• Grassed Swales
• Retention Pond
• Outfall Structure
• Riprap at Outfall Structure
• Construc ted Wetlands
All of the above listed components are physically located within common area or drainage
easements. All grass and landscaping inside or outside of the drainage /detention system will be
the responsibility of the Landscape Maintenance Contractor hired by the developer or the
Property Owners Association. In addition to the grass and landscaping, all other common areas
(parking, curb, sidewalks, utility easements , building exteriors, etc. will be maintained by the
developer or the Property Owners Association.
The Inspection and Maintenance Checklists located in Appendix B gi ve the inspection
intervals/frequency for the above referenced stormwater management components.
As required by and more accurately described in the "Stormwater Facility Management
Agreement", the developer or POA must inspect and submit an inspection report every three
years. These inspections shall be performed by a Professional Engineer registered in the State of
Alabama. The first inspection report shall be submitted by December 31 of the third year after the
completion of construction. Subsequent inspection reports shall be submitted by December 31
of every successive third year; failure to perform the required maintenance and/or file the
required inspection reports could result in enforcement action (See City of Fairhope Subdivision
Regulations, Article V , Section F (3) for more information).
The Inspection and Maintenance Checklists found in Appendix B give a very detailed description
of items that need to be observed and considered for each stormwate r system component. In
general, 1) all pipes and inlets will be inspected for sediment and debris, 2) the pond will be
inspected for excessive sediment and vegetative growth, 3) all pipes , inlets, curbs and asphalt will
be inspected for damage or undermining, 4) the constructed wetlands will be inspected for
excessive sediment and poor wetland plant growth.
Trash, sediment and other pollutants removed from the components will be disposed of in a
permitted Solid Waste Disposal Facility. If the amount of material is one cubic yard or less, it w i ll
be deposited in the onsite dumpster. If the material is greater than one cubic yard , it will be hauled
direc tly to an approved disposal facility.
EXHIBITD
MAINTENANCE CHECKLISTS
Enhanced Swales/ Grass Channels/ Filter Strips
Inspections and Maintenance
Site Name : _________________ Owner change since last inspection? Y □ N □
Location :
Owner Name :
Address : _____________________ Phone Number: ________ _
Site S~atus :
Date : __________ Time : _____ _ Inspector:
Inspection Freauencv Kev · A-Annual · M-Monthlv: S-After Major Stonns . .
Cl)
('• u C: >, "C C: O U ns <'· -+l C: Cl)-Inspection Items .., 0 C: "C 0 Comments/Descriptions u Cl) uz .s Cl) z Cl) ::I Cl>-C: "C -Q. CT Q."' ·-Cl) g: "'f "' Cl) ns Cl>~ .!: LL -=~ :i:Z
Debris Removal
Facility and adjacent area free of debris? M
Inlets and outlets free of debris? M
Any dumpinq of yard wastes into facility?
Litter (branches) removed? M
Vegetation
Surrounding area fully stabilized? (no
evidence of eroding material into swale, M
channel or filter strip)
Grass mowed? M
Plant height not less that design water M
depth?
Fertilized per specifications? M
Plan composition according to approved M
plan?
Unauthorized or inappropriate plantings? A
Plants healthy? (no diseased or dying M
veqetation)
Evidence of plants stressed from M
inadequate watering?
Filtration Capacity
Cloqqinq from oil or qrease? M
Facility dewaters between storms? M
Sheet 1 of 2
Cl>
('• (.)
C >, "C C 0 (.) <1>-I'll('• -Inspection Items •-C
-0 C "C 0 Comments/Descriptions -Cl> (.) ::, c..,z Cl> Cl> z 8. er Cl>-i: -o ui a. Cl)
Cl) Cl> Cl) Cl> ·-Cl> Cl>
C ._ -=~ I'll Cl> >-
-LL ::i:Z-
Check dams and energy dissipators/sumps
Any evidence of sed imentation build up? A/S
Are sumps greater than 50% full of A/S
sediment?
Any evidence of erosion and downstream A/S
toe of drop structures ?
Sediment Deposition
Swale clean of sed iment A
Sediment not >20% of swale desiqn depth A
Outlet/Overflow Spillway
In qood condition? A
Any evidence of eros ion ? A
Any evidence of blockaqes? A
Has fac ility been filled or blocked A
inappropriately?
Inspector Comments :
Overall Condition of Fac ility : □ Acceptable □ Unacceptab le
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance
actions and the completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approxima tely :
(Date)
Inspected by : (signature) ________________ _
Inspected by : (printed)
Sh eet 2 of 2
Constructed Wetlands Inspections and Maintenance Checklist
Site Name: _________________ Owner change since last inspection? Y □ N □
Location :
Owner Name :
Address : ___________________ _ Phone Number: ________ _
Site Status :
Date : __________ Time : ______ Site Conditions :
Constructed Wetland Type : ED Wetland □ Pocket Wetland □ Wetland D
Inspection Freauencv Kev : A-Annual; M-Monthlv; S-After Maior Stonns (72 " in 24 Hours)
Q)
('• u C: >, "O C: O U ,SI 0 t'II <'· -Inspection Items ·-C: C: "O 0 Comments/Descriptions .... Q) u::, uz Q) Q) z
~ C" Q) -i: "O ui a. Ill Ill Q) Ill Q) ·-Q) Q)
C: '-E~ t'II Q) >-
-u. :!!: z -
Embankment and Emergency Spillway
Veqetation healthy? A/S
Erosion on embankment? A/S
Animal burrows in embankment? A/S
Cracking , sliding , bulging of dam? A/S
Drains blocked or not functioninq? A/S
Leaks or seeps on embankment? A/S
Slope protection failure functional? A/S
Emerqency spillway obstructed? A/S
Erosion in/around emerqency spillway? A/S
Other (descr ibe) A/S
Riser and Principal Spillway (describe type : concrete pipe , slotted weir, channel , etc .)
Low-flow orifice functional? A/S
Trash rack (Debris removal needed? A/S
Corros ion noted?)
Sed iment buildup in riser? A
Concrete/masonry condition (cracks or A
displacement? Spallinq?)
Metal pipe in good condition? A
Control valve operation? I A
Pond drain valve operation? A
Outfall channels function , not erodinq? A
Other (describe) A
Sediment Forebavs
Sedimentation description
Sediment cleanout needed (over 50 percent A/S
full)
Constructed Wetland Ponding Areas
Wetland veqetation present and healthy ? M
Vegetation removal needed? M
Floatable debris removal needed? M
Visible pollution? M
Sho reline problem? M
Eros ion at outfalls into ponds? M
Headwalls and endwalls in good condition ? M
Sheet 1 of 2
QI
('• 0 c> "O C O 0 111 C'· -·-C QI -Inspection Items .... QI -0 C "O 0 Comments/Descriptions
0 ::I Oz .s QI z 8. O" QI -C "O ui Q. U)
U) QI U) QI ·-QI QI
C ._ .f G 111 QI >-
-u.. ~Z-
Encroachment into pond or easement area? M
Hazards
Have there been complaints from residents? M
Public hazards noted? M
Treatment Area
Treatment area free of debris? M
Inlets and outlets unobstructed? M
Is there standing water longer than 24 s
hours after a storm event?
