HomeMy WebLinkAbout05-06-2024 Planning Commission Agenda PacketApril 1, 2024
Planning Commission Minutes
1
The Planning Commission met Monday, April 1, 2024, at 5:00 PM at the City Municipal Complex, 161
N. Section Street in the Council Chambers.
Present: Lee Turner, Holly MacKellar, Harry Kohler, John Worsham, Paul Fontenot, Jay Robinson, Erik
Cortinas, Hunter Simmons, Planning and Zoning Director, Mike Jeffries, Development Services
Manager, Michelle Melton, Planner; and Cindy Beaudreau, Planning Clerk.
Absent: Rebecca Bryant and Clarice Hall-Black
Chairman Turner called the meeting to order at 5:00 PM.
Hunter Simmons, Planning and Zoning Director, introduced and welcomed Paul Fontenot to the
Planning Commission.
Approval of the Minutes March 4, 2024:
Jay Robinson made a motion to approve the minutes from March 4, 2024.
Erik Cortinas seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Holly MacKellar, Harry Kohler, John Worsham, Paul Fontenot, Jay Robinson, Erik
Cortinas
NAY: None.
Old/New Business
• SD 23.18 Polo Crossing MOP – Request of Applicant, Dewberry, for a six-month extension
to record the final plat.
Erik Cortinas made a motion to approve the six-month extension request.
Jay Robinson seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner, Holly MacKellar, Harry Kohler, John Worsham, Paul Fontenot, Jay Robinson, Erik
Cortinas
NAY: None.
• Lunch and Learn Discussion
Hunter Simmons, Planning and Zoning Director, explained that the Lunch and Learn sessions will be
scheduled monthly and used to discuss upcoming zoning amendments. Staff will schedule two to three
Planning Commissioners each month so there will not be a quorum. A schedule will be sent out and
lunch will be provided.
April 1, 2024
Planning Commission Minutes
2
• Zoning Amendments/Medical Overlay
Hunter Simmons, Planning and Zoning Director, explained that there will be some short-term
amendments coming with the Medical Overlay District. Mr. Simmons shared slides showing the various
districts within the City of Fairhope. Mr. Simmons stated that working on this project will take 2-3 hours
and asked for 2-3 volunteers from the Planning Commission to help work on it. Mr. Simmons asked
whoever is willing and interested in working on the project to e-mail staff.
Consideration of Agenda Items:
A. IR 24.01 Request of the Applicant, S.E. Civil, for an Informal Review of Park City.
Larry Smith, S.E. Civil, stated that this project would be located on the existing Klumpp PUD. Mr.
Smith introduced Louis Nequette and Jared Calhoun from Nequette Architecture & Design to present
the project. Mr. Calhoun shared the project goals and designs for Park City.
Lee Turner liked various aspects of the project and asked about the height of the buildings and stated
that Nequette should be ready to answer questions about height and greenspace when returning for
approval. Mr. Turner also requested a guarantee that the architectural standards will remain.
John Worsham is concerned about the residential greenspace and places for the kids. Mr. Nequette stated
that there will be playgrounds, a clubhouse and pool area.
Hunter Simmons requested that they address the contours on the ponds, buffers, and design guidelines
for the buildings. Mr. Simmons continued by asking what we are getting for the building height, what
are the standards and what is being proposed.
Mr. Nequette stated that they want to create a framework and propose what goes in there, but in the end,
it becomes an asset for the City of Fairhope.
Jay Robinson asked for the distinction between an active adult community versus a market rate
multifamily project. Mr. Calhoun responded that an active adult community is a 55 plus community and
market rate is open to all ages.
Paul Fontenot asked for their vision on the perimeter on Fairhope Avenue and State Highway 181,
pedestrian corridors, and the main artery for the project. Mr. Calhoun stated that he would be prepared
to speak about this when the project comes back to the Planning Commission. The buildings would have
two fronts along Fairhope Avenue and State Highway 181. The tree lined streets are the circulation
corridors.
Mr. Simmons stated that he would like to connect State Highway181 to town without using Fairhope
Avenue, maybe by using State Highway 104 or State Highway 98. Mr. Simmons asked if they are using
parallel parking to meet a minimum. Mr. Calhoun stated they are trying to create streetscape and are not
counting it toward the parking minimum.
April 1, 2024
Planning Commission Minutes
3
Mr. Turner stated that parallel parking may be difficult there but may be 45-degree parking may work.
Hollie MacKellar suggested making the perimeter more inviting to draw people in and asked what
would be going on the west side of the property. Mr. Calhoun stated that the plan is to save the
landscaping along that area but design a multi-use trail through that area. Ms. MacKellar asked to
make sure that the parking lots are tucked away and hidden.
Mr. Simmons stated that staff is looking for connectivity along State Highway 181 and asked that it
is shown on future renderings.
Ms. MacKellar loved the signage. Mr. Simmons asked for a signage plan for this development.
Adjournment
Jay Robinson made a motion to adjourn.
AYE: Lee Turner, Holly MacKellar, Harry Kohler, John Worsham, Paul Fontenot, Jay Robinson, Erik
Cortinas
NAY: None.
Adjourned at 5:55pm.
_______________________ ________________________
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.
SD 24.07 - Battles Trace Phase 8
City of Fairhope
Planning Commission
May 6, 2024
GERANIUM DR
SECTION STCOLO
N
Y
D
R
BEAVER
C
R
E
E
K
D
RTWIN BEECH RD SAP
R
I
C
O
T
L
N
BATTLES RD
RICH RD
HAWTHORNE LN
CUBAN LILY DR
POVINER PLOLD BATTLES RD
BRODBECK LN
COLONY DRBATTLES RD
HIBISCUS WAY
Road
Corporate Limit
Parcel
Zoning District
PUD
R-1
R-5
TR
µ
µ
Project Name:
Battles Trace Phase 8
Site Data:
28.53 acres
Project Type:
Final Plat Approval, 48-lot Major Subdivision
Jurisdiction:
Fairhope Planning Jurisdiction
Zoning District:
Tourism Resort District (TR)
PPIN Number:
29244, 372296
General Location:
North side of Battles Road, West of South
Section Street / County Road 3.
Surveyor of Record:
Goodwyn Mill Cawood, LLC
Engineer of Record:
Goodwyn Mill Cawood, LLC
Owner / Developer:
Retirement Systems of Alabama
School District:
Fairhope Elementary School
Fairhope Middle and High Schools
Recommendation:
Approved w/ Conditions
Prepared by:
Mike Jeffries
1 SD 24.07 Battles Trace, Phase 8 Final – May 6, 2024
Summary of Request:
Public hearing to consider the request of the Retirement Systems of Alabama for Final plat approval of
Battles Trace, Phase 8, a 48-lot subdivision. The property is approximately 28.53 acres and is zoned TR – Tourist
Resort. The property is located on the north side of Battles Road, on the east and west sides of Colony Drive.
The preliminary plat was approved at the April 4, 2022, Planning Commission meeting and received a 6-
month extension at the March 4th, 2024, Planning Commission meeting.
Site Plan
Comments:
The development, Battles Trace, Phase 8 is a 48-lot phase of a single-family residential development with
roads and infrastructure. Phase 8 also includes a recreation area that may be added to the existing amenity
area located to the east. Battles Trace, Phase 8 has been built in accordance to the design and engineered
plans of the approved preliminary plat in April 2022. All conditions of the preliminary plat have been met.
The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards.
“2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the
subdivision of land if the Commission makes a finding that such land is not suitable for platting and
development as proposed, due to any of the following:
a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning
ordinance, where applicable;
• Meets
b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or
program for the physical development of the City including but not limited to a Master Street Plan, a Parks
Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;
2 SD 24.07 Battles Trace, Phase 8 Final – May 6, 2024
• Meets
c. The proposed subdivision is not consistent with these Regulations;
• Meets
d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations;
or
• Meets
e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the
planning jurisdiction of the City.”
• Meets
Follow‐Up Activities Required by Staff and the Applicant:
• Copy of the recorded plat (Final Plat must be recorded within 120 days of acceptance)
• Copy of the recorded O&M Agreement
• Maintenance Agreement executed by the subdivider – this document is not considered fully executed
until the Mayor signs said agreement.
o Remember to include the instrument # from the recorded plat
Recommendation:
Staff recommends Conditional Approval of SD 24.07 Battles Trace, Phase 8 Final Plat subject to the
following conditions:
1. Completion of Follow-Up Activities
From:
To:
Cc:
Subject:
Date:
[I]
Debbie Manning
planning
rfitzkc135@aol.com
Final plat approval for Phase 8, The Colony at the Grand
Friday, April 26, 2024 3:01:56 PM
To whom it may concern,
I understand that RSA is seeking final plat approval for the 48 lots of Phase 8. I am concerned about
the condition their construction and installation of utilities and sewer lines have left the adjacent
wetlands . During the land clearing and construction, they had to install large pipes for drainage into
Sweetwater Lake, one of which is filled with water and left uncapped . This is a hazard to animals,
both wild and domestic as well as children as it sits very close to the path around Sweetwater Lake .
