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06-03-2024 Planning Commission Agenda Packet
Sherry Sullivan 1,/ayor Council Members Kevin G. Boone Jack Burrell. ACMO Jimmy Conyers Corey Martin Jay Robinson Lisa A. Hanks . MMC CiryC/erk Kimberly Creech CtfY Tn-asurcr 161 Nonh Secuon Street P.O. Drawer 429 Fairhope . Alabama 365 33 251 -928 -2136 25 I -928 -6 77 6 Fax 1vww.fairhopeal.gov 1. 2. 3. 4. 5. City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers June 3, 2024 Call to Order Approval of Minutes • May 6, 2024 Old/New Business • Greenfields Subdivision -Request of the Applicant, SE Civil, for an extension of one year for Preliminary Plat. Consideration of Agenda Items A. UR 24.06 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 14,263 LF of buried fiber cable and 2,031 LF of innerduct in the City ROW at 1090 Fairhope Avenue. B. SR 24.02 Request of the Owner, Gulf Health Hospitals, Inc., for Site Plan Approval of Thomas Hospital N.W. Addition. The property is approximately 0. 70 acres and is zoned B-2 -General Business District. The property is located at 750 Morphy Avenue. PPIN #: 1682 C. SD 24.14 Public hearing to consider the request of Owner, Highlands at Fairhope Village, LLC, for Preliminary Plat approval of Highlands at Fairhope Village Subdivision Phase 2, an 85-lot Multiple Occupancy Project. The property is approximately 11.76 acres and is located on Southeast corner of State Highway 98 and Parker Road. PPINS#:369505,386029,386030,369509,369508 D. ZC 24.03 Public hearing to consider the request from the City of Fairhope Planning and Zoning Department, for various proposed amendments to the City of Fairhope's Zoning Ordinance. Adjourn May 6, 2024 Planning Commission Minutes 1 The Planning Commission met Monday, May 6, 2024, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas; Hunter Simmons, Planning and Zoning Director; Michelle Melton, Planner; Chris Williams, City Attorney; and Cindy Beaudreau, Planning Clerk. Absent: Lee Turner, Rebecca Bryant, Jay Robinson and Clarice Hall-Black Due to the absence of the Chairman, the Planning Secretary called the meeting to order at 5:08 PM. Hunter Simmons, Planning and Zoning Director, explained that the Planning Commission would need to select a Chairman for this meeting. A motion was made by Erik Cortinas to select John Worsham as the Chairman for this meeting. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. Approval of the Minutes April 1, 2024: Erik Cortinas made a motion to approve the minutes from the April 1, 2024. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. Old/New Business None Consideration of Agenda Items: A. SD 24.07 Public hearing to consider the request of the Applicant, Goodwyn Mills Cawood, LLC, on behalf of the Owner, Retirement Systems of Alabama, for Final Plat Approval of Battles Trace Phase 8, a 48-lot Major Subdivision. The property is approximately 28.53 acres and is zoned TR – Tourist Resort District. The property is located on the north side of Battles Road, on the east and west sides of Colony Drive. PPINS #: 29244, 372296 Summary: Hunter Simmons, Planning and Zoning Director, presented the request of the Applicant, Goodwyn Mills Cawood on behalf of the Owner, Retirement Systems of Alabama for final plat approval of Battles Trace Phase 8, a 48-lot major subdivision. Mr. Simmons shared the zoning map and aerial. Mr. Simmons stated that the recreational areas and infrastructure of the subdivision is complete. May 6, 2024 Planning Commission Minutes 2 Follow-Up Activities Required by 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 Guaranty (M&G) 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 Staff recommends conditional approval of SD 24.07 subject to the following conditions: 1. Completion of the follow up activities 2. Submit revised GIS As-Builts Shapefiles Mr. Simmons addressed a citizen’s concern regarding the pipe in the sidewalk. Staff reviewed the plans, and it does meet the approved plans in the preliminary plat and the sidewalk has been repaired. The pipe is a little larger, so it does stick out of the water. Staff does not see any hazard or environmental impact of the pipe. Amanda Thompson was present on behalf of Goodwyn Mills Cawood for any questions. Chairman Worsham opened the public hearing at 5:15pm. Gary Gover, 300 Lincoln Street, stated his concern about an existing fence with two strands of barbed wire on the south side and requested that it be removed. Mr. Simmons stated that the TR district is exempt from portions of the Zoning Ordinance but stated that he would look into it. The public hearing was closed at 5:17pm. Hollie MacKellar made a motion to approve SD 24.07 with staff recommendations. Chris Williams, City Attorney, stated that he had reviewed the TR District and Zoning Ordinance and does not see any limitations on fencing that specifically pertains to barbed wire. Erik Cortinas seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. B. SD 24.08 Public hearing to consider the request of the Applicant, S.E. Civil, on behalf of the Owner, FST Old Towne Investments, LLC, for Preliminary and Final Plat Approval of Morphy Grove, a 3-lot Minor Subdivision. The property is approximately 1.26 acres and is zoned R-3 – High Density Single-Family. The property is located north of Morphy Avenue and west of Bishop Road. PPIN #: 57387 May 6, 2024 Planning Commission Minutes 3 Michelle Melton, City Planner, presented the request of the Applicant, S.E. Civil, acting on behalf of the Owner, FST Old Towne Investments, LLC, for Preliminary and Final Plat approval of Morphy Grove, a 3-lot minor subdivision. Ms. Melton shared the plat and site data. Staff recommends approval of SD 24.08 subject to the following condition: 1. Installation of sidewalk along Morphy Ave. Aaron Collins, S.E. Civil, was present for questions. Harry Kohler asked about the sidewalk installation. Mr. Collins stated that the sidewalks need to be installed before the final plat will be signed by the Planning Staff. Chairman Worsham opened the public hearing at 5:22pm. Ruth Pierce, 9 Fox Run, stated her concern about the traffic, water pressure and drainage in the area. Mr. Simmons stated that the area is zoned for single family residential, and three homes will be built fronting Morphy Avenue. Mr. Simmons continued addressing Ms. Pierce’s concerns regarding drainage and traffic. The public hearing was closed at 5:30pm. Larry Smith, S.E. Civil, stated that there was a fire flow test which shows adequate water pressure for the area. Mr. Smith continued that this minor subdivision does not require a traffic study and that the property slopes from north to south so all run off will flow into the right-of-way on Morphy Avenue. Mr. Simmons stated that the Mayor just notified him that she has already told the Water Superintendent to check with water pressure in Ms. Pierce’s area. Erik Cortinas made a motion to approve SD 24.08 with staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. Erik Cortinas shared with Ms. Pierce that during the building permit process, that if the builder significantly changed the topography of the land, he has the authority to make the builder take drainage measures into account. C. SD 24.10 Public hearing to consider the request of the Applicant, S.E. Civil, LLC, on behalf of the Owner, 68V Harvest Green West 2022, LLC, for Final Plat Approval of Harvest Green West Phase 1, a 77-lot subdivision. The property is approximately 42.10 acres and is zoned PUD – Planned Unit Development. The property is located on the west side of State Highway 181, across from The Waters Subdivision. PPIN #: 17737 I May 6, 2024 Planning Commission Minutes 4 Hunter Simmons, Planning and Zoning Director, presented 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 subdivision. Mr. Simmons shared the zoning map and aerial. Mr. Simmons explained the different phases of Harvest Green West. Mr. Simmons stated that a lot in the back of Harvest Green West Phase 2, will eventually be deeded to the City for a lift station, in the event that Phase 2 does not happen due to economics. Follow-Up Activities Required by 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 Guaranty (M&G) 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. Staff recommends approval of SD 24.10 with staff recommendations. 1. Completion of follow-up activities. 2. Add the FFE for each lot. 3. A note will be added to the plat to reflect the lot where the lift station is located in Harvest Green West (Phase 2) will be dedicated to the City during the Final Plat approval of Harvest Green West (Phase 2). In the event the Preliminary Plat for Harvest Green West (Phase 2) expires before Final Plat approval is obtained, the lot will be deeded to the City by an administrative re-plat by the Owner. 4. Provide correspondence from ALDOT confirming turnouts are permitted for public use. 5. New videos of the sewer mains shall be submitted to the Water/Sewer Department for review and any deficiencies shall be corrected to the satisfaction of the Water/Sewer Department prior to Certificate of Approval (Plat Signatures) of the City of Fairhope Sewer Department. Larry Smith, S.E. Civil, stated that he agrees with all of the conditions and clarified condition 5 that the goal is that review the areas that had problems and possibly revideo them. He has spoken with Daryl Morefield and Richard Johnson about that so that it is to their satisfaction. Mr. Cortinas asked Mr. Smith to explain how the FFEs are established. Mr. Smith explained that each jurisdiction and builder uses something different, but in the absence of guidance, Mr. Smith will go a minimum of 15” above the centerline of the road. Normally, that is still pretty flat if you are trying to get drainage to go from the back of the lot to the front of the lot, then analyze which direction the drainage will go. If necessary, he will go up to 24” above the centerline of the road. Mr. Cortinas asked how it would be handled if there are heavily sloped lots. Mr. Smith stated that he would come up with a site specific, city approved plan. Chairman Worsham opened the public hearing at 5:43pm. Having no one present to speak, the public hearing was closed at 5:43pm. May 6, 2024 Planning Commission Minutes 5 Erik Cortinas made a motion to approve SD 24.10 with staff recommendations. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. D. SD 24.12 Public hearing to consider the request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner, Two Hands Design & Development LLC, for Preliminary Plat Approval of Hill Top – Lot 29. The property is approximately 1.131 acres and is zoned a PUD – Planned Unit Development. The property is located at 18655 Section Street. PPIN #: 389630 Michelle Melton, City Planner, presented the request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner, Two Hands Design & Development LLC, for Preliminary Plat approval of Hill Top – Lot 29. Ms. Melton combined this presentation with SR 24.01 due to them being the same property. Ms. Melton shared the zoning and aerial maps, along with the site plan. Mr. Simmons explained that the Site Plan will move on to the City Council. This MOP will go through preliminary then final approval. Mr. Simmons stated that since there are no major improvements for the MOP, even though there are five units or more, he would have recommended that that Applicant request a waiver and submit for preliminary and final at the same time. Mr. Simmons stated that if the Applicant agrees, the Planning Commission could table the MOP, advertise it for next month and approve preliminary and final plat at the same time. Staff recommends approval of SD 24.12 subject to the following conditions: 1. Signage plan shall conform to the Sign Ordinance. Trey Jinright, Jade Consulting, stated that the Owner, Mr. Jason Tickle, is requesting an additional condition of approval. He is requesting to make the south buffer 15’ instead of 10’ for the Site Plan. Mr. Jinright stated that he appreciates the offer of the waiver, but he will be at the next few meetings and does not mind bringing the project back for final plat approval. Chairman Worsham opened the public hearing at 5:57pm. Gary Gover, 300 Lincoln Street, stated that he believed that the exterior sidewalk along Section Street would be partially incomplete and finished at a later date. He is asking how the sidewalk would be finished later. Mr. Simmons stated that the sidewalk and boardwalk is complete. The building would be connected to the existing interior sidewalk. Frank Vitello, 821 Vulpes Avenue, stated that Mr. Tickle was gracious enough to work with the homeowners by requesting the additional 5’ of buffer. Mr. Simmons suggested that the additional condition be memorialized with the same subregulations as the 10’ buffer. Mr. Jinright stated that they will use the same landscaping for 15’ as they would have for the 10’. May 6, 2024 Planning Commission Minutes 6 The public hearing was closed at 6:03pm. Hollie MacKellar made a motion to approve SD 24.12 with staff recommendation with the change from a 10’ buffer to a 15’ buffer on the southern portion of the property. Erik Cortinas seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. E. SR 24.01 Request of the Applicant, Jade Consulting, LLC, acting on behalf of the Owner, Two Hands Design & Development LLC, for Site Plan Approval of Hill Top – Lot 29. The property is approximately 1.131 acres and is zoned a PUD – Planned Unit Development. The property is located at 18655 Section Street. PPIN #: 389630 Staff recommendation of SR 24.01 to City Council subject to the following condition: 1. Signage plan shall conform to the Sign Ordinance. Erik Cortinas made a motion to recommend SR 24.01 to City Council with staff recommendations and staff will make the City Council aware of the increase in the buffer on the southern portion of the property. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. Adjournment Erik Cortinas made a motion to adjourn. AYE: Hollie MacKellar; Harry Kohler; John Worsham; Paul Fontenot; Erik Cortinas NAY: None. Adjourned at 6:08pm. _______________________ ________________________ 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 24.06 AT&T – June 3, 2024 City of Fairhope Plann i ng Comm issi on June 3, 2024 UR 24.06 -1090 Fairhope Ave, AT&T -.,., ■ R·2 ■ Corporate Umlt ■ R·l o ..... •·- """'9""""' • •◄ .. , • Jt+S .... .... PIJD R-1 Project Name: AT&T Fiber Installation Site Data: 14.263 Linea r Fee t Proiect Tvne: Utilitv Rev iew Jurisdiction: Fairhooe Plann ine: Juri sd iction Zoni na District: 8 ·2 8-4 R·l R·2. R·3 R-4 . R·S PPIN Number: NIA Generol Loeolion: South side of Fa irh ope Aven u e, East and West Side of 8ishoo Road Survevor of Record: AT&T Enaineer of Record; AT&T Owner I Deve/orv>r: AT&T School District: Fairhope El ementa ry School Fairhope Middl e a 11d High Sch ool s Recommendation: Approved w/ Co nditions Prenared bv: Ch ris Ambron 2 UR 24.06 AT&T – June 3, 2024 Summary of Request: Request of AT&T for an 11.52.11 Utility Review and approval of the proposed installation of approximately 14,263 linear footage of fiber buried cable within the Right of Way. SCOPE OF WORK: DIRECTI ONA L BOR E 1 4263' BUR IE D FI B ER CA BLE AN D 2031 ' INN ERDUC T IN ROW A LL BOR E WILL B E A MI NIMU M OF 36" DEE P A ND 48" U DER THE RO AD. P LACE 40 P E D A ND 43 HA ND HO LE . I NOT TO SCALE I NOTE: SOME ROAD S OMITTED F OR CL ARITY EDWARDIAVE ---------I t i + FAJltlHOll'l!AIII: CONS TRU(Tl ON NOTES ' _, ADDR ESS: 1090 FAIRHOP E AV E FAIRHOP E AL 36532 USA I . All CO NTRACTOR S M.JS T HAV E A COP Y OF THE RI GHT OF WAY PERMI T WI TH THEM AT ALL Tl >E S, POSTED ON SITE, OR I N WINDOW OF VEHI CLE. 2. DI STURB EO AREAS SHALL BE CO VERE D AT THE END OF EACH DAY 3. DI STURB ED AREAS SHALL BE SD UO 500(£0 WI THI N 10 DAYS OF CDWLETI ON N ~ WWE 3 UR 24.06 AT&T – June 3, 2024 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, 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 24.06 AT&T – June 3, 2024 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 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 24.06 AT&T – June 3, 2024 7. Staff Recommendation • The proposed utility construction falls within the corporate limits of the City of Fairhope. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the respective agency. • This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: i. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. ii. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. iii. City of Fairhope Erosion and Sediment Control Ordinance (#1398). iv. Chapter 19 Article VI: ROW Construction and Administration, Ordinance (1754) v. City of Fairhope Tree and Landscape Ordnance (#1444) • Staff Recommendation: Approval with Conditions of UR 24.06 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 5. Provide draft door hanger for approval at time of pre-construction. 6. Approved door hangers shall be in place no later than 7 days prior to construction. 7. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 8. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 9. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 10. Utilities boxes shall be concentrated near existing boxes. For permitting purposes, applicants shall provide subsurface utility engineering quality-level C, unless otherwise required by the Fairhope Building Department. City of Fairhope Planning Commission June 3, 2024 SR 24.02 -Thomas Hospital NW Addition Site Plan 1,,•. I • '·,. • -. ~----Road ·J w@E tw •:, ··,, c:::J Corporate Limit D Parcel Zoning District s 8-2 -8-3b -8-4 -M-1 t ~ -P-1 \ -R-2 R-3PGH \ Profect Name: Thomas Hospita l NW Addition Site Data: 0.70 acres Proiect ~ee: Site Plan Approval Jurisdiction: Fairhope Planning Jurisdiction Zonina District: B-2 PPIN Number: 1682 General Location: West side of U.S. Hwy 98/Greeno Road, South of Morphy Avenue Surve'i_or of Record: Evan Terry & Assoc. Engineer of Record: Evan Terry & Assoc. Owner I Develooer: Gulf Health Hospitals Inc . School District: Fairhope Elementary School Fairhope M iddle and High Schools Recommendation: Approved w/ Conditions Pregared blf: M ichelle Melton 1 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Summary of Request: Request of Applicant, Dennis Summerford, on behalf of owner, Gulf Health Hospitals, Inc., for Site Plan Approval of the Thomas Hospital N.W. Addition (“Addition”). The proposed Addition consists of a 25‐bed tower and a parking facility. Site Area is 0.70 acres and is zoned B‐2 at 750 Morphy Avenue within the Medical Overlay District. II II ■■■■■■■■ ••••• •• •••• ■•II ••• ...... ■--- Rendering: Southeast corner of Morphy and S. Ingleside Street. L 2 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Review: The intent of the Medical District Overlay (“MO”) is “to establish and provide for the logical expansion of medical office needs to accommodate the growing community and region…It is the express intent of this MO district surrounding the existing medical center to be as generous as possible in permitted uses while at the same time maintaining a clean, attractive community that provides an extension of the medical office needs for medical practices and appropriate facilities for the medical community it serves.” Zoning Ordinance, Article V, Section H(1). Parking and Hospitals are permitted uses in the MO. Site Plan Setbacks: The MO uses B‐4 (Business and Professional District) Development Standards (Zoning Ordinance, Article V, Section G(1)). However, Thomas Hospital is zoned B‐2 General Business District. B‐2 only has a front setback of 20ft. ---r----1 ~Sill ro•CJ -ETE , ~E""IK (!',EE IE'>l.!, ~Jr., Sf£ET C:>tl()) 0 /. Table 3-2: Dimension Table -Lots and Principle Structure Dimension Min. Lot Area / Min. Setbacks Max. total Jot Max . District or Allowed Units Per Lot Width Front Rear Side Street covera2e by all height use Acre (U PA) side structures B-2 Non e/ -none 20 'd none f none • 30 ' k l B-3a 7,500 s.f./ -60 ' 30 ' 35 ' 10' 30 % 30 ' I B-3b 7,500 s.f./ -60 ' 20 ' 20 ' none e none 30 ' I B-4 Non e/ -none 20 ' 20 ' 10' 30 ' I 3 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Morphy Avenue is subject to the Tree Ordinance; whereas there is a required 20 ft buffer along Morphy Avenue. Building(s): The Addition with rooftop appurtenances matches the height of the existing adjacent building at approximately 66 ft. The materials and finish of the Addition will also mimic that of the existing structure(s) that make up the hospital. The structure has four (4) stories. The ground level is for physicians’ and staff parking and the three (3) upper levels are hospital beds. Staff has proposed a corresponding zoning amendment on the June Planning Commission agenda that would allow the height ‘by right’ for critical hospital infrastructure. Landscaping Plan: There is a landscaping plan that was reviewed and approved by the city horticulture supervisor. A revised landscape plan was submitted that included a sidewalk along Morphy Ave. Updated plans are currently under review. Parking: The currently proposed plan adds 25 beds on one floor. Specific uses of the upper two floors are undetermined at this time. Additional parking will be required prior to utilization of the upper floors. The ground floor provides 49 parking spaces. Thirty‐four (34) spaces are replacing existing spaces and do not count toward required parking. Fifteen (15) new spaces are added. The parking requirement for this phase is 31 new parking spaces (25 beds and 96 employees). The current solution is lacking 16 parking spaces that will need to be accommodated for during future phases. The proposed stalls do not meet the standard parking dimensions in at least width because the stalls are supposed to be 10 ft wide; whereas the proposed stalls are 9 ft wide. See below. Staff requested an explanation for the proposed parking and why it does not meet the parking requirements on May 9, 2024. See DRC letter in the packet. '" H ea lth Facilities: Ho spitals, Conva le scent or ursing H ome s, and 1 space for each 4 beds, plus 1 space for each 4 emplo yee s simi lar in stitutiona l uses including nurses . 4 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Sidewalks: This Site Plan includes sidewalks on Morphy Ave that shall extend to Hospital Dr and on the eastern side of S. Ingleside Avenue. There will be a new crosswalk installed at Hospital Drive and Morphy Avenue. Staff questions whether a signalized crosswalk is desirable at the mid‐block Ingleside crosswalk. Figure 1: Sheet C200 snippet 1. Locations, intensity, and heights of exterior lights: A lighting plan was not submitted. 4. Parking Dimen sions and Size a . Standa rd parkin g lot di mensions sha ll b e as follow s: Se e Figure 4-2 90 ° an gle 60 ° an gle 45 ° ang le A -stal l width 10 · 10 ' 10 ' B -stall dep th 20· 20 ' 20 · C -two -w ay ai sle w idth 20 ' 20 ' 20 ' D-on e-way ai sle w idth 20 ' 17' 13 · E-on e-way single -loaded ais le width 16 ' 14· 11 . --I) C n H F AIRHOPE ZON Figu re 4-2. P arking dril'e ai s le 11'idtl1s ma_,· m1:v dep ending on the co11fig11mti on and angle o arkin'i!; that the drive a isle su arts. .-·: ·• .... :-. ·. ---- AE:J.'D ~• 1-7 c=::>::s r-1c s1~t. E<. COSCflETE 51)E'M;.U< IJ.[Q':J ■11 -2 P[lt[:, 1;11Q•·s ~,;; ,; , ••~ ..-o·,r "- 0, I ! 5 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Mechanical equipment: Mechanical equipment has been finalized and all appears on the Site Plan. Roof appurtenances are located in the middle of the roof of the Addition on Sheet A2.50 (see below). There is mechanical screening. Fences: There are no proposed fences. Dumpster location and screening: There is not an anticipated dumpster for the Addition. Storm water: A drainage report was not submitted; however, a Grading and Drainage Plan is on Sheet C400 in the packet. Drain basins and other details affiliated with stormwater are on Sheet C700 also located in the packet. Several grate inlets and storm pipes are being removed. See Demolition Plan on Sheet C110. Location and size of all signage: A sign plan was not submitted. A sign plan shall be in compliance with the Sign Ordinance. Erosion control: An Erosion Control plan was submitted with the application and is acceptable. Utilities: A utility plan was submitted that requires multiple relocations of poles, guy wires, water lines, and underground electric. The Fairhope Electric Department will supply conceptual plans for both existing and proposed electrical infrastructure underground. The EOR shall coordinate all requirements with the new electric lines. Traffic: This development did not trigger a traffic study. 6 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Other: The Fairhope Volunteer Fire Department asked if it was possible to install a rooftop helipad to accommodate emergency landings. The previously used landing site was removed during a previous parking expansion project. Staff asked about this option on May 9, 2024, but have yet to receive an answer. Article II, Section C.2.d. (Site Plan Review Criteria) Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; Meets (2) Compliance with any other approved planning documents; Meets (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; Meets (Medical Overlay District) pending proposed amendments. (4) Compliance with other laws and regulations of the City; Meets (5) Compliance with other applicable laws and regulations of other jurisdictions; Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Meets (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; Impacts to adjacent residential properties were, to the extent possible, mitigated with the landscape buffer along Morphy Ave. (8) Overall benefit to the community; Meets (9) Compliance with sound planning principles; Meets (Medical Overlay District) (10) Compliance with the terms and conditions of any zoning approval; Meets (Medical Overlay District) (11) Any other matter relating to the health, safety, and welfare of the community; Meets (12) Property boundaries with dimensions and setback lines; Meets (Medical Overlay District and B‐2) (13) Location of proposed buildings and structures indicating sizes in square feet; Meets (14) Data to show percentage of lot covered with existing and proposed buildings; Shall be added to Site Data Table (15) Elevations indicating exterior materials; Meets (16) The locations, intensity, and height of exterior lights; A lighting plan was not submitted. (17) The locations of mechanical equipment; All relevant requirements are met. (18) Outside storage and/or display; Meets (19) Drive‐up window locations (must be away from residential uses/districts and not in front of building); n/a (20) Curb‐cut detail and location(s); Provided. (21) Parking, loading, and maneuvering areas; Meets (22) Landscaping plan in accordance with the City Landscape Ordinance; Meets (23) Location, materials, and elevation of any and all fences and/or walls; None (24) Dumpster location and screening; and None (25) Location and size of all signage. A signage plan was not submitted. Any and all signage shall conform to the Signage Ordinance. 7 SR 24.02 Thomas Hospital NW Addition – June 3, 2024 Recommendation: Staff recommends Planning Commission to recommend conditional approval to the City Council of case SR 24.02 with the following conditions: 1.) Revised landscape plans are approved by the City’s Horticulture Department. 2.) Plans for relocating utilities and stormwater facilities. 3.) Address the heliport option as requested on May 9, 2024. 4.) Required parking, compliant with Table 4‐3 of the zoning ordinance, shall be provided prior to build‐out of the proposed tower. 5.) Update Site Data Table. I I REQ'D 5 · WIDE CONCR ETE -----------------1--SIDWA REO'D W11 -2 PED ESTR I/\N CROSS ING SIGN AN D POST EX. CON CR ETE SIDEWA LK [--+J- I 75 ~ G---q-.,..,,.""'1~:::,;;:• ~~~::::;::,==:::::=:::~~~~~ 7 ~~==· ~-·~Tc:• ~--=-==~-~c-'~3G~~~~~-:;E~======================--:~~~~~~~tt=:_~iK'- : E\~EF A~,.. H:.!LE :-iH .. 1.= I 4" WIDE WHITE PAINT STRIPI NG {TYP .) IVHEEL OP (TYP,) (SEE DET.~IL Sf 1 C. SHEET C700) ' dj4<"'--.•. o II w (l) . lw l[J LL N LL.'. REO'D CONCR ETE SID EWALK (S EE DETAI LS S3C , SHEET C700) 12 1,28 S IT E DA TA TABLE: TO TAL SJT!c AR E'c I MPERV IOt!S AR EA: PERVI DUS AR EA: PRDP □s rn USE: CURRENT ZO1"I'1G: CURR ENT SET BACK S, FRON T: 20' SIDE: O' REAR: o' 30;3 10 SF (0.70 Ao) 20 ,512. SF 9.79B SF TH OMAS HOSP ITAL B-2 PAR KING SUMM AR Y CITY 'O F FAfR HOPE REOU IREM EITT: 1 SP ACE/B ED ~N D I SE'f\C E/4 EMP LOYEE S TO TAL B EQS : 25 TO Tft,L EMPLOY EE S: 96 REOIJ IRED PAR KING SPAC ES: -<9 SPAC ES PROVIDED PAR KING SPAC ES: 49 SPAC ES -------REO'D W1 1-1 PED ESTR IAN CROSS ING SIGN AND P05T Po i nt Ta b le Poi nt # El~•a\ion or,hi ng Eost ir~g Desc rip tion , 120,00 189352, ~ 7 11H5556,65 CONTRO L PO ll\'l 2 120.33 1892.65.66 1845627.30 CO L\!t.<N /..1 J 12126 189267.90 1845801 .35 CO LUt.<N Fl ') 119 .85 1sg7-2B .57 184581057 EOP 6 120.-22 189 213.7 1 1 8~-5626. 78 EDP 7 120.34 189213.73 1845627.13 FOC B 120,4•9 189200.76 18<,562?.30 FOC g 120.35 189200.84 1845617.78 FOG 10 1.20.JO 189197.42 18<5615 .80 FOC 11 120 . .37 18919!'L•3 1845617.83 FOC 12 120.56 189195.55 1M5627,3S FOC- 1J I W.71 18918:?o.60 1845627.53 EOP. 14 120.43 189178.06 18~~615,.29 ED P 15 1:m2 1 1sg1s7.52 1845611.oi EOP I 6 120.69 189164 .J~ 18~·5628.60 COLUMN A4 18 120.12 1snn.19 1845749.02 NAIL SIT 19 120.40 Hm2.6:1 .J6 1845717.22 NA IL SET w 11B.!13 18n,9.l.65 1846.058 62 CONTR OL POIN1 6S 120,77 18~238,23 18 1•5850.25 FOC 67 120.70 ;sn ss.n 1845832.47 FOC 68 120.61 189214-.21' 18456J4,36 ED P 69 120.53 189279 .