Evidence of erosion? M/S
Vegetation
Adjacent area fully stabilized (no evidence A
of eroding material into Bioretention area)?
Plant height not less than design ponding A
depth?
Plant compostition according to approved M
plan?
Grass heiqht not more than 6 inches? M
Vegetation overgrown? A
Other A
Inspector Comments :
Overall Condition of Facility : □ Acceptable □ Unacceptable
If any of the inspection items above are checked "yes '' for "maintenance needed ," list maintenance
actions and their completion dates below :
Maintenance Act ion Needed Due Date
The next rout ine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by : (printed)
She et 2 of 2
Buffers Inspections and Maintenance Checklist
Site Name : _________________ Owner change since last inspection? Y □ N D
Location :
Owner Name :
Address : ___________________ _ Phone Number: ________ _
Site Status :
Date : __________ Time: ______ Inspector:
Inspection Frequency Key: A-Annual· M-Monthly; S-A~er Major Stonns (>2" in 24 hrs) ' '
Q)
(.) (',
Inspection Items C: >, -0 C: Comments/Descriptions 0 (.) ns <'· -Q) -.. a; -0 C: -0 0 ~ ::l uz .2! Q) z
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Vegetation
Surrounding area fully stabilized? (no M
evidence of eroding material into buffer)
Grass mowed (if applicable-Zone 2 only)? M
Vegetation healthy? M
Zone 1 is undisturbed M
Level Spreader
Veqetation is healthy
Lip of spreader shows no signs of erosion M
Sediment noted in spreader? M
Inspector Comments :
Overall Condition of Buffer: D Acceptable □ Unacceptable
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance
actions and the completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by : (printed)
Bioretention Inspections and Maintenance Checklist
Si te Name : _________________ Ow ner change since last inspect ion? Y □ N □
Location:
Owner Name:
Address : _____________________ Phone Number: ________ _
Site Status :
Date : __________ Time : ______ Site Conditions : ___________ _
Inspection Frequency Key: A-Annual; M-Monthly; S-After Major Storms (>2 " in 24 hrs)
(I)
C'· 0 C: >, 'C C:
0 0 (I) -ra C'· -Inspection Items ·-C: -0 C: 'C 0 Comments/Descriptions -(I) 0::::, Oz (I) (I) z
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Treatment Area
Treatment area free of debris? M
Inlets and outlets unobstructed? M
Is there standing water longer than 24 s
hours after a storm event?
Evidence of erosion? M/S
Vegetation
Adjacent area fully stabilized (no evidence A
of erodinq material into Bioretention area)?
Plant height not less than design ponding A
depth?
Plant compostition according to approved M
plan?
Grass height not more than 6 i nches? M
Veqeta t ion overqrown? A
Other A
Hazards
Have the re been complaints from M
residents?
Public hazards noted? M
Inspector Comments :
Overall Condition of Facility : □ Acceptable D Unacceptable
Shee t 1 o f 2
If any of the inspection items above are checked "yes " for "maintenance needed ," list ma intenance
actions and the completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by : (printed)
Sheet 2 of 2
GMC STORMWATER POND INSPECTION AND MAINTENANCE CHECKLIST
Site Name: __________________ 0wner Change since last Inspection? Y N
Location: _________________________________ _
Owner Name: ---------------------------------------
Address: ________________________ Phone# ___________ _
Site Status: _______________________________________ _
Date: ________ Time: ____ Site Conditions: _____________________ _
Stormwater Pond Type: Wet Pond D Wet ED Pond □ Micropool PondO Multiple Pond SystemD Dry Pond D
Inspection Frequency Key: A-annual (required); M-monthly (recommended); S-after major storms (recommended)
lnsp Maint
Inspection Items Frequency Inspected Needed Comments
Embankment an d Emergency Spillway
Vegetation healthy? AIS
Erosion on embankment? AIS
Animal burrows in embankment? AIS
Cracking, sl iding, bulging of dam? AIS
Drains blocked or not functioning? AIS
Leaks or seeps on embankment? AIS
Slope protection failure functional? AIS
Emergency spillway obstructed? AIS
Erosion in/around emergency spillway? AIS
Other (describe) AIS
Riser and Principal Spillway (describe type: concrete pipe, slotted weir. channel, etc.)
Low-flow orifice functional? AIS
Trash rack (debris removal needed? AIS
Corrosion noted?)
Sediment buildup in riser? AIS
Concrete/masonry condition (Cracks or AIS
displacement? Spalling?)
Metal pipe in good condition? AIS
Control valve operation? AIS
Pond drain valve operation? AIS
Outfall channels function, not erod ing? AIS
Other (describe) AIS
Sediment Forebays
Sedimentation description
Sediment cleanout needed (over 50% AIS
full?)
Permanent Pool Areas (if applicable)
Undesirable vegetation growth? AIM
Visible pollution? AIM
Shoreline erosion? AIM
Erosion at outfalls into pond? AIM
Headwalls and endwalls in good AIM
condition?
Encroachment into pond or easement AIM
area by other activities?
Evidence of sediment accumulation? A
Sheet 1 of 2
lnsp Maint
Inspection Items Frequency Inspected Needed Comments
Dry Pond Areas (if applicable)
Vegetation adequate? AIM
Undesirable vegetation or woody plant AIM
growth?
Excessive sedimentation? A
Hazards
Have there been complaints from AIM
residents?
Public hazards noted? AIM
Inspector Comments :
Overall Condition of Facility: D Acceptable D Unacceptable
If any of the above Inspection Items are checked "YES" for "Maintenance Needed", list maintenance actions and their completion
dates below:
Maintenance Action Needed Due Date
•
•
•
The next routine inspection is scheduled for approximately: ____________ _
Date
Inspected by: _____________________________ _
Printed Name: _____________________________ _
Sheet 2 of 2
EXHIBIT D
MAINTENANCE CHECKLISTS
Enhanced Swales/ Grass Channels/ Filter Strips
Inspections and Maintenance
S ite Name : _________________ Owner change since last inspection? Y □ N □
Location : ------------------------------------
Owner Name: ----------------------------------
Address : _____________________ Phone Number: ________ _
Site Status :
Date : __________ Time : _____ _ Inspector:
lnsaection Freauencv Kev: A-Annual· M-Monthly; S-After Major Stonns ' ,
Cl)
~ 0 C: >, "C C: 0 (.) cu C'· -·-C: Cl)~ Inspection Items -Cl) -o C: "C 0 Comments/Descriptions 0 :J (.) z s Cl) z :g_ CT Cl>-C: "C ui Q, 1/)
1/) e 1/) Cl) ·-a, a, cu Cl) >-.Eu. .E c ::i:Z-
Debris Removal
Facility and adjacent area free of debris? M
Inlets and outlets free of debris? M
Any dumpinq of yard wastes into facility?