They also installed a big drainage pipe into the lake itself. Both of which are a terrible eyesores . We
were told that an underground well feed to the lake had also been interrupted, thus reducing the
water quality in the lake . Though it is technically a retention pond, it is marketed as a lake with
boating, fishing and swimming in all ofThe Colony advertisement. This pond is stocked with fish and
utilized by all residents ofThe Colony. I would like to suggest that before final approval is granted for
the Lots in Phase 8, that a thorough inspection be done as well as water quality testing. I would like
to know that a mitigation plan is in place and the wetlands and lake restored before final approval is
granted.
With respect,
Debbie Manning
934 Hibiscus Way
618-207-1837
Summary of Request:
The owner is FST Olde Towne Investments, LLC. Aaron Co l lins of S.E. Civi l is the authorized agent for the
project. This application is for Morphy Grove, a 3-lot m i nor subdivision approximately 1.26 acres and is
l ocated north of Morphy Avenue and west of Bishop Road.
The subject property is zoned R-3 -High Density Single-Family Residential District. The lot is vacant.
SITE DATA
a.Jfli<ENT ZDN ~ R-3
U~ FT ~ flOST'l"lG "1.EOUIRED SETIIACKS
N\AlBER Cf' LOTS: 3
~l-aMl.l,t LOT: 7 ,roJ S..F. fRONl: JO fEET
SMAl..lEST !.OT' 17,9,1!! SJ /Lm 3) REM: 35 rz:.ET
LARGEST -OT' 18,45.}S.F µJT Zj S!DE:6 F:ET oow.lCNAAf>S NOHE SIDE SfflEET: 35 FEET TOTALNII:A:. 1.26 AC
OWNER
PIO; C6-46--05-I &0-00Crt2M5.i FN"U'iO~ .w.G:.E T...X CORP . PIN: 573B7 336 FAL~P.E AVE.
FAIRttOPE. AL 36532
IITI\JTIES
LESSEE I OEVaOl>ER
WATER: FAIR!-IOPE l/TIUTlES
SEWER: FAIR/'IO!'E lITILITIES FST OtDE TOWNE WV:STMENTS, il.C
Ell:CTRIC: fAIRHOPt: UTIUTTES WI PROFFESSSIONAL PARIC DR.
GAS" FAIRHOPE IJTII..ITli.ES
1:El.!:PHONE: AT&T
FAIRHOPE, AL Je5J2
General Comments:
A fire hyd r ant is located on Morphy Avenue at the entr ance to Hawthorne Glenn II Subdivision. A ll three (3)
lots meet the m inimum lot requirements.
Dimension
D istrict or
USl'
RIA
R-1
R-la
R-lb
R-lc
R-2
R-3
Min . Lot Area/
Tab le 3-2: Dimension Table -Lots and Principle
Struct ure
Min. St'tbacks
Allowed Units Per L ot W i dth Front Rear Side Street
Acl'l' (UPA) side
3 a cres/ -198' 75 ' 7 5' 2 5 ' 50 '
15,000 s .f./ -100' 4 0 ' 35' 10' D 20'
4 0,00 0 s.f./ -120' 30' 30' 10' D 20'
30,000 s .f./ -100' 30' 30' 10' D 20'
2 0,00 0 s.f./ -80' 30' 30' 10' D 20'
10,500 s .f./ -75 ' 35 ' 3 5' 10'0 20'
r, .800 s.f./ -: 165 ~ 30' 1:3 5' 8 ' D 201
Final Pl at must be recorded within 120 days of approval.
Max. total lot Max.
covernge by all h eight
structures
none 30'
4 0% 30' •
25% 3 5'
25% 3 5'
25% 3 5'
37% 30' •
35% 1:30'
The proposed subdivision acco rding to Fa irhope's Subdivision Regu lations is a minor subdivision and has been
r eviewed acco rdingly. The proposed subdivision does not include the bui lding of any add itiona l infrastructure
or impr ovements t herefore a t r ee protection p lan, landscape p l an, and other criteria required for a major
subdivisi on is not app l icab le. The proposed subdivis ion di d not trigger a traffic study.
1 SD 24.08 The Cottages on Morphy Minor Subdivision -May 6, 2024
Drainage Comments:
The site slopes North to South. Run-off will enter the Morphy Avenue right-of-way ditch and will not require
run-off mitigation per letter from S.E. Civil located in the packet.
Utility Comments:
Water, sew er, gas, and electricity are provided by the City of Fairhope. An ATC for electricity w ill be
determined at time of construction.
AT&T serves the area where the subject property is located.
Connectivity:
Fairhope's Subdivision Regulations Article VI Section D requires the provision of sidewal ks along all streets in
the Planning Jurisdiction of Fairhope. There is not an existing sidewalk along Morphy Avenue. Applicant is
aware and has acknowledged in written correspondence that a sidewalk will need to be installed on Morphy
Avenue. The plat shall have a 10' utility/pedestrian easement in place along Morphy Avenue.
Recommendation:
Staff recommends conditional APPROVAL of SD 24.08 Morphy Grove Minor Subdiv ision with the follow ing
conditions:
1. Install sidewalk along Morphy Ave.
2 SD 24.08 The Cottages on Morphy Minor Subdivision -May 6, 2024
March 28, 2024
Hunter Simmons
Fairhope Planning Department
555 S. Section Street
Fairhope, AL 36532
Re: The Cottages on Morphy -Drainage Letter
Dear Hunter:
The existing site slopes from North to South. Run-off will enter into the right-of-way ditch along Morphy
A venue. This development will not create any additional roads or infrastructure that would require run-off
mitigation. The run-off from the sidewalks will be minimal. If future development of the lots trigger th e need
for run-off mitigation, it would be reviewed by the city at that time.
If you have any questions, please let me know.
Larry Smith, PE
lsmith@secivileng.com
9969 Windmill Road Fairhope, Alabama 36532 251-990-6566
March 28, 2024
Hunter Simmons
Fairhope Planning Department
555 S. Section Street
Fairhope, AL 36532
Re: The Cottages on Morphy -Traffic Letter
Dear Hunter:
This letter is to serve as back up infonnation as to why a Traffic Impact Study is not warranted for this project.
According to the subdivision regulations a traffic impact study is required if a project will increase the average
daily traffic by 1,000 trips or generate 50 trips or more during any peak hour period. Attached is the ITE Trip
Generation Report. The proposed development wiJI consist of three residential lots. When plugging in this
information into the ITE Trip Generation Report, we come up with 29 daily trips and 3 peak hour trips. This
does not meet the threshold for a traffic study. Please refer to the attached ITE Trip Generation Report.
If you have any questions, please let me know.
Larry Smith, PE
lsmith@secivileng.com
9969 Windmill Road
t .
'I
Fairhope, Alabama 36532 251-990-6566
~at&t
March 11 , 2024
Aaron Collins
S.E. Civil Engineering & Smveying
RE: Se1vice Availability -The Cottages on Morphy
Dear Mr. Collins,
This letter is in response to your request for information on the availability of se1vice at the
above location by AT&T.
