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HomeMy WebLinkAbout04-04-2022 Planning Commission Agenda Packetf=. SD 22.12 Public hearing to consider the request of the Applicant, Goodwyn, Mills, and Cawoodt LLC, on behalf of the Owner, Eastpark, LLC, for Preliminary Plat Approval of South Section Townhouse Condominium, a 3-unit Multiple Occupancy Project. The property is approximately 0.40 acres and is located on the east side of S. Section Street at the eastern terminus of Gaston Avenue. PPIN #: 4 1038 G. SD 22.13 Public hearing to consider the request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST 412 Fairhope, LLC, for Preliminary Plat Approva l of 412 Fairhope Avenue, a 3-unit Multiple Occupancy Project. The property is approximately 0.07 acres and is located on the south side of Fairhope Avenue between S. Section Street and Bancroft Street S. PPIN #: 15148 4. Old/New Business • SD 20.11 Hill Top Subdivision Phase II -Request of t h e Applicant, Jade Consulting, LLC, for an extension of one year to submit for Final Plat Approval. 5. Adjou rn 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. March 7, 2022 Planning Commission Minutes 1 The Planning Commission met Monday, March 7, 2022, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairman; Art Dyas; Harry Kohler; Clarice Hall-Black; Hollie MacKellar; Corey Martin, City Council Liaison; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Development Services Manager; and Allie Knutson, Secretary. Absent: Jason Langley, Water and Sewer Director; Rebecca Bryant; John Worsham; Casey Potts, City Planner; and Chris Williams, City Attorney. Chairman Turner called the meeting to order at 5:03 PM. Minutes from February 7, 2022, meeting: Art Dyas made a motion to accept the minutes with no further changes. Corey Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. UR 22.04 Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed installation of approximately 19,696 linear feet of directional and missile bore conduit for fiber optic cable in the right-of-way beginning at 700 Crystal Wells Court North throughout the Belle Chase and Song Grove Subdivisions. Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary and showed the installation route on the map. Recommendation: Staff recommends approval of UR 22.04 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. 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 mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. March 7, 2022 Planning Commission Minutes 2 7. 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. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). 9. Utilities boxes shall be concentrated near existing boxes. Hollie MacKellar asked about holding the contractors responsible for tree damage. Mr. Simmons stated that John Thomas, the Right-of-Way Inspector monitors these projects, and a contract holds contractors responsible for damage. Motion: Art Dyas made a motion to approve Case UR 22.04, subject to staff recommendations. Corey Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. SR 22.01 Request of the Applicant, Forrest Daniell, and Associates, on behalf of the owner KWH Properties, LLC, for Site Plan Approval of Polo Crossing. The property is approximately 1.77 acres and is located on the east side of US Highway 98, 0.5 miles north of Greeno Lane. PPIN #: 21517 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. Mr. Simmons stated that this case is a carryover from last month and that a few things have changed since then. Some landscaping improvements still need to be made, but a picnic area is now being provided. The parking has also been revised and now meets the parking requirements with 54 spaces. Recommendation: Staff recommends approval of Case SR 22.01 to City Council, with the following conditions: 1. Irrigations shall be revised and be located within the subject property. 2. Parking shall meet the impervious requirements as applicable. 3. A revised landscape plan to include screening for dumpster enclosure and additional plantings between parking areas and detention area shall be provided and approved by the Planning Director. The Applicant and Engineer were present but did not have anything else to add. Corey Martin asked about impervious pavement. Mr. Simmons stated that there would be brick pavers with gravel underneath for drainage. March 7, 2022 Planning Commission Minutes 3 Motion: Corey Martin made a motion to recommend approval of Case SR 22.01 to City Council, subject to staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. SD 22.10 Public hearing to consider the request of the Applicant, Forrest Daniell & Associates, on behalf of the Owner, KWH Properties, for Preliminary Plat Approval of Polo Crossing, a 5- unit Multiple Occupancy Project. The property is approximately 1.77 acres and is located on the east side of US Highway 98, 0.5 miles north of Greeno Lane. PPIN #: 21517 Summary: Mike Jeffries, Development Services Manager, presented the case summary. All utilities except for trash pickup will be provided through the City of Fairhope. A traffic study was completed and recommended a 445’ northbound right-turn decel lane be installed. Due to existing Windsor Drive, there is 220’ of available space. Final configuration will be permitted and approved by ALDOT. The building was redesigned to save a healthy 32’ live oak near the entrance that had previously been proposed to be removed. Recommendation: Staff recommends approval of SD 22.10, subject to the following conditions: 1. Traffic improvements recommended by the Traffic Study and/or ALDOT will be installed by the Developer. 2. Final placement and aid to construction costs for all utilities shall be approved by the respective superintendent. 3. Signage shall conform to Fairhope Sign Ordinance. 4. A drainage easement from the north property shall be provided before building permit. 5. A revised landscape plan to include screening for dumpster enclosure and additional plantings between parking areas and detention area shall be provided and approved by the Planning Director. Art Dyas asked if ALDOT usually allows for a public street to be used as a right-turn lane. Mr. Simmons stated that he also wanted to add a note that the building height is 30-feet but is shown as 32-feet on the plans and needs to be changed. Chairman Turner opened the Public Hearing. Having no one preset to speak, the Public Hearing was closed. The Engineer of record, Steve Fisher with Element 3 Engineering, stated that they have been in touch with ALDOT and that the right-turn lane is adequate. Clarice Hall-Black expressed concerns regarding traffic and congestion. March 7, 2022 Planning Commission Minutes 4 Motion: Hollie MacKellar made a motion to approve SD 22.10, Polo Crossing, subject to staff recommendations. Art Dyas seconded the motion and the motion carried with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, and Harry Kohler. NAY: Clarice Hall-Black and Corey Martin SR 22.02 Request of the Applicant, Cowles, Murphy, Glover, & Associates, on behalf of the Owner, Robert M. Green, Jr., for Site Plan Approval of Fairhope Urology. The property is approximately 1.66 acres and is located on the west side of US Highway 98, south of Hoyle Avenue. PPIN #: 17231 Summary: Mike Jeffries, Development Services Manager, presented the case summary. Landscape plans have been reviewed by the City Horticulturalist and have been found to be in compliance. The Applicant is proposing an adequate amount of parking spaces, 72 spaces. The Applicant is also working with utilities, water, sewer, and gas have no further comments, but electrical would like the transformer pad to be screened. Recommendation: Staff recommends conditional approval of Case SR 22.02 to City Council, subject to the following conditions: 1. Clarify all utility easements on private property. 2. Screen the transformer pad. 3. Coordinate site access with Hoyle Avenue improvements to the north. 4. Parking shall be amended to meet the compact car requirements per the Zoning Ordinance Art Dyas expressed traffic concerns regarding Volanta Avenue, Hoyle Avenue, and Highway 98 with The Reserve at Fairhope being built next to the proposed site. Chairman Turner proposed the idea of making a right-turn lane from Hoyle Avenue a condition of approval. Applicant, Gary Cowles with Cowles, Murphy, Glover, & Associates stated that they would be willing to do a right-only turn lane. Motion: Hollie MacKellar made a motion to recommend approval of SR 22.02 to City Council, subject to staff recommendations with an added condition fifth condition: 1. Clarify all utility easements on private property. 2. Screen the transformer pad. 3. Coordinate site access with Hoyle Avenue improvements to the north. 4. Parking shall be amended to meet the compact car requirements per the Zoning Ordinance 5. Right-turn only from Hoyle Avenue March 7, 2022 Planning Commission Minutes 5 Art Dyas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. SD 22.09 Public hearing to consider the request of the Applicant, Cowles, Murphy, Glover & Associates, on behalf of the Owner, Robert M. Green, Jr., for Plat Approval of Hoyle Avenue MOB, a 4-lot Minor Subdivision. The property is approximately 4.65 acres and is located on the west side of US Highway 98, south of Hoyle Avenue. PPIN #: 17231 Summary: Mike Jeffries, Development Services Manager, presented the case summary and showed the proposed subdivision on the map. The subject property is zoned B-2, General Business District (lots 1 and 4), and R-1, Low Density Single-Family (lots 2 and 3). Lots 2 and 3 have a drainage easement. At the bottom portion of lot 3, there is a 50-foot drainage easement owned by ALDOT as well as a designated green space so only two out of the four lots will be buildable. Recommendation: Staff recommends approval of Case SD 22.09, Hoyle Avenue MOB (Fairhope Urology). Chairman Turner opened the Public Hearing. Having no one present to speak, the Public Hearing was closed. Motion: Art Dyas made a motion to approve Case SD 22.09. Corey Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. SR 22.03 Request of the Applicant, SE Civil, LLC, on behalf of the Owner, FST Robert N Graham LLC, for Site Plan Approval of Starbucks. The property is approximately 0.70 acres and is located on the southeast corner of County Road 48 and US Highway 98. PPIN #: 64946 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. The Applicant is currently proposing too many parking spaces, but claims that the shopping center uses shared parking, thus, a shared parking agreement shall be required. The Tree Ordinance, landscaping, and parking provision are in conflict and staff requested direction from the Planning Commission regarding the balance of landscaping and parking spaces while the parking lot is brought into conformity. March 7, 2022 Planning Commission Minutes 6 City of Fairhope Water, Sewer, and Gas have reviewed and approved the site plan. Electric is being coordinated and choice of route is associated with costs. Recommendation: Staff recommends approval of Case SR 22.03, Starbucks, subject to the following conditions: 1. A Shared Parking Agreement shall be executed prior to issuance of the building permit. 2. Tree removal permit and fees shall be provided at the time of building permit. 3. A sign plan shall be submitted via Citizen Serve to Code Enforcement for review and approval. 4. Electric services shall be coordinated at the time of permitting with aid-to-construction costs and applicable easements. Final plans for all utilities and any associated aid to construction costs shall be approved by the respective Supervisor prior to submittal of a building permit. Chairman Turner stated that he would like the landscaping to be improved. Art Dyas stated that he did not like the building design and would like to see other designs. Applicant, Larry Smith with SE Civil was present and proposed removing asphalt to replace it with landscaping. Chairman Turner suggested holding the case over till the next meeting, but Mr. Smith brought up contract concerns as they were already behind. Motion: Art Dyas made a motion to recommend approval of Case SR 22.03 to City Council, subject to staff recommendations with an additional fifth condition: 1. A Shared Parking Agreement shall be executed prior to issuance of the building permit. 2. Tree removal permit and fees shall be provided at the time of building permit. 3. A sign plan shall be submitted via Citizen Serve to Code Enforcement for review and approval. 4. Electric services shall be coordinated at the time of permitting with aid-to-construction costs and applicable easements. Final plans for all utilities and any associated aid to construction costs shall be approved by the respective Supervisor prior to submittal of a building permit. 5. Applicant will work with staff to add more landscape features. Corey Martin seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. A five-minute intermission was taken. March 7, 2022 Planning Commission Minutes 7 SD 22.08 Public hearing to consider the request of the Applicant, Seth Moore, on behalf of the Owner, Donna Elkins, for Plat Approval of Jewett Place, a 2-lot Minor Subdivision. The property is approximately 1 acre and is located on the east side of Main Street, 0.3 miles south of Jewett Street. PPIN #: 46843 Summary: Hunter Simmons, Planning and Zoning Manager, presented the case summary. Staff received a Certificate of Maintenance from the Baldwin County Highway Department stating that Jewett Street is only maintained from 2nd Street to 3rd Street. Lot 2 would not lie on a publicly maintained road. Recommendation: Staff recommends denial of SD 22.08, Jewett Place, due to the potential subdivision not fronting on a publicly maintained road (Jewett Street). The Applicant, Seth Moore, requested to table the case in order to receive clarification from the county regarding Jewett Street. Mr. Simmons suggested adding a deadline to the case being tabled. Mr. Moore stated that 90 days would be sufficient. Motion: Corey Martin made a motion to table Case SD 22.08 for 90 days. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. IR 22.02 Request of the Applicant, Winston Smith, for an Informal Review of a potential mixed-use development at 309 S. Ingleside Street. The property is approximately 1.59 acres and is located within the Medical Overlay District. PPIN #: 25788 Summary: Hunter Simmons, Planning and Zoning Manager, stated that the property is located at 309 S. Ingleside Street and was re-zoned as B3B, Medical Overlay District, two years ago. The previous plan was to save the house and make it a Mexican restaurant, but the plan fell through. Winston Smith with PCDA Architecture passed out copies of the proposed plans. Paul Davis who is working with Winston Smith stated that the plan seeks to provide space for medical and wellness services, the commercial spaces would have an office or apartment above each space. These spaces would be ideal for small physician practices, medical device sales/service, or an eatery. The “live work” buildings would face Nichols Avenue to provide for smaller healthcare practices. Each March 7, 2022 Planning Commission Minutes 8 townhome would have a 420 square-foot yard and two parking spaces per unit. The large lawn in the middle would be shared greenspace and there would also be a smaller plaza. Chairman Turner stated that he thinks they are going in the right direction and likes the proposed plan. Art Dyas asked to see a frontal view of the townhomes, which Mr. Davis showed. Clarice Hall-Black stated that she was unsure about the street parking. Chairman Turner agreed and thought that angled parking may be more beneficial. Hollie MacKellar asked what the square footage of the townhomes would be. Mr. Davis stated that they would be 1,500-1,800 square-feet. Old/New Business Comprehensive Plan: Mr. Simmons gave information on the upcoming Comprehensive Plan Meeting on March 8, 2022, at 5:30 pm, at the Civic Center. Infrastructure Work – Fairhope Avenue and Church Street: Fairhope Avenue and Church Street intersection will be closed beginning on March 21, 2022, for up to 45 days. Adjournment Corey Martin made a motion to adjourn, and the motion carried unanimously with the following vote: AYE: Lee Turner, Art Dyas, Hollie MacKellar, Clarice Hall-Black, Harry Kohler, and Corey Martin NAY: None. Adjourned at 7:05 p.m. ____________________________ ________________________ Lee Turner, Chairman Allie Knutson, Secretary 1 UR 22.05 Point Broadband – April 4, 2022 City of Fairhope Planning Commission April 4 , 20 2 2 UR 22.05 -Point Broadband S. Greeno Rd Project Nome: Poin t Broadban d S. Greeno Rd Sit e Data: 14,449 Linea r Feet Project Tvpe: Fi ber I nstalla t i on Jurisdiction: Fa irhope Planni ng Jurisd icti on General Location: South Greeno Rd, Spring Ru n Pl ace, Autumn Or, Spri ng Lake, The Brennlty, Tw in Beech Rd Owner I Developer. Poin t Broadban d School District: Fa ir hope El ement ary School Fa irhope M iddle an d High Sch ools Recommendation: Approved w/ Conditjon s PreDated by : Ch ri s A mbron LegMd --· e:;....-: □-Zoflh~IJ!tt w .,:;. __ _ •-•::t--(--- llia..•---e-•--~,--1'1;0•-• ..... 0o- ll.,•lMr-...,,.,., • ....- ·•4 •-~.....,..- --4••~~,.--·-·-~ ..... □,w,-11 .r--::. .. ,-.r--. -==~:~=~~ ... ,... ___ ,.,._ •IWo.·~•0.,0, -- 2 UR 22.05 Point Broadband – April 4, 2022 Summary of Request: Request of Point Broadband for an 11.52.11 Utility Review and approval of the proposed installation of approximately 14,449 linear feet of Directional Bore Fiber Cable along routes outlined on the below location map. Comments: The proposed utility construction falls within the corporate limits of the City of Fairhope. The comments below are typical general comments for City of Fairhope right-of-way projects. 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 Baldwin County Highway Department or ALDOT. GENERAL COMMENTS 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. SUPERINTENDENT AND DEPARTMENT HEAD COMMENTS The applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). ousmnvi ll i! VICINITY MAP tJ ~EY 'C a:: Cl C 0 I ... \!)--- op C 0 ~ Microsoft Corporation 2022 Tom Tom 3 UR 22.05 Point Broadband – April 4, 2022 Public Works Standard Comments: • Handholes shall not be located within driplines of Heritage Trees (as defined by the Tree Ordinance). • Any proposed trenching shall not be within the dripline of trees. • If within a tree dripline, consult with the City of Fairhope Horticulturist before proceeding with earth work. • Trees shall not be negatively impacted. The applicant shall provide profile drawings with existing utilities, and proposed utilities. Hand holes/boxes shall not be allowed to be installed in sidewalks. Any boxes/handholes cannot be placed in the sidewalk. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate work with John Thomas ROW Inspector to resolve any potential conflicts. All conduit/cable shall be placed at depth from existing grade per industry and/or County Standards. A minimum horizontal and/or vertical clearance (separation) of 36” must be maintained from stormwater and utility infrastructures. No handholes, boxes, or other above ground infrastructure shall be installed within drainage easements. 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. No grade change shall result from the utility installation. The applicant is to avoid any tree drip lines with handholes and equipment. If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. 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). Code Enforcement Officer’s Standard Comments: • The applicant, or subcontractor, shall obtain a ROW permit from the City of Fairhope Building Department prior to beginning work. • Subcontractors shall have a current business license with the City of Fairhope and shall always have a copy of the ROW permit available for review onsite. The permit shall be always posted on site or in the window of contractor’s vehicles. • Any ROW cuts shall be stabilized (covered) at the end of each day and disturbed areas shall be re- vegetated with sod within ten (10) days of completion of the project. • Mulch / seed shall only be acceptable as temporary cover. • Sod shall be watered as needed to ensure survival. • Inlets shall be protected. (BMP’s shall be placed at all affected storm inlets.) • If site is within 100' of a critical area (wetland, etc.), red soils/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. Building Official’s Standard Comments: • BMP’s 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. • All plans and permits shall be available for review at all times along with the City of Fairhope permit application. • If required, appropriate ALDOT or Baldwin County Highway Department permits shall be obtained prior to the issuance of a right-of-way (ROW) permit. • Contractor is advised to review and comply with the Building Official’s best practices flyer. 4 UR 22.05 Point Broadband – April 4, 2022 Water and Sewer Standard Comments: • All existing utilities must be located, and proper separation shall be maintained between utilities. • All mechanical equipment shall be screened by painting the equipment Munsell Green. • No blue lined conduit is to be used for communication lines to prevent possible confusion with water service lines. Materials colors shall match APWA uniform color code. • Water and sewer mains/services must be potholed prior to bore crossings. If street cuts are necessary for potholes, please contact Right of Way inspector for restoration. • No Blue Lines/Stripes on the HDPE Natural Gas Standard Comments: • Contractor shall provide proper separation from the gas main and all other utilities. The applicant is advised of the following: • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department or other applicable jurisdiction. Permit not valid until approved and paid for on Citizen Serve online portal. • The ROW permit shall be kept with the contractor or subcontractor at all times during site work. The ROW permit shall be posted on the job site or in the window of contractor(s) vehicle. • All contractors/subcontractors are subject to City of Fairhope Business License procedures. This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: 1. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. 2. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. 3. City of Fairhope Erosion and Sediment Control Ordinance (#1398). State and Federal permits shall be on file with the City of Fairhope Building Department, prior to the issuance of City of Fairhope permits. The applicant shall provide as-built drawings of all installed lines depicting exact depths. 