Litter (branches) removed? M
Vegetation
Surrounding area fully stabilized? (no
evidence of eroding material into swale, M
channel or filter strip)
Grass mowed? M
Plant height not less that design water M
depth?
Fertilized oer specifications? M
Plan composition according to approved M
plan?
Unauthorized or inappropriate plantings? A
Plants healthy? (no diseased or dying M
veqetation)
Evidence of plants stressed from M
inadeauate waterina?
Filtration Capacity
Cloaainq from oil or qrease? I M I I
Facility dewaters between storms? I M I I I
Sheet 1 of 2
C1I
C'· u C >, -0 C 0 U C11-111 C'· -Inspection Items ·-C ... 0 C -0 0 Comments/Descriptions .... C1I u :, uz .s C1I z
~C" C!I-C -0 uj Q. 1/)
1/) ~ 1/) Cl) ·-Cl) Cl) 111 Cl) >-E LL EC. :iE z -
Check dams and energy dissipators/sumps
Any evidence of sedimentation build up? A/S
Are sumps greater than 50% full of A/S
sediment?
Any evidence of erosion and downstream A/S
toe of drop structures?
Sediment Deposition
Swale clean of sediment A
Sediment not >20% of swale design depth A
Outlet/Overflow Spillway
In good condition? A
Anv evidence of erosion? A
Any evidence of blockages? A
Has facility been filled or blocked A
inaooropriately?
Inspector Comments :
Overall Condition of Facility : D Acceptable D Unacceptable
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance
actions and the completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by: (printed)
Sheet 2 of 2
Constructed Wetlands Inspections and Maintenance Checklist
Site Name: _________________ Owner change since last inspection? Y □ N □
Location :
Owner Name :
Address : ____________________ _ Phone Number: ________ _
Site Status :
Date : __________ Time : ______ Site Conditions :
Constructed Wetland Type: ED Wetland □ Pocket Wetland □ Wetland □
lnsoection Freauency Kev: A-Annual · M-Monthtv; S-After Maior Stonns (72" in 24 Hours) , ,
Q)
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C: >, -c C: 0 (J
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Inspection Items ·-C: .... 0 C: -c 0 Comments/Descriptions .... Q)
(J :::, uz .s Q) z
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Embankment and Emergency Spillway
Veoetation healthv? A/S
Erosion on embankment? A/S
Animal burrows in embankment? A/S
Crackinq , slidinq , bulqinq of dam? A/S
Drains blocked or not functioninq? A/S
Leaks or seeps on embankment? A/S
Slope protection failure functional? A/S
Emeroencv spillway obstructed? A/S
Erosion in/around emerqencv spillway? A/S
Other (describe) A/S
Riser and Principal Spillway (describe type : concrete pipe , slotted weir, channel , etc .)
Low-flow orifice functional? A/S
Trash rack (Debris removal needed? A/S
Corrosion noted?)
Sediment buildup in riser? A
Concrete/masonry condition (cracks or A
displacement? Spallinq?)
Metal pipe in qood condition? A
Control valve operation? I A
Pond drain valve operation? A
Outfall channels function, not erod inq? A
Other (describe) A
Sediment Forebays
Sedimentation description
Sed iment cleanout needed (over 50 percent A/S
full)
Constructed Wetland Ponding Areas
Wetland veoetation present and healthy? M
Veqetation removal needed? M
Floatable debris removal needed? M
Visible pollution? M
Shoreline problem? M
Erosion at outfalls into ponds ? M
Headwalls and endwalls in qood condition? M
Sheet 1 of 2
Cl)
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Ill~ Ill Cl) ·-Cl) Cl) n, Cl) >--= u.. -= 2::::. :':l:Z-
Encroachment into pond or easement area? M
Hazards
Have there been complaints from residents? M
Public hazards noted? M
Treatment Area
Treatment area free of debris? M
Inlets and outlets unobstructed? M
Is there standing water longer than 24 s
hours after a storm event?
Evidence of erosion? M/S
Vegetation
Adjacent area fully stabilized (no ev idence A
of erodinq material into Bioretention area)?
Plant height not less than design ponding A
depth?
Plant compostit ion according to approved M
plan?
Grass height not more than 6 inches? M
Veqetation overqrown? A
Other A
Inspector Comments:
Overall Condition of Fac ility : □ Acceptable □ Unacceptable
If any of the inspection items above are checked "yes " for "maintenance needed ," list main tenance
actions and their completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date )
Inspected by : (signature) ________________ _
Inspected by : (printed)
Sh eet 2 of 2
Buffers Inspections and Maintenance Checklist
Site Name: _________________ Owner change since last inspection? Y □ N □
Location :
Owner Name:
Address: ___________________ _ Phone Number: ________ _
Site Status :
Date : __________ Time : ______ Inspector:
lnsoection Freauencv Kev: A-Annual· M-Monthly; S-After Major Stonns (>2 " in 24 hrs) ' '
QJ u <'-· Inspection Items C: >, "C C: Comments/Descriptions O U cu<'-· -QJ -·-C:
-QJ -0 C: "C 0
u :::i Oz .s QJ z ~ C" QJ -C: "C ui a. II)
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C: ... .E: ~ cu QJ >-
-LL ~Z-
Vegetation
Surrounding area fully stabilized? (no M
evidence of erodinq material into buffer)
Grass mowed (if applicable-Zone 2 only)? M
Vegetation healthy? M
Zone 1 is undisturbed M
Level Spreader
Vegetation is healthy
Lip of spreader shows no siqns of erosion M
Sediment noted in spreader? M
Inspector Comments :
Overall Condition of Buffer : □ Acceptable □ Unacceptable
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance
actions and the completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by : (printed)
Bioretention Inspections and Maintenance Checklist
Site Name : _________________ Owner change since last inspection? Y D N D
Location :
Owner Name :
Address : ____________________ _ Phone Number: ________ _
Site Status :
Date : __________ Time : _____ _ Site Condit ions: ___________ _
lnsoection Fr<>nuency Kev: A Annual · M Monthtv; S After Major Storms (>2" in 24 hrs) -' -' -
Cl)
C'· (J
C >, -c C 0 (J Cl)~ t'U C'· -Inspection Items ·-C ... 0 C -C 0 Comments/Descriptions ... Cl)
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Treatment Area
Treatment area free of debris? M
Inlets and outlets unobstructed? M
Is there standing water longer than 24 s
hours after a storm event?
Evidence of erosion? MIS
Vegetation
Adjacent area fully stabilized (no evidence A
of erodinq material into Bioretention area)?
Plant height not less than design ponding A
depth?
Plant compostition according to approved M
plan?