~ 1B45~A.} 18 ED P 70 120,-45 189279.55 18 15851.J I EO P 71 120.30 189198.6:J" 1845615.79 FOC 72 119,84 1892~3 .2 1 1845614.98 SW Po i nt T ob ie Point # Elev ati ori North ing E-a!.t in.g Des-oript ian 7:l 119 .77 159254.88 184561 7.03 SW 74 11 9.77 18927 5015 18456,8.15 SW 75 119.~7 169.ltlO. I 9 1B 4564,0l.7CJ sw 76 119.69 189.J00.4!, 184~7~2. 7 SW 77 J1.9,18 18!1300,92 784.5872,90 SW 78 118,72 189304.37 1846Q90.L5 SW 7.9 l20.22 189 1.JS.11 1B45611.~7 s'II J SYMBO LS LEGEND ST AND ARD DUTY ASP HALT PAV EMENT {S EE DETAIL S38 . SHEET C700) CONCR ET E PAVEMEN T (SEE DETAIL S3C . SHE ET C700) GENERAL NOTE S 1. ALL DIMENSION AR E TD FAC E OF CURB/BU ILDI NG UN LESS NOTED OTHE RW ISE, 2 . ACC ESS TO THE E)\ISTI NG B UILD ING S HALL BE MAINTAINED AT ALL TIME S. .J. ALL GEOMEm lC CONTROL POINTS ARE FR OM FAC E OF CURB AND BUILD ING . SCALE BAR & NORTH ARROW 0 ci z C: ~ ")I tD 0 ~~~ "' l!:I -_, ::i: z ~<"' a.~ .,.: :i: $ w w u'9 E w w;1i-z ~m~ l!:I lllW.:.J 0 z zt'Jw w <i: z I-"~ .c go ...., ~ z 0 ...I ~ ~ w >....J 0 a. << U'J ~ ui 0 0 J: a.. a.. <t: a: 0 U'J 0I 0 ~ ~g;; :::!!: o< w ~ LO u. a::i ,..._ I I- LO C\l CH ECKED BY: NC DESIGNED BY: FEL DRAWN BY: KR JOB 24-1123--0005 PltWEI:T STATUS %DESIGN DATE MAY 13, 2024 SHEET NAME Si -~ SITE AND GEOMETRIC CONTROL PLAN C200 SH EET NO. I I I I I I I I I MORPHY A VE NUE (so' R/W) ----- (10) PIT M --G--~YD ;..::;~~~~t -=-~~-=-~~~~~~::~~~-;~~----t ~t~c:-:~----UH~-CA2q0 -~ ....... ... ' ' ' (1 H CA2. CHI GS SW E (16) JU ---------- MAG SWE 27 .76' 7 • (_[) ----.::::.~--- 8 N (J2) DIA DI G--------!"'1 ,_ ---G--__ (1.~70 sf) CYN TI J (1 ,448 st) CYN TI3 _4_ ------,-----==-=---='=,-------=-s=----=:;-~ I!:' -- ~-c..----=-------=-::..~ .. -:: -. ~ ~ --~ ~-=--~ OR SHA I ) CHI GGB I I I I I I I I I I I ------+- 23 .63' I I I I I --1 I I I I I j -, (18) LO \ (10) ;JU ' ·-. . . . -. . . . ~•t 8-Y.l.f>'J ~W9'-47 I ~1.:..•------~ ''-) IJIS 5 12 ' -"-- 1----------------- 1 I I I I I I I I I ,Tl X (/) =:J C) z z G) 0 co _J C => 'ill 0 z C) G) z f--- U) X w SYMBO LS LEGEND PLANT l!Cl-lEOIJI....E 0 F,fJW!ll! 1,1,q,,P~ 0 MUM CA!! fW, ~ Gnu 0 UlRl!l1A l',sd,,Dimrmndrilr-no.- 0 .AJNrClft S-G..t ....... 0 ............. .,_.. 0 S.--...C......Piao.l 0 v-,-.........,__ ~ SCALE BAR & NOR TH ARROW 0 10 20 30 r,.r,.r-..r-, 1· = 1(1 -------- C ~ ')I 0 ~t, Cl) t!) z 5--'f ll)<(_N a. ii .,_::I:$ w :fl~~ E w z ~m~ t!) ll)W .. 0 % z t, Lil w ;,:Z,-~~ ..c go "' ..... .... z 0 ...J I-~ UJ 0 0.. ~~ Cl) :,. . 0 0 ::rW C. C. <( I a: 0 Cl) o::r 0 c( :ii !!,; w :1: 0 <( 0 LO LL co I I'-- I I- l.f) C\J CHEO::ED BY: NC DESIGNED BY: CG DRAWN BY: CG JOB 24-1123--0005 PROJECT STA TVS %DESIGN DA"IE APRIL 22, 2024 SHEET NAME LANDSCAPE PLANTING PLAN LP 1 .01 SHEET NO. \ REMCWE BURt..AP FROM TOP }'i OF ROOTBAll. F APPI.JCABLE. :r M\JLCH LAYER fORM SAUC51WfTH 4"-6" CONTINUOUS: EARTHEN HIM MOUND Pl.ANTING HOlf. ~TOP OF ROOTBAll.. EVEN wm-l OR SLIGHTLY HIGHER THAA AMStEO GRADE ON 8" LAYER QFc:ot,a:iACTEO BAoCKFlLL Sl/EGRADE 1 --------CD TREE PLANTING DETAIL 1 • = 1'-0" X NOTES: 1. SE E PLANTlNG Pl.AN S FOR SHRUEI AM> 6RQUtECOVER BED AREAS . 2. ROWS SHlAU. BE STRAIGHT Mil PARALLEL 3. QUANTITY ANDSPAC-.J GSI-KlWN ON Pl.AHTINGA..AN {X} 5 --------® SHRUB SPAC ING DETAI L 1": 1'-0" "292-08 ,X • MINIMUM RUSBER HOSE, REINFORCED Bl.AOC 3" MutCH LAYER REMOVE B~L.AP FROM TOP X, OF ROOlBAil.. F APPLICABLE T x T' \NOOOEN STAKE FORM.SA\JCER WITH 4·-5· CONTIIIIJOUS EAR TI-tEN RJM ~D PLANTING HOLE PlANTING PIT DEPTH SHAU. EQUA L DEPTH OF ROOT BAl1.. Pl.US 6" FOR SETTING LAYm OF COMPACTID BACKFILL PI.ANTThG PIT WIDTH SHAll BE TIMCEllE DIAME TER Of ROOT BAU.. BACKFIU. AROIMD ROOTBAl.l..AS SPE CIFlED Pl.ANT TOP OF ROOTSAU.. EVEN WITH ~ SUGHTl.Vl-llGHER "THAN R NI SI-ED GRADE Pl.ACE R001EAU..A.T BOTTOM Of PLANTlNG PlT ON ,6"' LAYER OF COMPACTED BACKFD..1. SIJB GRADE 2 1-----------0 EVERGREEN TREE PLANTING DETAI L 1·=1·-0' ""'2-04 _ ~:,~;.,EWBLACK RWBEla ~-,. OOUSLESTRAND 12 GA.WIRE { lWISTED. ' 2"x4"HARDWOOO STAKE STAINEl 1, El.ACK (NO BARK]. I ' , ''-.... _ ·-~---lREEPJT '----..... ___ .,.. ... /· -----ROOTBAU. NOTE: CONTRACTOR MAY USE PLASTIC TREE GUl'llro CHAIN IF APPROVED BY LANJSCAP'E ARCHlECT 0 TREE STAKING PLAN DETAIL 61---------- 1•:1•-u '2112-0II SHRUB 00 GROUND COVER PLANT J"MULCH LAYm PL.ANHIIG SOIL Ml}C RNIS>Ell(]RADE Tll.B)S01L UNDISTURBED SOIL 3 f---------0 SHRUB/GROUNDCOVER PLANTING DETAIL 1"=1'-0" 7 1----------0 TRENCH EDGE DETAIL 11/2'":1 '-0" 3292-12 SHRUB 3" r.lULCH LAVER FORM -SAUCER WITH 3• CONTl'-nX:>US EARTHEN RIM AROJND Pl..ANTl'IIG HOLE Pl.Af(JlNG PIT IJEPllt SJ-W..l. EOlJAI... DEPTH OF ROOT BALL PLANTING PIT WIDTH Sl-W..l.. BE TWICE THE □WETER FOR ROOT BA LLS X ~D UNDER OR 2' LARGER IN DIAMETER FOO ROOT BALLS OVER2' BACKFILl. A.ROIJNO ROOT BAU BY Ml XI NG }; PRf:Pli.RED PLANTI NG SOILAfID ¾ EXISTN3 son. Pl.ANTTOP OF ROOT BALL EVEN W1Tl-l OR SUGl-fTl.Y HIGHER n-,AN FJNI SI-ED GRADE Pl.ACE ROCH BA.t.l.. AT BOTTOM OF Pl.ANTING PIT ON UNOISTIJRBED SUBGRACE SUBGRADE 4 f---------0 SHRUB PLANTING DETAIL f"= 1'-0" LAWN AREA f1NISH6l GRADE Pi.ANTING SOIL MIX 2'f 4 ' 0 SOD INSTALLATION DETAIL 81--------- 1 1,'Z :.1"-0" SYMBO LS LEGEN D ~ SC ALE BAR & NOR TH ARRO W 0 10 20 30 ~ 1" = 1CT l C N 0 ~8 ~~ ... ti) t!J 5 -':I= % 1/)<(_N a. ii .,.: :i $ w t:l ~? E w z f!:m~ t!) ll)W •• 0 z zl'>ul w ;;:z ... ::,~ ..c g o <0 +-.. z 0 ...I I-~ UJ 0 a.. ~ ~ f/J > -0 0 :rW ll. ll. <{ I a: 0 f/J 0 J: 0 ,c( ~!!; w ::1: 0 <( 0 LO lJ.. co I r-... I I- l.f) C\I CHECKED BY: NC DESIGNED BY: CG DRAWN BY: CG JOB 24-11~005 PROJECT STATUS ·%DESIGN DATE APRIL 22, Z{)24 SH EET NAME LANDSCAPE PLANTING DETAILS LP 1.02 SHEET NO. SYMBO LS LEGEND .~--------..., P LANTING NO TE S PLANT 5CHE::DULE I JC l 1. All tree , shrub, and bed locations are to be laid out in the field by the Contractor and approved by the SYM BOL CODE BOTAN ICAL I COMMON NAME SIZE CONTAINER Q i:\' landscape architect prior to installation. Give the landscape architect 72 hours notice. TREES -- 2 . The contractor shall be responsible in determ ining quantities that meet the design intent. ® 3. All plant material shall be container grown unless noted otherwise. C "' 4. Apply a pre-emergent herb icide to all bed prep areas. CKI GGB Chionanthua Yirginicua 'Graney Greybe,a,d' / Graney Gl"e)'beard White fringebee 0· HL B&B 4 ~8 5. All organic mulches and pine straw shal l be free of deleterious materials, insect larvae, weed seed, and 0 ~~ .... animal pathogens. Mulch shall be more than 95% hardwood, composted a minimum of 100 days. Size of 0 Cl) I!) 5--'f z "'<(_"' mulch shavings shall not exceed 1-½". ILE NB_ ]lex x 'Ne-l lie R. Stevena' I Nellie R. Stevens Holly 6" HL B&B 3 a. ii i-= :I: 18 w :fl~~ 6. Remove waste materials, including grass, vegetation , and turf, and legally dispose of it off of Owner's E w z ~m~ property. -© l!) U>W •• 0 z z t, u::: 7. Totally grub areas to receive beds and/or sod by chemically eradicating emerging vegetation , removing MAGSWE Magl'lO!ia W"giniana / Sweethay Magnolia 0 · Ht. B&B 4 w .;:z.- :;; ~ existing vegetation after vegetation is dead, then proceeding with proper bed and sod installation in ..c go "' accordance with the Planti ng Plan. Remove roots , plants, sods, stones , clay lumps, and other extraneous 0 +-... materials harmful to plant growth. 8&B I ► 8. Lay sod t o form a soli d mass with tightly fitted joints. Butt ends and sides of sod ; QUEPHE Qu!YC\.la phelloa / W41ow Oak 10 · Ht . 4 -Do not overlap or stretch. Stagger sod strips or pads to offset joints in adjacent courses. Avoid damage to 1,- subgrade or sod during installation . Tamp and roll lightly to ensure contact with subgrade, eliminate air I• pockets , and fo rm a smooth surface . SHRUBS 0 Caml=llia hiema.lia. 'ShiahigaahR' / Shtuhigashira Camellia 3 gal. Pot i. 9. Grade lawn and grass areas to a smooth , even surface with loose, uniformly fine texture . Roll and rake , CAMSHG 12 remove ridges, and fill in depressions to meet finish grades and ensure positive drainage. 0 HYDJ23 Hydr.utgea panicufata. •J ane' / Little Lme® P.an,icle Hydrangea 3 gal. Pot 13 10. Any and all soil mixes must be free of biological containments and weeds . 0 JUN FOA Juniperuc chinenaia 'Sea Green' I Sea Green Juniper 3 gal Pot 71 z 11. Irrigation shall be installed by a licensed Irrigation Contractor. 0 0 12. It proposed construction shall cause changes in the landscape and/or irrigation plan , a revised plan shall be UGSU5 Uguatrum ainense "Suruihine.' I SunEJhine Chineee Privet 3 gal. Pot 41 -...I ...... ~ UJ submitted to the project landscape architect for re-eval uation prior to the installation of plantings. In no case 0 LOA SHA l.oropetah.m chioense rubrum Sh~r / Purple Diamond® fringe Flower 3 gal. Pot 63 0 a. ~ ~ shall plans be altered unless approved by the Landscape Architect who originally certified the plans. en >--,,..._ MlSSl2 Miscanthua ainensis 'Adagio'/ Adagio Eu lalia Grai;m-3 gal. Pot 'El 0 0 :r:W ,;,.. <( I D.. D. a: 0 0 MUHCA2 Muhlenbergia capillaria I Pin k Muhly G~ 3 gal. Pot -40 en o:x: 0 ,:( ~Q;; SITE DATA TABLE : 0 UJ :1: 0 <( PITMBS Pittospo,rum tobira 'Mojo' I Mo;o Pittoeporum 3 gaL Pot 54 0 LO LL TOTAL S ITE AREA, JO,JlD SF (0 .7 0 Ac ) co I I'-- LAN OSCAPEO AR EA, 7,710 S F (25'.'I) 0 POOMAC Podocarpua macrophyfluD /Yew Podocarpl.J[l 3 gal. Pot 22 I I- 0 l.f) LAN DSCAP E a V FFE R @ ~ORP HY AVE., JS' PODPRI PoclocarpoEl o,ac:roph~luEl PtT19 leE1' / Pri nglea Dwarf Yew Podocarpua 3 gal. Pot 43 C\J LAN DSC.~~E BU FFE R @ INC LES IDE AV E., 6 '+ WHERE POSS IB LE FRONTAGE TR EESc Y C.AL. 30' O,C. SYMBOL CODE BOTANICAf. I COMMON NAME SIZE CONTAINER SPAC ING QTY ~! ~ TREE SU MMARY GROUND CO\l'ERS §~ HEM AGE TREES ON SITE , 0 CYNTIJ Cynodoo dacfylon 'Tf 419' I Td 419 Bennudag,-ass ood 2,718sl •i , ir J'I EOU fRED TR EE PROTE CTI ON : NON E ~i 1·0-:-~--~:~-DIA DIA Dianella caerulea J Aax Lily 1¢ Pot 151" o _c_ 32 ~i l~x ,,,~<-~· a• •" 51 EXISTIN G TREE S TREES TO BE REMOVED iS ;f F ~. SP ECIE S DBH(!N .) SPECJ ES DB!-l (IN .) 0. ii « ~~ &l AMERI CAN HO RNBEAM rn AMER ICA N HORNBEAM 18 :!s 21 z t AM ERICAN HORNB EAM 18 AMER ICAN HO RNBEAM 18 0 i~ U) WATER OAK 2 9 WA TER OAK 29 ~ if 0: •I BRA DFORD P EAR 23 BRAD FOR D P EAR 2.3 ,. Ii BALD CYPR ESS 15 BALD CYP RESS i5 (• i;i BALD CYPR ESS 10 BA LD CYPR ESS 10 ll[j BA LD CYPR ESS 1'8 BALD CYP RESS 18 ~ flif BALD CYPR ESS 12 BALD CYP RESS 12 0 ~t i111 ~ !11 i~· CHECKED BY: NC DESIGNED BY : SCA LE BAR & NO RTH ARROW CG DRAWN BY: CG JOB 24-11~005 PROJECT STATUS ·%DESIGN '1 ~ DATE APRIL 22, Z{)24 SHEET NAME LANDSCAPE PLANTING DETAil.S 0 10 20 30 ~ LP 1.03 1' = 1CT SHEET NO. • P:\2024\ProJects\1123\24-112.3-0005 IHS Thomas Hosp ital 25 -Bed Addition\Worklng\Archltectl!ral\03 Design Development Pt,ase\Drawlngs\LA_pl.ANTING PIAN .dwg 3.75 ' ~~ 1r"110 " I R '::--: ·"---'-"->-.,._,__-'-'L-ffi I I •~----t--i '- -: II q ,Tl X (/J --j z 0 OJ C ' 0 z C) ' "' .::., " ~ 0 ~ 0 ------- (/] (") ► r f'l en ► :a:J I I I !\ I I -------- ~N I0 7I n8 :JN I1 SIX3 EXISTI NG BU IL DING ~ ~ z r "' 7J ffi ...... 5 0 -i:::,.. "' 0 1!3 a :a:J ~ I ► ::0 ::0 a ~ 00, DATE. REV IS ION DE SCRIPTION BY ~ a I! ~ ~ ~----------------1----1 "' i'l ~ ~ 1----+---+-------------t---l n n :-,: z ~1---+---+-------------t---1 Cl G'l n 'IHlilDW.'iWi'.lifEPf&IE"Hfflr:£:lijo'.W!jlllflEP'Nl;Ctn''lH~!l!IOMEil'l~Fo,i~J;\Cli;;lj'.ON Titiljl~QJECT"N.c 11i ,O,ll)E OC'f'!Bl, FEfflOCU:::Bl. OR AI..JBIB>-,.,-a.!Cllli' 1!-IE~l!IB'IIIIAir.EHCONEilTOIF lHE 1H OIFIOt ENONEEFINJ FEPfE!BilTA~ 25-B E D ADD IT ION THOMAS HOSPITAL 750 MORPHY AVE FAIRHOPE, AL I /I I ----r-------------j /, /I I \ I I thompson ENG i NEERING 4830 MAIN STREET, SUITE G-212 ORANGE BEAC H, AL36606 TEL: 251-666-2443 I I I I I I I I \ \ \ I ~ a ;t, ~ ~ ::i::.. ~ < ~ ,,....._ (J) 0 ::;o '--.... ~ ...._., PVC CAP BASE SLEEVE DITCH ~ LP:G ~ = ~ _-_~:.___....---------" (I. "'~~~~~~~+r====, ,:;:e;: PVC CAP -------- ------- =---==::::::; --1...~- NOTES: 1. ALL PVC IRRIGATION SLEEVING TO BE ClASS 200. SECTION VIEW MAINLINE, LATERAL, AND WIRI NG IN THE SAME TRENCH MAINLINE PIPE NOTE: PLAN V IEW RUN WIRING UNDER MAINLINE,TAPEAND BUNDLE AT 10' O.C. LATERAL PIPE ALL PLASTIC PIPING TO BE SNAKED IN TRENCH AS SHOWN 2. ALL JOINTS TO BE SOLVENT WELDED AND WATERTIGHT. 3. WHERE THERE IS MORE THAN ONE SLEEVE, EXTEND SMALLER SLEEVE TO 24" M IN. ABOVE FINISH GRADE. SLEEVE BELOW ALL HARDSCAPE ELEMENTS WITH SCHEDULE 40 PVC 2 TIMES THE DIAMETER OF THE PIPE WITHIN . 4. MECHANICALLY TAMP TO 95% PROCTOR. 32848S-03 0 PIPE AND WIRE TRENCHING 2f-------------- 1 1J2"=1'-0"' 328485-04 IRR IGA TI ON NO TES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. Irrigation ma in to tie into existing water main . Irrigation valve and pipe locations may be altered in an effort to utilize any existing irrigation. All head locations to remain the same. Valves should be located in the center of each zone . Obtain approval from the Landscape Architect prior to making any changes that may alter the design intent. Contractor to obtain approval of the location of the irrigation controller by the Landscape Architect prior to installation. All irrigation equipment listed is manufactured by Rainbird or approved equal. All PVC irrigation sleeves shall be placed under all proposed sidewalks and paving prior to paving placement. All trenches shall be replaced with identical surface mater7ials found prior to trenching. All heads located in sod areas to be 4". All heads to be located in shrub areas to be 12 ". Pipe is shown out of trench for clarity. All irrigation systems must be designed by a licensed irrigation contractor and reviewed by landscape architect prior to installation . SY MBO LS LEGEND SCA LE BAR & NOR TH ARROW 0 10 20 30 ~ 1' = 1CT 8 ~ C "' 0 ~8 ~~ .... Cl) l!) 5--'f z 1/)<(N a. ii .,.::i::·ig w wO~ E w w1fi~ z ~m~ ~ ~~id 0 z w ;;: z I- :; ~ ...c go +-~ z 0 ...J ...... ~ UJ 0 a. ~ ~ en >--0 0 :r:W D.. D.. <( I a: 0 en o:r: 0 ~ ~ Q; UJ ::1: 0 <( 0 II) u. co I I'-- I I- l.f) C\J CHECKED BY: NC DESIGNED BY : CG DRAWN BY: CG JOB 24-11~005 PROJ ECT STATUS ·%DESIGN DATE APRIL 22, 2024 SH EET NAME IRRIGATION DETAILS LP 1.05 SHEET NO. (4) (5) (1) PLANT MATERIAL (2) FIN ISH GRADE/TOPOF MULCH (3) POP-UP SPRAY SPRINKLER: RAIN BIRD 1812 (4) PVC SCH 80 NIPPLE (LENGTH AS REQU IR ED) (5) PVC SCH 40 ELL (6) PVC SCH 40 STREET ELL (7) PVC SCH 40 TEE OR ELL (8) PVC LATERAL PIPE 0 ~~-=~...:..~-~~-=--=--P-=S...:..P...:..RA..::....:..:Y_S.::...P_R_I_N_KL_E_R ______________ 328 _48S-07_ (1) (3) (4) (5) 0 ~~~;.