5 UR 22.05 Point Broadband – April 4, 2022 Recommendation: Staff recommends approval of UR 22.05 subject to the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. 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 mapping technician for inclusion in GIS utility maps as needed. 5. Provide draft door hanger for approval at time of pre-construction. 6. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 7. 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. 8. Applicant shall contact Alabama One Call to locate all existing utilities (750ft max per day). S SECTION STFAIRHOPE AVN SECTION STN BANCROFT STDE LA MARE AV S BANCROFT STCity of FairhopePlanning Commission April 4, 2022 ¯ FAIRHOPE AV N SECTION STN BANCROFTSTS BANCROFT STS SECTION STSR 22.04 - 412 Fairhope Ave Legend Roads Corporate Limits ParcelZoningDistrict Zoning Classification B-2 - General Business District P-1 - Parking R-2 - Medium Density Single-Family Planning Jurisdiction ^µ µ Project Name: 412 Fairhope AveSite Data: 0.07 acresProject Type: Site Plan ReviewJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 15148General Location: South side of Fairhope Ave, between S. Section St & S. Bancroft StSurveyor of Record: SE Civil LLCEngineer of Record: SE Civil LLCOwner / Developer: FST 412 Fairhope LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Casey Potts Approval with Conditions Summary of Request:  Request of FST 412 Fairhope, LLC for Site Plan Approval of 412 Fairhope Avenue, a 3‐Unit multiple‐occupancy  project.  SE Civil, LLC is the authorized agent and Engineer for the project.  The subject property is zoned B‐2  Central Business District and is approximately 0.07 acres.  The property is located on the southern side of  Fairhope Avenue and lies east of Section Street. Staff also received a multiple‐occupancy case for the April  Planning Commission meeting that will review utilities, drainage, and traffic in more detail.      Setbacks:  Non‐residential buildings in the Central Business District shall be built to the right‐of‐way line. No  side‐setback is required for non‐residential buildings in the Central Business District. Setback requirements  are met.    Building(s):  The buildings meet the 40’ height restriction of B‐2 within the Central Business District.  Architectural elevations are provided as attachments.  Front elevations are shown in Figure 1.  Materials for  the building are primarily tongue and groove siding, steel pipe columns and brackets, and glass.        Figure 1.  Front Architectural Elevations  The balcony design conflicts with an existing 9” tree. A permit will not be issued to alter, trim, or relocate the  tree. Staff requested a revision to the balcony and two relocation solutions have been presented to staff.  Figure 2 depicts the relocation of the birch tree 5 feet east of the current location. Figure 3 proposes the  removal of one parking space and installation of a landscaped island, within which the birch tree will be  replanted. Staff recommends redesign of the balcony in lieu of replanting the tree.        Figure 2: Relocation Option A    (I\ Front EIC\'arion Schtme @c.-,..,.. ,;_--.., Balcony Elevarion ~ ........... O'AJRHCrE I\.Vi:N -BD,' R I~ if--OT -'NI\.Y   Figure 3: Relocation Option B      Landscaping Plan:  Landscape plans were not required for this site, due to 100% lot coverage.      Parking:  As proposed by the applicant, there are two residential tenants and one commercial tenant.  Mixed  use residential requires one parking space per residential unit. The two provided spaces meet this  requirement. Commercial units in the Central Business District are exempt from parking requirements  outlined in the Zoning Ordinance.     Sidewalks:  There is an existing 8’ sidewalk at the front of the property.     Fences:  Fences are not proposed or required on site.    Dumpster location and screening:  Garbage is collected in a three roll out garbage cans located at the rear of  the building. The roll out garbage cans will be screened by the building walls.    Storm water:  Storm water plans are provided within the MOP.      Location and size of all signage:  All signs shall meet the City of Fairhope Sign Ordinance.      Erosion control:  An Erosion Control plan was submitted with the application.  Final comments will come with  the MOP review.    Utilities:  Final plans will be resolved during the MOP review.      ADA Requirements:  All Federal, State, and local ADA requirements shall be met.    Traffic:  A traffic study is not required for this project.     Recommendation:  Staff recommends conditional approval of Case SR 22.04 with the following conditions:   1.) Redesign of the balcony to resolve the conflict with the existing street tree.     Article II, Section C.2.d. (Site Plan Review Criteria)   Criteria – The application shall be reviewed based on the following criteria:  (1) Compliance with the Comprehensive Plan;  The property is currently zoned B‐2 and the uses currently proposed (residential and retail) are  allowed in B‐2.    (2) Compliance with any other approved planning documents;  (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts;  The standards of the zoning ordinance have been, or shall be by condition of approval, met.  (4) Compliance with other laws and regulations of the City;  Meets  (5) Compliance with other applicable laws and regulations of other jurisdictions;  Meets  (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and  property values;  No conflicts.  (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical  impacts, and property values;  No conflicts.    (8)  Overall benefit to the community;   No Conflicts.   (9) Compliance with sound planning principles;   Meets  (10) Compliance with the terms and conditions of any zoning approval;   Meets  (11) Any other matter relating to the health, safety, and welfare of the community;  Nothing noted  (12) Property boundaries with dimensions and setback lines;  Meets  (13) Location of proposed buildings and structures indicating sizes in square feet;  Meets  (14) Data to show percentage of lot covered with existing and proposed buildings;  Meets  (15) Elevations indicating exterior materials;  Elevations were provided.  (16) The locations, intensity, and height of exterior lights;  (17) The locations of mechanical equipment;  Indicated on the site plan. No conflicts.  (18) Outside storage and/or display;  Not permitted in B‐2.  (19) Drive‐up window locations (must be away from residential uses/districts and not in front of building);  No drive‐up windows are proposed.  (20) Curb‐cut detail and location(s);  Meets.   (21) Parking, loading, and maneuvering areas;  Meets.  (22) Landscaping plan in accordance with the City Landscape Ordinance;   Not required.  (23) Location, materials, and elevation of any and all fences and/or walls;  Meets  (24) Dumpster location and screening; and  Meets  (25) Location and size of all signage.  No signs were submitted for approval.  All signs shall meet the requirements of the City of Fairhope  Sign Ordinance.    9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 March 18th, 2022 Casey Potts City of Fairhope 555 S. Section Street Fairhope, AL 36533 Re: SR 22.04 412 Fairhope Avenue Site Plan Review SE Civil Project No. 20211042 Dear Casey: Attached is the re-submittal package for the above referenced project. 1. (2) 11”x17” Copies of the Revised Site Plans 2. (1) 24”x36” Copy of the Revised Site Plans 3. A pdf of the Revised Site Plans. Below is a response letter for the comments provided. See responses in red.  Dumpsters are indicated with three squares. Please provide more detail other than location. RESPONSE: Call out on Sheet C01 has been revised to say “Roll out garbage cans to be screened from view via building walls.” Also, the following Note #22 on Sheet C01 has been added: “Garbage to be picked up by City of Fairhope Public Works via roll out cans.”  Access to HVAC equipment yard is indicated in the middle of the stairwell. Please confirm that access is located on the first floor rather than the stairwell. RESPONSE: Although in the plan view it appears the HVAC equipment access door is in the middle of the stairwell this access door is truly under the first landing of the stairwell.  Balcony conflicts with an existing birch tree. Please modify the balcony design to not interfere with the existing tree. RESPONSE: The existing birch tree is to be removed and replanted. In Sheet C01A and C01B we have provided two options for tree replanting. Option A is the preferred course of action.  A Multiple Occupancy Project review will follow. Some notes from our utilities: o Provide alley resurfacing plan per agreement with Public Works. RESPONSE: The requested survey of the existing alley has been provided to Richard Johnson to address this comment. o Water service will need to be revised and relocated to the back alley. Meters will need to be placed at the rear of the building. RESPONSE: Revised Sheet C04 now shows water service coming off of the existing 6” HDPE water main behind the building with meters added along the South property line and removed from the front of the building. FPU has agreed to install the three (3) meters behind the building when they proceed with the infrastructure improvements behind this site. o Fire line, if required, will also be provided from the alley. RESPONSE: Revised Sheet C04 now shows a fire line coming off of the existing 6” HDPE water main behind the building. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 o Please confirm if gas will service all three units. RESPONSE: Yes, gas will service all three units. Two additional gas meters have been added and called out in our revised utility plan. Refer to Sheet C04. If you have any questions, please let me know. Sincerely, Larry Smith, PE lsmith@secivileng.com First Floor Plan 1/4"=1'-0" 1 A1.1 0 2 4 8 16Ft NORTH Date Drawn Checked Revised Revised Revised Copyright 2022 412 Fairhope AveRenovations and Additions to412 FairhopeAveFairhope,AL36532February 22, 2021 This drawing and all information depicted is the property of WalcottAdams Verneuille Architects Inc. This drawing is copyright protected and shall NOT be reproduced, copied, manipulated, or shared with other parties without the written consent of WalcottAdams Veneuille Architects Inc. This drawing is subject to change at the discretion of WAVArchitects. This drawing is being provided for the limited use of general viewing and general reference only for the initial recipient and is copyright protected. Walcott Adams Verneuille Architects, Inc. A1.1 Proposed Floor Plan 1 SOUTH SCHOOL STREET FAIRHOPE, AL 36532 (251) 928-6041 WALCOTT ADAMS VERNEUILLE ARCHITECTURE INTERIORS Second & Third Floor Plan 1/4"=1'-0" 2 A1.1 NORTHEdge of neightboringbuildingBedroom 1 Bath 1 12'-0" Bath 2 Closet 2 Parking for 2 Vehicles below 117'-0" Living UnitA: 2,580 sqft Kitchen Ref TV Wall 22'-2"Balcony on FairhopeAve Living 8'-0" Books?Books? Drop Zone Entry Foyer Hallway Coats? Stair 9'-6"10'-4"12'-8" Built In China?16'-8"5'-10" Toilet Room 3'-0" x 5'-0" Shower 3'-0" x 6'-2" Bench6'-0"Edge of neightboringbuildingEdge of neightboringdeckAdjacent building window Adjacent building window Edge of neightboringbuilding6'-0"DWmicro.Pulloutundercountertrash/recycling36" range w/oven below Dining Closet 1a Closet 1b Pantry Bedroom 2 Shower 3'-6" x 6'-0"13'-0"120 sqft UP Dn Elevator 48x54 cab Utility Bedroom 3 Bath 3 13'-0"LinenShared Closet 3 11'-6" Tub/ Shower 3'-0" x 5'-0" 16'-0" Open Light Well Hallway HVAC Wet Bar LinenBookcase Linen Wardrobe Art Hallway Cabinet Pantry Cabinet Books? Trash Check-Out Mech./Elec. Store Room Restroom Parking for 2 Vehicles Edge of neightboringbuildingEdge of neightboringdeckEdge of neightboringbuilding72'-5"20'-8"21'-6"15'-10"Display Floor Lease Space: 1,890 sqft Stair UP Elevator 48x54 cab HVAC Equipment Yard Mop SinkI I i r I I I I I I I L • _;_ • /' // I 0r----II -1 ,; 1/1 ,,,; I ~~~~~==})_ I ••••••• / l "/ ~ • : ~ _______ :II 00 l ~ '--J ~ 0 Q I -, 0 ••• ' r 7 ~1.-. -17 ~-~e-o ,, --■ [g] []co - ::::::::11 r 0 ;_ • ia · I • i.i •:=====~ I i : • ; i 1.....--____J 7 I ---------------------------------- -------- ------ ----------- I ,-, !}:;, : 1=·~ •J I ~ -• A -0 . :, 0 , i1 1-< / ' . ) .. ••· 0 •• 1.-'- ~ ::;, u 1111111111111 L.l •• [7 . \ l I a I ~ i.i w • L { ·---: I ........... : r • ~ ............... --~--t---------+-i<~t>_,,,____><~-/~·-/ __ :u.:-:·~~~-✓ ~A> __ ~ ........... • El, t;---___:_:_:,:_____J-' • I~ ri : t; I \~ ,-'-./' I I r 40'-0"7'-3"Clear Date Drawn Checked Revised Revised Revised Copyright 2022 412 Fairhope AveRenovations and Additions to412 Fairhope AveFairhope, AL 36532February 22, 2021 This drawing and all information depicted is the property of Walcott Adams Verneuille Architects Inc. This drawing is copyright protected and shall NOT be reproduced, copied, manipulated, or shared with other parties without the written consent of Walcott Adams Veneuille Architects Inc. This drawing is subject to change at the discretion of WAV Architects. This drawing is being provided for the limited use of general viewing and general reference only for the initial recipient and is copyright protected.Walcott Adams Verneuille Architects, Inc. A3.1 Building Elevations 1 SOUTH SCHOOL STREET FAIRHOPE, AL 36532 (251) 928-6041 WALCOTT ADAMS VERNEUILLE ARCHITECTURE INTERIORS Front Elevation Scheme 1/4"=1'-0" 1 A3.1 Balcony Elevation 1/4"=1'-0" 2 A3.1 All T&G Siding Steel Pipe Columns & Brackets Thin Balconies Large "Contemporary" Glass Openings I FAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT CINDER CONCRETE CURB S PUBLIC ANGLE PARKING EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab2 PARKING SPACES ROLL OUT GARBAGE CANS TO BE SCREENED FROM VIEW VIA BUILDING WALLS HVAC EQUIPMENT YARD, SCREENED FROM VIEW VIA BUILDING WALLS CONCRETE PAVING SEE DETAIL EXISTING 8' PAVER SIDEWALK TO REMAIN 05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST JULWINS LLC C/O JEAN LANKFORD PO BOX 2613 MOBILE, AL 36652 05-46-03-37-0-701-003.503 FST FAIRHOPE, CITY OF PO BOX 429 FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST FAIRHOPE AVENUE PROPERTIES LLP PO BOX 16315 MOBILE, AL 36616 80'PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY 8'21.66'11'11' BALCONY OVERHEAD 2 CITY OF FAIRHOPE20' ALLEY REPLANT NEW BIRCH TREE 5' EAST OF ORIGINAL LOCATION SHEET C01A 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLAN(OPTION A)CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING THIS SITE IS ZONED B-2 (CBD). NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. AND MUST BE STORED WITHIN THE SITE. DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF THE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIRE PREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING SITE PLAN NOTES AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS FIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18. THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. TOTAL SITE ACREAGE =0.07 ACRES. INSPECTIONS. CONSTRUCTION ACTIVITIES. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. PROPOSEDEXISTING SITE PLAN LEGEND CURB & GUTTER STANDARD PARKING QUANTITY CONCRETE PAVING HEADER CURB RIBBON CURB PARKING DATA TOTAL REQUIRED (1 SPACE/RES. UNIT) = PARKING REQUIREMENT SPACES 2 BUILDING (UNDER ROOF) SITE ANALYSIS 2,600 SF SITE ACREAGE (PROPOSED) ±0.07 AC (2929 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 0 FT 0 FT 0 FT 40' BUILDING HEIGHT 40 FT PROVIDED PARKING 2 SPACES REQUIRED PARKING 2 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION C.O. FAIRHOPE PERVIOUS AREA 0 AC (0%) IMPERVIOUS AREA 0.07 AC (100%) REQUIRED: PROPERTY AREA LAND USAGE --0.07 ACRES BUILDING AREA (UNDER ROOF)85.7%0.06 ACRES IMPERVIOUS PAVING 0.01 ACRES PERVIOUS PAVING 0 ACRES DESCRIPTION % OF PROPERTY AREAAREA 14.3% 0% GRASSED/LANDSCAPED AREA 0 ACRES 0% ZONING B-2 (CBD) TOTAL PROVIDED =2 PROPOSED GREENSPACE 0.00 AC CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS18. OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.19. REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED20. TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS. NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN21. COMPLETED. X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656640051020 10 SCALE PROPOSED BUILDING COVERAGE 2,600 SF (85.7%)412 Fairhope Ave.Fairhope, Alabama 36532GARBAGE TO BE PICKED UP BY CITY OF FAIRHOPE PUBLIC WORKS VIA ROLL OUT CANS.22. I I I I I I ____________ J_ ________ _J __ r _____ _ ~ ,--------, I' I I ,-----r I I I I I I I I I I I I I ITIIID I I I I I I I I I ~ I I I ~ ~% ~ I I ~ ~ LAJ Ii --- ------==-=----- ,~ ~ I I I I I ---1 0 c::==::J 1-- 0 ~ ( I I I I I FAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT CINDER CONCRETE CURB S PUBLIC ANGLE PARKING EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab2 PARKING SPACES ROLL OUT GARBAGE CANS TO BE SCREENED FROM VIEW VIA BUILDING WALLS HVAC EQUIPMENT YARD, SCREENED FROM VIEW VIA BUILDING WALLS CONCRETE PAVING SEE DETAIL EXISTING 8' PAVER SIDEWALK TO REMAIN 05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST JULWINS LLC C/O JEAN LANKFORD PO BOX 2613 MOBILE, AL 36652 05-46-03-37-0-701-003.503 FST FAIRHOPE, CITY OF PO BOX 429 FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST FAIRHOPE AVENUE PROPERTIES LLP PO BOX 16315 MOBILE, AL 36616 80'PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY 8'21.66'11'11' BALCONY OVERHEAD 2 CITY OF FAIRHOPE20' ALLEY REPLANT NEW BIRCH TREE IN LANDSCAPED PARKING ISLAND REMOVE 1 PARKING SPACE AND INSTALL LANDSCAPED PARKING ISLAND SHEET C01B 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLAN(OPTION B)CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING THIS SITE IS ZONED B-2 (CBD). NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. AND MUST BE STORED WITHIN THE SITE. DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF THE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIRE PREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING SITE PLAN NOTES AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS FIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18. THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. TOTAL SITE ACREAGE =0.07 ACRES. INSPECTIONS. CONSTRUCTION ACTIVITIES. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. PROPOSEDEXISTING SITE PLAN LEGEND CURB & GUTTER STANDARD PARKING QUANTITY CONCRETE PAVING HEADER CURB RIBBON CURB PARKING DATA TOTAL REQUIRED (1 SPACE/RES. UNIT) = PARKING REQUIREMENT SPACES 2 BUILDING (UNDER ROOF) SITE ANALYSIS 2,600 SF SITE ACREAGE (PROPOSED) ±0.07 AC (2929 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 0 FT 0 FT 0 FT 40' BUILDING HEIGHT 40 FT PROVIDED PARKING 2 SPACES REQUIRED PARKING 2 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION C.O. FAIRHOPE PERVIOUS AREA 0 AC (0%) IMPERVIOUS AREA 0.07 AC (100%) REQUIRED: PROPERTY AREA LAND USAGE --0.07 ACRES BUILDING AREA (UNDER ROOF)85.7%0.06 ACRES IMPERVIOUS PAVING 0.01 ACRES PERVIOUS PAVING 0 ACRES DESCRIPTION % OF PROPERTY AREAAREA 14.3% 0% GRASSED/LANDSCAPED AREA 0 ACRES 0% ZONING B-2 (CBD) TOTAL PROVIDED =2 PROPOSED GREENSPACE 0.00 AC CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS18. OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.19. REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED20. TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS. NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN21. COMPLETED. X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656640051020 10 SCALE PROPOSED BUILDING COVERAGE 2,600 SF (85.7%)412 Fairhope Ave.Fairhope, Alabama 36532GARBAGE TO BE PICKED UP BY CITY OF FAIRHOPE PUBLIC WORKS VIA ROLL OUT CANS.22. I I I I I I ____________ J_ ________ _J __ r _____ _ ,--------, I I I I ,-----r ~ ~% I I I I I I I I I I I I I ITIIID I I ~ I I I I I I I I ~ I ~ ---1 0 c::==::J 1-- 0 ~ ( I I I I I 9" BIRCH TREE F O L GFMFMFM FMFMFMFMFMFMFMFM WWFAIRHOPE AVENUE 80' RIGHT-OF-WAY CITY OF FAIRHOPE 20' ALLEY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT OHP OHP OHP FOL FOL FOL FOL FOL FOL FOL FOLGGGGGGGG G G CINDER BLOCK CONCRETE CURB FMFMMETAL STAIRS W W W W W W W W W WWW W W PUBLIC ANGLE PARKING119 119118119119120120 1 1 9 11 9 118EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY UGEUGEUGE SSSSSSSSSSSSSSSSSSSS W W W W W W W W W WWWWWPROPOSED UNDERGROUND ELECTRICAL ROUTING COORDINATE WITH POWER PROVIDER INSTALL 35LF - 8" DIP WATER LINE FOR FIRE PROTECTION TAP, SADDLE, & VALVE EXISTING 8" WATER LINE EXISTING FORCE MAIN TO REMAIN EXISTING GAS LINE TO REMAIN EXISTING OHP LINE TO REMAIN EXISTING WATER LINE EXISTING FIBER OPTIC LINE EXISTING FORCE MAIN TO REMAIN EXISTING WATER SERVICE TO REMAIN EXISTING WATER SERVICE TO REMAIN EXISTING GRAVITY SEWER LINE SS CROSSING EXISTING 8" WATER LINE W W W INSTALL (3) - DOMESTIC WATER METERS PROPOSED BUILDING TO CONNECT TO EXISTING GRAVITY SEWER LATERAL THAT SERVED THE PREVIOUS BUILDING EXISTING WATER SERVICE TO REMAIN INSTALL FIRE RISER STUB (TYP.) SEE DETAIL G INSTALL GAS METER GPROPOSED GAS ROUTING COORDINATE WITH GAS PROVIDER SHEET C04 20211042 JRB DRAWN DATE SCALE JOB No. 2/22/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANTHE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT AND HIGHWAYS, LATEST EDITION. 8. 9. 10. 11. THE GAS SERVICE SHALL BE INSTALLED TO THE METER BY THE LOCAL GAS UTILITY. REFER TO THE MECHANICAL/PLUMBING PLANS FOR THE METER LOCATION. 12. THE CONTRACTOR WILL PROVIDE AND INSTALL ALL SECONDARY WIRING AND CONDUIT FROM THE PAD MOUNTED TRANSFORMER TO THE LOCATION OF THE METERS. 13. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. INTIMATE WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND VALVES, FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH FPU SPECIFICATIONS. OF FAIRHOPE PUBLIC UTILITIES (FPU) PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING THE SANITARY SEWER LINE SHALL BE TESTED FOR INFILTRATION/EXFILTRATION IN REQUIREMENTS OF FPU AND OTHER UTILITY PROVIDERS. THE CONTRACTOR SHALL BE ACCORDANCE WITH FPU STANDARDS & SPECIFICATIONS. ALL PVC PIPE SHALL BE MARKED USING DETECTABLE UNDERGROUND UTILITY MARKER TAPE TAPE SHALL BE A MINIMUM OF 5 MILS THICK AND 3 INCHES IN WIDTH. MINIMUM TENSILE STRENGTH SHALL BE 35 POUNDS AND TAPE SHALL ELONGATE NOT LESS THAN 80 PERCENT ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 1. 2. 3. 4. 5. BEFORE BREAKING. TAPE SHALL BE PERMANENTLY IMPRINTED WITH AN APPROPRIATE LEGEND TO IDENTIFY THE CONTENTS OF THE PIPE. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND FPU WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 200 PSI, SDR 21 OR HEAVIER. WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF AWWA C900, SDR 18 OR HEAVIER. 