Grass heiqht not more than 6 inches? M
Veqetation overqrown? A
Other A
Hazards
Have there been complaints from M
residents?
Public hazards noted? M
Inspector Comments:
Overall Condition of Facility : D Acceptable D Unacceptable
Shee t 1 of 2
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance
actions and the completion dates below:
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) ________________ _
Inspected by: (printed)
Sheet 2 of 2
lnsp Maint
Inspection Items Frequency Inspected Needed Comments
Dry Pond Areas [rf applicable)
Vegetation adequate? AIM
Undesirable vegetation or woody plant AIM
growth?
Excessive sedimentation? A
Hazards
Have there been complaints from AIM
residents?
Public hazards noted? AIM
Inspector Comments:
Overall Condition of Facility: D Acceptable D Unacceptable
If any of the above Inspection Items are check ed "YES " for "Maintenan ce Needed", list maintenance actions and their completion
dates below:
Maintenance Action Needed Due Date
•
•
•
The next routine inspection is scheduled for approximately : _____________ _
Date
Inspected by : _____________________________ _
Printed Name : ______________________________ _
Sheet 2 of 2
EXHIBIT E
EROSION CONTROL PLAN
APPENDIX "C"
CONSTRUCTED WETLANDS
Table 1: Depths and surface area percentage calculations in Project Constructed Wetland per ADEM data.
Zone Percentage of Area Water Depth
Deep Pools 10% forebay + 10-15% others 18-36"
Shallow Water 40% 3-6"
Shallow Land 30-40% 12" at TPE (temporary ponding
elevation)
Upland Optional Rarely wet
NCDEQ Stormwater Design Manual (2020)
https ://files .nc .gov/ncdeq/Energy%20Mlneral%20and %20L and %20Resources/Stormwate r /BMP %20Manua l/C-4 --
5tormwate r -Wet la nd -11 -20 -2020 .pdf
Table 2: Depths and surface area percentage calculations in Project Constructed Wetland using NC Design data.
Zone Percentage of Area W~ter Depth
Deep Pools 10 -15% forebay + 5-15% others 24 -40" (forebay); minimum of
18" (others)
Shallow Water 35 -45% 0-9" below permanent pool
Shallow Land (Temporary 30-45% Up to 15" at TPE (temporary
Inundation Zone) ponding elevation)
The planned areas and depths for this Project are as follows :
• 10% Forebay
o Depth: 36" below permanent pool (can be four to six feet deep)
o Depending on soil investigation (depth to water table and infiltration rate), it may be necessary to line
(geomembrane or clay) the forebay to maintain standing water.
o If synthetic liners are used, installation should precisely follow the manufacturer's instructions for
bedding material, sealing (liner-to -liner and liner-to-piping and control structures), and material
placement on top of the liner (Davis , 2023).
o Installing vegetation in the forebay is not recommended . Over time, plants from other wetland zones
will move into the forebay and this is acceptable as long as the forebay 's function is not compromised .
o Do not allow the fore bay volume to reach over half full of sediment.
• 10% Other Deep Pools
o Depth : 24" below permanent pool
o Depending on soil investigation (depth to water table & infiltration rate), it may be necessary to line
(geomembrane or clay) the deep pools to maintain standing water.
• 40 % Shallow Water
o Depth : graded such that it will be 0" to 6" below permanent pool
• 40% Shallow Land
o Set Temporary Ponding Elevation at 15 " above permanent pool
o Depth : 0" to 15" above permanent pool
Drawdown of temporary ponding depth {water quality event):
• The low flow orifice shall be sized such that the volume from the temporary ponding depth (15 ") will drawdown
within 2-5 days .
Other (soils/water table/layout):
• Hydrologic Soil Group (HSG)
o Soils adjacent to the wetlands will most likely have a HSG of B or C, where B is more favorable for
infiltration, which is not a high goal for a stormwater wetland.
• Depth to Water Table
o First soil, Tifton -very fine sandy loam, has a depth of 3-4 ft (HSG : B)
' lumpp PUD Developme11t
o Second soil, Carnegie -very fine sandy loam, has a depth of >6.5 ft (HSG: C)
o Given the cut condition present for construction of the Project, it is likely that the soils will be closer to
the water table elevation and contain more restrictive infiltration capacity . This is favorable for the deep
pools to maintain constant water. However, as noted above, deep pools will be lined if needed.
• Topsoil
o At least 4" of topsoil should be added to all systems (including lined systems) regardless of the
hydrologic soil group (HSG).
o Topsoil on site may be stockpiled for final grading, and although less expensive, it should be
acknowledged that there will be a need for further assessment of soils application . When harvesting
topsoil on site it may result in the introduction of nonnative, invasive plants if they were present prior to
construction.
• Soil Testing
o Before planting, a routine soil test should be performed to determine any nutrient and lime
recommendations needed for plant establishment.
o Any organic matter incorporation, topsoil, clay liner components, or lime should be installed or mixed
during or immediately following excavation.
• Layout (sinuous low flow channel)
o The constructed stormwater wetland proposed with this Project will have a sinuous , low-flow channel to
increase hydraulic retention time in the stormwater wetland (see Figure 3). A few examples are
presented below in Figures 4, 5, and 7 of established constructed wetland systems in various settings.
• Side Slopes:
o Maximum side slopes leading into the wetland are 3:1 and not less than 10:1. Shallower slopes will
promote better establishment and growth of wetland plant species, and will produce a more natural
wetland appearance. Shallower slopes also allow for easier mowing and maintenance activities.
Kl umop PUD Development
Plants/Vegetation:
The Project will adhere to plant list suggestions, construction techniques, and maintenance outlined in the "Alabama
Low Impact Development Handbook." Permanent vegetation (not seeding) should be installed when construction is
complete and include native perennials and shrubs with dense root systems to trap sediments and solids . Conditions in a
constructed wetland system are variable, and therefore, plants must be tolerant of the stress of both flooding and
drying. Native plants that colonize quickly should be used, while nonnative, invasive species shall not be planted nor
allowed to remain . Cattails should never be planted in the CSW . Although native to Alabama, they are considered
invasive and once they appear, can quickly form dense mats and choke out other native vegetation .
Time of year plays an important role when choosing when to plant and in subsequent plant establishment. Planting early
allows plants to acclimate and withstand the stresses of heat and drought that summer brings. Wetland plants need an
entire growing season to accumulate root reserves needed to survive the upcom ing winter. The following
recommendations are made for planting times within the constructed wetlands (Table 3).