~p SPRAY SPRINKLER (1) FINISH GRADE/TOP OF MULCH (2) POP-UP SPRAY SPRINKLER RAIN BIRD 1804-. (3) PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) (4) PVC SCH 40 ELL (5) PVC SCH 40 STREET ELL (6) PVC SCH 40 TEE OF ELL (7) PVC LAT ERAL PIPE 328485-05 (1) (1) CONTROLLER: RAIN BIRD ESP-LX SERIES OUTDOOR WALL MOUNT (2) 1-5--INCH PVC SCH 40 CONDUIT AND FITTINGS (3) WIRES TO REMOVE CONTROL VALVES (4) JUNCTION BOX (5) 1-INCH PVC SCH 40 CONDUIT AND FITTINGS TO POWER SUPPLY ®._::~:__:~::..:~...:..::.:....:.0-R...:..O-=-=L=LE=R....:._ ___________________ 32_848S-08_ (1) 30-INCH LINEAR LENGTH OF WIRE, COI LED (2) WATER PROOF CONNECTION (1 OF2) (3)1DTAG (4) REMOTE CONTROL VALVE: RAIN BIRD PEB (5) VALVE BOX WITH COVER: 12-INCH SIZE (6) FINISH GRADE/TOP OF MULCH (7) PVC SCH 80 NIPPLE (CLOSE) (8) PVC SCH 40 ELL (9) PVC SCH 80 NIPPLE (LENGTH AS REQUIRED) (10) BRICK (1 OF 4) (11) PVC MAINLINE PIPE (12) SCH 80 NIPPLE (2-INCH LENGTH,HIDDEN) AND SCH 40 ELL (13) PVC SCH 40 TEE OR ELL (14) PVC SCH 40 MALE ADAPTER (15) PVC LATERAL PIPE (16) 3.0-INCH MINMUM DEPTH OF 3/4 -INCH WASHED GRAVEL 0 ~~-=~.:..:..~:...:,~:....:T-=E...:..C.::...O.::...N:__:T.::...R...:..O-=-=L...:..V.::...A=LV.::...E=---_____________ 32 __ _ SY MBO LS LEGEND SCA LE BAR & NOR TH ARROW 0 10 20 30 8 ~ C 0 Cl) ~ a.~ E~ t!l 0~ ..r:. ... z 0 ...J I-~ 0 a. CJ) 0 0 I <( CJ) 0 ,c( ~ UJ 0 co I I I- lO C\J CHECKED BY: NC DESIGNED BY : CG DRAWN BY: CG JOB LU ~ :;i >--:r:W D.. D.. CI: 0 o:i:: ~ !; o< Li) lJ.. t-- 24-11~005 PROJECT STATUS %DE.SIGN DAlE APRIL 22, 2024 SH EET NAME IRRIGATION DETAILS ,..,_..,.,_,... LP 1 . 06 1' = 1CT SHEET NO. ~RI CK VEN EER +C:A---'-"'P:..:1 Ofe,,7g'--~!'2_Al<AP_ET:.._ -- F 1'f7_,2 cp 1 38Ul-E cp C? ' 1 1 ; ., " ., .,. cp cp ADPH No. B-24-??? ~ ·e .,,, :: "' "' CD g "' r: ~ .....c = C ~ .... ·= Q. -rl'.) s "'C Q ? "'C = ] ~ .r ~ ~ "'Cl ~ Cl.> ci: ~ eo s " wn = N .c ~ iet. , ... 4316 ,. Jt,J Ill.I ~'" 20 "" ' klHC "' ,. AS .lo CURTAINW...U SVSTIM OF PARAPET --H.-.-=~,=?g:12.----- F 1,n ,I : cp _12._ :-------- • 12 J,j_lJMI N\/M ST mTEM cp MECHA NlCAL SCREEN BEVO~;o ® EXTERIOR PIASTER !>1'5TEM I cp cp ffi South Elevation ~ :;oJ.E; 1/a" • 1'-0" .. "' ADPH No. B-24-??? 1«.1 .... 4316 .. a•: ,. ~'" 21 ~•::i ,, klHC "' ,. A5.I l I • I •• ■ • ... - 111 ■■■■ •••••• •• •••••••II Ill I • II 03 Ai'iii w 0-------l ________ l _________ l _________ l ----G) .-I I I I I I I I • I I I I : I I I I I I I : I I I I . I l I [ • --I I I I @---_j__ ------·--_I _______ --L ____ ----_l ----G) I I I I I I I I I I I I I I I I I I MEC><ANICAL SCREEN I I I I I I @----,----- 1 ~1 I I I I I I @-----r ----- 1 I I I .. "' I 1:. -+-~----- MECHANICAL UNIT I -t-'--------' 1~ I-+-~----- 1~ MeCHANICAL l.!Nrr I I ~-t-'-------' I I -1 ~ _ ......M£.~ICAL U!!rT __ [..---- I I L I I I I I I I I I L I I --------' I l I I I I I I _______ ___j I I I I I I ~~ I I I I I I I I I I l ©----+------------1---------f-----------, ----0 I I I I I I I I I I I I I I I I I I I I I i I I I I I I I i I I I l ,.. I I 0----+------------1----f------------+ I l I I i [Lb~~~ I I J I 01 ADPH No. B-24-??? ~o ~ 431 6 ,=,.,,., ~ .iM "ti .,. ~~ Qy !<ING: !I~ ~ Sherry Sullivan Mayor Council Members: Kevin G. Boone Jay Robinson Jack Burrell, ACMO Jimmy Conyers Corey Martin Lisa A. Hanks, MMC City Clerk Kimberly Creech Treasurer 161 North Section St. PO Drawer 429 Fairhope, AL 36533 251-928-2136 (p) 251-928-6776 (fl www.fairhopeal.gov VIA E-MA1L AITACH!v/ENT ONLY (dennis.sum111erford(w i11/irma11•healthorg) May 9 , 2024 Gulf Health Hospitals, Inc . P.O. Box 2226 Mobile, AL 36652 RE: SR 24.02 Thomas Hospital N. W. Addition Dear Dennis: This review package is derived from various components o f the City of Fairhope Zo11ing Ordinance and/or staff recommendations. Staffbave reviewed th e s ubject appli cation to detennine if the application meets a ll the requirements of the City of Fairhope Zoning Ordinance. T he following oon-elthaustive list summarizes the outstanding items requiring revision and resubmission o r follow-up information for the subject application. Please note that The City of Fairhope reserves the right to make additional comments on this application prior to the Planning Commission meeting date. I . Sidewalks are required along S , Ingleside Street to Northrop Avenue and Morphy Avenue to meet Hwy 98 (Greeno Road). Please add both sidewalks to the plans. 2 . An additional crosswalk with signage may be required. If so, make sure that the. installed crosswalk ''lands" at the appropriate area across the street(s). 3 . Please provide an electronic version of the a rchitectural plans with height of th e structure including all equipment. 4 . Please place equipment on the roof away from any ROWs. 5. Please use the Parking Table (Table 4-3, p. 38) in the Zoning Ordinance to determine the parking space deficit and be prepared to explain how the Site Piao is mitigating that deficit knowing that the required parking spaces will not be met with this structure. 6 . The communication line at the corner of Morphy Avenue and S. Ingleside Street needs to be relocated. Please discuss this with the ROW personnel. You may contact David Thomas (David.thomas(wfairhopeal.gov) to begin that discussion. 7 . Pl ease confirm with Jamie Rollins (Jamie.rollins(a fairhopeal.gov) that the landscape plans are satisfactory. 8. Please provide a signage plan if there is anticipated signage. Signage shall confonn to the Sign Ordinance thal can be found on the Planning & Zoning website. 9. Provide comments related to the viability of adding a helipad to the roof to better service the community and patients. The application is scheduled for Planning Commission consideration on Monday, June 3, 2024. A response to this letter addressing all outstanding items is required no later than 9:00 AM on Thursday. May 16. 2024. If the deadline passes with no response, the application will be withheld from the agenda due to an incomplete application. Please provide two (2) copies of the revised plans in 1 Ix 17 format, one (I) full size copy and provide a digital copy in Adobe pdf format. Please feel free to contact me at (25 I) 928-8003 Ext. 456 with questions, Respectfully, Michelle Melton City Planner C ity of Fairhope SD 24.14 - Highlands at Fairhope Village Phase 2 MOP City of Fairhope Planning Commission June 3, 2024 PARKER R D CORTE RIDGE RDU S HWY 98PEARLY GHASKIN DRLORIS WAY VIALE BELLEZZAASSUNTA C T FLY CREEK A V E DRY FALLS WAYU S HWY 98TREADSTONE WAYHIGH RIDGE RDCORTE RIDGE RD ANGELO LNC O R T E R I D G E R D BASCOM WAYPARKER RD DRY FALLS WAYHIGH RIDGE RDRoad Corporate Limit Parcel Zoning District B-2 B-4 PUD R-1 R-2 µ µ Project Name: Highlands at Fairhope Village Phase 2 Site Data: 11.76 acres Project Type: 85-lot Multiple Occupancy Project Jurisdiction: Fairhope Planning Jurisdiction Zoning District: PUD PPIN Number: 369505, 386029, 386030, 369509, 369508 General Location: East side of U.S. Hwy 98/Greeno Road, South of Parker Road Surveyor of Record: TTL USA Engineer of Record: TTL USA Owner / Developer: Highlands at Fairhope Village LLC School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ Conditions Prepared by: Michelle Melton r Page 6 of 10 APPLICATION FOR SVBDMSION PLAT APPROVAL Applicalion Type: O Village Subdivision 0 Preliminary Plat O Minor Subdivision D lnformal {No Fee) 0 Final Plat 0 Multiple Occupancy Project Attachments : 0 Articles oflncorporation or List all associated investors Date of Application : _A1J_r1_12_s._20_24 ____ _ Property Owner / Leaseholder Information Name of Property Owner: H'9hl11nd53!FaimopeVlllage,LLC Phone Number: Address of Property Owner: _P_.o_. _Bo_x_5_5_788 _______________ _ City: Jackson State: MS Zip: 39296 Proposed Subdivision Name: Highlands at Fairhope Village Subdivision Phase 2 No. Acres in Plat: _.....,_._.___ _______ No. Lots/Units: _.:.,,::;..<-::.=-· _____ _ Parcel No : Current Zoning: _P_u_o ______ _ Au p 4.:.. J .,. i~ '1.l't.. L Name of Autho • Addre City: Conta Zip: Surveyor /Engineer Information Name of Firm: TTL, Inc. Phone Number: (251) 332-3600 Address: 9797 Timber Circle, Suite A City: _D_a ___ ph_n_e _________ _ State: _Ai_L ____ _ Zip: _3_65_2_7 __ _ Contact Person: Andy McCartney, P.E. Plat Fee Calculation: : Ordinanc 269 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 a ~ s:/wJr:~. ~•t Q ~ p Property Owner/Leasehoi: Printed Name Signa re Date 1:\ '22-l~~ Fairhope Single Tax Corp . (If Applicable) $i)"U.l, ';k fo) ~ m1 ~ 1nw 1~ fm fil1 APR ~ 3 2024 fill BY:--~~-......... . r r Preliminary Plat Application Checklist* *This checklist is intended for convenience purposes only. Refer to the Subdivision Regulations for a complete list of requirements . FA 2 Copies of the Plat &1t' 2 Sets of construction plans f.1 I Copy of the plat in PDF format on disk ~ Subdivision Application with Articles of Incorporation Attached {.if' Errors and Omission Insurance {d' Drainage Plan (stand alone document) □ O&MPlan {d' BMP Plan (stand alone document) QT Street Plan -0 Pedestrian Circulation Plan Page 6 of 10 {) Landscape Plan including street trees and tree preservation plan (stand alone document) NIA D Traffic Study, if applicable (stand alone document) ~ Aerial With Topographic Overlay QT Utility plans and Profiles O' A street lighting plan NIA □ Proof of Receipt from the County, if applicable NJA □ Certificate of County Zoning, ( must be signed and zoning of property, if any, indicated) NIA □ Memorandum of Transmittal signed indicating County's receipt of plat/plans for development being submitted before Planning Commission. □ Flow Modeling g Other engineering and pertinent documents: (including but not limited to Floodplain/floodway information, CLOMR, LOMR applications or correspondence, wetlands reports, and ADEM correspondence, ADEM Notifications, ALDOT correspondence, etc.) □ All applicable permits (e .g. ALDOT, ADEM, COE, etc .) Please note that if your site is located outside the City of Fairhope limits, but in the planning j urisd1ction, the County documentation is required and your application will be considered i11complete without the County documentation . 1 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 Summary of Request: Public hearing to consider the request of Highlands at Fairhope Village, LLC, for preliminary plat approval of Highlands at Fairhope Village Subdivision Phase 2 MOP, an 85‐unit multiple occupancy project. The property is approximately 11.76 acres, located on the southeast corner of US Hwy 98 and Parker Road. It is zoned as a PUD. TTL, Inc. is designated as the authorized agent. Site Data Table General Comments: The applicant has provided a preliminary plat illustrating the five (5) existing units and the additional 85 proposed among three (3) site areas. Six (6) building styles are offered. See Architectural Plans. A Site Plan including the type of buildings and how many of each needs to be developed and included in the Civil Plans for the Final Plat. Construction will be done in five (5) phases as illustrated on Sheet C3.6 in the packet. There are a total of 200 parking spaces provided. Each unit will have two (2) parking spots: one (1) in the garage and (1) in the driveway. There are an additional 30 off‐street parking spaces provided. The provided parking exceeds the requirements but is within the allowed 20% overage. .1. CCJR~ZONfNGc PfJD • PJ:AlllNEIJ Ir !lEM£!.al'ME','T 2.. LOTAR=A.: ARD l.,SJHi ;¼319\730 SF -7.-34 AC AREA 2 SIZE: Ul,S:,483 SF-:2.72 AC ARl!A 3 :51.lE: 7!>.795 SF-~ .1.74 11.C: 'IDr.41! ~cl.41,008 "SF •-ll.08 AC 3. Sn-E OEN'Slf!f: 85 !! fl¥:U.08 ACRES ·• 7 .il7 ''ACRE 4,. ffiDP!JSED .BfJJlIJ!/NGJmGHTc ll' • 9 " ro ROOF BEAR/ 'G ($EE ARCHHECWRALP.r.»IS' 5 . RITA.I. GROS:; fiJXJR ARE4: W!i. 789 SF (C°"'ll)mo.'fBJ SP 6: IWI!DrHG C01'8?AGE: Bltl!DJNG AREA: ,;t ll.1.381,S.F Bltl!!IJNG COVE/MG£ : Ul.381 SF. 14,008 SF~ .2167~ 7. MtRfRVIDlllS ,CO'l<EJ!IAGE: Bltl!!IJN.G AREA: SFDEWAl.l'f AREA: PAWNG/CUR!tlh\!, AREA: tlll31111 SF t 8,1!i2SI' t 73,lB.f SF f MPEJi'lo: OOS OO!o~RA.GE" I\\: .100!',8.1 7 Sl'/5.14.00S' SF~ 37 ~ 8. IANDSCAPE Rfil/J/Rf M EHIB:: UNDSCA~-OPEH SPACE ·COnFR.AGE: IDT'Al. ARM (514',(N:l!l Sl'j . fMPmWOOS AREA (li-3,.317 S1'l ~ 32'1l,_B9'1 ~ LAJ'lD.5iCAPE;rOPEJf Si!'Ac:£ C:O~GEi· 320,691 S-F/fil4,008 SF • 62.·40'lll 9. PARXIJ!/G AEQ,lllR,S\fEMS: IID;tJrRW PAWUh'G SPACES\- .2 SiP,u;:es PER tJlllll':2 '" 90 IJN.ll'S (B!i f'RCIPOSflil 5 .EX#-STI/1/G,-100 SPACES PRO\IFDW PAR.JU 'G SP,\CES: B!ifGARAGE Sf>AC.E5J 'I" B.5(DRNEWAY SiPACES' 30(0\fF.SfflEEf SiPM:ES, •.200 SPACES 2 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 Proposed Preliminary Plat Utilities: Fairhope Utilities are available for water, sewer, and gas. However, the utility availability letter dated May 1, 2024, is only effective for one (1) year from date of letter and improvements and fees associated with water and sewer are the developer’s responsibility. Riviera is providing electricity. AT&T is available for communications. Current fire flows are affected by a construction project upgrading an existing 12” water main to 16” along Greeno Rd/Hwy98. Newly installed hydrants should be tested for fire flows prior to final approvals. Traffic: A Traffic Study was done with a PUD Amendment in 2016. Neighbors along Parker Road have previously requested yield signs to be installed. Drainage: The detention pond designed as part of the Retreat at Fairhope Village (apartments) was sized to accommodate 10.06 acres, plus improvements within Case 17.24 according to a letter from Andrew Bobe (EOR) dated December 15, 2017; thus, no on‐site detention is necessary for Areas 1 and 2. Both Areas will connect to existing storm drain infrastructure along Bascom Way, Dry Falls Way, and Corte Ridge Road. 3 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 An additional independent underground detention area is proposed beneath the private parking stalls for Area 3. A copy of the drainage letter from TTL to Richard Johnson, City Engineer, is included in the packet. Architecture Architectural plans for each building are provided within the packet. Some of the proposed buildings have an alternate design with minor changes. Staff requested but did not receive a site plan that references each building type, as shown on the architectural elevations. Greenspace Requirements: The greenspace requirement per Fairhope Subdivision Regulations, Article V, Section C(2) is 25% for this residential MOP, which translates to 128,502sf. The Site Data Table has “Landscape/Open Space Coverage” at 320,691sf or 62.40%. In Area (Site) 1 the middle common space has been expanded to provide more usable greenspace. Landscaping Requirements: An updated tree survey for all three Sites (Areas) was completed and is available for review within the attached packet. A 20 ft buffer was added along the northern most property line pursuant to the 2nd PUD Amendment. Fifteen (15) ft from the north property line shall be preserved as an “undisturbed buffer” as labeled on various plans, which conflict with the landscape plans. Additional plants to fill in the buffer will be allowed within the 15’ “undisturbed buffer”. Within the remaining 5 ft of the buffer, landscape and fencing are proposed. The Civil plans note that a 4’ vinyl‐coated chain link fence is allowed at the owner’s discretion. However, an 8’ opaque fence is required, along with a hedge row per the Tree Ordinance and Zoning Ordinance. Revised landscape plans shall be submitted to Staff for review prior to applying for a building permit. r ni ts P e i Aue Less than 2 units per acre _-4 units pe.r acre 4-6 uni ts per acre More than 6 units per acre G.