6. 7. THE PROPOSED WATER MAIN SHALL BE PRESSURE TESTED, CLEANED, AND DISINFECTED WITH THE NEW PIPING SYSTEM TO THE MAIN SYSTEM. WATER MAINS TO BE INSTALLED AND 14. TESTED PER AWWA STANDARDS. LEAKAGE TEST PERFORMED AT 200PSI FOR MINIMUM OF 2 HOURS. DRILL AND CORE THE EXISTING SEWER MANHOLE(S) FOR THE NEW SERVICE LEADERS. 15. ALL LEADERS TAPPED INTO MANHOLES SHALL HAVE A RUBBER KOR-N-SEAL WATERTIGHT CONNECTION. Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566400 5 10 20 10 SCALE PVC WATER BEDDING SCALE: NTS OF PIPE SPRING LINE 6" LAYERS COMPACTED BEDDING, IF REQ'D. PIPE 12"12"8" MIN.3' MIN.COVER12"TO 85% STANDARD PROCTOR LAYERS COMPACTED HAUNCHING, MAX. 6", TO 90% STANDARD PROCTOR LAYERS COMPACTED INITIAL BACKFILL, MAX. 6", TO 95% STANDARD PROCTOR MAX. 6" LAYERS COMPACTED TO 100% BACKFILL WITH SELECT MATERIAL STANDARD PROCTOR (TOP 24" OF FILL TO BE COMPACTED TO 95% MODIFIED PROCTOR UNDER STRUCTURES AND ROADWAYS)MATERIAL SHALL BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SANDCLASS 1B MATERIAL, MAX. MAXMAX SCALE: NTS FIRE RISER STUB DETAIL REFER TO FIRE PROTECTION DRAWING NOTE: FOR EXACT LOCATION OF RISER ASSEMBLY WALLDIP, TARRED AND WRAPPED, PER NFPA #24 FINISHED GRADE MJ 90 ELBOW (1/4 BEND) MEGALUG OR EQUAL 30" MIN CLEAR DIP, TARRED AND WRAPPED, PER NFPA #24 THRUST BLOCK PER NFPA #24 TO UNDISTURBED SOIL 2" MIN. TIE RODS PER NFPA #24 SLEEVE THROUGH FLOOR. SIZE TO PROVIDE 2" CLEAR SPACE AROUND PIPE AND FILL WITH USG THERMAFIBER SAFING INSULATION (TYPICAL) RISER ASSEMBLY CONTRACTOR BY SPRINKLER CONTRACTOR BY SITE 6" AFF. FLOOR TO BACKFLOW PREVENTER VALVE WATER METER EXISTING FM G FIRE HYDRANT ASSEMBLY WATER SANITARY SEWER THRUST BLOCK GAS FH PROPOSED G OHP OVERHEAD POWER OHP WW FM WWUTILITY PLAN LEGEND FIRE LINE FF FH (SEE PLAN FOR SIZE AND LOCATION) 8" 3,000 P.S.I. CONCRETE CAST IRON VALVE BOX (SCREW TYPE) 2 CU. FT. OF STONE WATER MAIN GATE VALVE NRS FINISHED GRADE 8" 8" SCALE: NTS VALVE BOX SETTING 412 Fairhope Ave.Fairhope, Alabama 36532I 4 r- /- / / . ,--------. I I ,-----' I I I I I I I I I I I I I I I \~/I I I I L '4 i I \ ../ I I I r \ \ I I I I / -------i- 1 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 b l><I □ 9" BIRCH TREE F O L GFMFMFM FMFMFMFMFMFMFMFM WWFAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING TWO STORY BUILDING TO BEREMOVEDBRICK STAMPED CONCRETE SECOND STORY LANDINGLANDING STAIRS STAIRSASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT OHPOHPOHPOHPOHPOHPOHP OHP OHP FOL FOL FOL FOL FOL FOL FOL FOLGGGGGGGG G GGGGGG CINDER BLOCK CONCRETE CURB FMFMMETAL STAIRS W W W W W W W W W WWW W W PUBLIC ANGLE PARKING119 119118119119120120 1 1 9 11 9 118EDGE OF PAVEMENT CITY OF FAIRHOPE 20' ALLEY SSSSSSSSSSSSSSSSSSSS CONTRACTOR TO REMOVE NEIGHBORING OVERHANG TO EAST & BUTT NEIGHBORING ROOF DIRECTLY UP TO PROPOSED EXTERIOR WALL CONTRACTOR TO REMOVE NEIGHBORING OVERHANG TO EAST & BUTT NEIGHBORING ROOF DIRECTLY UP TO PROPOSED EXTERIOR WALL 1 1 2 3 3 5 5 5 3 3 3 4 4 4 4 4 6 6 7 7 7 7 7 CITY OF FAIRHOPE20' ALLEY X 9" BIRCH TREE TO BE REMOVED SEE SHEET C01A AND C01B FOR REPLANTING OPTIONS 400 5 10 20 10 SCALE SHEET D01 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call DEMOLITION PLANDEMOLITION NOTES DEMOLITION LEGEND BUILDING, LANDING, OR UTILITY REMOVAL REMOVAL - ASPHALT/CONCRETE/GRAVEL INSTALL PERIMETER SEDIMENT BARRIERS AND TREE PROTECTION PRIOR TO DEMOLITION. OBTAIN ALL PERMITS FROM STATE AND LOCAL AUTHORITIES PRIOR TO THE DEMOLITION AND REMOVAL OF ANY STRUCTURES, TREES, PAVING, OR INFRASTRUCTURE. ALL DEBRIS, STRUCTURES, INFRASTRUCTURE, PIPES, POLES, CABLE, PAVING, AND ANY OTHER MATERIAL SHALL BE DISPOSED OF OFF-SITE AT A PERMITTED FACILITY. CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR DRIVE ENTRANCES AND SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN THE CONTRACTOR'S CONTRACT WITH THE OWNER. ON-SITE BURIAL/DISPOSAL OF CONSTRUCTION AND DEMOLITION (C&D) WASTE IS PROHIBITED. CONSTRUCTION AND DEMOLITION WASTE MEANS BUILDING MATERIALS FROM CONSTRUCTION AND DEMOLITION OPERATIONS WHICH INCLUDE, BUT ARE NOT LIMITED TO: ASBESTOS- CONTAINING WASTE, WOOD, BRICKS, METAL, CONCRETE, WALL BOARD, PAPER, AND REFER TO EROSION AND SEDIMENT CONTROL PLAN AND LANDSCAPE PLAN FOR DETAILS. MAKE SAWCUTS AT AREAS WHERE PAVING IS TO REMAIN. CURBING SHOULD BE REMOVED TO 1. 2. 3. 4. 5. CARDBOARD. 6. 7. AN EXISTING JOINT.Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566REMOVE EXISTING BUILDING STRUCTURE AND ASSOCIATED BASE MATERIAL1 DEMOLITION SYMBOLS REMOVE EXISTING LANDINGS AND STAIRWELLS2 REMOVE EXISTING CONCRETE PADS3 REMOVE EXISTING GRAVEL4 REMOVE EXISTING OHP LINE5 REMOVE EXISTING GAS LINE TO THE RIGHT-OF-WAY6 412 Fairhope Ave.Fairhope, Alabama 36532REMOVE EXISTING DOWNSPOUT ALONG WITH NEIGHBORING ROOF OVERHANG REMOVAL7 TP TP TREE REMOVAL LEGEND REMOVAL X TREE PROTECTION FENCE I -,--------, • I I ,-----r , --------------i- 1 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 □ □ □ □ □ □ □ IZZZZ:Zl c::==::J City of Fairhope Planning Commission April 4, 2022 ZC 22.03 Zoning Amendment The following is a proposed amendment to change and alter the City of Fairhope Zoning Ordinance to revise Table 3-1, Use Table. Currently, a Bed & Breakfast is allowed ‘by-right’ in B-3a and prohibited in B-3b. Hotels are allowed ‘by-right’ in both B-3a and B-3b. This proposed amendment would make three changes to the use table: • A Bed & Breakfast in B-3b would be permitted only on appeal and subject to special conditions. • A Hotel in B-3a would be permitted only on appeal and subject to special conditions. • A Hotel in B-3b would be permitted only on appeal and subject to special conditions. The existing and proposed Use Table (Table 3-1) is attached. Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use table Zoning District Uses Categories / Specific Uses R-A R-1(a,b,c) R-2 R-3 TH R-3 P/GH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD Dwelling Uses in the PUD District shall be specified based on a development plan according to the standards and procedures of this ordinance Single-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Two-family ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Townhouse        ⚫ ⚫ ⚫ Patio Home   Multiple-family / Apartment  ⚫       Manufactured Home  Mixed-use ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Accessory Dwelling          Estate ⚫ Civic Elementary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Secondary School ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Education Facility ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Library ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Place of Worship ⚫    Cemetery               Hospital          Public Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Common Open Space ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Community Center or Club                Public Utility                     Office General ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Professional ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Home Occupation                   Retail Grocery ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Convenience Store         General Merchandise ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫  Shopping Center ⚫ Automobile Service Station       Outdoor Sales Limited       Outdoor Sales Lot    Garden Center        Service Convalescent or Nursing Home             ⚫ ⚫  Clinic               Outdoor Recreation Facility         ⚫       Day Care             ⚫ ⚫ ⚫ General Personal Services ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Mortuary or Funeral Home        Automobile Repair ⚫ ⚫ ⚫   Indoor Recreation ⚫ ⚫  ⚫ ⚫ ⚫ ⚫ Dry Cleaner / Laundry ⚫      Personal Storage        Bed & Breakfast ⚫ ⚫  ⚫ ⚫ ⚫ Hotel / Motel  ⚫ ⚫ Boarding House or Dormitory ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ ⚫ Recreational Vehicle Park     Restaurant  ⚫  ⚫  ⚫ ⚫ Bar ⚫  ⚫ ⚫ ⚫ Entertainment Venue ⚫     Marina      Kennel or Animal Hospital    Warehouse ⚫ ⚫ Junk Yard or Salvage Yard   Manufacturing Limited   ⚫ ⚫ ⚫ ⚫  Light ⚫ ⚫ General  ⚫ Food Processing  Rural Agriculture ⚫ Rural Market ⚫ Plant Nursery ⚫ ⚫ Permitted subject to general ordinance standards and conditions.  Permitted subject to special conditions listed in the ordinance  Permitted only on appeal and subject to special conditions Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use table Zoning District Uses Categories / Specific Uses R-A R-1(a,b,c) R-2 R-3 TH R-3 P/GH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD Dwelling Uses in the PUD District shall be specified based on a development plan according to the standards and procedures of this ordinance Single-family              Two-family         Townhouse           Patio Home   Multiple-family / Apartment         Manufactured Home  Mixed-use         Accessory Dwelling          Estate  Civic Elementary School                 Secondary School                Education Facility              Library                 Place of Worship     Cemetery               Hospital          Public Open Space                 Common Open Space                 Community Center or Club                Public Utility                     Office General          Professional          Home Occupation                   Retail Grocery        Convenience Store         General Merchandise         Shopping Center  Automobile Service Station       Outdoor Sales Limited       Outdoor Sales Lot    Garden Center        Service Convalescent or Nursing Home                Clinic               Outdoor Recreation Facility                Day Care                General Personal Services       Mortuary or Funeral Home        Automobile Repair      Indoor Recreation        Dry Cleaner / Laundry       Personal Storage        Bed & Breakfast        Hotel / Motel    Boarding House or Dormitory        Recreational Vehicle Park     Restaurant        Bar      Entertainment Venue      Marina      Kennel or Animal Hospital    Warehouse   Junk Yard or Salvage Yard   Manufacturing Limited        Light   General   Food Processing  Rural Agriculture  Rural Market  Plant Nursery   Permitted subject to general ordinance standards and conditions.  Permitted subject to special conditions listed in the ordinance  Permitted only on appeal and subject to special conditions BISHOP RDROLLING OAKS DR SOUTHWOODCT GARDEN CIR DYER RD PORCHPLACE WAY SROLLING OA KSDR EZELL LNGAYFER RD EXT City of FairhopePlanning Commission April 4, 2022 ¯GARDENCIR DYER RD BISHOP RDSD 22.03 - Skyline Village Legend Roads Parcels Corporate LimitsZoningDistrict Zoning Classification R-1 - Low Density Single-Family R-2 - Medium Density Single-Family R-3 - High Density Single-Family R-4 - Low Density Multi-Family R-5 - High Density Dwelling Residential Planning Jurisdiction ^µ µ Project Name: Skyline VillageSite Data: 16.56 acresProject Type: 114-Unit MOPJurisdiction: Fairhope Planning JurisdictionZoning District: UnzonedPPIN Number: 24268, 271784General Location: South side of Dyer Road and West side of Bishop Road. South of the Auburn Agricultural CenterSurveyor of Record: SE CIVIL, LLCEngineer of Record: SE CIVIL, LLCOwner / Developer: KOCH, CAROLYN AS TRUSTEE OF THE DEASchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approve with ConditionsPrepared by: Hunter Simmons       $$ &(57,),&$7(2))250$7,21     $$  675((7 1232%2;(6         0867%(/2&$7(' ,1$/$%$0$  ,1$/$%$0$2)5(*,67(5('2)),&( ,)',))(5(17)520675((7$''5(66   $  $    $$  #$  ! $        $$ 121352),7//& 121352),7 6(5,(6 //& 352)(66,21$/6(5,(6//& 352)(66,21$/ //&&203/<,1*:,7+7,7/($&+$37(5$$57,&/( 6(5,(6//&&203/<,1*:,7+7,7/($&+$37(5$$57,&/( )256262)),&(86(21/< 68V BTR Holdings, LLC Hansen Babington Hansen Babington 29891 Woodrow Lane, Suite 300 Spanish Fort, AL 36527 BALDWIN Alabama Sec. Of State 905-997 DLL Date Time File County 09/16/2021 10:01:00 $100.00 $100.00 Exp $0.00 ------- Total $200.00 □ □ □ □ □  !$  "     $     ! 25*$1,=(5 6 237,21$/ Not Applicable 09/16/2021 Hansen Babington Organizer DATE ELECTRONIC SIGNATURE & TITLE 09/16/2021 10:01:21 □ 1 SD 22.03 Skyline Village MOP – April 4, 2022 Summary of Request: The subject property is Unzoned in Baldwin County but lies within Fairhope's Planning Jurisdiction and is being reviewed as a Multiple Occupancy Project (MOP) under the City of Fairhope’s Subdivision Regulations. The subject property is located at the southwest corner of Dyer Rd and Bishop Rd. The applicant proposes 114 townhomes, on 16.56 acres, intended for rentals that are owned and operated by a single entity. All streets and utilities are proposed to be private and the responsibility of the property owner/manager. This project was also reviewed by the Baldwin County Highway Department and the Baldwin County Planning Department. The Developer is 68V BTR Holdings, LLC and the current property owner is Carolyn Gill Koch, as Trustee. Also acting as Authorized Agents for the Developer are Larry Smith with SE Civil; Will Lowery with Terracore; Casey Pipes with Helmsing Law; Ron Yeager with MH Vertical; John Gray with Strategy PR; and Shane Bergin with Neel-Shaffer. Correction: The application we received originally lists the owner as Carolyn Gill Koch, as Trustee. During their review, Baldwin County located Instrument No. 1959061, which provides conveyance to the current owner, 68V BTR Holdings, LLC. Said instrument was filed on 11/18/2021. Comments: Utilities: All utilities are labeled to remain private inside the development. All connections and work within ROWS will require permitting from the appropriate jurisdictions. o Water – Water within the site will be private and will be master metered. Fairhope Utilities will extend water to the site at the Developer’s expense.  An estimate of aid to construction costs was provided but will be recalculated at time of building permit to include potential revisions and material costs at that time.  System development charges were amended and not included with the aid to construction estimates. o Sewer – As proposed, sewer will gravity feed to a lift station east of the subject property. All sewer within the site will remain private. Fairhope Utilities intends to install the off-site sewer main at the Developer’s expense.  An estimate of aid to construction costs was provided but will be recalculated at time of building permit to include potential revisions and material costs at that time. o Power – Power will be provided by Fairhope Utilities. A proposed electrical site plan was submitted and is currently being reviewed by the Electric Superintendent.  Final electrical plans, including, but not limited to, aid to construction costs and easements, shall be approved by the Electrical Superintendent.  Developer will install all electric utility infrastructure and provide meter base.  Lead time on equipment (transformers/cable) is at least 40/50 weeks, delays are increasing daily. *Lead time on transformers are rapidly increasing. At last check, lead for transformers increased to 70/120 weeks. o Gas – Not requested o Communications – AT&T o Garbage will be collected in roll-out cans by Baldwin County Solid Waste. Traffic Study: As noted in the last review, a traffic study was completed by Shane Bergin, with Neel-Schaffer. Three intersections were studied: Hwy 98/Dyer Rd, Dyer Rd/Bishop Rd, and Bishop Rd/Gayfer Rd Ext. The study includes historical traffic counts as well as a forecast in Year 2024 with the proposed development. The analysis concluded that all intersections will operate at an acceptable level of service and auxiliary turn lanes were not warranted. 2 SD 22.03 Skyline Village MOP – April 4, 2022 A revised traffic study was submitted that included the intersection of Bishop Rd/Fairhope Ave. Existing traffic counts show the Northbound traffic operating of a Level-of-Service (LOS) of D during the PM Peak and Southbound traffic operating at a LOS of D during the AM Peak and a LOS of E during the PM peak. The TIS projected both an AM Peak and a PM Peak Level-of-Service of E in 2024 for Southbound traffic at the Bishop Rd/Fairhope Ave intersection with or without this development but did not recommend any improvements. Staff does not agree with this conclusion but does not have the expertise to determine what improvements are necessary. Drainage: The drainage narrative states water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into a proposed wet pond located at the northeast corner of the property. The wet pond achieves the required 80% TSS removal efficiency and the post development discharge is less than the predevelopment discharge. The City contracted John Cameron, of Neel-Schaffer, to perform a third-party review of the drainage. Mr. Cameron’s review comments and the applicant’s response and revisions are included in the packet. The revised drainage narrative submitted for the April PC meeting was amended to reflect the unit count reduction from 118 units to 114 units. No substantial changes were noted by staff. Landscaping:  Landscape plans were revised to include more street trees.  Note that landscape buffers, as required by the City of Fairhope Tree Ordinance, are no longer applicable outside of the City of Fairhope corporate limits.  Staff asked the applicant to consider a privacy fence/landscape screen along south and west property boundaries. The revised landscape plans include trees along the entire outer perimeter of the site.  A butterfly garden was added with additional landscape.  A revised landscape plan is provided along with renderings of the amenities Greenspace: The proposed project has a net density of 8.99 units per acre which requires 25% greenspace. In this case, that would require 4.14 acres minimum per the applicant’s calculations. Staff asked for the greenspace to be labeled, based on type, as listed in Table 4-1 Greenspace Categories and Types. Units were rearranged/removed from the last revisions to create a continuous park greenspace type of 3.96 acres. With the credits of .45 acreage for the pond and the addition of the dog park and the butterfly garden, the total greenspace provided is 5.02 acres. Access Drive Buildings were relocated/realigned to front the internal drive. Included in the packet are comments from Baldwin County E9-1-1 confirming all buildings can be addressed off Horizon Loop. Skyline Dr is a private access drive, but no buildings are to be addressed off Skyline Dr. Wetlands Delineation A wetland delineation was provided by Craig Martin with Wetland Sciences, Inc. Mr. Martin did not find any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers under 33 CFR 320-330. It was Mr. Martin’s opinion that the entire parcel is comprised of uplands. 3 SD 22.03 Skyline Village MOP – April 4, 2022 Comprehensive Plan The comprehensive plan is an important decision-making guide as Fairhope grows. The preferred plan seeks to concentrate more intense development nearer to “Villages.” The Build-Out Analysis acknowledges areas around Village Centers will be dense and then transition to lower density developments. This planning principle has been successfully utilized for many years and has been known by different terms. An example that has been shared in recent years, known at the rural-urban transect, is shown below. The nearest Village node is illustrated on the map below. As the crow flies, Skyline Village lies .67 miles away from the centroid of the nearest Village. Travel distance by vehicle increases to 1.042 miles. Our Comprehensive Plan does not define the scale of density transitions. Staff, however, typically defines these transitions as 0.5 mile increments. When considering the distance from the site to the Village Center, the project density is too high to be outside of the 0.5 mile transect, or transition zone. However, staff also reviewed the area within a half-mile of the site, as shown on the map below. Land uses with similar densities exist nearby, including some with Fairhope Zoning such as R-3, R-4, R-5, and PUD that are comprised of apartments. For comparison, R-4 allows 7 units per acre and R-5 allows 10 units per acre. The proposed gross density of Skyline Village is 7.13 units per acre. With this in mind and considering this is A T YPICAL R URAL-URBAN T RANSECT, \\~TH T RANSECT Zoi-rns 4 SD 22.03 Skyline Village MOP – April 4, 2022 currently Unzoned property, staff cannot recommend denial based solely on location of the proposed development. General Comments: • If approved, future subdivision of the property shall be prohibited. The project is designed as a single owner managed property with private roads and utilities. • The City of Fairhope’s address is incorrect on the E&O Insurance. Baldwin County Review: With the subject property being in the Fairhope Planning Jurisdiction, the project is reviewed at staff-level by Baldwin County Planning & Zoning. The project received final approval on March 25, conditioned on the approval of the Fairhope Planning Commission. Staff requests feedback from the Planning Commission regarding the Traffic Study and improvements, if any, be added as a condition of approval. Staff Recommendation of Case SD 22.03 Skyline Village MOP: Staff recommends approval of Case SD 22.03 Skyline Village MOP with the following conditions: 1) Final utility plans, any required easements, scheduling, fees and aid to construction costs shall be approved by the respective Superintendent before a building permit is released for installation of infrastructure. 2) The following note shall be added to the plan for recording: “The internal rights-of-way, roads, drainage facilities, and utilities outside of required easements are private and will be maintained by the developer/owner. The internal rights-of-way, roads, private utilities, and drainage facilities will not be maintained by the City of Fairhope.” 