This letter acknowledges that the above referenced prope1ty is located in an area se1ved by
AT&T. Any se1vice anangements for this location w ill be subject to later discussions and
agreem ents between the developer and AT&T. Please be advised that this letter is not a
commitment by AT&T to provide se1vice 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
Senior -OSP Design Engineer
AT&T Alabama
2155 Old She ll Rd
Mobi l e, Alabama 36607
Gu lf District/ Mobile Offi ce
USA Q_S{5) Proud Sponsor of the U.S. Olympic team
SD 24.10 - Harvest Green West Phase 1
City of Fairhope
Planning Commission
May 6, 2024
STATE HWY 181DAYBREAK TRL
STATE HWY 181MORNING MIST WAY
BUSH
E
L
D
R
STATE HWY 181FALLING W
A
T
E
R
B
L
V
D
DAYBREAK TRL
STATE HWY 181MORNING MIST WAY
Road
Corporate Limit
Parcel
Zoning District
PUD
R-1
µ
µ
Project Name:
Harvest Green West Phase 1
Site Data:
42.10 acres
Project Type:
77-lot Subdivision, Final Plat
Jurisdiction:
Fairhope Planning Jurisdiction
Zoning District:
PUD
PPIN Number:
17737
General Location:
West side of State Highway 181, North
of State Highway 104
Surveyor of Record:
SE Civil LLC
Engineer of Record:
SE Civil LLC
Owner / Developer:
FST and 68V Harvest Green 2022 LLC
School District:
Fairhope Elementary School
Fairhope Middle and High Schools
Recommendation:
Approved w/ Conditions
Prepared by:
Mike Jeffries
1 SD 24.10 Harvest Green West, Phase 1 Final – May 6, 2024
Summary of Request:
Public hearing to consider the request of the Applicant, S.E. Civil, LLC, acting on behalf of the Owner, 68V
Harvest Green West 2022, LLC, for Final Plat approval of Harvest Green West Phase 1, a 77-lot Major
Subdivision. The property is approximately 42.10 acres and is zoned as a PUD – Planned Unit Development.
The property is located on the west side of State Highway 181, north of The Waters Subdivision.
The preliminary plat was approved at the November 1, 2021, Planning Commission meeting and received a
1-year extension at the October 2nd, 2023, Planning Commission meeting.
Site Plan
2 SD 24.10 Harvest Green West, Phase 1 Final – May 6, 2024
Comments:
The development, Harvest Green West, Phase 1 is one of four phases. Harvest Green East Phase 1 is nearing
completion, Harvest Green East phase 2 is in the middle of construction, and Harvest Green West Phase 2 has
not begun construction. The applicant has stated the intent is to begin construction of Harvest Green West
Phase 2 once this phase is complete. Harvest Green West, Phase 1 has been built in accordance to the design
and engineered plans of the approved preliminary plat in November 2021. All conditions of the preliminary
plat have been met.
Utility Comments:
The lift station for this development is located in the future Harvest Green West Phase 2. A utility easement
is provided for access. Once Phase 2 is complete the easement will be absorbed into the ROW. A Performance
Bond is required for an access road to the lift station in the event that the future phase is not completed to
ensure the Sewer Department has access to the lift station per City of Fairhope Water and Sewer Specs. The
area around the lift station shall be a numbered lot to be deeded to the City of Fairhope and the plat revised
accordingly.
ALDOT Improvements:
Improvements to Hwy 181 were required for this phase and the improvements have been constructed and
are bonded through ALDOT.
The subdivision regulations contain the following criteria in Article IV.B.2. Approval Standards.
“2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the
subdivision of land if the Commission makes a finding that such land is not suitable for platting and
development as proposed, due to any of the following:
a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning
ordinance, where applicable;
• Meets
b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or
program for the physical development of the City including but not limited to a Master Street Plan, a Parks
Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;
• Meets
c. The proposed subdivision is not consistent with these Regulations;
• Meets
d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations;
or
• Meets
e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the
planning jurisdiction of the City.”
• Meets
3 SD 24.10 Harvest Green West, Phase 1 Final – May 6, 2024
Follow‐Up Activities Required by Staff and the Applicant:
• Copy of the recorded plat (Final Plat must be recorded within 120 days of acceptance)
• Copy of the recorded O&M Agreement
• Maintenance and Guarantee Agreement executed by the subdivider – this document is not
considered fully executed until the Mayor signs said agreement.
o Remember to include the instrument # from the recorded plat
o Remember to include 30 days in paragraph 3
• Performance Bond submitted within 30 days of Final Plat approval
Recommendation:
Staff recommends Conditional Approval of SD 24.10 Harvest Green West, Phase 1 Final Plat subject to
the following conditions:
1. Completion of Follow-Up Activities
2. Add the FFE for each lot.
3. Revise the plat to reflect the lift station as a numbered lot to be deeded to the City of Fairhope.
4. Provide correspondence from ALDOT confirming turnouts are permitted for public use.
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BOOK 491 PAGE 853)
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CERTI FI CAT E OF APPROVAL BY E-911 ADDRESS ING :
TI-ff UNDERSIGNED, AS AU TH ORIZED BY BALDWIN COUN TY E-911
BOARD. HEREBY APPROVES THE ROAD NAM ES AS DEPICTED ON THE
WI TH IN PLAT AND HEREBY APPROVES THE WI TH IN PLAT FO R THE
RECOROING OF SAM E IN THE PROBA TE OF FICE OF BA LDWIN COUN TY,
ALABAMA, m is DAY OF ____ ~ 202
AU TH ORIZED SIGNA TUR E
CERTIFICATE OF APPROVAL BY AT&T (TELEPHONE ):
THE UND ERS IGNED, AS AU TH OR IZED BY AT&T HEREB Y APPROVES THE
WITH IN PLAT FOR mE RECORD ING OF SAM E IN THE PROBATE OFFI CE
OF BA LDWIN COUN TY, ALABAMA, TH IS ____ DAY OF
______ 202~
AU TH OR IZED REPR ESENTATI VE
CERTIFICATE OF APPROVAL BY E-911 ADDRESSING :
THE UND ERSIGN ED, AS AU TH OR IZED BY BA LDWIN COUN TY E-9 11
BOARD. HE REBY APPRO VES THE ROAD NAM ES AS DEPICTED ON THE
WI TH IN PLAT ANO HE REBY APPRO VES THE Wl m lN PLAT FOR THE
RECORD ING OF SAM E IN THE PROBA TE OFFI CE OF BALDWIN COU NTY,
ALABAMA, TH IS _____ _DAY Of _____ 202~
CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (W ATER ):
THE UND ERSI GNED, AS AU TH OR IZED BY THE CIT Y OF FAIRHOP E
UTILI TIES HEREB Y APPROVES THE Wlm lN PLAT FOR mE RECORD ING
OF SAM E IN THE PROBATE OFFICE OF BA LDWIN COUN TY, ALABAMA .
TH IS DAY OF ______ 202~
AU TH OR IZED REPR ESENTATI VE
CERTIFICATE OF APPROVAL BY RIVIERA UTILITIES (ELECTRI C):
THE UNDERSIGNED, AS AU TH ORIZED BY THE RIVI ERA UTILITIES HEREBY
AP PROVES THE WI TH IN PLAT FOR THE RECORDING OF SAM E IN THE
PROBATE OFFI CE OF BALDWIN COUN TY, ALABAMA, TH IS DAY OF
______ 202
ENGINEER'S CERTIFICATE
I. THE UND ERS IGNED, A REGISTERED ENG INEE R IN THE STATE OF ALABAMA
HOLDING CERTIFICA TE NUMBER ____ , HEREBY CERTIFY TH AT I HAVE
DESIGNED THE Wl m lN IMPROVEM ENTS IN CON FORM ITY Wl m APPLI CAB LE COD ES
AND LAWS AND Wl m THE PR INC IPALS OF GOOO ENGINEERING PRAC TICE. I
Fl.JR THER CERTIFY TH AT I HAVE OBSERVED THE CONSTRUC TI ON OF THE WI TH IN
IMPROVEMENTS, TH AT THE SAM E CONFOR MS TO MY DESIGN, TH AT THE WI TH IN IS
A TRU E ANO ACCURA TE REPR ESENTATION OF IMPROVEMENTS AS INSTALLED ANO
TH AT SA ID IMPROVEM ENTS AR E HEREBY RECOMM END ED FOR ACC EPTANC E BY
THE CITY OF FAIRHOP E. ALABAMA.
PROJ ECT ENGIN EER DAH:.
HARVEST GR EEN WES T PHAS E ON E -PLANS WH ICH AR E CERTIFIED CONSIST OF
PAGE ____ TH RU ____ , EAC H OF WH ICH BEARS BY SEAL ANO SIGNA TUR E
CERTIFICATE OF APPROVAL BY THE FAIRHOPE PLANNING COMMISSION
TH IS PLAT HAS BEE N SUBM ITTED TO AND CONS IDERED BY THE CITY
PLANN ING COMM ISSION OF FAIRHOP E, ALABAMA, AND IS APPROVED BY
SUC H COMM ISSION.
CERTIFICATE OF APPROVAL BY CITY OF FAIRHOPE UTILITIES (SEWER):
THE UND ERS IGNED, AS AU TH OR IZED BY mE CITY OF FAIRHOP E
UTILITIES HEREBY APPROVES THE WI TH IN PLAT FOR THE RECORD ING
OF SAM E IN THE PROBA TE OF FICE OF BA LDWIN COUN TY. ALABAMA.