-ee n space Amount 10% 15% 20% 25% Multiple Occuparncy P.roj ect -Commercial 10% Multiple Occupancy P.roj ect -Residential ,. including but not limited to Mobile Home De1. elopments aind Man ufactured H ome DevelopmentLS as defined by 01e City of Fairhope Zonmg Ordimn1ce , Baldwin County Zoning Ordinance , or Baldwin County Subdivision Regufatio1lS as applicable_ Le s than 3 units per acre 10% 3 units per acre 15 % 4-6 tm its per acre 20% More than 6 units. per acre 25% 4 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 In addition, grading plans illustrate some steep slopes with nothing but seed currently proposed. One such area is highlighted in the below illustration. Staff recommend additional planting along these slopes to help stabilize the embankments. Sidewalks: A Pedestrian Circulation Plan was submitted with the application. It is a requirement of the 2nd PUD Amendment. The current Plan can benefit with some amendments. For example, there are not any crosswalks proposed, which is necessary for safety and an integral part of a pedestrian plan. Applicant desires to place a sidewalk in Area (Site) 3 between the building frontages and the northern line of Corte Ridge Road instead of along the northern property line because placing it along the northern property line would require “much more land disturbance, tree removal, and challenging grading.” (From April 15 email correspondence). 5 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 Pedestrian Circulation Plan The below pedestrian circulation plan was submitted with this application. Note that this plan also includes the sidewalks installed with the Retreat at Fairhope Village. The most recent PUD amendment illustrated a sidewalk in the approxomate location of the blue line below. Due to the topography, the applicant has proposed the sidewalk atop the hill near the north property line. Staff feels this is too close to the required buffer and is not functional to connect to the future development eastward. The proposed sidewalk would be on private property, not the City right‐of‐way. The following plan was submitted with the 2016 Fly Creek PUD Amendment (ZC 16.02). As illustrated with the magenta lines, there were proposed sidewalks connecting the various areas of the PUD by way of the common areas/woodlands. The sidewalks highlighted below have not been installed. It is also important to note there was no sidewalk proposed along the north side of Corte Ridge Rd. on this plan. As an aside, the white circle highlights a amenity structure proposed on the Master Plan. 6 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 Staff feels the original plan offered better connectivity. In lieu of the sidewalk on the north side of Corte Ridge Rd, the sidewalks as originally proposed be installed to offer connectivity from future developments to Fly Creek Ave. Schematically, the below sketch would result in a sidewalk network below. Blue lines ensure connectivity among the various phases of the PUD, while green lines represent the sidewalks within each phase of the PUD. Staff recommends the blue lines have a public access easement. Waste Management: Corte Ridge Road is the only public road. A waste management solution is necessary with Final Plat Application. Recommendation: Staff recommends SD 24.14 Preliminary Plat for The Highlands at Fairhope Village MOP be Conditionally Approved based on the following conditions: 1. Site Plan shall cross reference the architectural elevations. 2. Pedestrian Circulation Plan shall be amended to reflect Staff recommendations. *As an alternative, Planning Commission may amend the Staff recommendation. 3. Additional plantings shall be required within the 10’ buffer where the townhomes (residential) lot abuts the fire department (incompatible uses) to ensure there is a visual screen. 4. Revised landscape plans shall be submitted to staff review prior to application of a building permit. . • ,•• •• • • "<'I' I ..,, I . • ' ' .. 7 SD 24.14 Highlands at Fairhope Village MOP Preliminary Plat –June 4, 2024 5. Landscaping Plans shall reflect the height of the plants and trees required at time of planting. 6. A 15’ buffer shall be required along the north property line and maintained by the common ownership of the townhomes. The buffer shall remain undisturbed, although additional plantings shall be added to provide an opaque screen. 7. Construction methods and UL Listings shall be reviewed for fire protection purposes prior to submittal of any building permits. I I ____________ _J Mwl-~t.lC ,...Q.91111i33J:1.8 .l..al!alarlc:l~R.33!!CI:?. Cl(RMl'm\,IIIFifdqle -~Wl'.llnnlld!'"El'IIII -FL""'°" --'ni431'111karl'b:III ~.1,L31:!i3::! ..... Phal,!!~~v;,~ ':85;r.i5,7,QC,l,:!,.l.31A-EI 0 60 12.0 1BO SCALE IN F£ET ! ,..,, I] 1. Currcn,t Zoni~ PUD l . Na title .-..;lrd, was ~rfo~ Wfth this su rvq, J . AH lltilit9a [wdnel01'"1-mt to be col\SI:~ ~~B::tt~~t •thirhopi Vill;i,~ 4. StDmTW;atcrdrtc,iti.a, fur d evdopmcnt 1s 11ro 5 . .:::.,r:::::y:=::::u. aimmon ~":u. a~nitiu,.etc. sh..11 br maint~ned by the 6 _ de~·,elopme.nt';J::.":~=e~!(::=~:;::,, ;as scaled from the Fe de~I Eme~efl<y : .. :i::: "r;cnq'sFlood "1 stJ~~ ~~ll;l:::Nc::==~~:: Mbp Number 01003C064ZM. Commwuty ' IRe,,,ised Dau Aprit 19, 2019.. J. Tot:il An.a of Ptopnty Subdft'idHI is 11-76± A= ApproDmat e No. lots: EKistins:;5 New,IIJ Toul:18 8 _ Den5ity· 81 lot!i /11.76 ac:,7..41 uni'D/.ic !ii . 0...,,erioevelo~ of prnpe~ Hing subdivided: Highbnds :at ~:.o irtiop-, Vil:ii;e., UC •. 0.Boll 55711 J.ic:bcNI, MS 39296 VICINITY MAP ., .,. -, ir -~--.,_,· ,,<;;t- PROJECT LOCA TION © 2024 M icroso rporation © 2024 Tomlom (/) a:: uJ LIJ z ~ c., a:: ~ f ..J ...J > <t ~ LIJ z a. w 0 0 :::r: in c:( w ~ a:: a:: ~ ~ w c:( <., ..I a: c:( I-0 ur Q.. <t LL. 0 ........ :c en 0 Ir Cl -' rt z ...J :3 0...- ::> :::r: 0 c., a: <., :::r: a:: LIJ w > :::r: 0: I-LL. ~ ...J Sheet No. PreP/at TTL ~T."¼1 Ii 1IP:'t t,11,;li; ,S!ll!l'.''- [lj'l!Jllne. l\L J(.~27 1~1.33'2.JH)O -May 13, 2024 Michelle Menon City Planner Ci\y of FalrMpe 161 North SeCllon St. f airoope, Alabama 36533 RE:· so 24.J.4 Hlg/>/8n(/S at F8frhope Villo,e. LLC MOP Prelfm,'nary App/oval A{lrfress/lllf Staff Comments Fairt,ope. A/abam8 m Project No. 000241300111.00 Dear Michelle. We are-wrltlna: on behatf of t,he Applicant.. Hl&rilands at fa!thope Villate. LLC. to provide respons!S to City of Fairhope, staff rov.ew comments recefved In your letter date:d May 9. 2024. lndivkfual Slaff commen ts are eopted belOw. with Api>'icant responses Immediately followlng each copfed eornment J. Staff c«nment· It Is our undersrand/nt tha/ ,n updateo flre flow test Is schedUled for May 9. 2024. Pie&se provfde us the tt$tlrts as soon as pos.$/1)/e ro be Included fn tM case binder, m Response: Fairhope Utilities informed us that they >n·ere scheduled to perform tne fire flow test on May 9. 2024. We are in contact with Nakeia Hooks at Fairhope Utilities regarding the flow test results and will forward. the results to Pla nning Staff as soon as they are received. 2. Staff Comment ~ease con firm with Erik Cortinas (erik.cortinas@fairhopeaf.gov) that the construction plans for rhe roofs and parapets meet the requirements for fire safety. m Respons.e: The architect wltl des1'1' to rneet the crtteria of t.tte E:-.ceptlon under 2018 IRC 'R302.2 .4 -Parapets for townhouses•, which removes any requirement for parapets. Per phone call between the Architect and Erik COrtinas. the details of this will be confirmed 't.'ith bulldln& department stafl prior to bul ldln& pon111l appll"'tlon. 3. Staff Comment" Please confirm wtth Jamfe Rollins {Jamie.ro/Jins@fairhopeal.gov) that the landscape plans are satisfactory. TTL Response: In addition to provid ing hard and digital copies of the Landscape Plans as pan of the original MOP package submitted on April 23'-i'. 2024. digital copies were sent via email directly to Jamie Rollins on May 9. 2024. As of the writing of this ~tter. no response has been re<::eived. 4. Staff CommBnt Pf ease have prepared the appropriate documents for what type of ownership is antici pated for this development.. m Response: The individ ua l lots proposed for the phases of the development included in this current MOP submittal will match the form of ownership of the existing unrts on the site. which are fee-simple lots with shared party walls. A Prelim'inary Plat reflecting proposed Sots was lncllided wltn tho pacl<ate submitted April 23-~. 2024, Attacned a,o the oxlstrnc ao,ernlnC so 24 . .ld Hl gti lf'l t)(JS at Falmope, Vlllagt), llC MOP P1elirn1na,y Af)p.-ow.1 TTL Project No 000241300777 oo Ma )' 13, 2024 Pogo2 oocurnenu, ror lhe HiihlanO• 01 Fairhope vI1 Ia10 . lnc tudlne the Pro perty Owners AssoclaUon By Law•. the Hl&hland• al Fairhope Articles or Incorporation. ano lh• Hli:hlands at Fairhope Vl llafle Dec laration ot COvenen ts. ~es.e documents win continue to Q'.OV&rn tr-e proposed phases. or this deve lopment~• we ll •• the exlslln( pcrtlon ol deve lopment 5. S18tr Comment: As a reminder, condominium plats should not be recorded until vert/cal cons irucaon Is complete for ti'le-e-ntlre developrrrem strn::e development wfj/ not be done rn pl1ases , m Respo nse: The proposed lots are nol proposed as condom inium lots , A plan fo r proposed pha6In& of !he de,elopmenl I• lncludod w,th U, 16 su bmittal. Should an y additiona l Information be nee ded tor con6nulnil tile p,ooess of this request. please let us know . Sincerely , TTL Inc . • tk.r~ 1 Andy McC rtne y. P.E. Rea)onal Leade r A.Uac:tm1en1s· 8y Laws of Pa-i Aftl(:1€$0{ ln OOfl)O(&\lOfl De(:l(l lfHIOn Qt CO\lenaints PmJOCT,Jlbie il,g Pl:an ©-~~~ ,, D I al;> '0 ~ D -~ .-----li=il~ ~ 01 ~~~ t ~ '® ~~ ®~~ D ◊, D § ~ □---@-.=-0:::::::;./ -==-~ ®' I ~ I t _, 1 L ~I ~ -----D -o - ® ~~ ('& 1!_..."'f 00 ' ~ D D 0 1 CJ:) (;]: [] L-:J :: d:l -IBn:-- ~ ✓-1 l \ ' -------- D l 03 Bld:9 A-Alt -Level 1 Ill J/·~ ,-o " ..... ~ !!4' ... -> Ill A. 0 ::c D ,,;: Ill:: _j " <( .. -C G) Q_ 0 ... -E (iJ I-LL @ ,, "' C II) -11 0 ~ z I - ' C I ... ~ % -------- " " ~· -% ~ A-A100 I -~ Ii 111111 ! .. .. ~'~ ~1 1 ... i H .. i i ' ... i ii • 11 * o(I:. ~o ~c ~ ~ J . ~ ._ Ill D. 0 :z:: a&: _J <( -aJ cc Q_ 0 ... -E (\J ... 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D.1.t ■ ltHAH1C.W:n ptl t111 ' ~=:=:t:==::t============:;; 0) ■'°"'""==·'="'---+'=''lftde(I=' ="~" --n NB ! 2'4-1300771.00 I I I I I I l :i /:' l I ( ( ......... ,_, -= .. "-:.:-.. ,.,. ,, \\ t \\ ''-\>, "x,,, '~~, ',~-- '-'<', "-' ~~---, '---..... -- THE HIGHLANDS AT FAIRHOPE VILLAGE LEAF RIVER GR OUP, LLC / FOR GE RESID ENT IAL PAR TNERS FA IRHOPE, ALABAMA IIL 9787 Tl rntwC1 ~81.11tto~ I [)aprne,AL .36527 2!1i1..J32.3$)0 j WWJri".tt)US&()Om ~~QU IRED SIGN.AG E ---~ __ ,..._-,ss I I --""'~;I. '1 ~ ~-----'~! I ~~-"-------~I -~~~~~=---1 \ I ) -~ ""'--~-\ ~~L..Ur~·~,.,., \ r. e • EE PROTE \ s,01 oa 1-= JO' CTION PLAN =~pa, .t1n:hlt.ctur- p1Aarna~ Fol~,Allbama DESl ~G~ ~~..:.~1:~ la11dsca N ~;.,~.,...., pearchitects .D711 •--WU--dtls!vnLDl'T1 ~@U THESE ~(OO!I APPROV ED AND•-: NOT BEcN TO CHAN~t SUBJ ECT TREE PROTECTION PLAN TPlOO ,--:r.....-------- --'::c;.;, • __ - I I I I I I I I ,?\I .~ I lEllD ., ~ 800-292.·8525 #DIG (Celula,) rn fisafely. Alabama • Call -------------------------T------------------------------7 _-_--E-OE' _ _ EO C -~1'----~ ----¼ ~~ ~~~~ I I ... I / / ,, ,,t --I / ~---~"~,: " ------ / / / .,/ / / / / / / / I / / I I / I I /1 I t i I // I /1 I 0 ~0~V'.§E!!_RA~L~LJP~LA~N~Tl~N~G!.JP~l~AN~---------------------------------------------------------------l..~~-~~w~~~j ~S~ Stal~: 1~ :::i -50' W ~@LJ ~ ~~ THESE P'L.ANS HAVE NOT BEEN APPROV ED AN D AR[ SUBJ ECT TO CHAN GE. _ 04..22.24 ~C=ll"l'~SU=BM=ITT="-~--- ----------- ----------- ----------- ----------- ----------- LDC .,.,,., JL/1 "'"""' 183227 -002 .._ .... 10.10.18 "'' OVERALL PLANTING PLAN ~ ... ..._ LPlOO .. ~~t~~;:·<.'r;,.;\"'"""..;.,.;,._ t:;;..:.ll:E~~~j(_2 --=4:'---.. • ;:::·!_:;~-- ~flf&\~~/,jT5:,~~2 N El(IS'r lN!l ----'' D!STI ED Pl.AN • Nf ---....r-•.:.:-r C.ONSfill/CTION i '~cs URI NG H,LL BE REPLACED 0 PLANTING PLAN EN Scale, 1• _ 20, LARGEMBNT a i LDC """' ""'"" 1 ~.l:i:LT-002 _..,. I D.!Q .1 8 PLANT ING ENLARGEMENT PLAN LP200 ( I I ff \ ,eo -L __. --i PARKER ROAD 109 lit◄ ~~ ·•-·-·(,~) \I l~~lif ,~,· ;,,. ::,:':•: ,;'\1 ....EJPLAN~!]Tl!J:::!N§G_EP1:!l.AN~EN~LAR:8!3lGE~-~M~ENTfil ______________________________________________________ 2L.~-~~,.,~~~f ~;. \..}__) Se:<il e: 1• -jo" w ~ ~@LJ L"@Xm ~00! THESE P'L.ANS HAVE NOT SEEN APPR OV ED AND AR[ SUBJ ECT TO CHANGE. RN,lom -------~------- No-. Date RW11iont / SubmisslOl'is 04..22.24 CITY SU BMITTAL LDC .,.,,., JL/1 "'"""' 183227-002 .._ .... 10.10.18 "'' PLANT ING ENLARGEMENT PLAN LP201 --------------- E,1_11 / Road "' LDC .,.,,., JL/1 "'"""' ~@LJ L"@Xm ~00! THESE P'L.ANS HAVE APPROVED AND AR[ NiJeffg' TO CHAN GE. 183227 -002 .._ .... 10.1 0.18 ""' Sh "'™- PLANTING ENLARGEMENT PLAN sti• No. LP202 0 ~~~~~~ PLAN ENLARGEMENT s>S (.SS-- , .. --r.ss--- \ \ \ ~ ~ '~ ;\ ( .---- ' --=-~ ~yl.1--~~ ~--c.i-t ~ ::I\ I :/.·/?::62-~:i:j/•-~~ffj63~~, LL--~ ~:\:l r \!~J ' t1llt ·•..,_-..--',,~-'---~:'"''-'""'~-:_.,,._v:_,,cr rv. ld) ;t;~ r ~ l :\ A\ /~] ·;,I ·,, <> \ \ 56 \ \ \ \ \ 55 \ \ I \ RN,lom ~@LJ L"@Xm ~00! THESE P'L.AN S HAVE NOT SEEN APPROVED AND AR[ SUBJECT TO CHAN GE. -------~------- No-. Date RW11ion t / SubmisslOl'is 04..22.2 4 CITY SU BMITTAL LDC .,.,., JL/1 "'"""' 18322 7-002 ,._,.,_ 10.1 0.18 ""' Sh"'™- PLANTING ENLARGEMENT PLAN Sh"'lh LP203 PLANT SCHEDULE =-ea. CODE an' 0 0 8"" "' 8~ .. SYMBOL CODE QTT ~tflUBS 0 0 0 °" 142 0 .. 0 "" ,. 0 FD .,, 0 .. .,.. SHIW8M=M n • 11' I -" 1~$1,t,<Jbj ... SYMBOt. CCOE ·(m' GROU<D OOVERS !llliil -,,. [1¾(¾"1! CF ~ov "' iIKID "" mm - 1 ~~~ .... ~~ I LV )SJ ~""'" SOlllS&O ~~si~¼fl SOD 12B,,6468F BOTAHJCAL~E LEX ~ .w.NA • I.CAOFET~a-lf'EHSE,1"1..FPl..E-~ BOTANlCALNAME" I.RD'EK.taCr'ftl""ltARIEQ/'JA" RO&I.XtcYCRFT liHIBI-I.GASHRA~ ...,..,..,,.._ ~TRAI L.JNGIVNT- VMEB"l.lmlftOPE IGY mlFT R:>BE , ..... '"""' '"""' ,...., ,..,. !!! !!! 8-tlJHT :J TR\NUI:;, A..ft.1. HEAD All 1-EAD. S~OlW..ITY ..,._S1RU«S;Rllf£AO:&Ae.,:&El,10U..un Ni""" .D'a.c... f\llRH.l. QUANTITY TAKEO FF DISCLAIM ER: ·ouANTmES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO TiiE CONTRACTOR FO R BID PURPOSES O NLY . CONTRACTO R S HALL VER IFY ALL QUANTmES ANO REP ORT ANY DISCREPANCIE S T O T HE LANDSCAPE ARCHITECT. IRRIGATION NOTE:: All.. LA NDSCAPE M EAS SHAU.. HA\'E AN AUTOMATI C, UN'DE-RGROU NO IRRIGATION SYST EM lHAT SHALL PR0\1 DE 100 ~ HEA D-TO-HEAD COV ERAG E. ~:J,'A;,,j~t';'!