3) A public access easement shall be provided for the sidewalk traversing private property and connecting public sidewalks on Bishop Rd and Dyer Rd (NE of the pond). Sidewalks within this easement shall be maintained by the developer/owner and shall remain ADA compliant. , fl'I "VOU.N'TA AV ,, ' " / Fill Fil RI B2 "l R1 ft fM RUI Fil 'I◄ fM I"' '!!.: 11," 8282 1292 ., a2 e2 ., ~' " ., 82 MOS TABLE OF CONTENTS Developer: 68V BTR Holdings, LLC 29891 Woodrow Lane Stc 300 Spanish Fort, AL 36527 R Know what's below. before you dig.Call PROPOSED CONSTRUCTION PLANS for Skyline Village Townhomes Fairhope, AL 36532 Civil Engineering & Surveying 9969 Windmill RdFairhope, AL 36532251-990-6566 REVISIONS: NO.REVISIONDATE APPR. REVISIONS 0 ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of Section 7-18 of the City of Fairhope Municipal Code and to all other rules, regulations, laws, and ordinances applicable to my design. Project Engineer March 18th, 2022 Name of Project to which this Certificate Applies: Skyline Village Townhomes. Plans which are certified consist of Pages Cover Sheet thru C18. CONTACTS GAS DEPARTMENT CITY OF FAIRHOPE MR. JEREMY LITTLE 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 WATER & SEWER DEPARTMENT CITY OF FAIRHOPE MR. JASON LANGLEY 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 BUILDING DEPARTMENT CITY OF FAIRHOPE MR. ERIK CORTINAS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 PLANNING/ZONING DEPARTMENT CITY OF FAIRHOPE MR. HUNTER SIMMONS 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 ISSUED FOR CITY/COUNTY APPROVAL02/22/22 TLS HIGHWAY DEPARTMENT MR. JOHN LUNDY 22070 HWY. 59, 4TH FLOOR ROBERTSDALE, ALABAMA 36567 251-580-1655 BALDWIN COUNTY POWER DEPARTMENT CITY OF FAIRHOPE MR. JADE FLEMING 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251-928-8003 COVER GRADING & DRAINAGE PLANC03 C05 C12 EROSION & SEDIMENT CONTROL PLAN C13 C14 C06-A UTILITY PLAN SIDEWALK, STREET LIGHT & SIGNAGE PLAN C02 C16 C10 SANITARY SEWER PROFILES C17 C01 GENERAL NOTES C11 C15 C07 CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS STORM SEWER PROFILES SITE PLAN GRADING & DRAINAGE PLANC04 C09 STORM SEWER PROFILES BOUNDARY & TOPOGRAPHIC SURVEY VICINITY MAP N.T.S. C08 C18 CONSTRUCTION DETAILS C06-B UTILITY PLAN 1 RE-SUBMITTAL TO CITY OF FAIRHOPE03/18/22 TLS DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WGARDEN CIR. P.O.C. P.O.B. 16.56 AC. (UNZONED) Civil (251) 990-6566 880 HOLCOMB BLVDFAIRHOPE, AL 36532 Engineering & Surveying PROJ MGR OFSHEET FILE PROJECT SCALE DED 11 20200822S_SEWER ROUTE 20200822 1"=60' CHKD. DED DRAWN RDC FLOOD STATEMENT SURVEYOR'S CERTIFICATE STOIC EQUITY PARTNERS, LLC BOUNDARY & TOPOGRAPHIC SURVEYOR'S NOTES: SURVEY VICINITY MAP 1 INCH = 1 MILE SITE 003060 120 60 SCALE LEGEND: w in "' 'io 0 -b 0 - z r 1/2"CRS (SECl\lll) S89'45' 1,u'ti:50'208.60' 1/2"CRS (SECIVIL) NO BUILDING SETBACKS SHOWN AS PROPERTY IS UNZONED PER BALDWIN COUNTY PLANNING DISTRICT 17 SPLIT ROCK INS 1082505 \ \ \ I\ \J O" O". 024i / \;, O". O" 0, ;!' 3 .21 J57.76'(R) N89'52'22"E 1058.38' J ?,· 0,,. 0 0 ~ \ /' ~ ( I I / lJ '\-", ' / ' / 1J ...... N9D°00'00"W 1320.00' ' ' / ~ \ ~\ / I I J ' ' ~ 1/2"RBF 1.7'NRTH ~ I I THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST. 121 '¥ G NAILFD. SQQ"11 '31 ''W 4Q.QQ' ('___ SOUTH 40.0'(R) .,--ID__,----IHY;IIJ9,66 ~1~•-■■■■■■-- 1/2"RBF (A & R) (R) CRF CTIF = CRIMP TOP IRON FOUND CMF = CONCRETE MONUMENT FOUND OEPF = OPEN END PIPE FOUND RBF = REBAR FOUND (NO CAP) "' i;,; = CORPORATION LINE = SECTION LINE = CHAIN LINK FENCE 0 ~ OAK *=PINE ◊= HOLLY 0 = PECAN 0 = BIRCH / BAY -= CEDAR I HEREBY STATE THAT ALL PARTS OF THIS SURVEY AND DRA WI NG HAVE BEEN COMPLETED IN ACCORD A NCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVEYING IN THE STATE OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATIO;, AND BELIEF COMMENCE AT A MAG NAIL IN ASPHALT AT THE NORTH AST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST, AND RUN THENCE SOUTH 00 DEGREES 11 MINUTES 31 SECONDS WEST, A DISTANCE OF 40.00 FEET; THENCE RUN NORTH 89 DEGREES 45 MINUTES 16 SECONDS WEST, A DISTANCE OF 30.00 FEET TO A CAPPED REBAR (ILLEGIB~) AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY OF DYER DAD AND THE WEST RIGHT-OF-WAY OF BISHOP ROAD FOR THE POINT F THENCE RUN 00 DEGREES 11 MINUTES 23 SECON S THE WEST OF BISHOP ROAD, A DISTANCE OF FEET TO A REBAR (NO CAP); THENCE DEPARTING SAID WEST a,cc,a,_m_w,sv RUN NORTH 89 DEGREES 48 MINUTES 34 SECONDS WEST, A DISTANCE 234.16 FEET TO A CAPPED REBAR (ILLEGIBLE); THENCE RUN SOUTH 00 DEGREES 11 MINUTES 59 SECONDS WEST, A DISTANCE OF 208.59 FEET TO A REBAR (NO SECONDS WEST, A OF 1058.71 FEET TO A CRIMP TOP IRON PIPE ON THE EAST RIGHT-OF-WAY OF EZELL LANE (NOT OPEN OR IN USE); THENCE RUN NORTH 00 DEGREES 06 MINUTES 55 SECONDS EAST, ALONG SAID EAST RIGHT-OF-WAY, A DISTANCE OF 441.22 FEET TO A CAPPED REBAR (SE CIVIL); THENCE RUN SOUTH 89 DEGREES 45 MINUTES 16 SECONDS EAST, A DISTANCE OF 208.60 FEET TO A CAPPED REBAR (SE CIVIL); THENCE RUN NORTH 00 DEGREES 04 MINUTES 19 SECONDS EAST, A DISTANCE OF 188.60 FEET TO A CAPPED REBAR (SE CIVIL) ON THE AFOREMENTIONED SOUTH RIGHT-OF-WAY OF DYER ROAD; THENCE RUN SOUTH 89 DEGREES 45 MINUTES 16 SECONDS EAST, ALONG SAID SOUTH RIGHT-OF-WAY, A DISTANCE OF 1085.25 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 16.56 ACRES, MORE OR LESS (DESCRIPTION COMPOSED FROM PROBATE RECORDS AND AN ACTUAL FIELD SURVEY) ~.;!\\\\'\~ll~IAIJJ"~ /)_ /7 ff!~~ --~ k,/--)2.·OI-ZOZ0 ~*/No.29014\*\ DA\10 E DIEHL AL PL S NO. 26014 DATE u~~) J SURVEY NOT VALID WITHOUT ORIGINAL SIGNATURE AND S i'J&ft.f~~ "1ii111111111il\"\~ SHEET C01 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 03/18/22 N.T.S.SEALAFFIXREVISIONDATEGENERAL NOTESCivil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. CONSTRUCTION ACTIVITIES. 14. 15. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES THE DRAWINGS. CONCRETE FOR CURBING SHALL BE 3000 PSI. PAINTED STRIPING SHALL BE BRIGHT AND CLEAR. STRIPES SHALL BE PER PLAN AND PAINTED CURBING SHALL BE FORMED AND POURED CONCRETE UNLESS OTHERWISE DETAILED WITHIN HANDICAP RAMPS SHALL BE PER ADA REQUIREMENTS AND LOCAL REGULATIONS. ALL DIMENSIONS AND RADII ARE TO THE EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING ON CLEAN ASPHALT OR CONCRETE. NOTIFY CITY OF FAIRHOPE & BALDWIN COUNTY 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. SITE PLAN NOTES REGULATIONS AND CODES. ALL WORK AND MATERIALS SHALL COMPLY WITH CITY OF FAIRHOPE & BALDWIN COUNTY INSPECTIONS. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 1. 2. 3. REMOVE VEGETATION/PAVEMENT ONLY IN AREAS OF THE PERIMETER SEDIMENT BARRIERS INSTALL THE CONSTRUCTION EXIT PER DETAILS. INSTALL PERIMETER SEDIMENT BARRIERS PER DETAILS. CONSTRUCTION SEQUENCE - PHASE 1 4. 5. 6. REQUEST BMP & TREE PROTECTION INSPECTION PRIOR TO CLEARING. ONCE INSPECTION IS COMPLETE AND APPROVED, CLEARING & DEMOLITION CAN BEGIN (PHASE 2). INSTALL TREE PROTECTION FENCING PER TREE PROTECTION ORDINANCE. 4. 5. 6. INSTALL TEMPORARY SEEDING AND MULCH ON DISTURBED AREAS TO PREVENT EXPOSED SOILS. DURING ROAD AND UTILITY CONSTRUCTION, MAINTAIN TEMPORARY SEEDING. CONSTRUCTION SEQUENCE - PHASE 2 GRADE THE SITE TO SUB-GRADE ELEVATIONS, PREPARING THE SITE FOR FINAL SITE WORK. PERFORM GRADING TO INSTALL POND AND SEDIMENT FEATURES. ESTABLISH PERMANENT COVER1. INSTALL STORM SYSTEM AND UTILITIES. ON AREAS NOT EFFECTED BY ROAD AND UTILITY CONSTRUCTION. 2. 1. 2.CALL FOR AN INSPECTION FROM THE QCP. ONCE THE QCP HAS CERTIFIED THAT ALL AREAS ARE STABILIZED, REMOVE BMPS AND TREE PROTECTION. STABILIZE ANY AREAS DISTURBED BY BMP AND TREE PROTECTION REMOVAL. CONSTRUCTION SEQUENCE - PHASE 3 3. INSTALL FINAL LANDSCAPING. 4. INSTALL CURBING, SIDEWALKS, AND PAVING. 7. AND CONSTRUCTION EXIT. DURING ROAD AND UTILITY CONSTRUCTION, INSPECT PERIMETER CONTROLS DAILY AND FIX ANY DEFICIENCIES.3. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT 1. CLEARING AND GRUBBING SHALL BE LIMITED TO THE ROADWAY RIGHT OF WAY, THE SUB-BASE AND BASE SHALL BE TESTED IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS AND SHALL BE APPROVED BY BALDWIN COUNTY PRIOR TO LAYING ASPHALT. REQUIRED FOR CONSTRUCTION SHALL BE PRE-APPROVED BY THE OWNER. DRAINAGE EASMENTS, AND DETENTION PONDS. OTHER CLEARING PAYMENT FOR TESTING WILL BE IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL COORDINATE ALL REQUIRED TESTING WITH THE SOILS ENGINEER. DEPENDING ON FINAL GRADING AND SLOPES. DRAINAGE PIPE LENGTHS ARE APPROXIMATE, AND MAY REQUIRE ADJUSTMENT UNDER DRAINS SHALL BE INSTALLED AT LOCATIONS IDENTIFIED BY THE SOILS ENGINEER. CONSTRUCTION. RESTAKING WILL BE PERFORMED AT THE CONTRACTOR'S EXPENSE. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN STAKING THROUGHOUT THE COUNTY SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO THE NEED FOR AN INSPECTION. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH UTILITY COMPANY SPECIFICATIONS. THE PUBLIC UTILITIES PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, VALVES, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING CONTRACTOR TO PROVIDE SURVEYED AS-BUILT OF WATER SYSTEM AS INSTALLED PRIOR TO REQUESTING A PUNCH LIST. REQUIREMENTS OF THE UTILITY PROVIDERS. THE CONTRACTOR SHALL BE INTIMATE ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 2. 3. 4. 5. 6. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. COMPANY PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND UTILITY 7. 8. 16. 17. 18. 19. 20. A MINIMUM OF 2-4" PVC UTILITY SLEEVES SHALL BE INSTALLED ACROSS ALL STREETS TO WATER MAIN VALVES AND WATER SERVICE TAPS SHALL NOT BE LOCATED UNDER SERVE ISLANDS WITH IRRIGATION. THE PROPOSED PAVEMENT. 9. 10. 21. 1. 2. 4. EROSION CONTROL NOTES AND STATE AND FEDERAL E.P.A. GUIDELINES FOR THE NPDES PROGRAM. ALL EROSION CONTROL MEASURES SHALL BE PER THE DIRECTION OF THE ENGINEER5. ABSOLUTELY NO SEDIMENT SHALL BE PERMITTED TO LEAVE THE SITE DURING CONSTRUCTION.6. IF HEAVY RAINS OR UNUSUAL SITE CONDITIONS RESULT IN THE POLLUTION OF ROADWAYS OR ALL DISTURBED AREAS SHALL BE TEMPORARILY AND PERMANENTLY SEEDED WITH "SOUTH" ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED BY THE GOVERNING OFFICIALS. IT IS THE RESPONSIBILITY OF THE GRADING CONTRACTOR TO BE INTIMATE WITH THE LOCAL EROSION CONTROL LAWS AND TO REFLECT THIS KNOWLEDGE IN HIS/HER ACTIONS AND 7. 8. FOR EROSION CONTROL, SEDIMENT CONTROL AND STORMWATER MANAGEMENT ON ALL VEGETATION SHALL BE PLANTED AND MAINTAINED PER THE ALABAMA HANDBOOK IMMEDIATELY AND RESTORE THE AREAS TO THE ORIGINAL CONDITION WITHIN 24 HOURS. ADJACENT PARCELS THEN THE GRADING CONTRACTOR SHALL CLEAN THE DISTURBED AREAS TYPE SEEDINGS PER THE ALABAMA HANDBOOK. THE ESCAPE OF SEDIMENT FROM THE SITE SHALL BE PREVENTED BY THE INSTALLATION OF EROSION AND SEDIMENT CONTROL MEASURES AND PRACTICES PRIOR TO, OR CONCURRENT WITH LAND DISTURBING ACTIVITIES. 11. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED DAILY AND ANY DEFICIENCIES NOTED WILL BE CORRECTED BY THE END OF EACH DAY. ADDITIONAL EROSION CONTROL MEASURES WILL BE INSTALLED IF DEEMED NECESSARY AFTER ON-SITE INSPECTION THE EXISTING SITE IS UN-DEVELOPED. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE SEDIMENT BARRIERS HAVE BEEN CONSTRUCTED. CONTRACTOR SHALL REMOVE EROSION CONTROL DEVICES AFTER PERMANENT GRASSING IS IN PLACE AND ESTABLISHED. CONTACT DAVID KING, QCI 251-990-6566. CONSTRUCTION SITES AND URBAN AREAS (ALABAMA HANDBOOK). QUOTATIONS. REFERENCE THE CONSTRUCTION SEQUENCE FOR THE RELATIONSHIP BETWEEN THE INSTALLATION OF EROSION CONTROL FEATURES AND GENERAL CONSTRUCTION. 9. 10. BY THE GOVERNING OFFICIAL OR ENGINEER OF RECORD. 12. 13. THE CONSTRUCTION EXIT PAD SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHT-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH STONE, AS CONDITIONS DEMAND, AND REPAIR AND/OR CLEAN OUT OF ANY STRUCTURES USED TO TRAP SEDIMENT. ALL MATERIALS SPILLED, DROPPED, WASHED, OR DISTURBED AREAS LEFT IDLE FOR SEVEN DAYS OR LONGER ARE TO BE MULCHED. SEDIMENT / EROSION CONTROL DEVICES MUST BE CHECKED AFTER EACH STORM EVENT. EACH DEVICE IS TO BE MAINTAINED OR REPLACED IF SEDIMENT ACCUMULATION HAS REACHED 1/3 OF THE CAPACITY OF THE DEVICE. MAINTENANCE OF ALL SOIL EROSION AND SEDIMENTATION CONTROL MEASURES AND PRACTICES, WHETHER TEMPORARY OR PERMANENT, SHALL BE AT ALL TIMES THE TRACKED FROM VEHICLE OR SITE ONTO PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. 14. 15. 16. RESPONSIBILITY OF THE OWNER'S CONTRACTOR. 17. 18. 19. THE SITE IS TO BE CLEARED AND GRADED AS TO MINIMIZE THE AMOUNT OF SOIL EXPOSED 20. AT ONE TIME. EROSION CONTROL MEASURES SHALL BE MAINTAINED AT ALL TIMES. IF FULL IMPLEMENTATION OF THE APPROVED PLAN DOES NOT PROVIDE FOR EFFECTIVE EROSION CONTROL, ADDITIONAL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE IMPLEMENTED TO CONTROL OR TREAT THE SEDIMENT SOURCE. CONTRACTOR IS RESPONSIBLE FOR MONITORING DOWNSTREAM CONDITIONS THROUGHOUT THE CONSTRUCTION PERIOD AND CLEARING ANY DEBRIS AND SEDIMENT CAUSED BY 21. CONSTRUCTION. BMP'S SHALL BE INSTALLED AS PER THE ALABAMA HANDBOOK STANDARDS. 22. BMP'S SHALL BE INSTALLED WITH MINIMAL CLEARING ACTIVITY. 23. REFER TO THE LANDSCAPE PLANS FOR FINAL STABILIZATION MEASURES. 24.NO DUST CONTROL IS ANTICIPATED. SHOULD DUST BE AN ISSUE, SITE WILL BE WATERED TO MINIMIZE GENERATION OF DUST. DUST CONTROL IS ALSO ACCOMPLISHED BY MINIMIZING THE EXPOSURE OF BARE SOILS. UTILIZE TEMPORARY VEGETATION AND MULCHING TO COVER BARE AREAS DURING CONSTRUCTION. UTILIZE PERMANENT VEGETATION TO CONTROL DUST FROM THE SITE AFTER CONSTRUCTION IS COMPLETE. 25.WHERE LABELED FIP/CIP, FABRIC INLET PROTECTION TO BE INITIALLY INSTALLED AND CONVERTED TO CURB INLET PROTECTION ONCE THROAT IS POURED. 3.AREA TO BE DISTURBED=±17.12 ACRES. PIPE LENGTHS SHOWN ARE LINEAR DISTANCES BETWEEN CENTER TO CENTER OF STRUCTURES. THE CONTRACTOR SHALL DETERMINE THE QUANTITY OF PIPE NEEDED FOR THE JOB, BASED ON SLOPE LENGTH AND WHOLE STANDARD PIPE SECTIONS. ALL STRUCTURAL FILL AREAS TO BE CONSTRUCTED UNDER THE DIRECTION OF A SOILS ENGINEER. GRADES NOT OTHERWISE INDICATED ON THE PLANS SHALL BE UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE GIVEN. ABRUPT CHANGES IN SLOPE SHALL BE WELL ROUNDED. ELEVATIONS REPRESENT FINAL GRADE. ALL SILT BARRIERS SHALL BE PLACED AS ACCESS IS OBTAINED DURING CLEARING. NO GRADING SHALL BE DONE UNTIL THE TREE PROTECTION, SAVE AREAS, SILT BARRIER INSTALLATION AND DETENTION FACILITIES ARE CONSTRUCTED. THE LAND DISTURBANCE PERMIT MUST BE DISPLAYED ON SITE AT ALL TIMES DURING CONSTRUCTION AND IN PLAIN VIEW FROM A PUBLIC ROAD OR STREET. ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS AND HIGHWAYS, LATEST EDITION. 10. 11. 12. 13. 14. 15. 16. 17. CONTRACTOR TO CLEAN OUT ACCUMULATED SILT IN THE STORM SYSTEM AT THE END OF CONSTRUCTION WHEN DISTURBED AREAS HAVE BEEN STABILIZED. 18. TEMPORARY SEDIMENT BASIN FEATURES ARE TO BE CONSTRUCTED AND FULLY OPERATIONAL PRIOR TO ANY OTHER CONSTRUCTION OR GRADING. 19. ALL ELEVATIONS ARE REFERENCED TO NAVD 88 DATUM.20. 21. JUNCTION BOX = RIM; THE TOP MOST PART OF THE RIM AND COVER CASTING. CATCH BASIN = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DROP INLET = GRATE; THE TOP MOST PART OF THE FRAME AND GRATE. WEIR INLET = THROAT; ELEVATION OF THE POINT AT WHICH WATER PASSES INTO THE BOX. DEFINITION OF THE TYPE OF TOP IS AS LISTED: THE ELEVATION OF MANHOLE/INLET TOPS ARE TO BE AT THE FINISH ELEVATION SHOWN. THE THE CONTOUR INTERVAL IS ONE FOOT OR AS SHOWN. ALL DISTURBED AREAS NOT OTHERWISE COVERED BY PAVEMENT SHALL RECEIVE FOUR INCHES OF TOPSOIL AND STABILIZED PER THE LANDSCAPE PLAN. THE TYPE OF PIPE MAY BE ALTERED IF APPROVED BY THE ENGINEER. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. SLOPES STORM PIPE SHALL BE AS FOLLOWS: GRADING & DRAINAGE NOTES STANDARDS UNLESS APPROVED OTHERWISE BY THE ENGINEER. ALL STRUCTURES SHALL BE PRECAST CONCRETE PER ASTM C-478/C-913 AND ALDOT STEEPER THAN 3:1 SHALL BE COVERED WITH CURLEX BLANKETS BY AMERICAN EXCELSIOR ALL CAST IN PLACE CONCRETE TO HAVE A MIN. 28 DAY COMPRESSION STRENGTH OF 3000 P.S.I. RCP, CLASS III PER ALDOT SPECIFICATIONS. COMPANY OR EQUAL. 1. 2. 3. 4. 5. 6. 7. 8. 9. THE CONTRACTOR SHALL PROVIDE TO THE ENGINEER RECORD DRAWINGS OF AS-BUILT CONDITIONS FOR THE DEVELOPMENT OF THE SITE. CONTRACTOR SHALL PROVIDE A VIDEO OF THE STORM SYSTEM. 30" FOR ALL INTERNAL STREET INTERSECTIONS 36" FOR ALL INTERSECTION WITH EXISTING COUNTY, STATE AND FEDERAL ROADS R1-1 STOP SIGN- DIAMOND GRADE- MINIMUM 0.080" THICK TRAFFIC SIGNAGE SHALL MEET STANDARDS IN ACCORDANCE WITH THE LATEST EDITION OF THE "MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD): 6" TALL WHITE ALL-CAPITAL LETTERING ON GREEN BACKGROUND BRACKETS- VULCAN TYPE VS-8 VANDAL PROOF OR APPROVED EQUAL STREET NAME SIGN- 9" ALUMINUM EXTRUDED BLADE, HIGH INTENSITY PRISMATIC, ALL OTHER SIGNS- HIGH INTENSITY PRISMATIC OR BETTER- MINIMUM 0.080" THICK EMBEDDED NOT LESS THAN 3 FEET BELOW THE FINISHED GRADE ELEVATION POST FOR ALL SIGNS- #2 GALVANIZED U-CHANNEL OF APPROPRIATE HEIGHT 23. 26.SITE INSPECTIONS TO BE PERFORMED WHEN 3/4" RAIN EVENT OR GREATER OCCURS. DISTURBED AREAS LEFT IDLE FOR FOURTEEN DAYS OR LONGER ARE TO BE SEEDED AND MULCHED. 24. 25. 26. 27. STANDARDS FOR NEW ROAD CONSTRUCTION (APPENDIX 4). ALL WORK AND MATERIALS WITHIN THE SITE SHALL COMPLY WITH BALDWIN COUNTY DESIGN BALDWIN COUNTY HIGHWAY INSPECTOR TO BE NOTIFIED ACCORDING TO BENCHMARK INSPECTION LIST.22. DETAILS AND LOCATIONS OF UTILITIES SHALL COMPLY WITH CITY OF FAIRHOPE & BALDWIN COUNTY UTILITY MANUAL. IF ANY MODIFICATIONS ARE MADE, THE CONTRACTOR SHOULD 11. ALWAYS BE IN COMPLIANCE WITH MANUAL. PVC WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 250 PSI, SDR 18 OR HEAVIER. WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241 FOR PRESSURE PIPE WITH IRON PIPE OUTSIDE DIAMETER OR AWWA C900. PIPE SHALL BE A MINIMUM CLASS 250 FOR ASTM D2241 OR SDR 18 OR HEAVIER FOR AWWA C900. ALL PVC WATER PIPE SHALL BE MARKED USING A TRACER WIRE BURIED BETWEEN 3 AND 6 INCHES ABOVE THE TOP OF THE PIPE. TRACER WIRE SHALL BE NO. 12 COPPER WIRE WITH PLASTIC COATING. WIRE SHALL BE CARRIED UP THROUGH VALVE BOXES AND TERMINATED A MINIMUM OF 2 FEET ABOVE THE GROUND TO PERMIT CONNECTION OF LOCATING EQUIPMENT. NONMETALLIC BLUE MARKER TAPE SHALL BE BURIED APPROXIMATELY 15 INCHES ABOVE THE TOP OF THE PIPE. TAPE SHALL BE A MINIMUM OF 3 INCHES WIDE AND ON THE OWNER'S LIST OF MATERIALS AND APPROVED MANUFACTURERS.Skyline VillageTownhomesFairhope, Alabama 3653203/18/22RE-SUBMITTAL TO CITY OF FAIRHOPE 6+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+18DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' S89°52'53"W 1058.71'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS (SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"CRS(SE CIVIL) 1"CTIFN00°06'55"E 441.22'THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST. MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 36" CMP 30" RCP 18"X29" CMP 18"CPPSOUTH 40.0'(R) S00°11'31"W 40.00'S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R) 0+001+002+003+00 4+00 5+00 6+00 6+800+001+002+002+460+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 4 TOWNHOME UNITS 5,160 SF CLUBHOUSE 4,275 SF POOL 6 TOWNH O M E UNITS 7,260 SF 6 TOWNHOME UNITS 7,740 SF 8 TOWNHOME UNITS 9,680 SF 6 TOWNHOMEUNITS7,740 SF4 TOWNHOMEUNITS5,160 SF6 TOWNHOME UNITS 7,260 SF 8 TOWNHOME UNITS 9,680 SF 8 TOWNHOME UNITS 9,680 SF 8 TOWNHOME UNITS 9,680 SF 8 TOWNHOME UNITS 9,680 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNHOME UNITS 7,260 SF 4 TOWNHOMEUNITS5,160 SF4 TOWNHOME UNITS 5,160 SF 4 TOWNHOME UNITS 5,160 SF 6 TOWNHOME UNITS 7,260 SF 6 TOWNH O M E UNITS 7,740 SF 115 12 11 9 WET DETENTION POND R25'R25' R 5 ' R2 5 'R20'R5' R 2 0 ' R 5 'R1449'R1066'R20' R 2 5 'R1032'9' 9' 9'9'5'20'20'20'20'9'20'144' 112' 168'23'24'23'28' 11' 11' 18' 21' 28' 20' 11'23'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.24'24'24'72'74'6'23'23'29' 30'10'10'10' 10'20 B.S.L. 20 B.S.L.30' B.S.L.30' B.S.L.24' 24'24'24'R25'R 2 5 ' R 2 5 ' R25'R1424'30' MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL. MODIFIED VALLEY GUTTER SEE DETAIL.5'HORIZON LOOP (PRIVATE) HORIZON LOOP (PRIVATE) TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE FLUSH W/ BOC CONCRETE PATIO TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.)WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL CONCRETE DRIVEWAY TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL TYPE "A" VALLEY GUTTER (TYP.) SEE DETAIL CENTERLINE OF CONCRETE DITCH "A" CENTERLINE OF CONCRETE DITCH "B" WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL WHEEL STOP (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK (TYP.) SEE DETAIL INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) INSTALL 2' STOP BAR (CLASS 2, TYPE A THERMOPLASTIC) SAWCUT AT EX. EOP SAWCUT AT EX. EOP HANDICAP PARKING SEE DETAIL HANDICAP PARKING SEE DETAIL R975'8' WHEEL STOP (TYP.) SEE DETAIL 1020'9' PEDESTRIAN CROSSWALK WITH LANDSCAPE ISLANDS 6" HEADER CURB TYP: SEE DETAILSKYLINE DRIVE(PRIVATE)MODIFIED VALLEY GUTTER TYP: SEE DETAIL 10'4'5' 23'Skyline VillageTownhomesFairhope, Alabama 36532SHEET C02 20200822 JJM DRAWN DATE SCALE JOB No. 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLANPROPOSEDEXISTING SITE PLAN LEGEND TRAFFIC CONTROL ARROW CURB & GUTTER STANDARD PARKING QUANTITY MEDIUM DUTY ASPHALT PAVING ACCESSIBLE PARKING SPACE CONCRETE PAVING HEADER CURB VALLEY CURB BUILDING (UNDER ROOF) SITE ANALYSIS 140,980 SF SITE ACREAGE (PROPOSED) ±16.56 AC (721,204.76 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 30 FT 20 FT 30 FT 35' BUILDING HEIGHT +/- 21 FT PROVIDED PARKING 400 REQUIRED PARKING 236 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION BALDWIN COUNTY (C.O. FAIRHOPE ETJ) PERVIOUS AREA 9.04 AC (54.59%) IMPERVIOUS AREA 7.52 AC (45.41%) REQUIRED: ZONING UNZONED MAX. DENSITY: 12 UNITS/AC X Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE CRF = CAPPED REBAR FOUND CRS = CAPPED REBAR SET CMF = CONCRETE MONUMENT FOUND RBF = REBAR FOUND (R) = RECORD DEED BEARING AND DISTANCE 03/18/22RE-SUBMITTAL TO CITY OF FAIRHOPEI --- 0 0 ~ ~ C=:::J @===:I C=:::J C=:::J __ __J_ _________________ _ i -t : ,------------- 1 I I I I I I I . , .. . . ► .. r-L..l"; ..-. U"riJ.rl-.!':,-J l -- ------------------------------------------~--- ----+-----+----+------t----1-----+ ---f-----I --------------------------------------------------------I I I ---I ------I --- i I I I -..:: --~ 7 ----, I ------- / .,, I = ,--------- \ \ I \ " ,· I --:_-~ -f---+------=. - -~ ---, -f-.-----, ---+-. -~ :.__--+--__:_ ~ --+----~ -, ·• -•• -C ----• __ • ----• _____ r-__ J l---I ----+-----+------+--+ -------t-----l . - -----_,_,.,rr,, ______________ ___., [!] 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WPORCHPLACE SUB.SLIDE 1990-B RT I E S S U BEZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G OS L IDM E A D O W B R OOM B1 GARDEN N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' S89°52'53"W 1058.71'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS(SE CIVIL) 1/2"CRS(SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"RBF 1"CTIF 1"CTIFN00°06'55"E 441.22'MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF 2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 1/2"CRF(GARSED)P.O.B. 36" CMP 30" RCP 18"X29" CMP 18"CPPSOUTH 40 S00°11'31 S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R)FAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITSWET DETENTION POND 1 POND TOP=117.60 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.12 DHW(100-YR)=116.52 B5 B8 B6 B3 B4 B7 B2 B1 A6 A3 A2 A7 A8 A13 A5 A11 A1 C4 C3 C2 C1 D1 D2 E1 E2 F1 F2 A9 A4 205 206 204 203 202 201 200 101 102 104 105 106 100 111 302 301 300 400 500 600 107 103 110 A12 108 A10 109 12 3 123123 122 122122122 1 2 2 12 2 122122 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 124 122 121 120 119 118117116 115114 113112 111 110 109 108 123 121123 1246 TOWN H O M E UNITS FFE=122 . 