TH IS DA Y OF ______ 202__
5/B"CRF
(EDS)
t----
OFFSITE UTILITY EASEMENT DETAIL
CERT IFICATE OF OWNERSH IP
WE, mE UND ERSIGNED, 68V HARVEST GR EEN WEST 2022, LLC AS PROPR IETOR(S),
HAVE CAUSED THE LANO EMBRACED IN THE WI TH IN PLAT TO BE SURVEYED, LAID OU T
AND PLATTED TO BE KNOWN AS HARVEST GR EEN WEST PHASE ON E, A PLANNED
UN IT DEVE LOPM ENT, BA LDWI N COUN TY, ALABAMA, AND TH AT THE STREETS AND
EAS EMENTS, AS SHOWN ON SAID PLAT, AR E HER EBY DED ICA TED TO THE USE OF THE
PUB LI C
DA TED m is ---DAY OF ----~ 20 ____ .
CERTIFICATE OF NOTARY PUB LI C:
STATE OF ALABAMA
COUN TY OF BA LDWIN
SIGNATUR E
'=~==== NO TARY PUB LIC IN AND FOR SAID COUN TY, IN SA ID
STATE, HEREBY CERTIFY TH AT =~===== AS OWN ER OF mE
LANDS PLATTE D HE REON IS SIGNED TO THE FOR EGO ING INS TRUM ENT, AND WHO IS
KNOWN TO ME, ACKNOWI_EDGED BEFOR E ME ON TH IS DAY TH AT, BEI NG INFORMED OF
THE CON TENT OF THE INSTRUM ENT, ANO IN THEIR CAPAC ITY AS SUC H OWN ER AND
WI TH FULL AU TH ORITY, EXECU TE D THE SAM E VO LUN TAR ILY
GIVEN UND ER MY HAND AND OFFI CIAL SEAL THE DA Y
QC
1" = 60'
MORTGAG EE'S ACCEPTANCE -
D,R,HORTON PENSACOLA, LLC
IN WI TNESS Wrl EREOF, ----------~ me
g-:vi~i ~IST7Js~~UR:~:~\g F8 E~c=,=cc=u ,=rn=s,=,=ac=u,=oc=R=s,c=,=rn~O='FF ~HEir T~~~~i~T~AS
DU LY AU TH ORIZED ON m is mE ------DAY OF ------202_
8'· ________ ITS: ______ _
CERT IFICAT ION BY NOT ARY PUBLIC
ACK NOWI...EDGEMENT,
STATE OF ALABAMA
BA LDWIN COUN TY
~N=D =,,=,=,c=,=rn=rn=y~c=rn=TI=FY~m=,~,=-~~~--· _'_"_°'_"=Y=P=UB~U=C ='"-A~6~t i:~E ~~UNTY
~~-~~~-OF --~~-IS SIGN ED TO THE FOR EGO ING
INS TRUM ENT, AND WHO IS KNOWN TO ME, ACKNOWLEDG ED BEFOR E ME ON TH IS OA Y TH AT,
BEING INFORM ED OF mE CON TENTS OF TH IS INS TRUM ENT, HE AS SUC H OFFI CER, ANO WI TH
FULL AU TH OR ITY EXECUTE THE SAM E VOLUN TAR ILY FOR AND AS THE AC T OF SAID ENTITY.
GIVEN UND ER MY HANO ANO SEAL m is -------DAY OF -----~02 _
____________ ,MY COMM ISSION· ___ _
NOTARY PUB LI C _________ COUN TY
5/B"CRF
(EDS)
05-46 -02 -03 -0 -000 -004.01
MORTGAGEE'S ACCEPTANCE ·
FLAGSTAR BANK, FSB
P IN : 22694 1
AT ILI O I. CORTE , Ill
22725 ST HWY 181
FA IRHOP E, AL 36532
INSTRUM ENT 472577
ZON ED RA
IN WITN ESS WHEREO F,----------~
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AU TH OR IZED ON TH IS THE DA Y OF ______ 202_
BY: ________ ,,s
CERTIFICATION BY NOTARY PUBLIC
ACKNOWLEDG EMENT.
STATE OF ALABAMA
BA LDWI N COUN TY
,. __________ A NO TARY PUB LI C IN AND FOR SAID COUN TY AND
STATE HEREBY CERTIF Y m AT ________ WrlOS E NAM E AS
_______ OF _____ IS SIGNED TO THE FOREGOING INSTRUM ENT,
AND WHO IS KNOWN TO ME, ACK NOWI...EDGED BEFOR E ME ON TH IS DA Y TH AT. BEING INFORMED OF
THE CON TE NTS OF m is INSTRUM ENT, HE AS SUC H MEMBER, AND WI TH Fl.J LL AU TH ORITY EXECU TE
THE SAM E VO LUN TAR IL Y FOR AN D AS THE AC T OF SA ID BANK
GIVEN UND ER MY HAND AND SEAL TH IS DA Y OF ______ 202 _
-----------~y COMM ISSION: ___ _
NO TARY PUB LI C _________ ,COUN TY
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9969 Windmill Road Fairhope, Alabama 36532 251-990-6566
April 11, 2024
Mr. David M. Styron
Alabama Department of Transportation (ALDOT)
47450 Rabun Rd.
Bay Minette, AL 36507
Re: Harvest Green – SR-181 – MP 9.84-10.17
Permit Number: 9-2-12402/12414/12403/12404/12405
Dear David:
This letter is to certify that the above referenced project has been built per the approved plans, that all
work has been satisfactorily completed on the referenced permit, and a final inspection is requested at this
time.
Project: Harvest Green West
Applicant’s Name: 68V Harvest Green West 2022, LLC
Location: Baldwin County
State Route Number: SR - 181
Mile Post: 9.84-10.17
If you have any questions, please let me know.
Sincerely,
Larry Smith, PE
lsmith@secivileng.com
POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533
TELEPHONE (251) 928-3443
WWW.JADENGINEERS.COM
JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS
LETTER OF TRANSMITTAL
TO:
Hunter Simmons
City of Fairhope
555 S. Section St.
Fairhope, AL 36532
FROM: Perry C. “Trey” Jinright, III, PE
DATE: April 30, 2024
REFERENCE NO.: TICKLE-23-1869
RE: Hill Top – Lot 29
☐ URGENT ☐ FOR REVIEW ☐ PLEASE COMMENT ☐ AS REQUESTED ☒ FOR APPROVAL ☒ FOR YOUR FILES
Enclosed please find the following documents for MOP & Site Plan Approval:
1. MOP Application & Site Plan Application
a. $500.00 Check for Site Plan
b. $1375.00 Check for MOP ($1000.00 + ($75x5=$375))
c. Certification of Formation
d. Owner Authorizations
e. Tax Parcel Information
f. Errors and Omission Insurance
g. Legal Description
h. BMP Plan
i. ADEM Permit
2. Neighborhood meeting Notice
a. Adjacent Property Owner list
b. Certified Mail Receipts
c. Sign-In Sheet & Comments Sheets
d. Meeting Minutes
3. Property Owners within 300’
a. Map
b. Labels
4. One (1) 11 x 17 Maps:
a. Site Aerial Map
b. Greenspace Exhibit
5. Stormwater Report
a. O & M Plan draft
6. Two (2) Full Size plans:
a. Civil Plans
b. Landscape
c. Plat
d. Topographic & Boundary Survey
e. Architectural Plans
7. Thumb drive of all documents
PROJECT TEAM AND INFORMATION
Parcel Number (s) Currently
Zoned/Proposed Location/Address Project
Acres
05-46-09-30-0-000-040.031 PUD S. Section St. 1.131
Owner/Developer: Two Hands Development LLC
23389 Main St.
Montrose, AL 36532
251-278-5533
Jason Tickle
Pointclearfarm@gmail.com
Civil Engineer:
JADE Consulting, LLC
208 N. Greeno Rd., Ste. C
Fairhope, AL 36532
(251) 928-3443
Perry C. “Trey” Jinright III, P.E., LEED AP
tjinright@jadengineers.com
Thomas Luce., Project Manager
tluce@jadengineers.com
Sherry Ruth, Project Coordinator
sruth@jadengineers.com
Surveyor:
Wattier Surveying, Inc.
318 Downtowner Loop North, Suite H
Mobile, AL 36609
(251) 342-2640
Mark Wattier
mark@wattiersurveying.com
Architect:
Walcott Adams Verneuille
1 South School St.
Fairhope, AL 36532
251-928-6041
Ryan Baker
ryan@wavarchitects.com
Landscape Architect.