{.i~----~t;~p~INS~:E~:LE ,-----2" MULCH lNSTJUED BEFORE Pt.ANTI NG (Pl~[ 6AFi:t< MINI-NUGGETS ACC EPTABLE FO R INITl,!,L P LANllNG IF TI CHT SPAC ING NECESS ITATES ITS USE.) '------PR EPAR E BEO PER SPECS UN DI STURB ED SUBGRAO E A B CUl!B ii. s H.ua s /.NO GP;OUNllCO'l'E RS -.>J/.CEt<T TO STR/.GHT ED GES SHAL L BE n1 ~N<llJLAA -5"ACrn IN news P~D TO THE S TT\Alll HT ED GE B .S Hf\UBS ANP GRO.UNOCOVEFlS ,6J}J ,l,,CENT TO CU RYE D EPGES S HALL BE ~LAN TEO IN RO Ii'$ ~/.RAllEL TQ TliE r.V~l'E O E\\CES , CU!Mc ~ EO CES Til BE VEJ!Y SMOOT H l!Nlll ,.,.~11 • .. " -:g;· l= 'If 'cc I NOTE• ~TA~ E TO Fl RST ORl>NC HES .S NEC ESSARY FO R: Fl RM SUPPORT • WI RE SHAU. NOT TOUCH OR RUB AOJAC OO TRUNKS 0~ BF<MIC H ES 2 STRA ND 12 GAUG E C,\LV , Wl~E Til'IST ED ~NO ENCASED IN RUBBER HOSE 6 -9 ~ F'R Ot.4 TOP OF STAK E, 2 l\'l~E SUPl?ORTS SHALL BE USEO ON I.W N STR\JCT\J R•L TRIJ!<K. 2" > 2" H/.!!ll'IIOOI) STAKES DRIVEN Fl RM L A Ml~IM~t.<. OF 16' INTO THE SUl3G RA~E PR IOR TO B.A.C KflWN~ :f' MULCH ,;PECIFlE O PL/,1<l1 NO YI' WATE!i ',ND T/.MP TO f!EMD'IE /Ji> POC ETS, 1 1--:--~0_1C_5:-~-P_lA_N_T_S_P_A_C_I_N_G ______ 3_29_39_9 __ 0_• ® ~ .. ~~ ~.~~UNK TREE STAKING IJ.U L'C H L.,\.Y ER. NO lE CR~ MULCH NEAR ED GE IN A BERM -LI KE MANNE'-! ·AS SHOW N 111 ENCH EI\O E TO BE LOC •TEll BETW EEN ALL ?LAN Tl "IG S EO AREAS .AND AOJl\(SYT TUR F A~E/.~, U~LES S NmED 0TH Ell WISE FORM J' CQ NTI NUOUS 9AU t ER AROIIN O PLANTI NG: PIT 3 294 13.23-02 ROOTSA LL CRO WN HI CHER N SltR~OUNb l t◄L 15 Hm GRAO E STAKI NG DITAIL PE ~ NISHE O G11AO E !\OC KFlLL ;.w;y FROM DTBA LL. Tl!E!SC H EI)(;E. ~E, DETAIL -.,. i - I 1 I IIOOIBAU. L.C H TO OEl'TH WATE R WELL HE O Gfu!>.D E... ~LA N TI NU TABLET,. AGR IF ORM Oil EOUAL, f ER .UANLJ F. REC:G M~END,!,,TI ONS. ~ BAC KFILL WITJ{ A MllmJRE Clf PLJ\NTI NG PIT S~O I L Ai>IO <'R E?AH ED PLAN TI NG SO IL. PE~ SPECS. fRGM ADJ ACENT PLANTl NG A~EA UNO IS1\!Rij(O sue~loll)E Sf'E(.I ~ EO PLANTI NG ¼I:!!. WATElt ~~D T/J,IP TO REJ,!□\I E AI R ?OCKET'S. PlANT PIT DETAIL .U~ICl15TLIRl:IEIJ -Su BRMJE DETAIL-Fl LE 0 ~=E1~:LANTING -GUY STRAP CfNfFAI CON□tTtO ~'i CO NT'RAtTGR" SHALL BE RESF'Ot{SIBLE FOR 1H E :S ITE l~SPECTI D~ PR1GR TO l.ANOSCAP E CO NST RUCTION MID INSTALLATI ON IN ORD ER TO ACO\W NT Hl'•S ELF WI TH EXISTI NG CONDlTIONS , CO ITTAA.Crof1: SHALL BE 11:ES PON'S IBLE FO R LOCATI NG All.. EXISTI NG UNDERGR OU ND UllLrTIES BEFORE BEGINNING CONSTRU C'TI ON. CO NTRACTOR IS RES PO NSI BLE FO R PROTE CTI ON OF LAN DSC APE MATER L=,L AT All.. Tl MES . L.A NOSCA PE CONT RAC TO R TO COOOD IW..TE SAFE STAGI NG AR EA WITT-I GENER.AL CO NTRACT OR AN D/OR OWNER . CO NTR ACTOR SHALL GUAR ANT EE PU PL.ANT MATE RIAL. INC LUO INC GRASS, FOR ~&5 CO NS ECUTI VE CALEND AR OAYS FR OM SU BSTA NT lt.L CO MP LETI ON OF THE WOR K, AS DETE RM INED BY THE P ROJECT LAN DSCAP E ARC HITE CT. AU. ARc.'S IMPACTED NEGATMcLY BY CO NSTR UCTION PROC ESSES SHALL BE RETU RNED TO 01-l l GI NAL CO NOrTI ON OR BETTE f;: PRIOR TO SUBSTANTIAL COMP LETI ON, I ANPSCAP E AREA SOIi PBf PA!MI ION SO IL SHALL !;I E AM ENOEO B"r' THE .,t,QOrTI ON OF CO MPO ST AN O FERT ILI ZER. CO t.lP OST TYP E SHAL.1.. BE MUSH~OO M CO MP OST OR OEC OMP OS ED PINE BAR K, AN D SHALL BE APPROV ED BY LANDSCAP E ARC H rTECT PR IOR TO PU RCHAS E. COi.A POST SHA LL BE UN-IFORM L'r' APP LI ED OV ER PLANTI NG BED S AT AN AVERAGE DEPTI-l OF 2 INCHE S AN D OVER SOO M EA S A T AN AV ERAGE OEPTH OF .3/4 INCH. INCORP ORA TE CO MP OS T UNIFOR MLY IN PLANTI NG BED S TO A DEP TH OF 6 INCHE S AND IN SOD AR EAS TO A DEPTH OF 3 INC HE S USING A ROTARY TILLE R OR OTHE R APPRoPRIA TE ECIV IPM ENT, Pfi!E-PLANT FE RTILI ZER AN D PH AD JUSTI NG AG ENTS f~~~ ;ge, ~L't!'E'&:,\1 ~E ;.WLIE O IN CONJU IICTI ON ll'TH COMPMT fi'.,!..trE. SO il SIJR FAC E SMD□IH P&;f lefi TO E'LANTI NC", R:D,4m'E ST'Ot4 ES L4R~ER THAI~ I 11'(:H IN ANY l',lt.lEikS ION PM□ ~"T KlK S.. IIDOT'S~ RLJtEHS H, AtiD ITIHE~ E)(TR.MJE!l~S" ~ti.TIER ~l;J l..EI,.i\.~ OIS?OS E Of" nm.I OFF ~ER•s. P'P.OP ER:TY . WAT ER THbROU G"HU AFTER PLAloJTI NG, CO>IT(l,,C'TOR SHALL BE RE~P°"5IeL£ FOR PR<J ~ DING J~ l'OS mVE DOAJ,w;E IN AU. PLANT IOO BEDS, A)IY OT HER P<!OPOSE!J O""INAG E METH ODS SHALL BE COORD INATE D WITH Pl.A NTI NG EFFORT S: TO ~IIN IMlZE OON FU C'TS AND ~AINTAI Ni PR Ol'El'! FlJN anON OF llJ!.,\ltW'.;E S<S TE);S , 0 ~~~ PlANTIN.G NOTES Pl !;fil UAT ER lt ( AND FI AN ]t,lr;- ~LANT Olff;NTITIES },R E O FFE REO >s A C.OINENI Et.CE Td THE CONTRAC-TOR, ANO AR E NOT ABSOLUT E. CON11'ACTO~ SHALL V[Rf FY PLAN T COVM FROM P LA N ANO REPORT DI FIT~ENCES, A LL PLANT IAATERl ALS AR E SU BJ ECT TO APPROVAL OR REF USA L BY THE OWNEJl OR L/,NDSC APE AR CHfTECT AT THE JOB SI TE. P LAN1'5 SHALL BE WELL FOOMEO, VIGOROUS , G~OWING SP ECIMENS \WTH GRO WTH TYP ICAL OF VAR IETI ES SPECI Fl ED AN D S HA.LL BE FREE FROM INJURY , l~SECTS ,11;NO DISEASES . PLA NTS SHALL EQUAL OR SURPASS QU ALITY AS DEFI NED IN THE CURR ENT ISSUE OF .AMER ICA N STAN DARDS FOR NURS ER Y STOC K• AS PUBLISHED 8'r' THE AM ERICAN N\JRS ER'r'~EN . INC. UNL£55' NOTE D Sf-'ECI FlCALLY, ALL PU\NT 1,M TER ~L Stilti_ B E BALLED AND BU RLAPP ED OR CONTAINER GR OWN . FRONT RO W OF 'S HRUBS SHALL BE P LAN-lED FROM CENT ER OF PLAN T A MINIMU M OF 2 ◄-8 EHI NO BE□ LI NE O LAWNS OR WM.KS ANO A MINIMUM OF J s • SAC K OF CURB @ PARKING SPAC ES . NO PRUN ING SHOULD BE PER FORM ED OURIN G FlRST GRO WING SEASON EXCEPT FOR REMOVING DAMAGED OF D EA□ GRO WTH , 'HOUND PAINT IS NOT RECO ~~END ED FOR At4Y c urs. ALL Pl.ANTI NG AREAS, TR EE PITS , ANO OTHE R AREAS INO ICATEO ON PLANS S Ht!ill.. B E MU LCHEO WITT-I A SErn.£0 LAYER OF TH E IN DICATE D MULCH: □ .1 · □EPTH PINE B.\RK" □ •" DEPT H SH•Et!OEll H'ffll\''OOD '-'V LGH [gJ :;," DEPTl-1 l...DNG~F PINESTRAW1 S ITTLEtJ TREN CH EDG E TO BE l...DC\T ED BET'/IEDJ A.LL PLAN1l r,JC _AREAS NI'□ LAWN , UNLESS NOTE.D OT HERW ISE.. TREE ST<K ING S H~LL B E f R~VIClE D 10 KEE P 1"EEai FLU '-16 AND ,~mw,ro Fll □M EXCESS r{E WINDS, ~LL TR EE-ST~K IN!. M'f'AMT!JS S HiLL BE REMOVED" ,.,,;r THE END OF lHE O NE-Yf.A R WAARANTI' PERIOD~ ON E YEAR l1F LAN!)S<IAP E ~AINTE N.\NCE FT«>M UilSTANTIAL r.n,JP LEn O~ 'S HU B E INCLUD ED AS AN OPTIOloJA L 8 1 □ IT"EM 10 THE O'HNER, OETAJL-FlLE lmnm=s-11t-chllacwi• ,.,._ pbtcalulling Fol~.~b.Dm• l>.~3'11 G ~~ D ES I N hcioo~J.,;.,k•'«" P.6Ul..'!1"90..mi'I landscape archit,ects •~-~at~n.r;om ~@LJ ~~@){l!I THESE P U.NS HAVE NOT BEEN •PP~OVED AND AR[ SUBJE CT TO C ~A~GE, 2 (]) (]) ~ a. C) .8 o a i i ..c = . ~ ·= > 8. -8-a _g 6 a: ~ LL ij ~ +-u.. ~a ~u -g C .s a < .c. C) I (]) ~ _ Ot.22.24-~CITY~'lll=BM~ITT~IL~----- --------------- --------------- --------------- --------------- --------------- LDC J l,\ Ch,,,k,d lBJ:i.2.7 -00 2 ""'it<'"'- I0.10.1 8 Sh"'™- PLANTING DETAILS LP500 LUMINAIRE SCH EDULE CALY>ClT S YM/10£ LAMP DESClUMION POLE (2) LEQ IL-CS15020, GT16 23-WL -G2 LED 115-TJ -40K-BT a:: LE DIL -CS !502D ------------. -5-r.', -----------------v • -.... ,t;o .. ... o11 .. ... .. 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CD C: I ~ ~ ~ ~ I:: Sheet No. C:2.2 MASTER PLAN AREAS OF IMPROVEMENTS 1"=60' The Highlands at Fairhope Village -Fairhope, Alabama SCHEMA TIC DESIGN 04.23.24 I Pag;e 1 of 1 Project Number: 183227-002 , .. , ; ; ~v~~~ DESIGN la n dscape architects April 23, 2024 Mr. Richard Johnson Public Works Director City of Fairhope 161 North Section St. Fairhope, AL 36532 RE: Drainage Report for The Highlands at Fairhope Village Fairhope, Alabama m Project No. 000241300777.00 Dear Mr. Johnson, TTL 9797 Timber Circle, Suite A Daphne, AL 36527 251.332.3600 www.ttlusa.com We are writing to provide drainage calculations for your review for the above-referenced project. Previous versions of this development have been designed and approved via PUD and associated amendments by other engineering firms. This iteration includes a development layout consistent with PUD Ordinance No. 1769, approved February 13th , 2023. This development will consist of three separate sites located on lots 6E (Area 1), 6A (Area 2), & 6D (Area 3) totaling approximately 11.80 acres as shown on the previously approved preliminary plat. The Retreat at Fairhope Village apartments is located on lot 68. As reflected in the site plans, the proposed development consists of the development of townhome and duplex residential structures with associated roadways & parking. Existing Site Description Area 1 is currently partially developed with three (3) existing residential units along with a partially constructed roadway and drainage infrastructure. The remaining portion of Area 1 is currently wooded. Area 1 consists of approximately 7 .34 acres. Area 2 is currently undeveloped, wooded, and consists of approximately 2.72 acres. Areas 1 and 2 drain into existing infrastructure, previously designed to account for the development of the areas, and are routed to an existing underground detention system installed with The Retreat at Fairhope Village. Area 3 is currently undeveloped, wooded, and consists of approximately 1.68 acres. It currently drains via overland flow towards an open-graded detention pond installed for the nearby Publix development. Proposed Site Description The general drainage pattern for the lots will be maintained with this development. As noted above, Areas 1 and 2 were previously included in an overall PUD which includes a common underground detention system: therefore. no onsite detention is proposed for Areas 1 and 2. Because Area 3 was not accounted for in the original design for the existing underground detention at The Retreat at Fairhope Village, an independent underground detention area is proposed beneath the private parking stalls for Area 3. Areas 1 and 2 will connect to existing storm drain infrastructure along Bascom Way, X:\2024\13\24-13-00777 .00 Fairhope Ay Creek Resldential\CMI\Oeslgn\Dralnage\Dralnage Report\1-240777 .Drainage Narratlve_2024-04-22.docx r The Highlands at Fairhope Village TTL Project No. 000241300777 .00 r April 23, 2024 Page2 Dry Falls Way, and Corte Ridge Road. Proposed grading and drainage plans are included as attachments to this report. Drainage Summary Below is a summary of drainage calculations that are reflected in more detail in the attachments to this report: • Areas 1&2 As noted above, Areas 1 & 2 were previously accounted for in the infrastructure and detention design of The Retreat at Fairhope Village and the previous phase of the Highlands at Fairhope Village. Below is an image of the "Future Phases" from that report (by Dewberry, dated November, 2018) that summarize the previously approved calculations for Areas 1 and 2: Description j Size I Pre-Developed C-Value I Post-Developed C-Values Off-Site Area 13.40 acres 04 0.4 ----- Future Phases 10.0oAcres 0.3 0 .72 ' ~ ' Phase 1 13 .83 Acres 0.3 0.65 Total Area 37.29 0.336 0.579 -- The below table reflects the post-development C-Value of Areas 1 and 2 of the current iteration of the Highlands at Fairhope Village: Postdevelopment Area Square Acres %Total 'C' Weighted 1 & 2 (Combined) Feet Area Value 'C' Impervious Areas (Roofs and 209,236 4.80 47.69% 0.95 Hardscaping) 0.45 Pervious Areas 229,494 5.27 52.31% 0.40 (Lawns) 0.21 Total Area 438,730 1.0.07 1.00% tr·· ·r. .• 0.66 As shown in the tables above, the C-Value for the current iteration for Areas 1 and 2 of The Highlands at Fairhope Village (0.66) is less than the C-Value accounted for in the design of the existing underground detention system for these same areas (0.72). Therefore, post- development runoff from these areas will not exceed what was accounted for in previous designs. • Area 3 As noted above, Area 3 will include its own underground detention area to mitigate its post- development runoff to predevelopment levels. Below is a summary of pre-and post- development runoff calculations for Area 3: (continued next page) X:\2024\13\24-13-00777 .00 Fairhope Fly Creek Resldenllal\Clvll\Oeslgn\Dralnage\Oralnage RePort\1 • 24D777 .Drainage Narratlve_2024-04-22.doc, r The Highlands at Fairhope Village TTL Project No. 000241300777 .00 Pre- Storm Event Development Runoff (cfs) 2-year 5.618 5-year 6.725 10-year 7.652 25-year 8 .962 50-year 9.975 100-year 10.950 Post- Development Runoff (cfs) 5.332 6.305 7.114 8.248 9.119 9 .952 Difference Between Post-Development and Pre-Development Runoff (cfs) -0.286 -0.420 -0.538 -0.714 -0 .856 -0.998 April 23, 2024 Page3 As reflected above, due to the proposed underground detention area beneath the proposed parking stalls, post-development runoff rates will not exceed pre-development rates. LID Techniques The proposed development will utilize multiple LID techniques. As noted in the previously approved drainage report prepared by Dewberry, the existing underground detention system was designed to provide a removal of a minimum of 80% suspended solids . Therefore, any additional LID techniques will remove an excess of what is required. The proposed development will utilize techniques such as grassed swales and permeable pavement and will facilitate overland flow across grassed and landscaped areas as much as possible. Supporting plans, maps, spreadsheet calculations, and modeling software results are included as attachments to th is report. Please let us know if you have any questions or need any additional information. Sincerely, ~ Andy Mee:!: P~ Attachments: Site Grading Plans (Sheets C4.1 -C4.4) Site Drainage Plans (Sheets C7.1 -C7.4) Pre-and Post-Development Drainage Maps C-Value Spreadsheet Hydraflow Hydrographs Detention Modeling (Area 3) X:\2024\13\24-13-00777 .00 Fairhope Fly Creek ResldenUal\Clvil\0eslgn\0rslnsge\0rslnage Report\1 • 240777 .Drainage NsrrsUve_2024-04-22.docx _,,.. I V , 1' J /'/ I i I / 2 )""'-=------~-/-,~✓ "r-~--=-,,._ Jl / ,,-,,,,,---r / ~ --~~ --~-....:::=:--~ i:=:::.-r-_-.:;.,-,--_~ ---, 7 ~ ----- "' 0 60 120 1BO SCALE N F£ET STORM LEGEND @ e:::::::@t::,,, @t:,,. I REQ'D 5roRM DRAJN REQD S1iOllM JUNCnONBOX R:EQ'D STORM' DOUBl.E. RfQ.D :rroRM !JINGl.E = ~I.ET AEQ'O SR)ll,V YARO JNIET REQ'D sroRM GIQ4JE tHLEr REQ.'D sroRM DRAJN 8ASfN REQD S1tlRM' HEADWAU RfQ'ORCXlFDRAJNCOIHCTOE? Cl) a:: u.J UJ z <.:> I-a:: s f ..J _J > <t ~ UJ z a. LI.I 0 0 :I: Hi <( ct: a:: :E ~ w ~ (.!) <( ..I I- a:: C( 0 uj <( u. 