3 1 6 TOWNHOME UNITS FFE=123.53 4 TOWNHOME UNITS FFE=121.16 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 8 TOWNHOME UNITS FFE=124.15 8 TOWNHOME UNITS FFE=123.19 8 TOWNHOME UNITS FFE=122.01 8 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 4 TOWNHOME UNITS FFE=122.16 CLUBHOUSE FFE=122.50 4 TOWNHOME UNITS FFE=123.35 121 121 INLET TYPE TO BE V4510: VALLEY GUTTER INLET FLOW PATH OF RUNOFF FLOW PATH OF RUNOFF FLOW PATH OF RUNOFF INLET TYPE TO BE V4510: VALLEY GUTTER INLET INLET TYPE TO BE V4510: VALLEY GUTTER INLET 117.60 117.60 117.60 121.25 121.05 121.16 120.90 121.50 121.90 121.50 121.90 121.95 122.37 122.28 122.17 122.07 20002550100 50 SCALE SHEET C03 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532GRADING AND DRAINAGE PLANPROPOSEDEXISTING GRADING & DRAINAGE PLAN LEGEND STORM SEWER PIPING JUNCTION BOX (JB) CONTOURS SPOT ELEVATION XXX + XXX.XX XXX XXX.XX TYPE "S" 2- WING INLET (DWCB) WEIR INLET (WI) TYPE "S" 1- WING INLET (SWCB) MITERED END SECTION (MES)03/18/22RE-SUBMITTAL TO CITY OF FAIRHOPE.. l ..... ---------> =------ N -□ □ □ □ ~ C:::,.. [!] ~ L'.Cl,,,. 1=1 1-1 c::::::::J ~ -----=----, ,--r ~~"'---'--"--' ______ fl _______ } I .,1 , I I I I I I I I I I I I I I I 6+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+1812 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 114115116117118119120 114115116117118119 121122 116117118105106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WO P E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 36" CMP 30" RCP 18"X29" CMP 18"CPPFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITSWET DETENTION POND 1 POND TOP=117.60 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.12 DHW(100-YR)=116.52 0+001+002+003+00 4+00 5+00 6+00 6+800+001+002+002+460+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 12 3 123123 122 122122122 1 2 2 12 2 122122 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 124 122 121 120 119 118117116 115 114 113112 111 110 109 108 123 121123 1246 TOWN H O M E UNITS FFE=122 . 3 1 6 TOWNHOME UNITS FFE=123.53 4 TOWNHOME UNITS FFE=121.16 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 8 TOWNHOME UNITS FFE=124.15 8 TOWNHOME UNITS FFE=123.19 8 TOWNHOME UNITS FFE=122.01 8 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 4 TOWNHOME UNITS FFE=122.16 CLUBHOUSE FFE=122.50 4 TOWNHOME UNITS FFE=123.35 121 121XXXXX XXXXXXX XXXXXXXXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXFIP CIP FIPCIP FIPCIP FIPFIP FIP CIP FIP FIPCIP FIPCIP FIP FIPXXFIPCIPXXFIPCIP FIPCIP FIP CIP WWWWWW W TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TSMU PS TS MU PS TSMU PSXXFIP XXXXXXXXXXXXXXXXXXXXXXXXX X XXXXXXXXXXX X X X X X X X XXFIPTS MU PS XXFIP SB SB SB SB SB SB SB SB X X X X X X X X X X XXXXX X X X X X X XXXXX INSTALL 10 TONS CLASS 2 RIPRAP INSTALL 30 TONS CLASS 2 RIPRAP SB SB SB ECB ECB ECB ECB ECB ECB ECB ECB OP OP W W W OP INSTALL 70 TONS CLASS 2 RIPRAP XXFIPCIP W CIP CEPXXFIP XXFIPCIP XXFIP HORIZON LOOP (PRIVATE) HORIZON LOOP (PRIVATE)SKYLINE DRIVE(PRIVATE)20002550100 50 SCALE SHEET C05 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call EROSION & SEDIMENTCONTROL PLANCivil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566FIP SB CEP LEGEND: MU TS PS Skyline VillageTownhomesFairhope, Alabama 36532ECB OP DV CIP FIP CIP W 03/18/2022RE-SUBMITTAL TO CITY OF FAIRHOPE\ [!] \ \ \ \ ' ' ' ' ' ' ' 0 0 ', 'v----i-"'- ',,,,, ~! Y?- ', L I ------ \ --- N ~ 0 ~:rCXJNlR(J._ 5ElllMENT ...... ........ ~~MOP PR01EC11<1< II.I.CHING ""'"""' SEEI>NG t I ,, .._; r, ~=~~/1;:~ --~ -----~-,-, ---, \ I \ 6+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+18DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WR P R O P E R T I E S S U B 2 4 2 9 - C EZELL LANE 60 FT. R/W (NOT OPEN)R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR.OHPP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPFOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLWWWWWWWW 36" CMP 30" RCP 18"X29" CMP 18"CPPFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS FAIRHOPE CORP. LIMITSW W W W W W W W W W W FOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOL0+001+002+003+00 4+00 5+00 6+00 6+800+001+002+002+460+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 SS SS SS SS SS SS SS SS SS SSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSS SS SS C.O. C.O. C.O. C.O.C.O. C.O. C.O. C.O. C.O. C.O. C.O. C.O.C.O. C.O.C.O.C.O. C.O. C.O. C.O. C.O. W 8" - 90° BEND W/ MEGALUGS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & TWO (2) 90° BENDS INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS & M.J. GATE VALVE 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" - 90° BEND W/ MEGALUGS 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN.INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 8" TEE W/ MEGALUGS & TWO (2) M.J. GATE VALVES 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE & 90° BEND 6" SS LATERAL @ 1.04% MIN.6" SS LATERAL @ 1.04% MIN. INSTALL 2" DOMESTIC WATER LINE W/ SERVICE SADDLE 6" SS LATERAL @ 1.04% MIN. 6" SS LATERAL @ 1.04% MIN. 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN 8" PVC C900 WATER MAIN INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL CLEAN OUT (TYP.) SEE DETAIL S112 S111 S110 S109 S108 S107 S106 S105 S104 S103 S102 (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS (2) 4" SCH. 40 PVC SLEEVES W/ CAPS WWWWWWWWWWWWWWWWW W W W W W W W W WWW WWWWW 8" WATER METER & BFP PER UTILITY SPECIFICATIONS EXISTING OVERHEAD POWER LINE TO BE REMOVED.WWWWWWTAP, SADDLE & VALVE EXISTING WATER MAIN APPROX. LOCATION OF WATER MAIN. CONTRACTOR TO VERIFY EXACT LOCATION AND SIZE.WWWW WWWWWW W W W W W W W W W W W W W W W W IRRIGATION METER PROPOSED WATER LINE. TO BE INSTALLED BY F.P.U. CAP END OF MAIN FOLFOLFOLFOLFOLFOL 44"LIVE 24" 120 120 PAVEMENTDIRECTIONAL BORE OF 8" PVC SDR26 GRAVITY SEWER MAIN W/ 16" STEEL CASING (32 LF) INSTALL FIRE HYDRANT ASSEMBLY (TYP.) SEE DETAIL MH-14 MH-13 MH-12 MH-11 MH-10 MH-9 MH-8 MH-7 MH-5 MH-4 MH-6 SANITARY STRUCTURE: MH-1 MH-2 MH-3 MH-4 MH-5 MH-6 DETAILS: RIM = 109.85 INV IN = 102.08(S100) RIM = 107.67 INV IN = 102.46(S101) INV OUT = 102.36(S100) RIM = 118.96 INV IN = 111.13(S102) INV OUT = 111.03(S101) RIM = 120.50 INV IN = 112.27(S103) INV OUT = 112.17(S102) RIM = 119.28 INV IN = 112.70(S104) INV OUT = 112.60(S103) RIM = 123.04 INV IN = 114.10(S105) INV IN = 114.10(S110) INV OUT = 114.00(S104) SANITARY NAME S100 S101 S102 S103 S104 S105 S106 S107 S108 S109 S110 S111 S112 SIZE & TYPE 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC 8" PVC LENGTH 70LF 130LF 262LF 70LF 309LF 219LF 201LF 191LF 215LF 174LF 158LF 400LF 220LF SLOPE 0.40% 6.62% 0.40% 0.47% 0.42% 0.41% 0.40% 0.42% 0.40% 0.81% 0.96% 0.40% 0.69% SANITARY STRUCTURE: MH-7 MH-8 MH-9 MH-10 MH-11 MH-12 DETAILS: RIM = 120.81 INV IN = 115.10(S106) INV OUT = 115.00(S105) RIM = 121.78 INV IN = 116.00(S107) INV OUT = 115.90(S106) RIM = 122.34 INV IN = 116.90(S108) INV OUT = 116.80(S107) RIM = 121.55 INV IN = 117.85(S109) INV OUT = 117.75(S108) RIM = 122.94 INV OUT = 119.27(S109) RIM = 122.00 INV IN = 115.71(S111) INV OUT = 115.61(S110) SANITARY STRUCTURE: MH-13 MH-14 DETAILS: RIM = 121.06 INV IN = 117.39(S112) INV OUT = 117.29(S111) RIM = 122.35 INV OUT = 118.90(S112) 20002550100 50 SCALE SHEET C06-A 20200822 JJM DRAWN: DATE: SCALE: JOB No.: 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566Skyline VillageTownhomesFairhope, Alabama 36532UTILITY PLANUTILITY PLAN LEGEND VALVE EXISTING FM G FIRE HYDRANT ASSEMBLY MANHOLE WATER LOW PRESSURE FORCE MAIN THRUST BLOCK UNDERGROUND ELECTRIC GAS UGE PROPOSED G OHP OVERHEAD POWER UGE OHP WW FM CLEAN OUT C.O. S MATCH LINE03/18/22 RE-SUBMITTAL TO CITY OF FAIRHOPE ---------------------------------------------------------------------------------------------------------------------------------------------------IJJ --_______J_ -------------------------------' Ill --+---~ --t ---f------+ ----+--,,L.-+-___ ~_ ---+---±---=-="===-r ~/:--------------------------~-~~~~-~ ~-~7--~-~-~: ___ l ~ j 7 I I I I J_ I I I i t l i , 1 I j 1 1°~-----.='-----,..IDW I 1,--------lc;:~:ittr-,-.. I l "r, ---,'1--=l•ll I " I I I I ·'-rLJ~rL.....Jn--LJ½rL.....J½rLJ~rl_;~ ....J¼-L__f',-rLA.LfY ~"k--,-1·':rt-~ ~~~-l.--.J••~~~n--~h-k--,,l'n~ • L ______________________________________________________________________________________________________ --~ f-------+----f-------4 ---f--------, ----+ ----+----+-----+-----+----f-------4 ---f--------, ----+ ----+-------1----t •--------" ' ' ' -------- --' ' -' - - -q 0 @ 0 N • I I I 6+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+18DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 36" CMP 30" RCP 18"X29" CMP 18"CPP0+001+002+003+00 4+00 5+00 6+00 6+800+001+002+002+460+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 WET DETENTION POND SIDEWALK TRANSITION SEE DETAIL.SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL.SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST SEE DETAIL INSTALL SPEED LIMIT SIGN SEE DETAIL INSTALL 36" R1-1, DIAMOND GRADE, STOP SIGN & STREET SIGN W/ POST SEE DETAIL INSTALL SPEED LIMIT SIGN SEE DETAILINSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STOP SIGN & STREET NAME SIGN SEE DETAIL CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) CONCRETE WORK TO BE INSTALLED BY TOWNHOME CONTRACTOR (TYP.) 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL STREET LIGHT (TYP.) SEE DETAIL INSTALL 2' STOP BAR (CLASS 2 THERMOPLASTIC) INSTALL 2' STOP BAR (CLASS 2 THERMOPLASTIC) INSTALL STOP SIGN & STREET NAME SIGN SEE DETAIL 5' CONCRETE SIDEWALK TO BE INSTALLED BY SITE CONTRACTOR (TYP.) SEE DETAIL PEDESTRIAN CROSSING SIGN SEE DETAIL. SIDEWALK TRANSITION SEE DETAIL. PEDESTRIAN CROSSING SIGN SEE DETAIL. PEDESTRIAN CROSSING SEE DETAIL.Skyline VillageTownhomesFairhope, Alabama 36532Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE SHEET C07 20200822 JJM DRAWN DATE SCALE JOB No. 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SIDEWALK, STREET LIGHT,& SIGNAGE PLANPROPOSEDEXISTING SIDEWALK, STREETLIGHT & STOP BAR VALLEY GUTTER STREET LIGHT MEDIUM DUTY ASPHALT PAVING X" SYSL - X" WIDE SINGLE YELLOW SOLID LINE X" DYSL - X" WIDE DOUBLE YELLOW SOLID LINE X" SWSL - X" WIDE SINGLE WHITE SOLID LINE TRAFFIC CONTROL SIGNAGE CONCRETE WORK BY TOWNHOME CONTRACTOR CONCRETE SIDEWALK BY SITE CONTRACTOR HEADER CURB EDGE OF PAVEMENT SIGNAGE PLAN LEGEND 03/18/22RE-SUBMITTAL TO CITY OF FAIRHOPEc::==::J c::==::J c::==::J -0- ~ fJ ;.;,;;,,•·;) C=::J __ __J_ __________________ _ i -t 11 . I l I .f I I I! ·i ---------7 ,----------- 1 I I I I I I I I I la .:, . ": ,~· · . ~-- I I _____ ' -,,' -. -•. -; · ____ •· __ ·. ______ .·· __ ·. -. ----. · __ ,· ------••. -• ____ ·. -·· __ . --. _·. ----., -.• -; ----. __ . ----. _____ r-__ J r---+---t--~--r------,----+-----+---+-----+---+---t--~--r------,----+-----+-----+---+-~ !_/''I rr=-=-===--II I\ ---------- 1 \ \ - - ---- -----------' - -----_,_,.,rr,, ______________ ___., R Know what's below. before you dig.Call SHEET C11 SCALE:SEALAFFIXREVISIONDATETYPICAL SIDEWALK DETAIL ALL SIDEWALKS SHALL BE 4" THICK CONTRACTION JOINTS SHALL BE SPACED AT 5'-0" FOR SIDEWALKS 5' WIDE AND FOR SIDEWALKS 5' TO 8' WIDE, SPACING OF CONTRACTION JOINTS SHALL BE EQUAL FOR SIDEWALKS OVER 8' WIDE, SPACE CONTRACTION JOINTS AS SHOWN ON DRAWINGS CONTRACTION JOINTS SHALL BE 1" DEEP AND EDGED WITH 1/8" RADIUS. PROVIDE 1/4" EXPANSION MATERIAL WHERE SIDEWALK ABUTS CONCRETE A LAYER OF #15 FELT IS REQUIRED BETWEEN WALK AND ADJACENT 20' MAX. SPACING BETWEEN EXP. JOINTS CONTRACTION JOINTS LESS. TO WIDTH. STRUCTURE, EVERY 20 FEET AND ALL PC & PT. PARALLELING CONCRETE CURB. 8. 7. 6. 5. 4. 3. SCALE: NTS NOTES:CURB OR PAVEMENT1. 2. 1/4" EXP. JOINT BUILDING PAD 12" SEE NOTE #6 3'-0" 4" 1/4" EXP. JOINT 1/2" EXP. JOINT CONCRETE. FOR SIDEWALKS 10' OR GREATER OR WHEN SIDEWALKS ABUT PARKING WHERE THERE IS NOT A CURB, THICKEN WALK TO 12" IN 3'. 6"5"6" 2'-6"R18"1'-3"1'-3" NOTE: ALL HANDICAPPED RAMPS SHOULD COMPLY WITH ADA REGULATIONS MODIFIED CURB RAMP SCALE: NTS 3000 PSI CONCRETE 1. 424-A SUPERPAVE BITUMINOUS CONCRETE WEARING SURFACE LAYER, 1/2" MAXIMUM AGGREGATE SIZE MIX, ELAS RANGE B (165 LB/SY) 2. 401-A BITUMINOUS TREATMENT, TYPE 'A' (0.25 GAL/SY) (IF MOISTURE CONTENT REQUIRES PRIOR TO PAVING) 3. 301-A COMPACTED GRANULAR SOIL BASE COURSE (SAND/CLAY) TYPE "A", MINIMUM 4" COMPACTED THICKNESS 4. 301-A COMPACTED GRANULAR SOIL BASE COURSE (SAND/CLAY) TYPE "A", MINIMUM 4" COMPACTED THICKNESS 5. 18" THICK GRANULAR SAND SUB-BASE MATERIAL COMPACTED TO 100% OF THE STANDARD PROCTOR (AASHTO T-99) AS DIRECTED BY THE ENGINEER. 6. STRIP EXISTING TOPSOIL, THICKNESS VARIES (SEE GEOTECHNICAL REPORT) 7. TOPSOIL FROM STOCKPILE, 4" MIN. THICKNESS 8. 6" PERFORATED UNDERDRAIN PIPE W/ SOCK (AS DIRECTED BY GEOTECHNICAL ENGINEER) SEE DETAIL. 9. UNDERCUT REQUIRED (AS DIRECTED BY GEOTECHNICAL ENGINEER) *CONTRACTOR TO REFERENCE GEOTECHNICAL REPORT FOR ADDITIONAL SOILS & COMPACTION INFORMATION. TYPICAL ROADWAY SECTION SCALE: NTS 12" 24" 1 3 12'-0" 12" 24" CENTER LINE & PROFILE GRADE LINE 1 3 12'-0" TYPE "A" GUTTER 2'-6"5'-0" SIDEWALK MAX. 1/4" PER FT. 6" SEED, FERTILIZE & MULCH 5'-0" SIDEWALK MAX. 1/4" PER FT. 6" @ 1/2" PER FT. EXISTING GROUND EXISTING GROUND TYPE "A" CURB 2'-6" SEED, FERTILIZE & MULCH 1/4" PER FT.1/4" PER FT. 76 8 5 4 3 2 6 7 8 9 REQ'D ASPHALT PAVING 1/4" 3000 PSI CONCRETE REQUIRED OVERLAPPING ASPHALT SCALE: NTS ALL SIDEWALKS SHALL BE INSTALLED BY THE DEVELOPER DURING SUBDIVISION CONSTRUCTION. 9. 10.SEE PLAN FOR LOCATION OF SIDEWALK & HANDICAP RAMPS. 11.ALL HANDICAP ACCESS AREAS SHALL COMPLY WITH ADA REGULATIONS. 12.TRUNCATED DOMES ON RAMPS ARE REQUIRED. 13.Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-6566PERFORATED UNDERDRAIN PIPE W/ SOCK COARSE GRAVEL ON AGGREGATE SHOULD BE UTILIZED IN THIS ZONE IN EXPECTED CONSTANT FLOW AREAS. SAND FILL IS SATISFACTORY IN RAINFALL LEACH ZONES. 1'-0" PLUS PIPE DIAMETER MINIMUM TYP. UNDERDRAIN SCALE: NTS 1 SIDEWALK TO HAVE MAX. CROSS SLOPE=2%, RUNNING SLOPE=5%. 14.CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 3,000 PSI. *RAMP SLOPES SHALL MEET ADA REQUIREMENTS PER ADA- TRUNCATED DOME SURFACE DOME SURFACE AREA COLORATION TO BE FEREAL COLOR #20109 12" PERFORMED EXPANSION JOINT MATERIAL 12:1 MAX SLOPE TRUNCATED DOME SURFACE PER ADA 5" THICK CONC. PAVING GUTTER VALLEY GUTTER 4" THICK CONCRETE SIDEWALK TYPICAL HANDICAP RAMP SCALE: NTS PLAN VIEW NTS A A ISOMETRIC VIEW NTS 12:1 MAX SECTION "A-A" NTS *2% MAX CROSS SLOPE, 8.3% MAX RUNNING SLOPE DRAWN: DATE:JOB No.:CONSTRUCTION DETAILS2' RJJM N.T.S. 20200822 03/18/22Skyline VillageTownhomesFairhope, Alabama 3653203/18/2022RE-SUBMITTAL TO CITY OF FAIRHOPE6" 12"COMPACTED BASE NOTE: 1. PROVIDE #6 X 18" LONG, SMOOTH DOWELS AT ALL EXPANSION JOINTS. 2. 3/4" ELASTOMERIC EXPANSION JOINTS WITH BITUMINOUS SEALANT AT INTERVALS 1" R SCALE: NTS HEADER CURB PER ACI RECOMMENDATIONS, AT ALL RADII AND AT DRAINAGE STRUCTURES. 3. CONCRETE SHALL HAVE A MINIMUM 28 DAY COMPRESSIVE STRENGTH OF 3,000 PSI. 4. LIGHT BROOM FINISH ON ALL SURFACES, ALL RADII TO BE TRUE ARCS. 5. PROVIDE (2) #4 BARS, 10' LONG, CENTERED OVER ALL TRENCH CROSSINGS. 6. PROVIDE (2) #6 X 2.5' LONG BARS TO CONNECT EXISTING AND NEW CURBS. 1/4" R 6" 6" ADJACENT PAVING FACE OF CURB SUBGRADE CROSSWALK DETAIL 6'24" _Jj ,. . J 1'--0" L SCALE, NTS ~~~~~~~~ · ... · ... · .. ·.·.· ... · .. ·.· .. ·.·.·. >< NOTE, MAKE NECESSARY ADJUSTMENTS TO STRIPING LAYOUT TO ACCOUNT FOR MEDIANS AND ISLAND STRIPING, TO MAINTAIN PARALLEL STRIPING CENTERED ON LANE LINES AND CENTER OF LANE. r l 1/ /,1// ---p:r- ____L.l:=- 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 March 18th, 2022 Hunter Simmons City of Fairhope Planning & Zoning Department 555 S Section St. Fairhope, Alabama 36532 Re: Skyline Village – SD 22.03 Multiple Occupancy Project Dear Hunter, Attached is our resubmittal package. Below are of list of items being transmitted: 1. (2) Copies of 11”x17” Revised Site Improvement Plans 2. (1) Copy of 24”x36” Revised Site Improvement Plans 3. (1) Copy of 24”x36” Revised Color-Coded Greenspace Plan 4. (1) Copy of 24”x36” Revised Landscape Plan 5. (1) Copy of 24”x36” Landscape Renderings 6. (1) Copy of 24”x36” Electrical Site Plan 7. (1) Copy of Updated Drainage Narrative 8. (1) Copy of Updated Traffic Study from Neel-Schaffer 9. (1) Copy of E9-1-1 Approval of Comments 10. A pdf of the Revised Site Improvement Plans (via email) Below please find our responses to your comments from your letter dated March 11th, 2022 (sent on March 14, 2022). See our responses in red: All buildings were reconfigured to front the internal drive. Baldwin County E9-1-1 is responsible for addressing for this parcel. Please confirm with Baldwin County E9-1-1 all buildings can be address off a singular private street (the ' loop'). The two access/egress may require a separate name, but if the buildings can be addressed off the same named 'street', I believe that is acceptable. Response: All of the buildings will be addressed from Horizon Loop. Please provide correspondence from Baldwin County E9-1-1 that addresses the above concerns, as well as the revised street names, if applicable. Response: Please see the attached correspondence with Baldwin County E9-1-1. Regarding the greenspace, by the calculations listed on the greenspace plan, it appears by removing, or reducing, the number of units in the building shown below and providing a safe pedestrian crossing the greenspace would be contiguous and be over three acres, as required by the park greenspace type. Although this is not a public road, an island at this crossing would not only provide a traffic calming measure but could also be incorporated into the pedestrian crossing. Response: The building has been removed, and a pedestrian crossing has been added to allow connectivity. Landscape islands have also been implemented into the pedestrian crossing. 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 The butterfly garden mentions "enhanced planting" but only four crepe myrtles are illustrated. In addition, other than the benches and crepe myrtles, it is unclear what the other shapes represent. Please provide a more detailed plan for this area, or, at the least, provide better labeling. Response: More detailed plantings have been added to the Butterfly Garden, refer to plan and plant schedule. Was the traffic study revised to include the intersection of Fairhope Ave and Bishop Rd? If so, please submit the revised study. Response: The traffic study was revised to include the mentioned intersection. Please see the attached updated traffic study. We received a copy of the preliminary review comments from Baldwin County dated 1/10/22. Please submit any revised reviews/comments if applicable. Response: We have responded to Baldwin County’s comments and have received no further comments. Comments from Fairhope Utilities Electric - Please confirm items below have been submitted to Fairhope Electric. Electrical site plan needed Response: Please see the attached revised Electrical Site Plan. Expected start date Response: May 4, 2022 Development will install all electric utility infrastructure and provide meter base. Response: Noted. Project needs to understand lead time on equipment 40/ 50 weeks lead time on material (transformers, cable) Response: Understood. Water & Sewer An estimate of construction costs was provided but will be recalculated at building permit to include potential revisions and material costs at that time. Response: Noted. System development charges were amended before Christmas and not included with the aid to construction estimates. Response: Noted. Gas Gas is not requested for this project. Response: There will be no gas service to this project. We anticipate these responses will satisfy your comments. If you should have any questions, please feel free to contact us. Sincerely, Larry Smith, PE lsmith@secivileng.com 9969 Windmill Rd Fairhope, Alabama 36532 251-990-6566 6+80 7+00 8+00 9+0010+0011+00 12+0013+0014+0015+00 16+00 17+00 18+00 19+00 20+00 21+00 22+00 23+0024+0024+18DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WP E R T I E S S U B CEZELL LANE 60 FT. R/W (NOT OPEN)ROLLI N G O A K S S U B MB 11 P G 188R O L L I N G O A K S S O U T H S L I D E 1 1 2 2 - B M E A D O W B R O O K U N I T i & I I M B 1 1 P G 8 1GARDEN CIR. LOT 9 N89°55'39"W 234.16'(R)SOUTH 208.83'(R)SOUTH 208.53'(R)WEST 234.16'(R) 357.76'(R)137.76'(R)220.03'(R)358.21'137.84'220.15' S89°45'16"E 1085.25'N00°04'19"E 188.60'S89°45'16"E 208.60' S89°52'53"W 1058.71'S00°11'59"W 208.59'N89°45'16"W 208.60'S00°04'19"W 188.60'N89°48'34"W 234.16'S00°10'35"W 208.81'N89°45'18"W 234.25' 64.29' 64.37'(R) 298.53'(A&R)20'20'208.60'(A&R)208.60'(A&R)1/2"CRS (SE CIVIL) 1/2"CRS (SE CIVIL) 1/2"CRS(SE CIVIL) 1"CTIFN00°06'55"E 441.22'THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 2 EAST. MAG NAIL FD. 1/2"RBF 1.07' NORTH 1/2"RBF 1/2"RBF 1/2"RBF1/2"CRF(ILLEGIBLE) 1/2"RBF 1/2"OEPF 1/2"OEPF 1 FT. SOUTH 1/2"RBF1/2"OEPF 1/2"OEPF 1.5' SOUTH1/2"OEPF2.8' SOUTH 1/4"OEPF 1 FT. SOUTH 1/2"OEPF & 5/8CRF 1.9' SOUTH 36" CMP 30" RCP 18"X29" CMP 18"CPPSOUTH 40.0'(R) S00°11'31"W 40.00'S00°11'23"W 414.28'SOUTH 414.28'(R)30.00' N89°45'16"W WEST 30.0'(R) 0+001+002+003+00 4+00 5+00 6+00 6+800+001+002+002+460+001+002+003+003+270+00 1+00 2+00 3+00 4+00 5+00 6+00 7+00 8+00 9+009+12 0+00 1+00 2+00 3+00 4+00 5+00 6+00 6+89 WET POND GREENSPACE CREDIT AREA= 0.45 AC. GREENSPACE TYPE: PARK AREA:=3.96 AC NATURAL GREEN SPACE TYPE: PARK (BUTTERFLY GARDEN, SEATING) AREA= 0.29 AC. NATURAL GREEN SPACE TYPE: PARK (DOG PARK) AREA= 0.32 AC.Skyline VillageTownhomesFairhope, Alabama 36532Civil Engineering& Surveying9969 Windmill RdFairhope, AL 36532251-990-656620002550100 50 SCALE SHEET GS 20200822 JJM DRAWN DATE SCALE JOB No. 03/18/22 1"=50'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call GREENSPACE PLANGREENSPACE CALCULATIONS (CITY OF FAIRHOPE): ACREAGE IN TOTAL TRACT: 16.56 ACRES WETLANDS: 0.00 ACRES PONDS: 1.92 ACRES ASPHALT ROADS: 1.51 ACRES NET ACREAGE: 13.13 ACRES DENSITY (NET) = 114 UNITS/13.13 ACRES: 8.68 UNITS/ACRE GREENSPACE REQUIRED (25% OF 16.56 ACRES): 4.14 ACRES GREENSPACE PROVIDED: 5.02 ACRES OPEN SPACE (GREEN SPACE) CALCULATION DENSITY: 8.68 UNITS PER ACRE REQ'D 25% OF TOTAL GROSS AREA = 4.14 ACRES WET POND = 1.50 ACRES X 0.30% = 0.45 ACRES GREEN, POOL, PLAYGROUND, ETC. = 4.57 ACRES TOTAL = 5.02 ACRES GREENSPACE - TYPE: PARK 30% WETPOND GREENSPACE CREDIT AREA AREAS NOT INCLUDED LEGEND 03/18/22RE-SUBMITTAL TO CITY OF FAIRHOPE\ __ __J_ _____________________________________________________________________________________________ ~" ---------~ ~---~ ~ -+---i-=----+ ---f-----+ ----+------+-----+----+-------t----I ~. ~ . ' . -, ...... ··. . ,___ i -t . ' . ., . , ~ I ----------------------~ ,--------- \ ' ~ ---+-------1-------I--+----I ---+----1 ----+ ----+----+-------1-------I--+----I ---'< \ I \ 1-----+----I----I ---t---1 -----+-----+-----+------I-------1--------I----I ---t---I ----+-----+------+--+ -------t-----l - ------ --------------' - ------,t11-,,,_,_ _________________ ___., 12 0 121 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 11611711 8119120 119 121122 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WACE SUB.IDE 1990-B EZELL LANE 60 FT. R/W (NOT OPEN)P.O.B.MITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITS12 3 123123 122 122122122 1 2 2 12 2 122122 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 124 122 121 120 119 118117116 115114 113112 111 110 109 108 123 121123 1246 TOWN H O M E UNITS FFE=122. 