Table 3: Recommended Planting Time in Constructed Wetland
Recommended Planting Season
April to mid-June
(onset of the growing season)
November to mid-March
(winter, when dormant)
Plant Type
Most herbaceous wetland plants ,
Deep pool plants, Zone 1
Trees and shrubs, Zones 3 and 4
As recommended by the ADEM gu ide to LID, the plant list should include a minimum of at least ten (10) different total
species, with five (5) of these being emergent wetland plants, and no more than 30% of one species in the entire
wetland . These are minimum guidelines , and more plant diversity is encouraged . Plant selection must also be
determined by specific local climatic conditions to the Project (i.e . temperature, sun exposure , topography, and
hardiness zone). Appropriate plants for the specific zones (e .g., deep pool, shallow water, and shallow land) will be
selected. Some examples of proposed planting choices are included in Tab le 4.
Table 4: Recommended Plants for Constructed Wetlands (non-exhaustive list)
Zone Characteristic
Deep Pools , Zone 1 Floating or submerged
Shallow Water, Zone 2 Herbaceous, emergent
Shallow Land , Zone 3 Herbaceous , wet or dry feet
(*transition zone plant)
Klumpp PUD Dev /opm ~n,
Common Name
Lotus, water lily, eelgrass, spadderdock *
Sedge, mallow, Iris, rush, pickerelweed *, arum, bulrush*,
Bulltongue arrowhead, duck potato, lizard tail , bur-reed
Sweetflag, alder, swamp milkweed, buttonbush, swamp titi,
White turtlehead, clethra , mistflower, silky dogwood, purple
love grass, Joe Pye weed, dwarf witch alder, swamp sunflower,
inkberry, winterberry, dwarf yaupon holly, sweetspire,
switchgrass, muhly grass, ironweed
Assorted ferns. oak trees. pine trees, and azaleas
Maintenance:
General
Constructed wetlands can function effectively for 20 years or longer if designed and maintained properly (Alabama
Department of Environmental Management, 2023). Maintenance is an important component of any constructed
wetland in two primary ways. First, proper maintenance is critical in ensuring that the wetland continues to work as
designed (i.e. to filter stormwater, slow the flow of water, and control downstream flooding); and second, so the
wetland retains its aesthetics. The owner will be responsible for maintaining the wetlands for a period of 5 years or until
such time that the Project and common areas are transferred to a Property Owners Association (POA). The POA will own
and maintain the constructed wetlands in perpetuity. Refer to Table 5 for a complete Maintenance Schedule reproduced
from the Low Impact Development Handbook for the State of Alabama .
Although a constructed wetland is generally self-maintaining, it still requires some maintenance efforts, such as mowing
levees, clearing obstructions from the wetland, and harvesting dead biomass during wintertime {Melby & Cathcart,
2002). Frequent mowing encourages grasses to develop a good ground cover with extensive root systems that resist
erosion, and prevents shrubs and trees from becoming established in the wrong locations . Wetland plants should be
kept in a good healthy condition as the shade from their leaves will reduce the buildup of algae, which requires lots of
sunlight to flourish, and phytoplankton in the water .
Maintenance of the CSW will include regular inspection of vegetation, invasive species removal, ensuring plant survival,
and that all vegetation is established to prevent erosion and to stabilize the ground. The vegetation in constructed
wetlands is subject to gradual year-to-year change, just as in natural wetlands . There may be a tendency for some
species to die out and be replaced by others. Temporary changes, such as the appearance of duckweed or algae, can
occur in response to random or seasonal climatic changes . Because vegetative changes are often slow, they may not be
obvious in the short-term, and good recordkeeping and monitoring becomes essential.
Monitoring is needed to measure whether the wetland is meeting the objectives of the wetland system and to indicate
its biological integrity. Maintenance records should be kept at a single location throughout the life of the practice.
Datasheets or checklists should be used for each inspection during site visits. Regular monitoring of the wetland can
identify problems early on, when intervention is most effective. Photographs should also be taken during each
monitoring occasion at the same locations and viewing angles to document conditions and create a valuable database
(Davis, 2023).
Dikes, spillways, and water control structures should be inspected on a regular basis and immediately after any unusual
flow event. Dams should be checked for signs of erosion or instability and addressed promptly. A fixed weir at the outlet
provides a simple means of measuring flo~ and collecting water samples. Measure and record sediment depth in the
forebay consistently at the same time of year using a rod or other measuring tool. Check wetlands after high flows as
these can scour substrates, particularly at outlets. Any damage, erosion, or blockage should be corrected as soon as
possible to prevent catastrophic failure and expensive repairs. Trash racks and debris screens {if installed) should be
inspected and cleared of all litter, including leaves, trash, vegetation, or any other material that can block flows. Check
racks for corrosion and replace if necessary. Dead animals and pest species should be removed to prevent the spread of
disease.
Before accepting the final product, the wetland should be flooded to design depth and all components, such as pumps
and water control structures, should be thoroughly tested to ensure that they are operating properly and to check that
water levels and flow distributions meet expectations. During the initial operation, any erosion and channeling that
develops should be eliminated by raking the substrate and filling by hand. Rills on the dike slopes and spillways should
be filled with suitable material and thoroughly compacted. These areas should be reseeded or resodded and fertilized as
needed {Davis, 2023).
Klumpp PUD 01J11elapmenr
Table 5 -Maintenance Schedule (Alabama Department of Environmental Management, 2023)
Task How Often Comments
Erosion Inspection During and after major storm events Ruts, holes, or gullies should be repaired with soil
for first 2 years, annually thereafter and vegetation cover.
Inspection After 0.5" or greater Visually inspect all components including forebay,
rainfall event weir, embankment, orifices, or channels where
applicable.
Plant Inspection Weekly for first 6 weeks, then bi Plants should be inspected and irrigated (if
weekly for rest of first growing season; necessary) weekly for the first 6 weeks following
once to twice per year thereafter. plant installation. Following the first growing
season, plants should be inspected twice per year
for the first 3 years and once annually thereafter.
Inspect for/Remove When the wetland is visited Inspect for beavers, muskrats, or other pests that
Pests may inhibit flow patterns or clog the wetland . A
professional trapper may need to be hired.
Dam/Embankment Annually A dam safety expert should inspect the
Inspection embankment.
Trash Removal Twice a year, once a week, or once a Trash or debris should be removed from the entire
month depending on location wetland area. Trash should be removed from any
trash grates or debris collection mechanisms. Trash
removal frequency should be tailored to the site
and adjacent land use. CSWs draining commercial
areas may require more frequent trash cleanup.
Remove Woody Annually All woody plants should be removed from the dam
Vegetation from Dam face or emergency spillway. A dam safety expert
Face may need to be consulted.
Sediment Removal When the forebay is half full or within Sediment removal may be more frequent if
from the Forebay 1' of surface . construction is underway in the drainage area.
Sediment Removal When they are half full or within 1' of Deep pools should be dredged before a shift in
from Deep Pools surface vegetation or aquatic life occurs due to increased
flooding within the wetland.
Sediment Removal When the outlet pool is half full or Sediment in the outlet pool can inhibit water from
from the Outlet Pool within 1' of surface leaving the CSW, creating unintentional extended
flooded conditions.