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SRJfE CONS1RUC1lON EHlRAIICE./EXff EROSION AND SEDIMENTATION CONTROL LEGEND SITE PREPARATION ~ CONS1RUCTION EX'ff PAD [ill LAND GRADING ~ TOPSOILING SURFACE STABILIZATION ~ CHEMICAL STABILIZATION [Q[J DUST COf,fffiOL ~ EROSION CONTROl. Bl.ANKEr ~ GROUNDS KEEPING ~MUl.CHING [fil PERMANENT SEEDING ~ PRESERVATION OF VEGETATION ~ RETAINING WALL. ~ SHRUB , VINE, AND GROUND CO\IER Pl.ANTINGS ~SODDING ~ TEMPORARY SEEDING [fil TREE Pl.ANTING ON DISTURBED AREAS RUNOFF CONVEYANCE [i:ij]CHEC K DAM C!i!u DIVERSION [][) DROP S1RUCTIJR£ ~ GRASS SWALE [ill LJNED S WALE ~ OlJTl.ET PROTECTION (][] RIPRAP-LINED SWALE ~ SUBSURFACEDRATN ~ TEMPORARYSl.OPE DRAIN SEDIMENT CONTROL STORM WATER: MANAGEMENT ~ B/ORBENTION AREA ~ POROUS PAVEMENT ~STORMWATER DETENTION BASIN STREAM AND COASTAL PROTECTTON ~ BUFFER ZONE ~ CHANNEl. STABILJZA110.N ~ STREAM DIVERSION CHAIJNEL ~ STREAMBANK PROTECTION ~ TEMPORARY STREAM CROSSING ~ OONESAND FENCE ~ BLOCK AND GRAVEL INLEr PROTEGnON ~ DUNE VEGETA 110N PLANTING ~ BRUSH/FABRIC BARRIER ~ FABRIC DROP INLET PROTECTION ~ HDPE DOME INLET PR01EC1101'f [fil Al.TERSmlP ~ R.OATlNG TURBIDfTYBARRIER C!!J R.OCCULANT (][] ROCK FJLTER DAM ~ SEDIMENT BARRIER ~ SEDIMENT BASIN ~ SEDIMENT ffiAP ~ OONE WALKO\IER ,,_ "' II') "' I::! "' -' E «: 8 ~ • 'a ~ "'.:a ~i ~- ~§ ~ ~~ ~N ~~ .8 ,--l Et!.l i= ,,_ 0, ... 0, V) a:: uJ LIJ z I-(!J a:: 5 ct D.. ..J _J > ct j::: LIJ z a. LU 0 0 :I: U) c( a: LU ~ a:: ~ ~ LU c( c., ...I 0:: c( ~ 0 uj u. 0.. 0 VJ '-.. ::i::: u a: 0 ...J < z ...J ~ 5 a: ::> :I: 0 (!J 0:: c., :I: a:: LIJ LU > :I: a: ~ u. ~ ...J Sheet No. C12.1 \ III I 7 I EXISTING ,. 1 /; ~ 1-.• -.·-.· REQ'D.16'UN ---· -DISTIJRBEDSUFFEfi •·· ~'D~OEWALK("l'P} ~ " .... , .. - ,....,...-:--~ f; rJ ~~;t:f • .~ a 60 12P 180 ... N SCALE IN FEET u') "' a I::! "' ,i E i~ (4'J li ~ JJ ~~ ~i ~- oi8 1--tlll _=:N Ol'l ~"' .8 .-l ~~ ... O> ... O> (/'J 0:: uJ L&J ~ c,:, 0:: 5 <( D.. ...J ...J > <( j::: L&J z a.. LU 0 0 :I: ffi c( a:: 0:: ~ ~ LU ~ (.!J c( ...I I- et: c( 0 uj <t u. 0.. 0 VJ -....... ::i:: 0 0 a: z ...J ~ ...J 5 a: ::> :I: 0 c,:, 0::: (.!J :I: 0:: L&J LU :I: > I-a: u. ~ ...J PAVING LEGEND 91SnN(;CONCRf.1E.IJDeWN.N • I I I I I ' --~-, -- 1 I. I, I I I I I rtE: """'""" -- -----" , ... ,. --~--. -""=' ------------~-~~...:::.-:-=~,-=--~AININGWAll -~:--:-.----=:-~.---~--~~~--~~~·~~iUf.R~--:_-------=- -- -- 0 60 12P 180 SCALE IN FEET L1 (._lJ I] _.,,- ct6lRENT ZONING: Pt.JD-PUNNED 2.. LOT AREA:. IJNFT' DBIEi.OPMENr = ;~ ±319.730SF= 7 '34 AREA 3SIZE ~~:3SF=2:72~ TOTAL: ±514.00S~= ~:::AC 3. SH!: DENSlJY: 8S t#tfnVl.1.0li Aa.E.S - 4.. PROPOSEDBVll..DING . -7.fir .LJN'.fr.VArRE ~ 10TAL GROSS HEIGHT: 19' -gr ro ROOF BEAR,NG R.OOR AREA: 105.769 SF {SEEARatl1EC11RAL Pt.ANS 6· BU/UJING C<JVBWaE (CONDm<HEDS•ACEJ ) lW/lDINGAREA: lWllDING ~~'X.:381 SF 7. IMPBMOUS . :1.U.381SF/51 .... 008SF=2.1.6TI!i iJUllDlHG=AGE: SIDEWAU( AREA_. !;11.1.38:lF ±8.752.SF +73.1JUSF :':::ICUHJJNGAREA: 1M ±19U17SF a. PERVIOIJSCO\i'ER4GE"'=.:f93,..3.17SF: lAM)SC:Apf:REQ ~14.,00BSF =37.D.llo i.ANIJSCAPE/OPE ~ T01Al.AREA (5U:;:;°~ i.ANIJSCAPE/OPESPACECO\lfflA AREA(193...3l?SFJ'= 32Q,691SF 9. PARKJNIGRf.l'U~-GE320.69':tSF/51'-008SF"- REQU»ED =·~~·-~ -62.,0~ 2SPACES='::= fflOVIDB>P4RK~ CNl1S (85PROPOSED+5EXJST1NG)= :180 85{GARA<ESPA SPACa< s,,-=:s ca, + 8:5(DRJ\£WAYSA\CES) + 30('Ql'FS1REEI SPACBJ =200SPACES PAVING LEGEND EXIS7lNG ASPHAilT PAVEMENT ':11=~'4t1 PAVEMENT =~PAVBtl8(1 =~SIGEWALX ~~'="NGAND<M:RfAY (SE.EDET.AILS ) I::! ~ L&J c,:, 5 ...J > L&J a. 0 :I: a:: ~ ~ VJ 0 z 5 :I: c,:, :I: L&J :I: ~ V) a:: uJ ~ a:: <( a.. 'iJ. j::: z I.LI 0 Hi a:: w (!I et: 0 u. .......... 0 ...J ...J a: ::> 0 0::: (!I a:: w > ii: u. .'.5 ...J ... N u') ~ ~E i ~ ~~ ~~ ~! oi8 t:ll -="' o<'> -"' .8 ,.! E"' i="' ... 0, .... 0, <( ~ ~ :3 <( uj 0.. 0 ::c a: ~ Fairhope Water Utility Hydrant Flow Test Date: May 9, 2024 Time: 9:20AM Flow Hydrant Hydrant Locat ion I Dry Falls Way (End of Asphalt) Latitude : !.__3_0_.5_5_52_5_3 _ __, Size of Water Ma in (Inches) Long itude : !.__ ___ -_8_7_.8_8_89_8 ___ _, Type of Material : PVC Pitot PSI 15 I Outlet Diameter (in): I 2 .5 I Number of Outlets Flow ing C factors for outlets of less than 4-inches in si z e and type are give n below. Outlet less than 4" in size , smooth and rounded : Outlet less than 4" in size , square and sharp : Outlet less than 4" in size , p rojecting : Select Appropr iate C Value : Ca lculated Flow (Q) Flow Hydrant 0 .90 0 .80 0 .70 0.9 ! ___ 64_9_.8_6 __ I GPM Hydrant Locat ion I Fly Creek Av e./ Bascom Way (South side of Intersection) 1 Lat itude: ! __ 3_0_.5_54_6_4_5 __ Longitude : ! ____ -8_7_._89_0_3_9_5 __ _ Size of Water Main (Inches) Static Pressure (PSI) 12 58 Type of Mate ri al : Ca lcu lated Fire Flow @ 20 PSI (AFF): Residua l Pressure (PSI) ___ 66_9_.1_2 __ !GPM Signatures: Ope rator : Engineer of Record: Micheal C. Johnson Richard D. Joh ns o n,PE D igitally signed by Richard D. Johnson, PE Date: 2024.05.23 07:33:55 -US:00 PVC 22 5/23124, 7:22 AM G oogle Maps Fairhope, Alabama 300 Fly Creek Ave Fire Flow Test G Google Street Vrew Apr 2022 fJ T ury Fis Wy k J,. 300 Fly Creek Ave -Google Maps httpsJ/www.google.com/maps/@30.5546861, -87 .8903868,3a, 75y, 189.21 h, 70.08t/data=!3m6! 1 e1 !3m4!1 s6L YMeZu8owll50ndNw5-gQ!2e0!7i 16384!8i8192?entry=ttu Image capture: Apr 2022 @ 2024 Google 1/1 Fairhope Public Utilities ~ Hydrant Flow Test Date: May 09 , 2024 T ime: 9:20 am Flow Hydrant Hydrant Location: Dry Falls Way ( end of Aspha lt) Size of Watermain 12" -----Type Material : PVC ------ Pitot PSI: 15 Flow GPM: 650 (649.86 RDJ) ------ Calculated Fire Flow@ 20 PSI: 669.12 GPM Test Hydrant (Residual) Hydrant Location: Fly Creek Ave./ Bascom Way (South side of Intersection) 12 11 Size of Watermain: ---- Static PSI: 58 ---- Operator: Micheal Johnson Type material: PVC ------ Residual PSI: 22 ----- Engineer of Record: ----------- From: Allison Hunter To: ul.ar:miml Subject: The Highlands at Fa irhope Village Date: Tuesday, May 28, 2024 5:02 :12 PM Dear Fairhope Planning and Zoning Depa1iment, I am writing to express my strong oppos it ion to the proposed subdiv isi on deve lopment The Highlands at Fai r ho pe Vi l lage . As an owner and resi d ent of Rock Creek i n Fairhope, I am co ncerned that adding 85 u n its in th e proposed p lan wi ll have a negative impact on our commun ity, speci f ica l ly r egard i ng issues w ith existing i nfrastructu r e, overcrowding of loc al schools, and potent ial decl in e of nearby p roperty values. The proposed deve lopment wou l d sign ifi cant ly i ncrease the st r ain o n the exis ti ng infrastructure. The roads would have increased t r affic . The stress on uti l it ies such as wate r, sewage, and electr i city wou l d inc r ease, potent ial ly lead i ng to short ages and disruptions for current reside nts . By o p po si ng th is development, we aim to safegua r d the integ r ity and f unct i ona li t y of our exist i ng i nfr astruct ure, ensur ing t hat it can cont inue t o serve the needs of our community without be ing overwhe l med by excessive demands. T he addition of t his ne ighbo r hood w ill bring an i nflux of fam ilies and therefore more chi ldren into the school system . Early age ch i l dca re is severely lacking in an ever-growing county and community . Even w it h the addition of early age resources, onc e t hese kias are of school -age, t h is wou ld only exacerbate a grow ing problem, p lac i ng an i ncreased burden on loca l teac hers and adm i nis t rato r s and compromis i ng the quality of the educa t ion prov ided with i n Baldwi n County and zoned Fairhope grade school, m idd le school , and ult imately h igh schoo l. Last ly, there is apprehe nsion among reside nt s about the potent i al impact of this deve lopmen t on near by property va lues . In add it ion to the ex ist i ng apartment comp l ex, there has recently been the add iti on of the Cottages at Parkstone, anot her rental commun ity off of Parker Rd . T he dens ity of ho using and changes in neighborhood character cou ld lead to a decline in property va l ues for exist i ng homeowne rs, affect ing our financia l we l l-be ing and investment in our curre nt homes. In l ight of these comprehens ive concerns, I urge you to ca r efully recons ider the approval of the proposed deve l opment. It's essentia l that any new deve l opmen t aligns with th e needs and values of t he ex isting co m munity and contr ibutes pos itively to our ne ighborhood's long -term susta inab i l ity and l ivab ility . Si ncerely, Al li son M . Hunter and M ichae l Ca r ro l l 102 Ashton Court Fair hope, Alabama, 36532 From: To: Cc: Subject: Date: i1 Trevor Stubbs a1.ar:llliw Megan S Highland s at Fa irhope Village Subd ivis ion Phase 2 Monday, May 27 , 2024 9:29:39 PM Dear Fa i rhope Planning and Zoning Department, I am writing to express my strong opposition to the proposed subdivision development The Highlands at Fa irhope V i llage . I am the property owner ad j acent to the north side of the proposed subdivision . As a concerned neighbor, I bel ieve that the proposed density of this project will have detrimental effects on our community , particularly i n terms of i ncreased stra i n on infrastructure , traffic congestion, negative environmental impact, and school overcrowding. I also have specific concerns regarding Area 2 of the proposed plan . Fi rstly , the proposed subdivision w i ll undoubtedly place an i ncreased stra i n on our existing infrastructure . The add ition of this many units wi l l i mpact our neighborhood's utilities , l ikely lead ing to i ncreased service disruptions , decreased re l iab i lity , and potential hazards for current residents . Furthermore , the i nflux of residents from the new subd iv ision wi l l create more congested traffic condit ions . Turn i ng left at the traffic light at Parker Rd can already be difficu lt. Adding more residents , in addit ion to the ex isting commercial traffic , will only make this problem worse . Increased traffic not only leads to longer commute times and frustrat ion for res idents but also poses safety concerns for pedestrians and cycl ists in our community . The env i ronmental impact of th is proposed development cannot be overlooked . Clearing land for construction w i ll result in the loss of valuable green space and natural hab itats . Similarly , I think there should be concerns with addition of noise and light pollution . The tranqui l ity of my property, currently supporting many types of w i ld l ife, is being threatened by hav i ng 22 townhomes packed together l in i ng 480 feet of the shared property line. The incredible views of the stars in the night sky are at risk of being obscured by the glare of art ificia l il lumination from the i ncreased housing density. Such pollution not only disrupts the natural rhythm of w i ld l ife but also disturbs the peace and well-being of ex ist ing res idents . The introduction of more fami l ies into our area through this subdivision w ill further add to the stress of overcrowd i ng in our local schoo ls . Our educational faci l ities are already stretched thin, and the addition of more students without correspond ing increases in resources w ill result in compromised learning environments and diminished educational outcomes for all students. Lastly, I w ould like to focus on Area 2 of the plans as it is the part of the proposal that most directly affects my family . I have very large concerns regarding the number of tow nhomes that are being squeezed into such a small space. Multiple retaining w alls are required in order to force this space to support 22 tow nhomes, one estimated at 5ft and the other at 9ft in height. The area is listed at 2.72 acres but almost ½ of the the area is across the 9ft Retaining Wall E and Road 3. That space is unlikely to serve as any useful greenspace for the potential residents given the hurdles to access plus the natural slope of the land . I believe a closer examination of Area 2 show s substantial ev idence of trying to maximize the number of units and therefore profits w ithout regard to existing neighbors and the natural landscape. In conclusion, I urge you to reconsider the approval of the proposed subdivision development. The negative impacts on infrastructure, traffic, environment, and schools outweigh any perceived benefits. The proposed plan of Area 2 requires substantial changes to the natural landscape in order to support a density that is extreme. I appreciate the time of the Planning and Zoning Department and ask that my concerns are taken into account in the decision-making process. Thank you for your attention to this matter. Sincerely, Trevor and Megan Stubbs RMERA UTILITIES Newman Ba i ley TTL 9797 Timber Circle, Suite A Daphne, AL 36526 413 East Laurel Avenue -Foley, Al 36535 Phone(251j943-5001 RE : The Highlands at Fai r hope Vi ll age -PINs 369508 , 369509, 386029 , 386030, 369505 3/11/2024 This letter is to confirm based on the site pla n received ; Riv iera Ut i lit ies is w ill in g and able to prov id e elect ri c serv ice to above refe r enced property. Riv iera Uti l ities r equi r es a 10' easeme nt along all side property l ines and a 15 ' easement along all fro nt and rea r property l i nes . Please ensure all property plats ref lect the easements . Upon fina l design , Riviera Util ities wi ll prov ide est i mates for serv ice fees and system i nsta ll at ion requ irements to meet all Rivie r a specificat io ns. Please co ntact t he followi ng Riv iera emp loyees concerning costs and requ irements . Name Department Email Scott Sl igh Elect r ic ss l igh@ ri v ieraut il it ies .com If you have any questions or comme nts, con t act Rivie ra Ut i lit ies at 251-943-5001. Thank you , 9---4).fl,,«._ James Wa ll ace Sherry Sullivan Mayor Council Members: Kevin G. Boone Jay Robinson Jack Burrell, ACMO Jimmy Conyers Corey Martin Lisa A. Hanks, MMC City Clerk Kimberly Creech Treasurer 161 North Section St. PO Drawer 429 Fairhope, AL 36533 251-928-2136 (p) 251-928-6776 (f) www.fairhopeal.gov May 1, 2024 Re: THE HIGHLANDS AT FAIRHOPE VILLAGE, PPIN: 369505, 386029, 386030, 369509, 369508, RESIDENTIAL 90 TOTAL UNITS, 5 EXISTING, 85 PROPOSED Water & Sewer: Based upon review of the proposed development, water & sewer service by Fairhope Public Utilities is currently available. All Tap Fees and System Development Charges (SDC's) will apply, and all necessary infrastructure improvements will be at the developer's expense. This availability letter is only valid based on what was proposed at the Utility review meeting on March 18, 2024. Any changes or deviations of the proposed plan will req uire another Utility review. This statement of availability remains effective for twelve (12) months from the date of this letter, at which time it shall expire and automatically be withdrawn. Gas: Gas is available through Fairhope Public Utilities. Electric: Elect r ic is not available through Fairhope Public Utilities. Sincerely, Sid Grose Gas Construction Supervisor M~ Ele ctrical Engineering Technician April 23, 2024 Mr. Richard Johnson Pub l ic Works Director City of Fairhope 161 North Section St. Fairhope, AL 36532 RE: Drainage Report for The Highlands at Fairhope VIiiage Fairhope, Alabama m Project No. 00024:1..300777.00 Dear Mr. Johnson, 9797 Timber Circle. Suite A Daphne, AL 36527 251.332.3600 www.tttusa.com We are writing to provide drainage calculations for your review for the above-referenced project. Previous versions of this development have been designed and approved via PUD and associated amendments by other engineering firms. This iteration includes a development layout co nsistent with PUD Ordinance No. 1769, approved February 13th , 2023. This development will consist of three separate sites located on lots 6E (Area 1). 