3 1 6 TOWNHOME UNITS FFE=123.53 4 TOWNHOME UNITS FFE=121.16 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 8 TOWNHOME UNITS FFE=124.15 8 TOWNHOME UNITS FFE=123.19 8 TOWNHOME UNITS FFE=122.01 8 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 4 TOWNHOME UNITS FFE=122.16 CLUBHOUSE FFE=122.50 4 TOWNHOME UNITS FFE=123.35 121 121 © 00 50'100'N O R T HScale: 1"= 50' TREE PRESEVATION PLAN1 TREE PRESERVATION NOTES TREE PROTECTION 1/4" = 1'-0" Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. 5" thick layer of mulch. Notes: 1- See specifications for additional tree protection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protection area. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" sign laminated in plastic spaced every 50' along the fence. URBAN TREE FOUNDATION © 2014 OPEN SOURCE FREE TO USE Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel posts installed at 8' o.c. 2 FX-PL-FX-TRMT-02 TREE RE M OVAL Tah:11 Trett To 8a Remov,ed ~ iahil Tree Oab~:a : QeJj ~ ~ 20 " Ca,ya lhinDine"5ils n 1, Ca,ya l~Fnolntm:ls 24" Ca,V• IRlnoloeo,I, u;• C.i111il INrnolneMls 28" carya INfooiJ)En!iis. ]I)" Carya lbfnoimmsis 32 " ear;a 1Nrno1nrmsil 36 " corv, ltlfl'\Oll'le,-sls ,., .. Cedrus •P- lA" c ...... ,p. ... COG"" •P- 22" Que-rtu.s sp. 38" Olleml> sp. 4t' QuertLJ$" sp. 2.0 " f'iriui sp. 36" IM .. , .. lA" 11,elula ... ~QMMQtt~M~ !ID'. """'" 7 """'" 2 Peco• 9 .. .,,. l """'" Pecao 5 """'fl l """'" ¼ CIN;n Cedar Cedair Oak Ook Oak Pto• Holt,, Blncll 1 41 Tren 121Dl!bru Q~@lll eta:Bil'!lala :ICU..Da!Wl 14 • 27 6 15 12 • 3 6 TREE SlJRYEY PISCI AIMER· 1. ALL TREE SURVEY INFORt.lATION HAS BEEN PROvlDED TO LANDSCAPE ARCHITECT BY S.E. Ov1L. TREE PBESFBYA]ON tBEt,1PYAI NOTES· 1. ALL TREES PROPOSED FOR REMOVAL ARE SHOWN IN A SHADE OF GRAY W/ AN NX» ON TOP, WHILE ALL TREES TO BE PRESERVED ARE SHOWN IN BLACK. Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment. 1-----------------------------------------------L....~-====~I rn landscape architecture land planning placemakin~ Foley, Alabama ,!!! P. 251.948.7181 ii t.lobMe, Alabama P. 251.344.+o23 ·•-~,. ,,.J Jackson,Mississippi .a.,:: __. -.: _..... P. 601. 790.0781 D ES I G N Peasocolc. Flccldc P. 850.203.4252 landscape architects www.was-design.com [Ni]@LJ lil@ffi! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE • Revision_, ___________ _ ~ ~ Revisions / Submissions _ ~ ~C~ITY~SU=B=MITT~AI.~------ -~ _C_ITY_SU_B_MITT_AL ______ _ _ 2.22.22 ~C~ITY~SU=B~MITT~AI.~------ -3.17.22 ~C~ITY~SU=B=MITT~AI.~------ --------------- --------------- --------------- --------------- Copyriltit 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'/ reproductions, rwisions, rnodificolions or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. WI '"""' WI Project Manager cw Prindpol 213421-004 Project No. 11.12.21 Dot, Sheel:Tltla TREE PRESERVATION & REMOVAL PLAN Sheet No. TPlOO 12 012 1 1 2 2 1 2 3 122 123 12112212311 9 120 121 122 11 6117118 119 120 1211 2 2 111 112 113 114115 120121108109108109110111112113114115116 117 118 121122 106107 108123 DYER RD 80 FT. R/W BISHOP RD. 60 FT. R/WEZELL LANE 60 FT. R/W (NOT OPEN)R OADOHPOHPOHPOHPOHPOHPOHPOHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHPP.O.B.FOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOLWWWWWWWW LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSFAIRHOPE CORP. LIMITSWET DETENTION POND 1 POND TOP=117.60 NWSE=112.00 POND BOTTOM=108.00 DHW(25-YR)=115.12 DHW(100-YR)=116.52 W W W W W W W W W W WOHP FOLFOLFOLFO LFOLFOL FOLFOLFOLFOLFOLFOL12 3 123123 122 122122122 1 2 2 12 2 122122 12 1 121 121 12 0 119117 116 115 114 113 112 111 110 109 108 123 121 121 122 123123 124 122 121 120 119 118117116 115114 113112 111 110 109 108 123 121123 1246 TOWN H O M E UNITS FFE=122 . 3 1 6 TOWNHOME UNITS FFE=123.53 4 TOWNHOME UNITS FFE=121.16 4 TOWNHOMEUNITSFFE=123.454 TOWNHOME UNITS FFE=122.76 4 TOWNHOME UNITS FFE=122.08 6 TOWNHOME UNITS FFE=121.89 6 TOWNHOME UNITS FFE=122.86 6 TOWNHOME UNITS FFE=123.82 8 TOWNHOME UNITS FFE=124.15 8 TOWNHOME UNITS FFE=123.19 8 TOWNHOME UNITS FFE=122.01 8 TOWNHOME UNITS FFE=122.864 TOWNHOMEUNITSFFE=124.166 TOWNHOMEUNITSFFE=123.446 TOWNHOME UNITS FFE=122.97 6 TOWNHOME UNITS FFE=123.19 6 TOWNH O M E UNITS FFE=122. 3 8 4 TOWNHOME UNITS FFE=122.16 CLUBHOUSE FFE=122.50 4 TOWNHOME UNITS FFE=123.35 121 121 TREES CODE QTY BOTANICAL NAME COMMON NAME CONT CAL HT REMARKS AR 14 ACER RUBRUM 'FLORIDA' FLORIDA RED MAPLE B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY IE 12 ILEX X ATTENUATA `EAST PALATKA` EAST PALATKA HOLLY B&B OR CONT 2"CAL 6` LN 16 LAGERSTROEMIA INDICA `NATCHEZ` `NATCHEZ` CRAPE MYRTLE 30 GAL 8`-10` MINIMUM 3 TRUNKS; FULL HEAD QN 69 QUERCUS NUTTALLII NUTTALL OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY QP 62 QUERCUS PHELLOS WILLOW OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY QV 13 QUERCUS VIRGINIANA SOUTHERN LIVE OAK B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY TD 9 TAXODIUM DISTICHUM BALD CYPRESS B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY UA 58 ULMUS PARVIFOLIA `DRAKE` DRAKE ELM B&B OR CONT 2"CAL 10` FULL HEAD, SPECIMEN QUALITY VA 1 VITEX AGNUS-CASTUS CHASTE TREE 15 GAL 5`-6` TREE-FORM, MIN. 3 TRUNKS, SPECIMEN QUALITY SHRUBS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS AZ 6 ALPINIA ZERUMBET 'VARIEGATA' VARIEGATED SHELL GINGER 3 GAL 42" o.c. DM2 31 DISTYLIUM 'VINTAGE JADE' VINTAGE JADE DISTYLIUM 3 GAL 48" o.c. LP4 30 LOROPETALUM CHINENSIS `BURGUNDY` BURGUNDY LOROPETALUM 3 GAL 60" o.c. AG 9 RHODODENDRON `GEORGE TABOR` GEORGE TABOR AZALEA 3 GAL 60" o.c. SHRUB AREAS CODE QTY BOTANICAL NAME COMMON NAME CONT HT W SPACING REMARKS JD 45 JUNIPERUS CHINENSIS `PARSONII` PARSON`S JUNIPER 3 GAL 30" o.c. MS 91 MISCANTHUS SINENSIS `ADAGIO` ADAGIO MAIDEN GRASS 3 GAL 42" o.c. GROUND COVERS CODE QTY BOTANICAL NAME COMMON NAME CONT HT SPACING AB2 84 AGAPANTHUS AFRICANUS `BLUE` BLUE LILY OF THE NILE 1 GAL 18" o.c. DV 62 DIETES VEGETA WHITE AFRICAN IRIS 1 GAL 24" o.c. EC 85 ECHINACEA PURPUREA PURPLE CONEFLOWER 1 GAL 18" o.c. LP3 20 LANTANA MONTEVIDENSIS PURPLE TRAILING LANTANA 1 GAL 30" o.c. PLANT SCHEDULE © 00 50'100'N O R T HLANDSCAPE PLANTING PLAN1 DISPLAY FOUNTAIN AERATOR BY SCOTT AERATOR, MODEL: DA-20, 2 HP PERIMETER REQUIREM ENTS · Se c. Z0.5-4 (SJ Ree.cl Fron•§DP. OVBtllUN Trou 1 IIM par 10 Lf POW <iii J42l0 LF• Flitqu1ttd Frontage Oven:tcwyTtHt Provided Froolng:e Overalnly TreB&: Remeining aut1Jde; Lol Pvrimetet t 11oe 001 1 HF P"''"""" <iii 21~0 .0 lF • ~quire d Punmeter Treu:: PJO\lidod Pfirimet11rT1ee r. 48 lrBBlli 71 .00•reies 78 tteH 781rHI ◄ 17 klN!!II F\laulted P11.1klno Treat: S 1,au fl~--\ I I I \ I I I I -, i I I I i i -l I 1 \ ) \ I \ ) \/ \) F'roviida d Pm king Trees: 'i lree11 Scale: 1 "= 50' 1 I I I --- 0 0 0 0 0 a 0 0 0 0 (j) 0 0 ~ ) -~--~----•---------===~------====== -~~-=--~~~-__/_ii-- /1 ; I I .// ;; I I I BUTTERFLY GARDEN W/ _ BENCH SEATING &: ENHANCED PLANTINGS 1..,- londscopeorchitecture land planning plocemoking Foley, Alabama ,!!! P. 251.948.7181 ii MobMe, Alabama P. 251.344.+o23 ·•-l,. ,,.J Jackson,Mississippi .A.: __. -.: ___. P. 601. 790.0781 D ES I G N Peasocolc. Flccldc P. 850.203.4252 landscape architects www.wos-design.com [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ ~ 0C=ITY~SU=B=MITT=AI.~----- -~ _C_ITY_SU_B_MITT_AL _____ _ _ 2.22.22 _C_ITY_SU_B_MITT_AL _____ _ _ 3.17.22 0C=ITY~SU~B~MITT~AI.~----- --------------- --------------- --------------- --------------- Copyriltlt 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'/ reproductions, rwision11, rnodificotions or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. CXX ,...,, WI Project Manager cw Prindpal 213421-004 Project No. 11.12.21 Dot, Sheel:Tltle LANDSCAPE MASTER PLAN Sheet No. LPlOO © SHRUB PLANTING1 MULTI-TRUNK TREE STAKING • • 3 PLANTING ATSHRUB AREAS. STAKING DETAIL PLANTING ATTURF AREAS. PLANT PIT DETAIL TREE PLANTING - GUY STRAP4 A A B B TYPICAL PLANT SPACING2 • • • • • • • • • • • • • • • • • • • • GENERAL PLANTING NOTES5 "-cuRB SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. FORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT t- i! GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR 365 CONSECUTIVE CALENDAR DAYS FROM SUBSTANTIAL COMPLETION OF THE WORK, AS DETERMINED BY THE PROJECT LANDSCAPE ARCHITECT. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. LANDSCAPE AREA SOIL PREPARATION PLANTING SOIL SHALL BE CREATED BY AMENDING TOPSOIL WITH THE ADDITION OF COMPOST. COMPOST TYPE SHALL BE MUSHROOM COMPOST OR DECOMPOSED PINE BARK, AND SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. COMPOST SHALL BE UNIFORMLY APPLIED OVER PLANTING BEDS AT AN AVERAGE DEPTH OF 2 INCHES AND OVER SOD AREAS AT AN AVERAGE DEPTH OF 3/4 INCH. INCORPORATE UNIFORMLY IN PLANTING BEDS TO A DEPTH OF 6 INCHES AND IN SOD AREAS TO A DEPTH OF 3 INCHES USING A ROTARY TILLER OR OTHER APPROPRIATE EQUIPMENT. PRE-PLANT FERTILIZER AND PH ADJUSTING AGENTS (E.G., LIME AND SULFUR) MAY BE APPLIED IN CON.JJNCTlON WITH COMPOST INCORPORATION, AS REQUIRED PER SOIL TEST (IF REQUESTED BY OWNER). RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. REMOVE STONES LARGER THAN 1 INCH IN ANY DIMENSION AND STICKS, ROOTS, RUBBISH, AND OTHER EXTRANEOUS MATTER AND LEGALLY DISPOSE OF THEM OFF OWNER"S PROPERTY. WATER THOROUGHLY AFTER PLANTING. 0-1-•--1-•--VJ'---------------D-El'._A_IL---FI_LE_ SET ROOTBALL CROWN 1 1 /2" HIGHER THAN THE SURROUNDING FINISHED CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANTING BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAJN PROPER FUNCTION OF DRAINAGE SYSTEMS. PLANT MATERIAL AND PLANTING 2X BALL DIA. = STAKE TO FIRST BRANCHES AS NECESSARY FOR FIRM SUPPORT WIRE SHALL NOT TOUCH OR RUB ADJACENT TRUNKS OR BRANCHES 2 STRAND 12 GAUGE GALV. WIRE TWISTED AND ENCASED IN RUBBER HOSE 6-9" FROM TOP OF STAKE. 2 WIRE SUPPORTS SHALL BE USED ON MAIN STRUCTURAL TRUNK. 2" x 2" HARDWOOD STAKES DRIVEN FIRMLY A MINIMUM OF 18" INTO THE SUBGRADE PRIOR TO BACKFILLING. 3" MULCH TRENCH EDGE, RE: DETAIL FINISHED GRADE AT LAWN. GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. KEEP MULCH 2" -3" FROM BASE OF TREE. PLANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT ANY TIME. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PLANTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICAN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PLANT A MINIMUM OF 24" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ 3" DEPTH PINE BARK □ 4" DEPTH SHREDDED HARDWOOD MULCH ~ 3" DEPTH LONG LEAF PINESTRAW, SETTLED TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE ~---SPECIFIED PLANTING MIX. REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. WATER AND TAMP TO ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION REMOVE AIR POCKETS. SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 0 NOT TO SCALE 329399-04 Of-1/_2 __ -_-1-·--o-----------------3-29-3-43 ___ 0_1 O-1-.-_-1-·--0-.---------------32_9_3-43-.2-6 ___ 0_2 Of-1.---1-.-----------------3-29-3-99 ___ 0_1 landscape architecture land planning placemaking Foley, Alabama ,!!! P. 251.948.7181 ii ~obMe, Alabama P. 251.344.+o23 ·•-l .. ,...J Jackson,Mississippi .A.: __. -.: ....... P. 601. 790.0781 D ES I G N Peasocolc. Flccldc P. 850.203.4252 landscape architects www.wos-design.cam [Ni]@LJ li'@ffi!~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RINision_, ___________ _ ~ ~ Revisions / Submissions _ ~ ~C~ITY~SU=B=MITT~AI.~------ -~ _C_ITY_SU_B_MITT_AL ______ _ _ 2.22.22 ~C~ITY~SU=B~MITT~AI.~------ -3.17.22 ~C~ITY~SU=B=MITT~AI.~------ --------------- --------------- --------------- --------------- Copyriltlt 2021 WAS Design Inc. These documents and their contents ore the property of WAS Design. M'/ reproductions, rwision11, modifications or use of these documents without the expresswrittenconsentofWISDeoginisprohibitedbylaw. WI ,...,, WI Project Manager cw Prindpal 213421-004 Project No. 11.12.21 Dot, Sheel:Tltle LANDSCAPE PLANTING DETAILS Sheet No. LP500 SCHEMATIC DESIGN 03.17.22Skyline Village - Fairhope, Alabama Page 1 of 2 Project Number: 213421-004 LEGEND A ENTRY B AMENITY AREA CLUBHOUSE/POOL C TRAIL D PARKING E PONDS F DOG PARK G PLAYGROUND H BUTTERFLY GARDEN 0 25 50 100N Scale: 1”= 50’ A A B C C E D H G F D D D D D MASTER PLAN 1” = 50’ 6 ~ SCHEMATIC DESIGN 03.17.22Skyline Village - Fairhope, Alabama Page 2 of 2 Project Number: 213421-004 AMENITY ENHANCED VIEWS DRAINAGE NARRATIVE AND CALCULATIONS SKYLINE VILLAGE TOWNHOMES Prepared By: Civil Engineering & Surveying PROJECT NUMBER: 20200822 ENGINEER'S CERTIFICATE I, the undersigned, a Registered Professional Engineer in the State of Alabama holding Certificate Number 26348, hereby certify that I have reviewed the design herein which was done under my direct control and supervision and that, to the best of my professional knowledge and to the best of my belief, conforms to the requirements of the Fairhope Subdivision Regulations and to all other rules, re lati ns, laws, and inances applicable to March 18, 2022 MAINTENANCE STATEMENT The owner will be required to maintain any and all stormwater facilities and structures located outside of the publicly accepted right-of-way. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 Table of Contents General Information ......................................................................................................................1 Hydraulic Analysis .........................................................................................................................1 Summary of Results .......................................................................................................................2 Water Quality Calculations ..........................................................................................................3 TSS Removal ..................................................................................................................................3 Downstream Analysis ....................................................................................................................3 Appendix A ....................................................................................................................................... Vicinity & Drainage Maps .................................................................................................... Appendix B ....................................................................................................................................... HydroCAD Report ................................................................................................................. Appendix C ....................................................................................................................................... StormCAD Report Tables ...................................................................................................... Appendix D ....................................................................................................................................... Soil Information ..................................................................................................................... 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 1 | P a g e PROJECT DESCRIPTION Skyline Village Townhomes is a proposed one hundred sixteen (114) townhome multiple occupancy project located in Fairhope, Alabama and Baldwin County jurisdiction. The project site contains approximately 16.58 acres, and is located at the SW intersection of Dyer Rd and Bishop Rd. The existing terrain of the site consists of two (2) drainage basins. The first basin drains from the west side of the property to the north east where it enters an existing drainage channel that crosses under Bishop Road where it will eventually drain to a UT to Fly Creek. The second basin is located at the southwest corner of the site where it exits the property into an existing private pond located on an adjacent property owner’s property. The elevations range from 124’ to 107’. The site consists of grass pasture land. A map showing the vicinity can be seen in Appendix A. Water will be collected in a series of inlets and underground drainage. The underground drainage will discharge into one (1) proposed wet pond at the northeast corner of the property before discharging into the existing drainage channel. PROPOSED HYDRAULIC ANALYSIS The SCS method for runoff estimation was used to develop the detention calculations for the project. NOAA has published intensity curves specific to this area and the 2, 5, 10, 25, 50 and 100-year, 24-hour storm events were utilized in the drainage calculations for this site. The existing GIS contours along with field verified elevations for the area are used to determine the size of the drainage basin. A copy of the Drainage Map can be found in Appendix A. The drainage basin area is then plotted on the USDA Web Soil Survey to determine the soil characteristics. Soil surveys are made to provide information about the soils within the drainage area. They include a description of the soil types, their location, and tables that show soil properties and limitations affecting various uses. TR-20 presents a simplified procedure for estimating runoff and peak discharges in small watersheds. Using this procedure, the SCS Curve number method along with the information gained in the soil report, runoff is able to be estimated. The soil information for the site can be found in Appendix D. The time of concentration (Tc) was also necessary for the flow estimate. This value was estimated by using the SCS Method for sheet flow and shallow concentrated flow. HydroCAD utilizes the composite runoff curve number and the area of the drainage basin to determine the outflow of the drainage basin. A twenty-four-hour rainfall intensity for a two, five, ten, twenty-five, fifty, and one-hundred-year return storm event was applied to the drainage areas to determine the flow. The software was used to determine the flow exiting the drainage basin and entering the proposed detention pond for pre- and post-development scenarios. HydroCad analysis for the site can be found in Appendix B. StormCAD was used to analyze the closed drainage systems for the proposed project. Curbs and gutters channel storm water from the roadways; the storm water is then collected into wing inlets and yard inlets, which eventually is piped to the proposed stormwater ponds. Pond outfall structures will be installed in the pond and discharge into the existing discharge point at a controlled rate less than the pre-developed rate. StormCAD analysis for the site can be found in Appendix C. According to our post developed calculations, there will be no adverse effects from our development. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 2 | P a g e SUMMARY OF RESULTS Analysis determined that the proposed detention pond is adequate to effectively handle and store the peak post-development flows observed during a two, five, ten, twenty-five, fifty, and one-hundred-year return events. Please see HydroCad summary in Appendix B showing the pre-developed flow rates and post- developed flow rates for the 2, 5, 10, 25, 50 & 100-year storm events and the associated high-water elevations. A brief summary of the pre vs. post development discharge rates for the project may be seen below. FLOW RATES TO SW CORNER (cfs) PRE POST 2 YEAR 3.36 1.05 5 YEAR 4.85 1.51 10 YEAR 6.30 1.96 25 YEAR 8.63 2.69 50 YEAR 10.65 3.31 100 YEAR 12.85 4.00 FLOW RATES TO NE CORNER (cfs) PRE POST HW (POND) 2 YEAR 32.73 25.48 5 YEAR 47.60 35.99 10 YEAR 61.74 45.94 25 YEAR 83.78 57.69 115.12’ 50 YEAR 103.63 61.34 100 YEAR 125.53 65.21 116.52’ POND TOP 117.60’ 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 3 | P a g e WATER QUALITY CALCULATIONS A = Area of the Site = 16.56 acres I = Percentage of Imperviousness = 45.41% P = Rainfall treatment depth = 1.8 inches Rv = Runoff coefficient WQv = Water quality treatment volume Rv = 0.015 + 0.0092I = 0.015 + 0.0092 (45.41) = 0.433 WQv = P * Rv * A/12 = 1.8 inches * 0.433 * 16.56 / 12 = 1.076 ac-ft = 46,870 ft3 The water quality volume is provided within the Wet Pond Storage of Pond 1. Pond 1: The primary overflow orifice for the pond is set at an elevation of 112.00. The volume of the wet pond between an elevation of 108.00 (pond bottom) and 112.00 (overflow orifice) is 204,913 ft3. The total water quality volume provided within the wet pond is 204,913 cubic feet of storage which is greater than the 46,870 cubic feet required. TSS REMOVAL The total suspended solids will be treated by the wet pond. Per the Subdivision Regulations, wet ponds have an 80% TSS removal efficiency. DOWNSTREAM ANALYSIS The site discharges into a culvert that goes underneath Bishop and Dyer Road. Once the water leaves our site it enters a larger drainage basin that spans about 183.38 acres. With our site only containing 16.56 acres, no downstream analysis is needed due to our site being less than 10%, (9.03%), of the overall drainage basin. TRAFFIC IMPACT ANALYSIS for Skyline Village Revised Final Report March 2022 Prepared by: 1-L NEEL'•t•-SCHAFFER ,... - SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec1_intro.doc TABLE OF CONTENTS Section ....................................................................................................................................................... Page No. Section 1 Introduction ................................................................................................... 1 - 1 Figure 1.1 Project Location Map ........................................................................ 1 - 2 Section 2 Existing Conditions ......................................................................................... 2 - 1 2.1 US Highway 98 ........................................................................................................... 