Removal of Invasive Twice a year during the first 2 years, Weeds or other invasive plants should be removed
Plants once a year (in spring) thereafter as they crowd and rob native plants of water,
sunlight, and nutrients . Invasive species removal
will decrease in frequency when native plants have
dominated the CSW .
Replanting Following the second growing season If SA coverage has not reached a minimum of 70%
if necessary following the second growing season, additional
planting may be necessary.
Inspect/Unclog Orifice Once per month or following a 2" rain The outlet structure is clogged when Zone 3
or Outlet Device event remains flooded for more than 5 days. Check for
trash in the drawdown orifice .
Klumpp PUD Development
First Vear
In surface flow wetlands, the most critical aspect of plant survival during the first year after planting is maintaining
proper water level. A common mistake is to assume that because the plant is a wetland plant, it can tolerate deep
water. Frequently, too much water creates more problems for wetlands plants during the first growing season than too
little because the plants do not receive adequate oxygen at their roots. For best survival and growth of small stalks {1 -2
inches) during the first growing season, the substrate should only be saturated, not flooded. As the plants become well-
established (2 -3 months), water levels can be raised (Davis, 2023). Water levels can also be raised during the winter
months since plant roots require less oxygen for metabolism during this time . If conditions are dry, plants may require
irrigation during establishment and access to a water source or a water truck should be considered during planning.
Important operation and maintenance procedures are as follows (North Carolina Department of Environmental Quality,
2023):
1. Immediately following construction of the stormwater wetland, conduct bi-weekly inspections and water
wetland plants bi-weekly until vegetation becomes established (commonly six weeks).
2. Before and immediately after plant installation, monitor water level and adjust to ensure that plants are not
completely inundated.
3 . No portion of the stormwater wetland will be fertilized after the first initial fertilization that is required to
establish the wetland plants.
4. Stable groundcover will be maintained in the drainage area to reduce the sediment load to the wetland .
5. At least once annually a dam safety expert will inspect the embankment . Any problems that are found will be
repaired immediately.
After the stormwater wetland is established, it shall be inspected monthly and within 24 hours after every storm event
greater than 1.0 inches.
A full inspection of constructed wetlands should take place a year after construction is completed . This may be carried
out by the construction contractor to coincide with the end of the defects liability period (Auckland Council, 2023). Plant
surface area coverage in the 90 -95% range is preferred and in general, higher coverage is better. Following the second
growing season, if plant cover has not reached at least 70%, additional plant installation is needed. Plant succession
(changes in species present in the plant community) is a natural occurrence, but can also indicate a problem. When
invasive plants move into the established wetland, it can be a warning that conditions in the wetland are no longer
favorable for native plants that were previously established. For example, when submerged aquatic plants disappear, it
may be a sign of diminished water clarity, increased sediment, or high turbidity since these plants rely on light
penetration throughout the water column for survival (Alabama Department of Environmental Management, 2023).
Sedimentation: (North Carolina Department of Environmental Quality, 2023)
Unlike maintenance requirements for wet or dry stormwater ponds, sediment should only be selectively removed from
stormwater wetlands, primarily from the forebay. Sediment removal disturbs stable vegetation cover and disrupts
flowpaths through the wetland. The top few inches of sediment should be stockpiled so that it can be replaced over the
surface of the wetland after the completion of sediment removal to re-establish the vegetative cover using its own seed
bank . Accumulated sediment should be removed from around inlet and outlet structures.
Important operation and maintenance procedures: 1. Immediately following construction of the stormwater wetland,
conduct bi-weekly inspections and water wetland plants bi-weekly until vegetation becomes established (commonly six
weeks). 2. Before and immediately after plant installation, monitor water level and adjust to ensure that plants are not
completely inundated. 3. No portion of the stormwater wetland will be fertilized after the first initial fertilization that is
required to establish the wetland plants .
Tables 6 and 7 below present helpful troubleshooting guides to aid in the operation and maintenance of the Project
constructed wetland system .
Kl11mpp PtJD Development
Table 6 -Troubleshooting Guide (North Carolina Department of Environmental Quality, 2023)
CSW Element Potential problem How to remediate the problem
The Entire Wetland Trash/debris is present Remove trash and debris
Areas of bare soil and/or erosive Regrade the soil if necessary to remove the gully, and
The Perimeter of gullies have formed. then plant a ground cover and water until it is
the Wetland established. Provide lime and a one-time fertilizer
application.
The inlet is clogged (if applicable} Unclog the pipe. Dispose of the sediment in a
location where it will not cause impacts to streams or
the CSW.
The inlet pipe is cracked or otherwise Repair or replace the pipe .
Inlet device damaged (if applicable)
Erosion is occurring in the swale (if Regrade the swale if necessary and provide erosion
applicable) control devices such as reinforced turf matting or
riprap to avoid future problems with erosion.
Sediment has accumulated in the Search for the source of the sediment and remedy
forebay to a depth of less than 15" or the problem if possible. Remove the sediment and
that inhibits the forebay from dispose of it in a location where it will not cause
Forebay functioning well. impacts to streams or the CSW.
Erosion has occurred Provide additional erosion protection such as
reinforced turf matting or riprap if needed to prevent
future erosion problems
Weeds are present Remove the weeds, preferably by hand. If a pesticide
is used, wipe it on the plants rather than spraying.
Algal growth covers over 30% of the Consult a professional to remove and control the
deep pool and shallow water areas. algal growth.
Cattails, phragmites or other invasive Remove the invasive plants by hand or by wiping
plants cover 30% of the deep pool and them with pesticide (do not spray) -consult a
shallow water areas . professional.
The temporary inundation zone Unclog the outlet device immediately.
Deep pool, shallow remains flooded more than 5 days
after a storm event. water and shallow Plants are dead, diseased or dying Determine the source of the problem: soils, land areas hydrology, disease, etc. Remedy the problem and
replace plants . Provide a one-time fertilizer
application to establish the ground cover if necessary.
Sediment has accumulated and Search for the source of the sediment and remedy
reduced the depth to 75% of the the problem if possible . Remove the sediment and
original design depth of the deep dispose of it in a locat ion where it will not cause
pools . impacts to streams or the CSW.
A tree has started to grow on the If tree is <6" in diameter, remove the tree. If the tree
embankment. is >6" in diameter, consult a dam safety specialist to
remove the tree.
Embankment An annual inspection by an Make all needed repairs .
appropriate professional indicates that
the embankment needs repair .
Evidence of muskrat or beaver activity Consult a professional to remove muskrats or beavers
is present. and repair any holes or erosion.
Klumpp PUD Development
CSWElement Potential problem How to remediate the problem
Sediment has accumulated and Search for the source of the sediment and remedy
Micropool reduced the depth to 75% of the the problem if possible. Remove the sediment and
original design depth. dispose of it in a location where it will not cause
impacts to streams or the CSW .
Clogging has occurred Clean out the outlet device. Dispose of the sediment
Outlet Structure off-site.