6A (Area 2). & 60 (Area 3) totaling approximately 11.80 acres as shown on the p reviously approved preliminary plat. The Retreat at Fairhope Village apartments is located on lot 68. As reflected in the site plans, the proposed development consists of the development of townhome and duplex residential structures with associated roadways & parking. Ex.lstlng Site Description Area 1 is currently partially developed With three (3) existing residential units along with a partially constructed roadway and drainage infrastructure. The remaining portion of Area 1 is currently wooded. Area 1 consists of approximately 7 .34 acres. Area 2 is currently undeveloped, wooded, and consists of approximately 2.72 acres. Areas 1 and 2 drain into existing infrastructure, previously designed to account for the development of the areas, and are routed to an existing underground detention system installed with The Retreat at Fairhope Village. Area 3 is currently undeveloped, wooded. and"°onsistsof approximately 1.68 acres. It currently drains via overland flow towards an open-graded detention pond installed for the nearby Publix development. Proposed Site Description The general drainage pattern for the lots will be maintained with this development. As noted above, Areas 1 and 2 were previously included in an overall PUD which Includes a common underground detention system: therefore, no onsite detention is proposed for Areas 1 and 2. Because Area 3 was not accounted for in the original design for the existing underground detention at The Retreat at Fairhope Village, an independent u nderground detention a rea is proposed beneath the private parking stalls for Area 3. Areas 1 and 2 will connect to existing storm dfain infrastructure along Bascom Way, X:\;2024\13\24•13-00777 .00 Fairhope Fly c,aek ResldeoUol\CMI\Oeslw,\D<alnoge\Oralnage Repon\1-240777 .Ornloage NanaUve_2024-04-22.doc• r The Highlands at Fairhope Village TTL Project No. 000241300777.00 r April 23. 2024 Page 2 Dry Falls Way, and Corte Ridge Road . Proposed grading and drainage plans are included as attachments to this report. Drainage Summary Below is a summary of drainage calculations that are reflected in more detail in the attachments to this report: • Areas 1&2 As noted above, Areas 1 & 2 were previously accounted for in the infrastructure and detention design of The Retreat at Fairhope Village and the previous phase of the Highlands at Fairhope Village . Below is an image of the "Future Phases" from that report (by Dewberry, dated November, 2018) that summari ze the previously approved calculations for Areas 1 and 2: l Total Area 04 0.3 03 0.336 0.4 0 065 0.579 The below table reflects the post-development C-Value of Areas 1 and 2 of the current iteration of the Highlands at Fairhope Village: Postdevelopment Area Square Acres %Total 'C Weighted 1 & 2 (Combined) Feet Area Value 'C' Impervious Areas (Roofs and 209,236 4.80 47 .69% 0.95 Hardscaping) 0.45 Pervious Areas 229,494 5.27 52 .31% 0.40 (Lawns) 0.21 Total Area 438,730 10.07 1009' 0.66 As shown in the tables above, the C-Value for the current iteration for Areas 1 and 2 of The Highlands at Fairhope Village (0.66) is less than the C-Value accounted for in the design of the existing underground detention system for these same areas (0. 72). Therefore, post- development runoff from these areas will not exceed what was accounted for in previous designs. • Area 3 As noted above , Area 3 will include its own underground detention area to mitigate its post- development runoff to predevelopment levels. Betow is a summary of pre -and post- development runoff calculations for Area 3: (con ti nued next page) X:\2024\13\24-13--00777 .00 Fairhope Ay Creek ResloenUal\Clvll\Oeslgn\Oralnage\Oralnage Report\1 • 240777.0ralnage Narrative_2024-04-22 .docx The Highlands at Fairhope Village TTL Project No. 000241300777 .00 Pre- -storm Event Development Runoff (cfs) 2-year 5 .618 5-year 6 .725 10-year 7 .652 25-year 8.962 50-year 9 .975 100-year 10.950 Post- Development Runoff (cfs) 5.332 6 .305 7 .114 8.248 9.119 9.952 Difference Between Post-Development and Pre-Development Runoff (ofs) -0.286 ·0.420 -0.538 -0.714 -0.856 -0.998 April 23, 2024 Page3 As reflected above, due to the proposed underground detention area beneath the proposed parking stalls, post-development runoff rates will not exceed pre-development rates. LID Techniques The proposed development will utilize multiple LID techniques. As noted in the previously approved drainage report prepared by Dewberry, the existing underground detention system was designed to provide a removal of a minimum of 80% suspended solids. Therefore, any additional LID techniques will remove an excess of what is required . The proposed development will utilize techniques such as grassed swales and permeable pavement and will facilitate overland flow across grassed and landscaped areas as much as possible . Supporting plans, maps, spreadsheet calculations, and modeling software results are Included as attachments to this report. Please let us know if you have any questions or need any additional information. Sincerely, ~ Andy Mee:!:: P~ Attachments: Site Grading Plans (Sheets C4.1 -C4.4) Site Drainage Plans (Sheets C7 .1 -C7..4) Pre-and Post-Development Drainage Maps C-Value Spreadsheet Hydraflow Hydrographs Detention Modeling (Area 3) X:\2024\13\24-13--00777 .00 Felmope Ay Creek ResldenUal\Clvll\Deslgn\l)falnege\Dra lnage Repert\1 • 240777 .Drelnage NarraUve_2D 24-04-22 .docx Highlands at Fairhope Village -Multi Occupancy Permit Commun ity Meeting -Thursday, April 11, 2024 *Meeting minutes* On Thursday, April 11, 2024 at 10:30 AM, CST a community meeting was held on site at The Highlands at Fairhope Village to discuss the multi occupancy permit appl ication. In attendance were Stewart Speed with Leaf River Group, Jason Ellis with Leaf River Group, Natalie Giddings, with Leaf River Group, Newman Bai ley with TT L, and Cheryl Stovall a resident of Highlands at Fairhope Village . The site p l an and elevations were available for interested parties to view, and Ms. Stova ll was enthusiastic about what she saw an d voiced her support for the project. We have followed up with phone calls to severa l of the neighbor s who did not attend the meeting. We will update these minutes if there is contact with any of these peop le. Update: Stewart Speed met with Trevor Stubbs (neighbor to the north, 7843 Parker Rd. Fairhope, AL) on Apri l 21, 2024. He is very interested in the buffer between his property and the subject property. He looks forwa r d to seeing the final landscape plan. Also, Stewart Speed spoke with Ryan Gray with Carter Funds on Apri l 19, 2024. Ryan is enthusiastic about our development plan. l I Stleet m e MOP AERIAL AND gi ll:;r-1oI. ~Dai;;'te~Ji'.:O:!:_P ~0-=GR;;Ro~~:;in ~;;Jn~".!,""CPtl:;;;'"o~n ==::::j1 ilE=r==±===========::31 Dr.awn By: J NB Date: 03·26-2024 Fie rlame : 240777. MOPAenal& To \ THE HIGHLANDS AT FAIRHOPE VILLAGE LEAF RIVER GROUP , LLC / FORGE RESIDENTIAL PARTNERS FAIRHOPE , ALABAMA 9 797 Tim t>er Circ le, Suite A I Daphne, Al 3 662 7 251.332.3600 I www.ttlusa.com 0 City of Fairhope Planning Commission June 3, 2023 The following is a proposed amendment to change and alter the City of Fairhope Zoning Ordinance. The Planning Commission will review the proposed language and take one of the following actions: (a) Recommend approval to the City Council; (b) Recommend approval to the City Council, conditioned on specific revisions; (c) Recommend denial to the City Council; or (d) Continue discussion of the proposed amendments for further study. Any zoning amendment must be approved by the City Council. During the Planning Commission Hearing, as well as the City Council Hearing, all persons shall have an opportunity to be heard in opposition to or in favor of the proposed amendment. Comments may also be emailed to planning@fairhopeal.gov. ZC 24.03 Zoning Amendments Article V Section H. Special Districts Medical Overlay District H. MO-Medical Overlay District 1. Intent – The intent of the Medical Overlay (MO) District is to establish and provide for the logical expansion of medical office needs to accommodate the growing community and region. Medical uses vary in need and impacts on the community. The MO District is also intended to establish and accommodate highly- specialized, unique uses and development types related to the medical field and to accommodate additional specialized needs and growth of the medical field and community. It is the express intent of this MO district surrounding the existing medical center to be as generous as possible in permitted uses while at the same time maintaining a clean, attractive community that provides an extension of the medical office needs for medical practices and appropriate facilities for the medical community it serves. Property located within the MO District is permitted the use allowed by right of the underlying zoning district. The provisions relating to nonconformities in Article VII of the Zoning Ordinance shall apply to all properties within this MO District. 2. Location – By virtue of its location to an existing medical center (Thomas Hospital), it is intended that this district be allowed for future expansion to the following boundaries: North to parcels abutting the south side of Morphy Avenue, South to those parcels that are in the City of Fairhope abutting the north side of Greeno Lane, East to parcels abutting the west side of Greeno Road, and West to parcels abutting the east side of South Ingleside Street. 3. District Classification – The following overlay district is hereby established: Medical Overlay District-MO. Uses and standards allowed in this district shall be as follows: A. Permitted Uses: The following uses and structures are permitted in this district: (1) Medical offices (2) Hospitals and nursing homes (3) Medical and dental clinics (4) Laboratories for medical and dental uses (5) Funeral homes (6) Animal hospitals, provided the boarding of animals occurs in completely enclosed buildings (7) Child and adult day care facilities and group home facilities (8) Adult congregate living facilities (9) Helistop in conjunction with hospitals (10) Emergency services (11) Parking structures (12) Colleges and universities (13) Vocational, trade or business schools with all associated uses including dormitory facilities related to the medical field (14) Essential services (15) Hospital related out-patient services (Ambulatory Surgery and Diagnostic Clinics) (16) Independent Living Facilities (17) Bed and Breakfast Facilities to accommodate families of patients (18) Retail business which sell, lease and repair prosthetic or ambulatory devices used for patient rehabilitation, mobility or installation/modification of handicap unique support aids (19) Places of Worship (20) Mixed use with residential – The residential use shall make up at least 33% of the total area of the building and be located on the upper floors only. B. Permitted Accessory Uses and Structures. (1) Uses and structures which are customarily incidental and subordinate to permitted uses (2) Such other uses as determined by the Zoning Official or his/her designee to be: a. Appropriate by reasonable implication and intent of the district b. Similar to another use either explicitly permitted in that district or allowed by special exception. Article V Section H. Special Districts Medical Overlay District C. Uses Permitted Subject to Appeal and with Conditions. (1) Commercial communication towers (2) Detoxification centers and substance abuse centers associated primarily with the primary medical facility (3) Retail, restaurant, personal services, branch banks, offices, conference facilities, clinics and similar workplace support uses when within any individual structure, gross floor area shall be limited to 10 percent of the total gross floor area (4) Crematorium D. Prohibited Uses and Structures. (1) Any use or structure not specially, provisionally or by reasonable implication permitted herein. (2) Automotive repair garages, pool halls and game rooms (3) Gasoline or diesel filling stations shall not be located within 100 feet from in-patient care or treatment facilities E. General Requirements. Buildings shall comply with the following provisions: (1) Buildings shall comply with all applicable Site Design Standards in Article IV of the Zoning Ordinance and all other applicable City regulations and review standards not specified in this section. (2) Mixed-use buildings shall be vertically mixed in use. Retail uses shall be placed at street level. F. Special Exceptions. (1) Research and development (2) Hotel (3) Crematoria (4) And any such other uses as deemed appropriate in the district by the Planning Commission. The Planning Commission shall review a proposed use at the time the special exception application is presented to the Planning Commission according to the submittal deadlines and meeting dates established by the Planning Commission. G. Development Standards. (1) The B-4 (Business and Professional District) development standards and area and dimensional requirements shall apply in this district: (2) Any residential, hotel, dormitory, nursing home or convalescent use shall not exceed the density established for the R-5 (High Density Multi-Family Residential District) at a minimum lot area of 10,500 square feet for two dwelling units plus 4,100 square feet for each additional unit / 10 units per acre maximum. (3) No building or portion of a building visible from a public street or right of way shall be exposed metal. A façade of some type or material shall be used to visually screen the metal from the public street or right of way. (4) The existing medical center (Thomas Hospital) contains buildings that may not conform to the area and dimensional requirements of B-4 (Business and Professional District). New Buildings or expansions of existing buildings providing 24 hour medical, psychiatric, obstetrical, or surgical care shall be allowed to align with the height and building lines of existing buildings provided that all other local, county, and state requirements are met. This exemption does not apply to ancillary buildings that may include, but not limited to, administrative offices, physician offices, outpatient services, and maintenance facilities.