Espalier, LLC
P.O. Box 1247 (36533)
8390 Gayfer Road Ext.
Fairhope, AL 36532
251-454-3500
Joe Comer
joe@espalierdesign.com
HILL TOP
LOT 29-MJXED USE
Section S tr eet
Fairhope, AL
INDEX TO REPORT
A.) INTRODUCTION NARRATIVE
B.) PROJECT LOCATION EXISTING CONDITIONS TOPO-SURVEY MAPS
AND FIRM -FLOOD ZONE MAP
C.) USDA NRCS SOILS CLASSIFICATION
D.) GEOTECHNICAL REPORTS
E.) DRAINAGE AREA MAPS
1.) Pre-development Drainage Basin Map
2.) Post-development Drainage Basin Map
F.) RAINFALL DEPTH CHARTS
G.) RUNOFF COEFFICIENTS
H.)DRAINAGE PIPE NE1WORKANALYSIS
I.) DETENTION PONDS' OUTFALL STRUCTURE ROUTING AND
RECOVERY CALCULATIONS
1.) Pre-development Conditions
2.) Post-development Conditions
J.) PASS THROUGH STREAM -HEC-RAS ANAlAYSIS
K) PROJECT GRADING AND DRAINAGE DRAWING
INTRODUCTION NARRATIVE
I-IlLL TOP
LOT 29-MIXED USE
Section Street
Fair hope, AL
INTRODUCTION NARRATIVE
March 7, 2024
I. OWNER/DEVELOPER: Two Hands Design and Development, LLC
Attn: Jason Tickle
Fairhope AL, 36532
II. Civil Engineer: Trey Jinright, P .E.
JADE Consulting, LLC
P.O. Box 1929, Fairhope, AL
Phone: (251) 928-3443
III. STORMWATER NARRATIVE:
1.) Project Description
This project consists of the development of a mix ed-use development with its
associated parking. The proposed uses will include 3 each residential rental
units, a restaurant, and commercial office/retail space. This project is located
on lot 29 of the Hill top Subdivision. The 1.131-acre lot's proposed
improvements storm water management system will correlate with the master
drainage system of the Hill Top Subdivision. The combined systems will
regulate post development run off release rates below their respective
predevclopment rates for all critic-di storm events as required by the City of
Fairhopc's storm water ordinance.
2.) Project Location
3.)
The proposed development is located on lot 29 of the Hill Top Subdivision.
The project is located on the west side of South Section Street just south of the
intersection with Twin Beach Road. This project is currently located inside
the city limits of Fairhope, Alabama. This lot is zoned for commercial use
inside of the Hill Top PUD. Copies of the property's survey and proposed
preliminary plat have been included in this report in an effort to help further
clarify the project's location.
Pre-Development Environmental and Hydrologic Conditions
The proposed project is located on a section of property that is heavily wooded
and in good condition.
Firm Map Number 01003 C 0757 M dated April 19, 2019, indicates the
property is located in Zone X. This indicates the site to be outside of any 0.2%
flood prone zone. A map showing the limits of the flood zone and nearby
areas in relations to the site are enclosed with is this report.
The 1.131-acre site drains in a single direction. The site drains with approx.
14' of relief from east to west into a valley drainage feature that is an upper
tributary of Point Clear Creek. The project topographic drawings found in
this report will further clarify the existing conditions of the site.
The soils found on this site have a consistent drainage classification of C. A
copy of the USDA NRCS soil map and soil classification is included in this
report. The enclosed geotechnical report indicates that the soils have slightly
better soils then the web-based soil maps indicate. The enclosed Double-Ring
Infiltrometer Test results showed a percolation rate of 5.5" per hour based
upon depth and location of the test that was performed.
Hydraulic Vertical Unsaturated Conductivity: Kvs (double ring test)
Kvs = 5.5"per hour = 11 feet per day
Design Kvs =11 feet per day/2 safety factor = 15.5 ft. per day or 2.75"
per hour.
The double ring test that was performed in the pond area was taken at a depth
of approximately 2.5 feet deep.
Copies of the project's NRCS Web Soil survey and geotechnical investigation
as prepared by GeoCon, INC., have been included within this report and will
further describe the existing soils that arc found on this site.
Post -Development Hydrologic conditions
This 1.131-acre project consists of the development of a mixed-use project
with its associated improvements. The projects storm water runoff will be
collected and routed to one of two dry detention/retention bio-swales. The
i nitial 0.5-1.25 feet of each pond's storage will be retained on site and either
processed through a sand filter as part of the required water quality volume.
This project has a combination sand filters and dome grate inlet to regulate
storm water runoff at prcdevelopmcnt rates.
The sites 1,rrading design uses surface drainage to route all collected storm
water runoff into one of 2 ca. Bio -detention/ detention swales. The swales that
will have a sand filter/underdrain system. These ponds are si zed to capture
the required WQV before releasing downstream.
The enclosed calculations and drawings included in this report further depict
the design of the sites grading, pipe network, detention ponds and respective
6.)
outfall structures. This report includes all calculations, drainage maps, and
charts that were used to model this drainage design.
Pre-Development Vs Post Development Run-off Summary
The pre and post development drainage characteristics have been analyzed to
determine the probable impacts to the development's predevelopment
drainage basin. The prcdevelopment drainage basin's surface areas have been
compared to the post development drainage basin's surface areas. The
drainage basins surfaces were then broken down to determine their respective
weighted runoff coefficient and/or Curve Number. Drainage area maps and
drainage area surface values arc included in this report to help illustrate the
assumptions used for the calculations.
We propose to use low impact development (LID) methods to control the run
off characteiistics of the site by infiltrating as much storm water runoff into
the ground as the area will naturally allow. By using bio-retention ponds, wc
are able slow down the storm water runoff from the sites hard surfaces and
enhance the sites' ability for infiltration and evapotranspiration.
The project will include a storm water management system that regulates post
development run off release rates below its respective predevelopment rates
for all critical storm events, as required by the City of Fairhope's development
standards. This report includes calculations for the 1, 2, 10, 25, 50 and 100
year 24-hour event based upon the SCS Curve Number Unit IIydrograph
Method. This report will document the assumptions that were used in the
design of this system.
This report also indicates that there are some perimeter areas on the north
and south that will bypass the drainage system, but these areas have been
included in the routing c-dlculations to ensure that they release storm water at
rates less than their respective predcvelopment conditions.
The following tables will indicate all pre vs. post release rates.
Hill Top Combined (South) East Drainage Basin
Detained
Pre-Dev. Post-Dev.
g!rom Even! ~ ~
1 year 34.36 20.15
2 year 44.46 27.61
5 year 64.40 53 .57
10 year 83.90 77.04
25 year 115.33 108.73
50year 142.43 132.79
100 year 172.04 157.25
PRE > POST = OK
LOT 29 N Dry Pond Stage-Storage Calculations
Elevation Area Storage Storage
lfppt\ facrel Denth lfeetl Vnh•m" fac-ftl Comments
85.25 -2.2500 -Top of Berm
85.00 0.0594 2.0000 0.097
84.24 -1 .2400 -100 Year Storm High Water Elev.
84.00 0.0405 1.0000 0.041
83.50 0.0310 0.5000 0.029 Wier and Provided WQV Elev.
83.00 0.0216 0.0000 0.016 bottom of pond
82.99 0.0065 . . top of sand Filter
80.50 0.0065 . . bottom of sand filter
LOT 29 Parking Lot Dry Pond Stage-Storage Calculations
Elevation Area Storage Storage
lfl><>tl 1,.,., .. 1 nontk I fo,,t\ Vnht"""' /or.ft\ Comments
84.00 0.0407 3.0000 0.085 Top of Berm
83.00 0.0297 2.0000 0.047
82.89 -1.8900 -100 Year Storm High Water Elev.
82.25 -1.2500 0.028 Wier and Provided WQV Elev.
82.00 0.0199 1.0000 0.022
81.00 0.0120 0.0000 0.007 bottom of pond
80.99 0.0036 . 0.007 top of Sand Filter
79.15 0.0036 . bottom of sand filter
Upstream Pass-Through Drainage
The property has approxi mately 111 acres that drains towards the property
from the cast under a culvert at South Section Street. In order to accurately
model the anticipated flows, we had to create hydrographs that matched the
peak discharge rates the rural regression equations provided. The hydrograph
for the 111-acrc basin was added to the hydrographs from the outfall
structures of Hill Top Subdivision. A spreadsheet detailing the addition of
these hydrographs is enclosed in this report. This spreadsheet indicates that
the peak hour for the combined flows is at hour 14.15 and 14.20 with a
respective max flow for each storm event.