The outlet device is damaged Repair or replace the outlet device.
Erosion or other signs of damage have Repair the damage and improve the flow dissipation
occurred at the outlet. structure.
Receiving Water Discharges from the wetland are Contact the local ADEM Regional Office.
causing erosion or sedimentation in
the receiving water.
Table 7 -Troubleshooting Guide (Auckland Council , 2023)
Symptom Potential problem How to remediate the problem
Th e ou tl et riser openings may be too Un less water level s re main high for more th an two
Wetland water
na r row to allow fast draining after a day s or flooding is a threat, action may not be
levels remain high
st orm necessary . Refer decision to supervisor if necessary .
Out let structures are clogged Check outlet structures and openings for blockage by
debris or sediment, and clean as necessary .
Invasive plants are clogging pond area . Remove plants by hand.
A maintenance valve is open . Check drain valves and shut if open.
Water leaking from cracks in outlet Inspect for cracks and repair if necessary. Inspect for
structure leaky joints at outlet pipes and repair.
W etl an d in area of changing Pond will remain dry as long as groundwater levels
Wetland is dry g rou ndwater levels . are low . De sign for pond should have t ake n this into
account, so this may be normal for th is wetland.
Ground wa t er levels have dropped Drought conditions cannot be solved, until we t
due to drought conditions seas on restores wetland pond levels . Use drought
opportunity to clea n se d ime nt s from forebay and
repair stormwater inf r as t r ucture.
High concentration of sediments Check catchment for erosion areas , including
wash i ng into wet land , especially silts construction works . Check e ro sion co ntrol s are in
and clays, due to erosion or place. Add or repai r erosion control as required .
construction in the catchment area .
Forebay full of sediment . Forebay usually needs more frequent clearing of
Stormwater se diment than w etlan d pond. Dredging is required
discharging from wh e n forebay w at er sto rage is around 50 % of total
the wetland looks volum e.
dirty, muddy or dark Local works disturbing soils, w ith rain Check e ro si on and sediment controls i n place on local
w ashi ng these into wetl an d. construction sites. Repa ir i f necessary and stabilize
areas of exposed soil where erosion is occurring.
W e tland outlet constructed too close W ell placed baffles or is land s in th e wetland may
to inlet, prev en ting treat m en t of redirect and slow flows to increase t re atment
water before discharge . between i nl et and outlet points .
Wetland plants are Wetland plants are growing in the Constructed wetlands are designed to have plant s
growing over the shallow edges of the pond. growing large fringes across pond . No action requ i red
Klumpp PUO Development
Symptom Potential problem How to remediate the problem
edges and across unle ss p lan t s are affecting pond funct ion , for
surface of the pond ins tance, clogging outlet structure .
Water flowing down pond banks is Minor erosion can b e repair ed by r e placing so il and
eroding soils. stabilizing with planting or oth er methods.
Pond banks are Stormwater outl et pipes direct flow at Cause of er o si on from direct di scharge may be
eroding banks. repaired, for instance, by ex t e nd i ng pipes down into
pond . Exten siv e er o si on du e to continuing d isc harg e
may require erosi on protecti on such as rip-rap , or
geotextile.
Leak collars aro und pipes hav e failed Failure of pond ban ks can cause m aj or dam age at
Water is leaking or ha ve not been fitted correct ly (or at pond and downstream , so qual ifie d construction
from the wetland al l ). Th is can lead to failure of bank s. co ntractors should make immediate repair s. This
and through the usually requires pond to be drained , banks exca vate d,
banks along pipes leak collar s repa ired , and pond banks reconstruc t ed
to original design specifications .
Botu li sm is a common k il ler of pond Remove all dead birds and animals from the area to
birds. Bird s ingest toxins produced by re duce the spread of Botuli sm. Avoid algal blooms
the bacteria Clostrid ium botulinum , (see below).
either from the water or by eating
Dead or dying birds infected food so urce s. Maintain flows through the pond s to avoid stagnant
Botulism can occur when water levels water . Improve shading ove r th e water .
are low, often mid to late summer
when pond water stagnates . It ca n
also appear after alga l b lo oms , when
water oxygen le vel s are low.
Algal blooms Alga e is natu r ally present in Avoid blooms by re du ci ng nutrients entering the
(Yellow, green, red w ate rways . Algal bloom s occur i n wetland, (e .g., contro l li ng f er tiliz e r s from the
or blue -green good growing conditions, including surrounding area) and by maintaining water flows.
colored scum on the st agnant or slow -moving water, high Although there are a number of sugg es ted ways to
water surface). leve ls of nutri ents, and warm and deal with blooms, few are proven to wor k. Barley
su nny w eat her. straw bal es placed in th e pond may work in som e
cases.
Dense plant cover and abundant food Thin out veget ation wh e re possible. Set traps and
Animal pests supply in wetlands supports m a ny poison in the area, using recommended procedure s
present anima ls, including pest speci es. such as ca r eful poison plac e m ent an d providing
warning sig ns .
Plants on edge of Plant s are suffering extreme w e t and Choose plant varieties suitable to local conditio ns.
pond are dying dry condition s. New plant s need watering until establishe d . Replac e
unsuitable varieties.
Invasive species {Alabama Department of Environmental Management, 2023)
Invasive plants can be spread through seeds or other vegetative parts . Unwanted plants, or weeds, should be removed
from all parts of the constructed wetlands. When invasive plant species become established, their seeds can be easily
discharged from the wetland to spread these species downstream. In particular, cattails (Typha latifolia) are a
widespread invasive plant and can easily become a nuisance as they quickly displace other native plant species to form
dense monocultures. Cattails that establish themselves in CSWs adjacent to commercial or residential settings should be
removed immediately due to threats of mosquitoes and decreased plant diversity. If caught early, hand removal may
prove effective . However, it is very difficult to remove a large clump of cattails by hand and if any portion of the plant is
left, the plant will regenerate . In this case, a systemic herbicide such as glyphosate labeled for aquatic use should be
wiped onto the foliage . Moreover, cattails promote mosquito i nfestation and have high mosquito counts . Herbaceous
l((umpp PUO Development
• Chemical -The Chemical control of invasive plants uses herbicides to manage target plants. Herbicide activity
results in yellowing fol iage, necrotic (blackened) spots, or necrotic margins and may take a month or longer .
Reapplication should occur as new growth appears . There are many chemical treatments and choosing the best
one is largely dependent on the target plant species for control.
o Herbicide Dyes: Herbicide dyes are also helpful to prevent unneeded reapplication of the herbicide and
to keep track of target plants .
o Recommendations by Species: Many plant species have specific chemical recommendations and a
recommended application window for best control. More information can be found in the Forest Service
book, Nonnative Invasive Plants of Southern Forests : A Field Guide for Identification and Control
(http ://www.srs. fs. usda .gov /pubs/gtr /gtr _srs062/).