2 - 1 2.2 Dyer Road .................................................................................................................. 2 - 1 2.3 Bishop Road ............................................................................................................... 2 - 1 2.4 Gayfer Road Extension .............................................................................................. 2 - 1 2.5 Fairhope Avenue ........................................................................................................ 2 - 1 2.6 Intersection of US Highway 98 and Dyer Road ........................................................... 2 - 2 2.7 Intersection of Dyer Road and Bishop Road ............................................................... 2 - 2 2.8 Intersection of Gayfer Road Extension and Bishop Road ........................................... 2 - 2 2.9 Intersection of Fairhope Avenue and Bishop Road ..................................................... 2 - 2 Section 3 Evaluation of Existing Conditions ................................................................... 3 - 1 3.1 Existing Traffic Volumes ............................................................................................. 3 - 1 Figure 3.1 Existing Traffic Volumes .................................................................... 3 - 2 3.2 Basis of Analysis ........................................................................................................ 3 - 1 3.3 US Highway 98 and Dyer Road .................................................................................. 3 - 3 Figure 3.2 Existing Intersection Level-of-Service ............................................... 3 - 3 3.4 Dyer Road and Bishop Road ...................................................................................... 3 - 3 Figure 3.3 Existing Intersection Level-of-Service ............................................... 3 - 3 3.5 Gayfer Road Extension and Bishop Road .................................................................. 3 - 3 Figure 3.3 Existing Intersection Level-of-Service ............................................... 3 - 4 3.6 Fairhope Avenue and Bishop Road ............................................................................ 3 - 4 Figure 3.4 Existing Intersection Level-of-Service ............................................... 3 - 4 Section 4 Proposed Development .................................................................................. 4 - 1 4.1 Proposed Site ............................................................................................................. 4 - 1 Figure 4.1 Proposed Site Plan .............................................................................. 4 - 2 4.2 Trip Generation .......................................................................................................... 4 - 3 Table 4.1 Trip Generation ................................................................................... 4 - 3 Figure 4.2 Site Traffic Assignment ........................................................................ 4 - 4 4.3 Non-Site Traffic Forecast ............................................................................................ 4 - 5 Table 4.2 Historical Daily Traffic Volumes ........................................................... 4 - 5 4.4 Year 2024 Total Traffic ............................................................................................... 4 - 5 Figure 4.3 2024 Non-Site Traffic........................................................................... 4 - 6 Figure 4.4 2024 Total Traffic ................................................................................ 4 - 7 4.5 Year 2024 Traffic Analysis .......................................................................................... 4 - 8 SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec1_intro.doc Table 4.3 Year 2024 Non-Site Traffic Level-of-Service ........................................ 4 - 8 Table 4.4 Year 2024 Total Traffic Level-of-Service.............................................. 4 - 8 Section 5 Recommendations and Conclusions ............................................................... 5 - 1 5.1 Auxiliary Lane Warrants ............................................................................................. 5 - 1 5.2 Conclusions ................................................................................................................ 5 - 1 Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 HCS Analysis Year 2024 HCS Analysis Auxiliary Lane Warrant Sheets SKYLINE VILLAGE BALDWIN COUNTY, AL 1 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec1_intro.doc Section 1 Introduction This report summarizes the findings of the traffic analysis performed by Neel-Schaffer, Inc. as requested by TerraCore Development Services, LLC for the construction of the Skyline Village Development. The project site is along in the southwest corner of Dyer Road and Bishop Road in Baldwin County, Alabama. Development of the site is planned to include the construction of a 118-unit townhome complex. The purpose of this analysis is to estimate the trip generation potential for the project site and evaluate the impact of the site traffic on adjacent roadways and intersections. Based on these impacts, recommended improvements were evaluated to mitigate traffic concerns as they relate to the site development, if required. To analyze the related impact to the surrounding area, existing roadway capacity and non-site traffic levels-of-service were also evaluated. SKYLINE VILLAGE BALDWIN COUNTY, AL 2 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec2_Xconditions.doc Section 2 Existing Conditions The project site is located in the southwest corner of the intersection of Dyer Road and Bishop Road. Currently, the proposed site is occupied by a single family residence. Direct access to the property is limited to Dyer Road and Bishop Road. The study area is comprised of four adjacent existing intersections: US Highway 98 with Dyer Road, Dyer Road with Bishop Road, Gayfer Road Extension with Bishop Road, and Fairhope Avenue with Bishop Road. 2.1 US Highway 98 US Highway 98 is a divided four-lane roadway. US Highway 98 has a typical section that consist of four 12-foot lanes with an 8-foot paved shoulder and open ditches in the vicinity of the proposed site. US Highway 98 is functionally classified as a principal arterial and has a posted speed limit of 50 miles per hour near the proposed project site. In 2020, the Alabama Department of Transportation indicated an ADT of 25,408 vehicles per day on US Highway 98 north of Dyer Road. 2.2 Dyer Road Dyer Road is an undivided two-lane roadway. Dyer Road has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Dyer Road is not a functionally classified roadway and has a posted speed limit of 35 mph. 2.3 Bishop Road Bishop Road is an undivided two-lane roadway. Bishop Road has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Bishop Road is not a functionally classified roadway and has a posted speed limit of 25 mph. 2.4 Gayfer Road Extension Gayfer Road Extension is an undivided two-lane roadway. Gayfer Road Extension has a typical section that consist of 10-foot travel lanes with an open drainage system in the vicinity of the proposed site. Gayfer Road Extension is functionally classified as a major collector and has a posted speed limit of 35 mph. In 2020, the Alabama Department of Transportation indicated an ADT of 4,814 vehicles per day on Gayfer Road Extension west of Bishop Road. 2.5 Fairhope Avenue Fairhope Avenue is an undivided two-lane roadway. Fairhope Avenue has a typical section that consist of 11-foot travel lanes with an open drainage system in the vicinity of the proposed site. Fairhope Avenue is functionally classified as a minor arterial and has a posted speed limit of 25 mph. In 2020, the Alabama Department of Transportation indicated an ADT of 9,914 vehicles per day on Fairhope Avenue east of Bishop Road. SKYLINE VILLAGE BALDWIN COUNTY, AL 2 - 2 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec2_Xconditions.doc 2.6 Intersection of US Highway 98 and Dyer Road The intersection of US Highway 98 and County Road 65 is currently an unsignalized intersection with Dyer Road being stop controlled. The northbound and southbound approaches widen to provide a dedicated left turn lane. The eastbound and westbound approaches are single-lane approaches. 2.7 Intersection of Dyer Road and Bishop Road The intersection of Dyer Road and Bishop Road is currently an unsignalized intersection with Bishop Road being stop controlled. All approaches to the intersection are single-lane approaches. 2.8 Intersection of Gayfer Road Extension and Bishop Road The intersection of Gayfer Road Extension and Bishop Road is currently an unsignalized intersection with Bishop Road being stop controlled. All approaches to the intersection are single-lane approaches. 2.9 Intersection of Fairhope Avenue and Bishop Road The intersection of Fairhope Avenue and Bishop Road is currently an unsignalized intersection with Bishop Road being stop controlled. All approaches to the intersection are single-lane approaches. SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc Section 3 Evaluation of Existing Conditions 3.1 Existing Traffic Volumes The project area for this analysis includes the unsignalized intersections of US Highway 98 with Dyer Road, Dyer Road with Bishop Road, Gayfer Road Extension with Bishop Road, and Fairhope Avenue with Bishop Road. Eight-hour turning movement counts were conducted at the existing study intersections in October 2021 and February 2022. The AM and PM peak hour traffic volumes for the intersections are shown graphically in Figure 3.1. 3.2 Basis of Analysis From a performance perspective, the effective operation of an intersection is evaluated based on the delay, turning movement volumes, traffic composition and roadway geometrics. The methodology utilized in this analysis is based on the Highway Capacity Manual, 6th Edition. Intersection level-of-service is based on delay per vehicle (in seconds). The level-of-service, as outlined in the Manual, is reported as a letter designation of LOS A through F (A is the least delay and F is the most delay). The delay range for signalized and unsignalized intersections (both four-way and two-way) is as follows: Signalized Intersections Unsignalized Intersections LOS Delay (s/veh) LOS Delay (s/veh) A ≤ 10 A ≤ 10 B > 10 – 20 B > 10 – 15 C > 20 – 35 C > 15 – 25 D > 35 – 55 D > 25 – 35 E > 55 – 80 E > 35 – 50 F > 80 F > 50 The Highway Capacity Software was used to evaluate the existing peak hour volumes at the unsignalized intersections of US Highway 98 with Dyer Road, Dyer Road with Bishop Road, Gayfer Road Extension with Bishop Road, and Fairhope Avenue with Bishop Road. SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc 3.4 US Highway 98 and Dyer Road The US Highway 98 and Dyer Road intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.2. This analysis is based on an unsignalized intersection with Dyer Road being stop controlled. Figure 3.2 – Existing Intersection Level-of-Service US Highway 98 and Dyer Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. 3.5 Dyer Road and Bishop Road The Dyer Road and Bishop Road intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.3. This analysis is based on an unsignalized intersection with Bishop Road being stop controlled. Figure 3.3 – Existing Intersection Level-of-Service Dyer Road and Bishop Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. 3.6 Gayfer Road Extension and Bishop Road The Gayfer Road Extension and Bishop Road intersection levels-of-service, based on the Year 2021 traffic volumes, are illustrated in Figure 3.4. This analysis is based on an unsignalized intersection with Bishop Road being stop controlled. Level of Service A B C D E F Delay (seclveh) 1-10 11 -15 16-25 26-35 36-50 >50 Northbound Southbound Eastbound Westbound I AM Peak PM Peak Level of Service B C D E F Delay (seclveh) 11-15 16-25 26-35 36-50 >50 Northbound Eastbound Westbound I AM Peak PM Peak SKYLINE VILLAGE BALDWIN COUNTY, AL 3 - 4 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec3_Xanalysis.doc Figure 3.4 – Existing Intersection Level-of-Service Gayfer Road Extension and Bishop Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. 3.7 Fairhope Avenue and Bishop Road The Fairhope Avenue and Bishop Road intersection levels-of-service, based on the Year 2022 traffic volumes, are illustrated in Figure 3.5. This analysis is based on an unsignalized intersection with Bishop Road being stop controlled. Figure 3.5 – Existing Intersection Level-of-Service Fairhope Avenue and Bishop Road Overall, the intersection operates with acceptable levels-of-service during the AM and PM peak hour. The southbound approach operates with a LOS E which is considered to be near capacity. The peak hour of this intersection is directly tied to Fairhope East Elementary School. Level of Service C D E F Delay (seclveh) 16-25 26-35 36-50 >50 Northbound Southbound Eastbound Westbound I AM Peak PM Peak Level of Service A C D E F Delay (seclveh) 16-25 26-35 36-50 > 50 Northbound 5+ sec/veh 25+ sec/veh Southbound 34 sec/veh 42 sec/veh Eastbound Westbound I AM Peak PM Peak SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc Section 4 Proposed Development 4.1 Proposed Site The site is currently planned to be developed with a 118-unit townhome development. The proposed development is planned to have full access to Dyer Road and Bishop Road. Figure 4-1 illustrates the proposed site plan for this development. SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 3 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.2 Trip Generation The trip generation of the townhome development was developed using the trip rates contained in the Institute of Transportation Engineers Trip Generation, 11th Edition. The site traffic was assigned based on the demographic distribution in the study area and on the roadways that provide access to the project site. The trip generation calculations for the proposed site traffic are shown in Table 4.1. Table 4.1 – Trip Generation Daily AM Peak Hour PM Peak Hour Land Use Intensity Trips Total In Out Total In Out Multifamily Housing (Low-Rise)118 Dwelling Units 832 59 14 45 71 45 26 Total 832 59 14 45 71 45 26 Daily Traffic Generation Multifamily Housing (Low-Rise)[ITE 220]=T = 6.41*(X) + 75.31 AM Peak Hour Traffic Generation Multifamily Housing (Low-Rise)[ITE 220]=T = 0.31*(X) + 22.85 ; (24%in/76%out) PM Peak Hour Traffic Generation Multifamily Housing (Low-Rise)[ITE 220]=T = 0.43(X) + 20.55 ; (63%in/37%out) T - Trips Source: ITE Trip Generation, 11th Edition The estimated site traffic volumes are illustrated in Figure 4.2. ,--NTS ~ .,,,, LEGEND , 4(11) XX -AM PEAK HWY 98 (XX) -PM PEAK 201/. ---251/. _._ -STOP SIGN ----, ---r-- 101/. TOTAL IN OUT AM 59 14 45 0 0::: w z PM 71 45 26 0::: > 0 w <( ->- (./') Cl w z a... w 0 I- :::r:: X 0::: w --<( 0::: --LL w -LL '<:I" >-~ <( <..'.) ► (7)11J L4(3) L 9(5) ---a, ... a, ~ 11(7) --◄• 7(4) TE 14(7) ~ N N ~ ~ ◄ BISHOP RD. ~ -.- ► 151/. ► I (34)10J ► (11)4~ '<:I" -'<:I" - 301/. 1-L NEEL-SCHAFFER SKYLINE VILLAGE FIGURE .... Solu1:ions you can build upon SITE TRAFFIC ASSIGNMENT ~.2 - SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 5 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.3 Non-Site Traffic Forecast A review of the historical 24-hour daily traffic volumes from ALDOT traffic counts was conducted to see the historical impacts of traffic growth on the roadways adjacent to the project site. The comparison of traffic volumes is provided in Table 4.2. Table 4.2 – Historical Daily Traffic Volumes Year Location Bishop Rd – S of Gayfer 2020 2,284 2019 2,399 2018 2,352 2017 2,350 2016 2,350 3-Year Annual Growth Factor (excludes Year 2020) 0.69% The historic counts show a slight increase in traffic volumes from 2016. Year 2020 was discarding due to possible COVID-19 impacts. The 3-Year growth factor was 0.69% from 2016- 2019. A 1.00% compounded annual growth rate was used to forecast the non-site traffic for the Year 2024. Figure 4.3 illustrates the Year 2024 Non-Site Traffic Volumes. 4.4 Year 2024 Total Traffic Site generated traffic volumes were added to non-site traffic volumes to arrive at total (Year 2024) traffic volumes. Figure 4.4 illustrates the Year 2024 total traffic volumes. SKYLINE VILLAGE BALDWIN COUNTY, AL 4 - 8 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec4_Panalysis.doc 4.5 Year 2024 Traffic Analysis An analysis of the Year 2024 Non-Site and Total traffic volumes was conducted using the information provided in the Highway Capacity Manual, Sixth Edition. The lane geometry and traffic control for the total traffic analysis includes the existing roadway geometrics. The results of the analysis are shown in Table 4.2 and Table 4.3. Table 4.3 – Year 2024 Non-Site Traffic Level-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total US Hwy 98 / Dyer Rd AM A – 1 A – 1 A B – 15 - PM A – 1 A – 1 A C – 16 - Dyer Rd / Bishop Rd AM A – 9 - A A – 4 - PM A – 9 - A A – 3 - Gayfer Rd Ext / Bishop Rd AM C – 17 C – 17 A – 1 A – 2 - PM B – 14 B – 18 A – 1 A – 1 - Fairhope Ave / Bishop Rd AM C – 15 E – 37 A – 1 A – 1 - PM D – 27 E – 46 A – 1 A – 1 - Table 4.4 – Year 2024 Total Traffic Level-of-Service Unsignalized Intersection Peak Hour Level-of-Service – Delay (sec/veh) Northbound Southbound Eastbound Westbound Total US Hwy 98 / Dyer Rd AM A – 1 A – 1 A C – 16 - PM A – 1 A – 1 A C – 16 - Dyer Rd / Bishop Rd AM A – 9 - A A – 4 - PM A – 9 - A A – 3 - Gayfer Rd Ext / Bishop Rd AM C – 18 C – 19 A – 1 A – 2 - PM C – 15 C – 19 A – 1 A – 1 - Dyer Rd / Driveway 1 AM A – 9 - A A – 1 - PM A – 9 - A A – 1 - Bishop Rd / Driveway 2 AM A – 1 A A – 9 - - PM A – 3 A A – 9 - - Fairhope Ave / Bishop Rd AM C – 15 E – 40 A – 1 A – 1 - PM D – 27 E – 46 A – 1 A – 1 - All intersections are anticipated to operate at acceptable levels-of-service with the construction of the Skyline Village Development. The southbound approach of Bishop Road to Fairhope Avenue is anticipated to operate with LOS E with or without the development. This intersection has a peak hour that is in direct correlation with Fairhope East Elementary School. L_J L_J L_J L_J SKYLINE VILLAGE BALDWIN COUNTY, AL 5 - 1 Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec5_Precom.doc Section 5 Recommendations and Conclusions 5.1 Auxiliary Lane Warrants The traffic volumes at the intersections of Gayfer Road Extension with Bishop Road, Fairhope Avenue with Bishop Road, Dyer Road with Driveway 1, and Bishop Road with Driveway 2 were evaluated to determine if the warrants outlined in the National Cooperative Highway Research Program (NCHRP) Report 457, Evaluating Intersection Improvements: An Engineering Study Guide are anticipated to be met for constructing auxiliary turn lanes. Report 457 contains graphical illustrations of the volume requirements for auxiliary lane warrants. The threshold volume requirements for installation of a left turn lane utilize a combination of the left turning volume, the through traffic that would be behind the left turning volume (VA), and the opposing volume of traffic (VO) that could conflict with the left turning vehicles. The right turning traffic utilizes the advancing volume and right turning volume. The auxiliary lane warrants were evaluated using the 2024 total traffic volumes at the intersections of Gayfer Road Extension with Bishop Road, Fairhope Avenue with Bishop Road, Dyer Road with Driveway 1, and Bishop Road with Driveway 2. Based on anticipated traffic volumes auxiliary turn lanes are not warranted at the study intersections. 5.2 Conclusions The development of the project site with a 118-unit townhome development is not anticipated to create capacity related deficiencies at the study intersections. In addition, auxiliary turn lanes were not warranted at the study intersections or proposed driveways. SKYLINE VILLAGE BALDWIN COUNTY, AL Neel-Schaffer, Inc. Mobile, Alabama M:\Projects\NS-16671 Skyline Village TIA\Report\Sec5_Precom.doc Appendix Year 2021 Existing Traffic Volumes Peak Hour Volumes and Trip Distribution Year 2021 HCS Analysis Year 2024 HCS Analysis Auxiliary Lane Warrant Sheets 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com     December 11, 2020    Jeremy Friedman  Katapult Properties  19940 State Hwy 181  Fairhope, AL  36532    Re: Wetland Assessment Report  8400 Dyer Road, Baldwin County, AL   WSI Project 2020‐847    Dear Mr. Friedman,    As requested, Wetland Sciences, Inc. has completed a field wetland assessment on 8400 Dyer Road in  Baldwin County, Alabama.  The Baldwin County property appraiser identifies the property with the  following parcel ID’s: 05‐46‐02‐09‐0‐000‐011.000 and 05‐46‐02‐09‐0‐000‐011.002.    The purpose of performing the wetland assessment was to assess if wetlands or Waters of the United  States (WOTUS) are present and, if so, to identify the boundaries.  The wetland delineation was  performed in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual, the 2012  Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic & Gulf Coast  Supplement (2010).  According to both U.S. Army Corps of Engineers (USACE) guidelines, wetlands  generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland  hydrology.    Desktop Review     Prior to performing the delineation, several map and aerial photograph resources were reviewed to assist  with identifying potential WOTUS and wetland areas at the site.  Each source of data is described in detail  below.     Natural Resource Conservation Service Soil Survey     WSI reviewed the Natural Resources Conservation Service (NRCS) on‐line Web Soil Survey (WSS) to  identify soil types in the vicinity of the site (Exhibit A).  The property is comprised of Carnegie very fine  sandy loam, Faceville fine sandy loam, Grady soils, Local alluvial land, Marlboro very fine sandy loam and  Savannah very fine sandy loam.       Carnegie very fine sandy loam consists of deep, well‐drained soils that are medium acid or strongly acid.  The soils developed in sandy clay loam to sandy clay on uplands of the Coastal Plain. Their slope ranges  from 0 to 12 percent, but in most places, it is between 2 and 8 percent.      ----~--~ ', -_ __y ~i INCORPORATED 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com The Faceville series consists of deep, well drained soils that are very strongly acid.  The soils developed in  unconsolidated loam to sandy clay loam and are on uplands of the Coastal Plain.  Slopes range from 0 to 8  percent, but in most places are between 0 to 5 percent.     The Grady series consists of poorly drained, slowly permeable soils in upland depressions but are also  along drains of the Southern Coastal Plain.  