2 Year Storm Event = 64CFS
s Year Storm Event = 95.58CFS
10 Year Storm Event = 127CFS
25 Year Storm Event = 180 CFS
50 Year Storm Event = 226 CFS
100 Year Storm Event = 277CFS
These proposed drainage flows were plugged into the HEC-RAS Program to
create a model of the stream that flows through the property. The calculated
water surface elevations for the 100-year event where then interpolated onto
the proposed grading plan for the development. This information was then
transferred to the subdivisions plan set.
There are drawings included in this report that depicts the design of the sites
grading, pipe network, detention ponds and respective outfall structures. This
report includes all calculations, drainage maps, and charts that were used to
model this drainage design.
8.) Water Quality Calculations
The City of Fairhope's development regulations require that the project
provide storm water treatment in its storm water management system. The
regulations have the following formula that shall be used to determine the
volume of storm water runoff from the development shall be treated.
Forl!IHla jiv/11 Article I' of cr!J developme11/ regpfalions:
WQv= PxRvxA/12
Rv = 0.015 + 0.009212(1)
I= drainage area % i111pervio11s (50 % /llOllfd be 50)
P= 85% rai11 eve111 = 1.8 inche.r
A = Approximate Dra1i1age Area (acres)
U~Qv= required storage i11 acre-feel
This projects 9 each combined bio-retention ponds/ swales and single wet
pond will p rovide adequate storage that will exceed this requirement. The bio-
ponds will have a filter media that in addition to other benefits will function
similar to a sand filter. The city's development regulations list the Bio-
Retention Arca and Sand Filter as an acceptable method to comply with the
Total Suspended So1ids Removal efficiency requirement.
Po:;1 Dcvclopmcn1 Parking lot Drain~ Arca Pond
65% imperviolfs -> Rv =0.61
85% rain event= 1.8 inches
Appro:,..imate Drainage Area= 0.285acres
Reqd. WQV storage
Provided WQV:
Pond provided storage @ elev. 82.25
Total Provided WQV storage
Posl Development North Pond:
34 % i11Jpervio11s -> Rv =0328
85% rain evmt= 1.8 inches
Approxi1J1ale Drainage A rea=0.357acre.r
• 0.026 Ac-Ft
=0,028 Ac-Ft
=0.028 Ac-ft
Reqd. WQV storage
Provided WQV:
Pond provided storage @ elev. 83.5
Total Provided WQV storage
= 0.209 Ac-Ft
=0.029 Ac-Ft
=0.029 Ac-ft
This project's storm water systems were designed using rainfall depths from
ATLAS 14. The sites proposed drainage structures and pipe improvements
have been designed using discharge values from the pond routing/ recovery
calcu lations.
We used the SCS Unit Hydrograph Method with a shape factor of 484 and a
Type III distribution, to determine the respective Q (cfs) for the dry
detention/ retention pond routi ng calculations.
We used Haestad StormCad V8i design software's to model the hydraulics of
this proposed projects pipe network. The dry retention pond system was
routing calculations where performed using Haestad Method's, Pond Pack
Version V8i . The combined detention pond system and the calibrated Section
Street Hydrograph was designed under the SCS method by using Hasted
Method's, Pond Pack Version V8i. The existing stream was modeled using the
HEC-RAS 5.05 Program. All of the input data for our ditch computations
have been included in this report.
The IIEC RAS computation included in this report represent the combined
hydrographs of the upstream drainage area plus the routed post detention
ponds release.
The projects drainage report indicates that the project will have post
development runoff rates and quantity that are substantially less then
predevclopment conditions. Since there will be less storm water leaving the
site in is post development condition compared to predevelopment, this
proposed project has No Adverse Effects to adjacent properties.
This Instrument Prepared By:
JADE Consulting , LLC
PO Box 1929
Fairhope, AL 36533
City of Fairhope, Alabama
Storm Water Facility Maintenance Agreement
THIS STORM WATER FACILITY MAINTENANCE AGREEMENT (this "Agreement") is
made, executed and entered into this ___ day of __________ 20 __ , by
Two Hands Design & Development, 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");
WHEREAS, Landowner is in the process and constructing and developing a subdivision
on the Property to be known as Hill Top -Lot 29 (the "Subdivision");
WHEREAS , Landowner has applied w ith the City for final plat approval for the plat of the
Subdivision , a copy of which is attached hereto as Exhibit "B" (the "Plat");
WHEREAS, as a condition to the preliminary approval of the Plat, the City requires the
construction and improvement of certain storm w ater management facilities as show n and
referenced on the Plat and /or otherwise approved by the City in w riting (the "Facilities");
WHEREAS , as a further condition to the approval of the Plat , the City requires that the
Facilities be constructed and adequately maintained by Landow ner, and its successors.
Agreement:
NOW THEREFORE , for and in consideration of the premises and other good and
valuable consideration , the receipt, adequacy and sufficiency of w hich are hereby
acknowledged, Landow ner, intending to be legally bound , hereby covenants and agrees to and
for the benefit of the City as follows:
Hill To p - Lot 29 1 March 20, 2024
POST OFFICE BOX 1929 ● FAIRHOPE, ALABAMA 36533
TELEPHONE (251) 928-3443
WWW.JADENGINEERS.COM
JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS
February 16, 2024
Time: 4:00 P.M.
Place: 208 N Greeno Rd, Suite C
Fairhope, AL 36532
Attendees: See sign-in sheet
Minutes:
• General Introduction of owner and engineers
• Owner introduced to project and provided copies of the proposed site plan
• General concerns
o How long the retention pond will hold water?
Owner and engineers answered that it won’t hold water for very long, but
that actual numbers would be provided in the report that will be in the final
site plan submittal
o Will it be a gravel parking lot? Concerned about how loud it will be
Owner answered that he will take gravel away as an option and only look
at concrete to reduce noise
o How long will it be until landscape is provided on south side?
Owner answered that as soon as he has water, he will start landscaping on
south end.
Meeting End Time: 4:30 P.M.
• Proposed number of parking spaces/ required number of parking spaces
• Percentage of proposed Green-space
Aerial Photograph with Site Plan and topographic lines overlaid
Utility Plans
Loading/unloading space (if applicable)
Drive-up window locations (if applicable)
Total number of Proposed Buildings, Proposed Uses and the Square Footages of each
Phasing Schedule for Projects being developed over an extended period of time
Location, materials , and elevations of any and all fences and/or walls.
Location of mechanical equipment (mechanical equipment shall be screened)
Flow Modeling
Plans submitted shall include but not be limited to:
• Name of Project
• Date of preparation, including all revision dates
• Appropriate Scale
• No1ih Alrnw
• Preparer 's Name, Phone Number and Fax Number
• Name of Owner
Compliance with the City's Comprehensive Plan and the standards, goals and intent
of the Fairhope Zoning Ordinance
All signage requires a sign pennit
All Applicable Outside Agency Pe1mits (e.g. ALDOT, ADEM, COE, etc.)
Please note that this document only applies to properties within the City of Fairhope.
Mechanical equipment: Mechanical equ i pment has been fina lized and all appea r on the Site Plan.
Fences: There is proposed black aluminum r ail ing fencing al ong the 106 LF reta i n ing wall between parking lot
and southern St ormwater Management Area. The wall i s m ade up of modular b locks. See Sheet Civil Sheet C9
for details.
Dumpster location and screening: Garbage is collected i n two (2) commercial dumpsters located northw est
of pa r ki ng lot. The dumpsters are enclosed, su r rounded by a pa i nted composite si d ing structure and plant ings.
Storm water: Storm water was thoroughly revi ewed in the original Hilltop PUD. There are t w o (2) dry
detention/retention bio-swales on site. The site drains in a si ngle direction with approximately 14' of relief
from east to west i nto a va ll ey drainage feature that is an upper tributary of Point Clear Creek. The 1.1131
acre lot's proposed improvements for stormwater management w ill corr e late with the master drainage
system of the subd iv ision. The combined systems w i ll regu lation post development run off release rates below
their respect ive predeve lopment rates. See packet for more details.
location and size of all signage: A sign p lan was not submitted. A sign plan sha ll be in comp l iance w ith the
Sign Ord inance.
Erosion control: An Erosion Control p lan was submitted w ith the app l ication and is acceptable.
Utilities: A utility p lan was subm itted and has been reviewed and approved by the appropriate providers.
ADA Requirements: ADA requ i rements have been met.
Traffic: Th is development d i d not trigger a traffic study.