Disposal of Invasive Plants:
Invasive plants should be disposed of properly so that re-rooting does not occur. Do not pull weeds and then set them
immediately back on the ground; instead, weeds should be placed "head" first in the collection bag for disposal to avoid
further spread of seeds or plant parts. Bagging on site is best so plant pieces are not spread to other sites. Soft tissue
weeds can be placed in black or clear plastic heavy -duty garbage bags to be solarized (i .e. dried in the sun). Burning is an
acceptable form of disposal, but check local codes and ordinances prior and be aware of some plants (such as poison ivy)
that can cause irritation if inhaled. Composting is not recommended .
References
Alabama Department of Environmental Management. (2023, May 17). Low Impact Development Handbook for the State
of Alabama. Retrieved from adem .albama.gov:
https://adem.alabama .gov/programs/water/waterforms/UDHandbook.pdf
Auckland Council. (2023, May 17). Wetlands and Maintenance Guide . Retrieved from
https ://www.aucklandcouncil.govt.nz/environment/looki ng-after-aucklands -
water/stormwater/docsmaintenanceguides/wetlands-operation-maintenance-
guide.pdf#:~:text=Constructed%20wetlands%20need%20to%20be%20maintained%20in%20two,take%20place%
20a%20yea r%20after
Davis, L. (2023, May 18). A Handbook of Constructed Wetlands . Retrieved from EPA . United States Enviornmental
Protection Agency: https://www.epa .gov/sites/ defa u lt/fi les/2015-10/documents/ constructed -wetlands-
handbook. pdf
Melby, P., & Cathcart, T. (2002). Regenerative Design Techniques . Practical Applications in Landscape Design. New York :
John Wiley & Sons .
North Carolina Department of Environmental Quality. (2023, May 18). NCDEQ Stormwater Design Manual. Retrieved
from C-4. Stormwater Wetland :
htt ps ://files. nc .gov / ncdeq/E nergy%20M i ne ra I%20a nd%20La nd%20Resou rces/Stormwate r /BM P%20M an ua I/C-
4--Stormwater-Wetla nd-11-20-2020 . pdf
'/umpp PUD elopmellt
Constructed Wetlands Inspections and Maintenance Checklist
Site Name: _________________ Owne r change sin ce last inspection? Y □ N □
Locat ion :
Owner Name:
Address : ___________________ _ Phone Number: ________ _
Site Status :
Date: __________ Time : ______ Site Condit ions :
Constructed Wetland Type : ED Wetland □ Pocket Wetland □ Wetland □
Inspection Frequency Key: A-Annual; M-Monthly; S-After Major Storms (72 " in 24 Hours)
Cl>
('• CJ
C: >, "C C: 0 CJ Cl)-111 ('• -Inspection Items ·-C: ... 0 C: "C 0 Comments/Descriptions ... Cl> CJ :::, CJ z .s Cl> z :g_ C'" Cl>-C: "C -a. 1/1 ·-Cl> 1/1 1/1 Cl> 1/1 Cl> 111 Cl> Cl> C: ... -=~ ~z~ -u.
Embankment and Emergency Spillway
Vegetation healthy? NS
Erosion on embankment? NS
Animal burrows in embankment? NS
Cracking , sliding , bulging of dam? NS
Dra ins blocked or not functioning? NS
Leaks or seeps on embankment? NS
Slope protection failure functional? NS
Emergency spillway obstructed? NS
Eros ion in/around emergency sp illway? NS
Other (descr ibe) NS
Riser and Principal Spillway (describe type : concrete pipe , slotted weir, channel , etc .)
Low -flow orifice functional? NS
Trash rack (Debris removal needed? NS
Corrosion noted?)
Sediment buildup in riser? A
Concrete/masonry condition (cracks or A
displacement? Spalling?)
Metal pipe in good condition? A
Control valve operation? A
Pond drain valve operation ? A
Outfall channels function, not eroding? A
Other (describe) A
Sediment Forebays
Sedimentat ion description
Sediment cleanout needed (over 50 percent NS
full)
Constructed Wetland Ponding Areas
Wetland vegetation present and healthy? M
Veqetation removal needed? M
Floatable debris removal needed? M
Visible po ll ution? M
Shoreline problem? M
Erosion at outfalls into ponds? M
Headwalls and endwalls in good condit ion? M
Encroachment into pond or easement area? M
G)
(', (,)
C >, "O C 0 (,)
G) -ra <'· -Inspection Items .; ~ +' 0 C "O 0 Comments/Descriptions (,) ::I Uz G) G) z
:g_ CT G) -C: "O cii C. UI
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Hazards
Have there been complaints from residents? M
Public hazards noted? M
Treatment Area
Treatment area free of debris? M
Inlets and outlets unobstructed? M
Is there standing water longer than 24 s
hours after a storm event?
Evidence of erosion? M/S
Vegetation
Adjacent area fully stabilized (no evidence A
of erodinq material into Bioretention area)?
Plant height not less than design ponding A
depth?
Plant composition according to approved M
plan?
Grass heiqht not more than 6 inches? M
Vegetation overgrown? A
Other A
Inspector Comments :
Overall Condition of Facility : □ Acceptable □ Unacceptable
If any of the inspection items above are checked "yes " for "maintenance needed ," list maintenance actions and their
completion dates below :
Maintenance Action Needed Due Date
The next routine inspection is scheduled for approximately :
(Date)
Inspected by : (signature) _______________ _
Inspected by : (printed)
engineers|planners|surveyors|environmental scientists|landscape architects
P: 251.471.2000 | F: 251.471.5997
851 East I-65 Service Road, Suite 1000
Mobile, AL 36606
www.neel-schaff er.com
December 27, 2022
Mr. Jeremy Sasser
Goodwyn, Mills, and Cawood, LLC
2039 Main Street
Daphne, AL 36526
Re: Revised Access for Klumpp Parcel PUD
Dear Mr. Sasser:
I have reviewed the new access for the Klumpp Parcel (Gayfer Village) which would have the
internal road have a connection to Gayfer Road Extension. It would be unlikely that the proposed
access would cause required and/or recommended improvements to Gayfer Road Extension. The
signalized intersection of AL Highway 181 and Gayfer Road Extension was projected to operate
with a level-of-service of “B” for the total intersection. It would take an extraordinary increase of
traffic to change the level-of-service to an unacceptable level. The future intersection of the
internal roadway and Gayfer Road Extension would unlikely require improvements to the existing
roadway. Gayfer Road Extension has a posted speed limit of 35 mph and currently is lightly
traveled compared to other roadways in the area. Due the lower volumes and the posted speed
limits, auxiliary turn lanes would not likely be warranted. One exception to this would be if one
of the corner properties at this new location would be developed with a very high generator such
as a gas station.
Sincerely,
Neel-Schaffer, Inc.
Shane Bergin, P.E., PTOE, PTP, RSP1
Professional Traffic Engineer
1,L ....... -NEEL-SCHAFFER