Article 11, Section C.2 .d. (Site Plan Review Cri teria)
Criteria -The app lication shall be reviewed based on the following crite ri a:
(1 ) Compl iance w ith the Comprehens ive Plan;
The property is currently zoned PUD with Lot 29 having the express uses currently proposed
(restaurant, retail, and office) in Ordinance 1736.
(2 ) Compl iance w ith any other app roved planning documents; Meets
(3 ) Compl iance w ith the standards, goals, and intent of this o rdinance and appl icab le zoning distri cts; Meets
(4) Compl iance w ith other laws and regu lations of the City; Meets
(5 ) Compl iance w ith other applicab le laws and regu lations of other jurisdictions; Meets
(6) Impacts on adjacent property including noise, traffic, visib le intr us ions, potential physica l impacts, and
property values ; Meets
(7 ) Impacts on the surrounding neighborhood incl uding noise , traffic, v isible intrusions, potential physica l
impacts, and property values; Property is zoned PUD and is mixed-use. The site does abut to conflicting
uses. There is a residential district directly to the south. Proper buffers are included in the plans to
mitigate the conflicting land uses.
(8) Overall benefit to the community; No Conflicts.
(9) Compl iance w ith sound planning pri nciples; Meets
(l0)Compliance w ith the terms and conditions of any zoning approv al; Meets
(ll)Any other matter re lating to the hea lth, safety, and we lfare of the community; Nothing noted
3 SR 24.01 Hilltop Lot 29 Site Plan -May 6, 2024
(12) Property boundaries with d imensions and setback lines; Meets
(13) Location of proposed bui ld ings and structures indicating sizes in square feet; Meets
(14) Data to show pe rcentage of lot covered w ith existing and proposed bui ld ings; Meets
(15) Elevations indicating exte ri or materials;
Front, side, and rear elevations were provided.
(16) The locations, intensity, and he ight of exterior lights; Minimal landscape lighting
(17) The locations of mechanical equipment; All relevant requirements are met.
(18) Outs ide storage and/or disp lay; Meets
(19) Drive-up w i ndow locations (must be away from res idential uses/districts and not in front of building);
n/a
(20) Curb-cut detail and location(s);
Provided.
(21) Parking, loading, and maneuvering areas;
Meets
(22) Landscaping p lan in accordance with the City Landscape Ord inance; Meets
(23) Location, materials, and elevation of any and all fences and/or walls;
Retaining wall, black aluminum fence, and opaque fence; Meets
(24) Dumpster locat ion and screening; and
Meets
(25 ) Location and size of all signage. A signage plan was not submitted as signage will be minimal. Any and
all signage shall conform to the Signage Ordinance.
Recommendation :
Staff recommends conditional approval of case SR 24.01 with the following conditions:
1.) Signage plan shall conform to the Sign Ordinance.
2.) Fire flow test s and results shall be successfully completed and acceptable prior to issuance of any permit.
4 SR 24.01 Hilltop Lot 29 Site Plan -May 6, 2024
HILL TOP
L OT 29-l'vllXED USE
Sec tion Stre e t
Fairho pe , AL
INPEX TO REPO RT
A.) INTRODUCTION NARRATIVE
B.) PROJECT LOCATION EXISTING CONDlTlONS TOPO-SURVEY MAPS
AND FIRM -FLOOD ZONE MAP
C.) USDA NRCS SOILS CLASSIFICATION
D.) GEOfECHNICAL REPORTS
E.) DRAINAGE AREA MAPS
1.) Pre-development Dra inage Basin Map
2.) Post-development Drai nage Basin Map
F.) RAINFALL DEPTH CHARTS
G.) RUNOFF COEFFICIENTS
H.) DRAJNAGE PIPE NETWORK ANALYSIS
I.) DETENTION PONDS' OUTFALL STRUCTURE ROUTING AND
RECOVERY CALCULATIONS
1.) Pre-development Conditions
2.) Post-development Conditions
J.) PASS THROUGH STREAM· HEC•RAS ANALAYSIS
Kl PROJECT GRADING AND DRAINAGE DRAWING
INTRODUCTION NARRATIVE
HILL TOP
LOT 29-MIXE[) USE
Section Street
l<airhope, AL
INTRODUCTION NARRATIVE
March 7, 2024
I. OWNER/DEVELOPER: Two llands Design and Development, LLC
Attn: Jason Tickle
Fairhope AL, 36532
II. Civil Engineer: Trey Jinright, P.E.
JADE Consulting, LLC
P.O. Box :929, Fairhope, AL
Phone: (251) 928-3443
IJJ . STORMWATER NARRATIVE:
t.) Project Description
This project consists of the development of a mi,ccd-use development with its
associated parking. The proposed uses will incl ude 3 each residential rental
units, a restaurant, and commercial offke/retail space. This project is located
on lot 29 of the Hill top Subdivision. The 1.131-acre lot's proposed
improvements storm water management system will correlate with the master
drainage system of the Hill Top Subdivision. The combined systems will
regulate post development run off release rates below their respective
predcvelopment rates for all critic.il storm events as required by the City of
Fairhopc's storm water ordinance.
2.) Project Lorution
3.)
The proposed development is located on lot 29 of the Hill Top Subdivision.
The project is located on the west side of South Section Street just south o f the
in tersection with Twin Reach Road. This project is currently located inside
the city limits of Fairhope, Alabama. This lot is wned for L'Ommercia l use
inside of the Hill Top PUD. Co?ics of the property's survey and proposed
preliminary plat have been included in this report in an effort to help further
clarify the project's location.
4.) Pre-Development Environmental and Hydrologjc Conditions
5.)
The proposed project is located on a section of property that is heavily wooded
and in good condition.
Firm Map Number 01003 C 0757 M dated April 19, 2019, indicates the
property is located in Zone X. This indicates the si te to be outside of any 0.2%
flood prone wne. A map showing the limits of the flood wne and nearby
areas in relations to the site are eaclosed with is this report.
The 1.131-acrc site drains in a single direction. The site drains with approx.
14' of relief from cast to west into a valley drainage feature that is an upper
tributary of Point Clear Creek. The projcd topographic drawings found in
this report will further clarify the ~isting conditions of the site.
The soils found on this site have a consistent drainage classification of C. A
copy of the USDA NRCS soil map and soil classification is included in this
report. The enclosed gcotechnicrl report indicates that the soils have slightly
better soils then the web-based soil maps indicate. The enclosed Double-Ring
lnfiltrometcr Test results showed a percolation rate of 5.5" per hour based
upon depth and location of the test that was performed.
Hydraulic Vertical Unsaturated ConducliYitv: Kvs (double ring tcist)
Kvs = 5.5"per hour = 11 feet per day
Design Kvs =11 feet per day/2 safety factor= 15.5 ft. pc,· day 01· 2.75"
per hour.
The double ring test that wa5 performed in the pond area was t aken at a depth
of approximately 2..5 feet deep.
Copies of the project's NRCS Web Soil survey and geotcchnical investigation
as prepared by GcoCon, JNC., have been included wi thin this report and will
further describe t he existing soils th at arc found on this site.
Post -Peve)opment Hydro)o~ir conditions
Thi s 1.131-acrc project consists of the development of a mixed-use project
with its associated improvements. The projects storm water runoff will be
collected and routed to one of two dry detention/retention bio-swalcs. The
initial 0.5-1.25 feet of each pond's storage wiJl be retained on site and either
processed through a sand filter as part of the required water quality volume.
This project has a combination sand filters and dome grate inlet to regulate
storm water runoff at prcdevclopment rates.
The sites grading design uses surface drainage to route all collected stom1
water runoff into one of 2 ca. Bio -detention/detention swalcs. The swales that
will have a sand filter/underd rai n system. Thcisc ponds are sized to capture
the required WQV before releasing downstream.
The enclosed calculations and drawings incl uded in this rnpo rt further depict
the design of the sites grading, pipe network, detention ponds and respective
outfall structures. This report includes all calculations, drai nage maps, and
charts t hat were used to model this dminage design.
6 .) Pre-Devc)ooment Vs Post Oeve)ru,ment Run-off Summary
The pre and post development drainage characteristics have been analyzed to
determine the probable impacts to the development's predevclopmcnt
drainage basin. The prcdevcloprnent drainage basin's surface areas have been
compared to the post aeveloprncnt drainage basin's surface areas. The
drainage basins surfaces were then broken down to determine their respective
weighted runoff coefficient and/or Curve Number . Drainage area maps and
drainage area surface values are included in this report t o help illustrate the
assumptions used for the ca lculations.
We propose to use low impact development (LID) m ethods to control the run
off characteristics of the site by infiltrating as much storm water runoff into
the ground as the area will naturally allow. By using bio-retention ponds, we
are able slow down the storm water runoff from the sites hard surfaces and
enhance the sites' ability for infiltration and evapotranspiration.
The project will include a storm water management system that regulates pos t
development run off release rates below its respective predevelopmcnt rates
for all critical storm events, as required by the City of Fair hope's developmen t
standards. This report includes calculations for the 1, 2, 10, 25, 50 and 100
year 24-hour event based upon t he SCS Curve Number Unit l!ydrograph
Method. This report will document the assumptions that were used in the
design of this system.
This repcrt also indicates that there arc some perimeter areas on the north
and south that will bypass the drainage system, but these areas have been
included in the routing calculatio:1s to ensure that they release storm water at
rates less than their respective prcdevelopment conditions.
The following t ables will indicate all pre vs. post release rates.
Hill Top Combined (Soulh) East Drainage Basin
Detained
Pre-Dev. PO$l•Dev.
~ml;v~nj QJrnl Q_{m,
I year 34.36 20.15
2 year 44.46 27.61
5year 64 .40 53 .57
10 year 83.90 77.04
26 year 115.33 108.73
50year 142.43 132.79
100 year 172.04 157.25
PRE :. POST = OK
LOT 29 N Dry Pond Stage-Storage Calculations
Elevation Area Storage Storage
(fp,rl
, __ ,
n.~,1, ffPPtl ,,-1.1,.,i, , ___ , .. ~ Comments
85.25 2.2500 Top olllern1
85.00 0.0594 2.0000 0.097
84.24 . 1.2400 100 Vaar Storm High Water Elev .
84.00 0.0405 1.0000 0.041
83.50 0.0310 0.5000 0.029 Wier and Provided WQV elev.
83.00 0.0216 0.0000 O.C06 bottom of r:,ond
82,99 0,0065 too of sand filter
80.50 0.0065 bottom of x1nd filter
LOT 29 Parking Lot Dry Pond Stage-Storage Calculations
Elevation Area Stor~ge Storage
7.)
,. ... , 'vco\ ~--•• II •••' "•'••-• for.ft\ Comments
84.00 0.0407 3.0000 0.085 Top of Berm
83.00 0.0297 2.0000 0.047
82.89 1.8900 100 Year Storm Hi g;h Water Elei.i.
82.2S 1.2500 0.028 Wier and Pto~i ded WQV EIN.
82.00 0.0199 1.0000 0.022
81.<D 0.0120 0 .0000 0.007 bottom of pond
80.99 0.0036 0.007 top of Sand Filter
79.15 0.0036 bottom of sand f!her
Upstream Pass-Through Drainage
The property has approximately Ul acres that drains towards the property
from the cast under a culvert at South Section Street In order to accurately
model U1e anticipated flows, we had to create hydrographs that matched the
peak discharge rates the rural regression equations provided. The hydrograph
for the l!J·acre basin was added to the hydrographs from the outfall
structures of llill Top Subdivision. A spreadsheet detailing the addition of
these hydrographs is enclosed in this report This spreadsheet indicates that
the {>cak hour for the combinet! Dows is al hour 14.15 and 14.20 with a
respective max flow for each storm event.
2 Year Storm Event 6,jCFS
5 Ycur Storm Event 95.58 CFS
to Year Storm Event 127CFS
25 Year Storm Event 180 CFS
50 Year Storm Event 226CFS
100 Year Storm Event 277CFS
These proposed d rainage flows were plugged into the I-IEC-RAS Program to
create a model of the stream that flows through the property. The calculated
water surface elevati ons for the 100-year event where then interpolated onto
the proposed grading pl an for the development. This information was then
transferred to the subdivi sions plan set.
There arc d r awi ngs included in this report that depicts the design of the sites
grading, pipe network, det e ntion ponds and respective outfall structures. This
report in~ludes all calculations, drainage maps, and charts that were used to
model this drainage design.
8.) Water Quality Calculations
The City of Fairhopc's development regulations require that the project
provide storm water treatment in its storm water management system. The
regulations have the following formula that shall be used to determine the
volume of storm water runoff from the development shall be treated.
For11111/n from A rticl, F of ci(y d,,,.;.pmml reg11l0/i.tms:
IIVQu= PxRvxA/12
Rv = 0.015 + 0.009212(1)
I= droi11age ono % ilfrperoiom (50% 1w!fld be 50)
P= 85% rr:1i11 ell(JJJ/ = 1.8 i11rhc.r
A = Approximak Droi11age Area (ams)
1i;:Qv= 11q11ir,d storage iii ,m-e-fiel
This project~ 9 each combined bio -retention pond.~/ swales a nd single wet
pond will provide adequate storage that will excood this requirement. The bio-
ponds will have a filter media that in addition to other benefits will function
similar to a sand fil ter. The c ity's development regulations list the Bio-
Retention Arca and Sand Filter as an acceptable method to comply with the
Total Suspended Solids Removal efficiency requirement.
Post Pcvclopmm1 Parking !or Prninagc Acea Pone!
65% il!,pervio111 -> Rv =0.61
85% rai11 evc11t= 1.8 i11ches
Appro:,dmdlt /)railldgtArtd= 0.285am1
Reqd. WQV storage
Provided WQV:
Pond provided storage @ elev, 82.25
Total Provided WQV storage
J>o,t Oevdopment North Pond:
34% i11,p1rvio1/J' -> llv =0328
85% n:ri11 evwt= 1.8 i11dJt1
Approximate /)rr,i11age A ren=0.357ams
• 0.026 Ac·Ft
=0.028 Ac·ft
:0.028 Ac·ft
ltcqd. WQV storage
Providcrl WQV:
Pond provided storage@ elev. 83.5
Total Providcrl WQV storage
= 0.209 Ac -Ft
=Q 029 Ac-Ft
=0.029 Ac-ft
This project's storm water systems were designed using rainfall depths from
ATLI\S 14. The sites propoocd drainage structures and pipe improvements
have been designed using discharge val ues from the pond routing/ recovery
calculations.
We used the SCS Unit llydrograph Method with e shape factor of 484 and 3
Type IIl distribution, to determine the respective Q (cfs) for the dry
detention/ r etention pond routing ealculations.
We used llaestad StormCad V8i design software's to model the hydraulics of
this proposed projects pipe network. The dry retention pond system was
routing calcu lations where performed using Haestad Method's, Pond Pack
Version V8i. The combined detention pond system and the calibrated Section
Street Hydrograph was designed under the SCS method by using llestcd
Method's, Pond Pack Version V8i. The existing stream was modeled using the
llllC-RAS 5.05 Program. All of the input data for our ditch computations
have been included in this report.
T he JIEC RA.9 computation included in this report represent the combined
hydrographs of the upstream drainage area plus the routed post detention
ponds release.
The projects drainage report indicates that the project will have post
development runoff rates and quantity that are substantially less then
prcdcvelopmcnt conditions. Since there will be less storm water leaving the
site in is post development co ndition compared to prt.>devclopment, this
proposed projccl has No Adverse Effects to adjacent properties.
This Instrument Prepared By:
JADE Consulting , LLC
PO Box 1929
Fairhope, AL 36533
City of Fairhope, Alabama
Storm Water Facility Maintenance Agreement
THIS STORM WATER FACILITY MAINTENANCE AGREEMENT (this "Agreement") is
made, executed and entered into this ___ day of __________ 20 __ , by
Two Hands Design & Development, 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");
WHEREAS, Landowner is in the process and constructing and developing a subdivision
on the Property to be known as Hill Top -Lot 29 (the "Subdivision");
WHEREAS , Landowner has applied w ith the City for final plat approval for the plat of the
Subdivision , a copy of which is attached hereto as Exhibit "B" (the "Plat");
WHEREAS, as a condition to the preliminary approval of the Plat, the City requires the
construction and improvement of certain storm w ater management facilities as show n and
referenced on the Plat and /or otherwise approved by the City in w riting (the "Facilities");
WHEREAS , as a further condition to the approval of the Plat , the City requires that the
Facilities be constructed and adequately maintained by Landow ner, and its successors.
Agreement:
NOW THEREFORE , for and in consideration of the premises and other good and
valuable consideration , the receipt, adequacy and sufficiency of w hich are hereby
acknowledged, Landow ner, intending to be legally bound , hereby covenants and agrees to and
for the benefit of the City as follows:
Hill To p - Lot 29 1 March 20, 2024