These soils formed in clayey marine sediments. Typically, they  are in depressions but are also along drains. Slopes range from 0 to 2 percent.    Local Alluvial land consists of sediments that have been carried by small streams that flow out of tiny  drainage basins.  In place it consists of nearly homogeneous rock and soil material that have been  deposited at the base of slopes.  The deposits are too recent for soil profile to have developed.    The Marlboro series consists of deep, well‐drained soils that are medium acid to very strongly acid.  The  soils developed in thick loam and sandy clay on uplands of the Coastal Plain.  Their slope ranges from 0 to  5 percent, but in most places it is between 0 to 2 percent.    The Savannah series consists of very deep, moderately well drained, moderately slowly permeable soils  on uplands and terraces in the Southern Coastal Plain. They formed in loamy marine or fluvial terrace  deposits.    These soils have a hydric rating between 5% ‐ 15%, with the exception of Grady soils which have a hydric  rating of 85% (Exhibit B).  This rating indicates the percentage of map units that meet the criteria for  hydric soils. Map units are composed of one or more map unit components or soil types, each of which is  rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small  areas of minor nonhydric components in the higher positions on the landform, and map units that are  made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower  positions on the landform. Each map unit is rated based on its respective components and the  percentage of each component within the map unit.      Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as soils that formed  under conditions of saturation, flooding, or ponding long enough during the growing season to develop  anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are  either saturated or inundated long enough during the growing season to support the growth and  reproduction of hydrophytic vegetation.     The NTCHS definition identifies general soil properties that are associated with wetness. In order to  determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information,  such as information about the depth and duration of the water table, is needed. Thus, criteria that  identify those estimated soil properties unique to hydric soils have been established (Federal Register,  2002). These criteria are used to identify map unit components that normally are associated with  wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy"  (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey  Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be  considered hydric, they should exhibit certain properties that can be easily observed in the field. These  visible properties are indicators of hydric soils. The indicators used to make onsite determinations of  hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasilas, 2006).      3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Aerial Photograph    WSI reviewed aerial photographs to identify suspected wetland areas on the site and to determine  changes in wetland areas over time.  Our review of the aerial photographs did not suggest any wetland  resources within the subject property (Exhibit C).      National Wetland Inventory Map    The US Fish and Wildlife Service (FWS) is the principal US Federal agency tasked with providing  information to the public on the status and trends of our Nation's wetlands. The US FWS National  Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the  abundance, characteristics, and distribution of US wetlands.  Prior to our field inspection of the property,  Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service’s National Wetland Inventory Data  (Exhibit D).  The NWI map suggests the property is comprised entirely of uplands.      Field Review     The desktop review was followed by a pedestrian survey.  I personally inspected the property on   December 10, 2020.  I used technical criteria, field indicators, historic aerial photographs, and other  sources of information to assess the site.  The evaluation methods followed the routine on‐site  determination method referenced in the 1987 USACE Manual and 2010 Atlantic and Gulf Coast Regional  Supplement.    Wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland  hydrology.  The techniques for evaluating the plant community, soils, and hydrology are described in the  following sections.     Hydric Soils Assessment     Several soil test holes were evaluated in an attempt to identify field indications of hydric soils. WSI utilized  the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to  determine whether soils within the site are considered hydric.  It was determined during the desktop  review that the soils within the subject property had a hydric rating between 5% ‐ 15%.  A specific area is  not necessarily considered to have hydric soils because it is dominated by soils on a hydric soils list.   Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators.  During our field inspection of the property, we did not identify any hydric soil indicators within the  subject property.     Wetland Hydrology Assessment     Visual indicators of wetland hydrology were evaluated.  Examples of primary wetland hydrology indicators  include, but are not limited to, surface water, high water table, soil saturation, water marks, sediment  deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave  surface, and water‐stained leaves.  If at least one primary or two secondary indicators are observed, the  data point location was considered to have wetland hydrology.  No wetland hydrologic indicators were  noted within the subject property.      3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Field Identification of Wetlands   During the site inspection, Wetland Sciences, Inc. did not identify any wetlands within the subject property that would fall within the regulatory jurisdiction of the US Army Corps of Engineers (Corps) under 33 CFR 320‐330.  It is our opinion, that the entire parcel is comprised of uplands.   Please be advised, the information presented within this report represents the professional opinion of the scientist that performed the work and is intended to furnish the client with a rough approximation of the status of wetland resources on the site under consideration.  It is the responsibility of the regulatory  agencies to verify our approximation before this determination can be considered legally binding.      Finally, I have included a statement of our firm for services rendered and expenses incurred associated with  this effort.  If you find this statement in order, please place it in line for payment.  If you have any questions,  please do not hesitate to contact me at (850) 453‐4700.     Respectfully,  WETLAND SCIENCES, INC.  Craig D. Martin M.S.  Sr. Scientist (j Exhibit A USDA NRCS Soils Map Soil Map—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 1 of 33378100337815033782003378250337830033783503378400337810033781503378200337825033783003378350415370415420415470415520415570415620415670415720415770415820 415370 415420 415470 415520 415570 415620 415670 415720 415770 415820 30° 32' 6'' N 87° 52' 56'' W30° 32' 6'' N87° 52' 38'' W30° 31' 56'' N 87° 52' 56'' W30° 31' 56'' N 87° 52' 38'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,160 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. USDA = MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Baldwin County, Alabama Survey Area Data: Version 12, May 29, 2020 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Feb 6, 2015—Feb 7, 2015 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 2 of 3 § □ (I D (b 'C1 {j □ .... ~ 181 ,,,....., • +-H ◊ ~ X ~ . .. ~ 0 ~ A. • ~ 0 0 V + .... . . 0 J, p USDA = Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI CgC2 Carnegie very fine sandy loam, 5 to 8 percent slopes, eroded 3.4 20.6% FaA Faceville fine sandy loam, 0 to 2 percent slopes 0.7 4.5% Gr Grady soils 0.1 0.5% Lv Local alluvial land 1.8 10.9% MrA Marlboro very fine sandy loam, 0 to 2 percent slopes 10.0 60.1% SbA Savannah very fine sandy loam, 0 to 2 percent slopes 0.6 3.4% Totals for Area of Interest 16.6 100.0% Soil Map—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 3 of 3 USDA = Exhibit B USDA NRCS Hydric Soil Map Hydric Rating by Map Unit—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 1 of 53378100337815033782003378250337830033783503378400337810033781503378200337825033783003378350415370415420415470415520415570415620415670415720415770415820 415370 415420 415470 415520 415570 415620 415670 415720 415770 415820 30° 32' 6'' N 87° 52' 56'' W30° 32' 6'' N87° 52' 38'' W30° 31' 56'' N 87° 52' 56'' W30° 31' 56'' N 87° 52' 38'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 16N WGS84 0 100 200 400 600 Feet 0 30 60 120 180 Meters Map Scale: 1:2,160 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. USDA = MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Soil Rating Lines Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Soil Rating Points Hydric (100%) Hydric (66 to 99%) Hydric (33 to 65%) Hydric (1 to 32%) Not Hydric (0%) Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Baldwin County, Alabama Survey Area Data: Version 12, May 29, 2020 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Feb 6, 2015—Feb 7, 2015 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Hydric Rating by Map Unit—Baldwin County, Alabama (21030912a-polygon) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 2 of 5 □ t-H ~ D __, D ,,,_,. D -" D • D D .....,,. .. ,,, .. " .. " ■ □ □ □ □ □ ,,...._.,. USDA = Hydric Rating by Map Unit Map unit symbol Map unit name Rating Acres in AOI Percent of AOI CgC2 Carnegie very fine sandy loam, 5 to 8 percent slopes, eroded 5 3.4 20.6% FaA Faceville fine sandy loam, 0 to 2 percent slopes 5 0.7 4.5% Gr Grady soils 85 0.1 0.5% Lv Local alluvial land 10 1.8 10.9% MrA Marlboro very fine sandy loam, 0 to 2 percent slopes 10 10.0 60.1% SbA Savannah very fine sandy loam, 0 to 2 percent slopes 10 0.6 3.4% Totals for Area of Interest 16.6 100.0% Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 3 of 5 USDA = Description This rating indicates the percentage of map units that meets the criteria for hydric soils. Map units are composed of one or more map unit components or soil types, each of which is rated as hydric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the higher positions on the landform, and map units that are made up dominantly of nonhydric soils may have small areas of minor hydric components in the lower positions on the landform. Each map unit is rated based on its respective components and the percentage of each component within the map unit. The thematic map is color coded based on the composition of hydric components. The five color classes are separated as 100 percent hydric components, 66 to 99 percent hydric components, 33 to 65 percent hydric components, 1 to 32 percent hydric components, and less than one percent hydric components. In Web Soil Survey, the Summary by Map Unit table that is displayed below the map pane contains a column named 'Rating'. In this column the percentage of each map unit that is classified as hydric is displayed. Hydric soils are defined by the National Technical Committee for Hydric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register, 1994). Under natural conditions, these soils are either saturated or inundated long enough during the growing season to support the growth and reproduction of hydrophytic vegetation. The NTCHS definition identifies general soil properties that are associated with wetness. In order to determine whether a specific soil is a hydric soil or nonhydric soil, however, more specific information, such as information about the depth and duration of the water table, is needed. Thus, criteria that identify those estimated soil properties unique to hydric soils have been established (Federal Register, 2002). These criteria are used to identify map unit components that normally are associated with wetlands. The criteria used are selected estimated soil properties that are described in "Soil Taxonomy" (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006) and in the "Soil Survey Manual" (Soil Survey Division Staff, 1993). If soils are wet enough for a long enough period of time to be considered hydric, they should exhibit certain properties that can be easily observed in the field. These visible properties are indicators of hydric soils. The indicators used to make onsite determinations of hydric soils are specified in "Field Indicators of Hydric Soils in the United States" (Hurt and Vasilas, 2006). References: Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 4 of 5~ Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S. Department of Agriculture Handbook 18. Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service. U.S. Department of Agriculture Handbook 436. Soil Survey Staff. 2006. Keys to soil taxonomy. 10th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. Rating Options Aggregation Method: Percent Present Component Percent Cutoff: None Specified Tie-break Rule: Lower Hydric Rating by Map Unit—Baldwin County, Alabama 21030912a-polygon Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 3/9/2021 Page 5 of 5~ Exhibit C Sketch of Wetland Resources Exhibit D NWI Map GeoEye, Maxar, Microsoft Subject Property National Wetland Inventory Marine Estuarine Palustrine Riverine Lacustrine All data within this map are supplied as is, without warranty. This product has not been prepared for legal, engineering, or survey purposes. Users of this information should review or consult the primary data sources to ascertain the usability of the information. Coordinate System: NAD 1983 Alabama State Plane West Data Source: USFWS Imagery Source: ESRI 0 0.06 0.11 0.17 0.220.03 Miles National Wetland Inventory Map 8400 Dyer Road Baldwin County, Al CJ D D -D ----- Comment received via Qalert. Will be there April 4th Just seems very fishy to me That this was not under the moritorium like the rest of the building projects. I'm really stressed out about crime!!!! and foot traffic since were on the cul-de- sac we already have every person on the planet walking in front of our home! and the automobile traffic will be horrible and you know it for a fact. we have no objection to building there but the density!!!!! seriously, having so much crammed in and so cheap looking not even cute at all I'm not even going to discuss the issue of where the water will go I'm sure it end up in my yard flooded I'm so unhappy with this Skyline project. Desiree Doan Betty & Dennis Doan 24 S Rolling Oaks Dr 880 Holcomb Blvd, Suite 2F Fairhope, Alabama 36532 251-990-6566 November 1, 2021 Re: Skyline Village Dear Fairhope Resident: The City of Fairhope Resolution No. 2018-03 requires all property owners adjacent to property being considered for development approval to be notified by mail. The Baldwin County Revenue Office provided your information as a current adjacent property owner to the proposed development request described below. Terracore, LLC is requesting the Skyline Village project. This development will consist of 118 multifamily residential units. The property is located on Dyer Road in Fairhope, Alabama. The parcel numbers of the property are 05-46-02-09-0-000-011.000 and 05-46-02-09-0-000-011.002. S.E. Civil Engineering will hold a Community Meeting at 12:00 PM at the Fairhope Civic Center in Council Chamber at 161 N. Section St, Fairhope, Alabama, on Monday, November 15, 2021. Please note this is an informational meeting only. The city staff and Planning Commission will not be present and will not be voting on this project at this time. Should you have any questions or concerns, please contact me at (251)-990-6566. Sincerely, Larry Smith, PE larry@secivil.pro Skyline Village Community Meeting Meeting Notes Meeting Date: November 15, 2021 Meeting Time: 12:00 PM Meeting Location: Council Chambers, 161 N Section St, Fairhope, AL Hosted By: Larry Smith, PE, S.E. Civil In Attendance Larry Smith, PE, and Megan Smith, Administrative Assistant with SE Civil, LLC. 10 adjacent property owners or citizens from the community were present. Please see attached sign-in sheet. Larry Smith, the civil engineer, began the meeting by explaining the purpose of the community meeting and then gave an overview of the project. He explained that the project will consist of 118 residential townhome units. Each unit will include a first and second story level. They are intended for long term rental. The amenities of the neighborhood will include a wet pond, a dog park, play areas, clubhouse, and a pool. During the overview of the project, Larry spoke to the first planning meeting that was held while a different developer was proposing a project. Several key points that were made at that meeting included the excessive high density and the concern over the limited parking. Terracore, LLC, the current property owner and developer has made adjustments and improvements to the plan. The density rate has been lowered to 118 units. To help with the concern over parking, each unit will have their own single car garage and a concrete driveway that can hold two cars. In addition, there are approximately 40 additional parking places throughout the complex for overflow and guest parking. There are also approximately10 additional parking places in front of the clubhouse and pool. During the meeting, it was asked about the width of the roads. Larry shared that the roads will be 24 feet instead of the minimum 20 feet. That will help if any cars do happen to park along the road. The streets will have a rolled curb and a five foot sidewalk. Larry also shared that a traffic study has been completed. The report shows that the two access points are all that is warranted. The drainage pond is oversized to reduce the rate of runoff and is over and beyond what is required. It will not fix current drainage issues in the area but it will help. Larry acknowledged that the residents do have a road flooding issue. He has spoken with both the county and the city and neither believe that section of the road is their responsibility. Skyline Village meets the greenspace requirement. The developer will be keeping this project in the county. It will go through the City of Fairhope’s MOP process and the County’s Site Plan administrative review. Civil ,,_,~-Engineering & Surveying Mr. BJ Eringman, a resident on North Rolling Oaks in the adjacent neighborhood, expressed his three main concerns. Density, traffic, and drainage. The high density next to a single family residential neighborhood and farm land doesn’t make sense. He doesn’t understand the traffic study. The intersection at Bishop Rd and Gayfer Avenue is hard to make a left turn. Especially when school traffic is present in the morning and afternoon. Larry spoke that maybe this will trigger the county to look at this intersection again and perhaps consider making it a four way stop. Mr. Eringman is also concerned about drainage. He asked what regulations Larry follows. Larry said he follows Fairhope’s regulations and they are the most stringent. The volume of the pond is matched or exceeds the 100 year storm event. He uses NOAA Atlas 14. The residents in this area said that the City maintains the south Right of Way and the County maintains the north Right of Way. Other residents reiterated the same concern- the high density means too many people. It also changes the personality of the area. Many people get out and walk their dogs. It’s a quiet neighborhood. The Director of Gulf Coast Research & Extension Center (Auburn Ext), Mr. Malcomb Pegues, shared that the farm began there in 1930. He brought up fertilizer and peanut allergies (from the dust being stirred up). He would like the developer to consider planting a screen around the project. Questions were raised about the actual units. Larry was not sure of the square footage or rental fee of the units but shared that each unit would include a first and second floor. They are two and three bedroom townhomes. Mr. Price shared his concern for the current sewage issues in Fairhope and Mobile Bay. Larry shared that the sewage would be gravity to a lift station. It was asked if this would add to the overflow the city experiences. Larry said that this is not going to a lift station that has a problem. Larry explained that when there is a problem with a Lift Station the subdivision is tying into the City will have the developer make improvements by upgrading the Lift Station or the generator. One resident was concerned with the patios. They are very small. Another resident brought up the issue of lighting. The residents in that area love that they can see the stars in the sky and not have light pollution. It was asked if Dark Sky Compatible Lighting so there would be less impact for the Auburn Extension and the nearby residents. Larry said that they will use the standard residential lights, 200 feet on center. It was asked why the developer chose Multiple Occupancy for this piece of property. This is the second project on the same piece of property. They have the same concerns as last time. Larry could not speak to that. It was asked what the next steps are. TerraCore, LLC is not seeking to become part of the city. It is unzoned so it will go before Fairhope Planning Commission Meeting in January. Larry thanked the attendees for holding a cordial and beneficial conversation and ended the meeting at 12:45 and offered for anyone to contact him if they had any other questions. Next Steps: City of Fairhope Planning Commission will present the Subdivision application on Monday, January 3, 2022 at 5 PM. Attachment: • Sign In Sheet ~ , ~iYi~ & Surveying Skyline Village Property Signature I Email Address ALABAMA POLYTECHNIC INSTITUTE ?1 -~¼"12 iJ. (1.e -9u-e-t1t d_ Q C/0 DON LARGE JR VICE PRES .P <..(_..,,,-" OFFICE OF BUSINESS & FINANCE (/ CLu,'4t1/2-,r/.~ 105 SAMFORD HALL AUBURN, Al 36830 BALDWIN , RICHARD ETUX TAMARA 138 HAWTHORNE CIR FAIRHOPE, AL 36532 CLEARMONT TERRACE CONDO (MASTERCARD) 8541 GARDEN CIR FAIRHOPE, AL 36532 CREEL, RYAN ETAL BOOTH, VINCENT A PO BOX 175 MONTROSE, AL 36559 EAST BAY PROPERTY LLC PO BOX4 FAIRHOPE, AL 36533 FAIRHOPE ASSEMBLY OF GOD CHURCH INC 8180 DYER RD FAIRHOPE, AL 36532 FOLEY, TOWN OF D/B/A RIVERA UT PO BOX 1750 FOLEY, AL 36536 GLOVER, JOHN LEROY ETAL GLOVER, JENNIFER 8 PORCH WAY FAIRHOPE, AL 36532 Skyline Village Property Signature,, Email Address KOCH, CAROLYN Gill AS TRUSTEE OF THE li~c,i~~A T o e t -s cek o ch ~n oi,nar,'{ DEA 20401 CO RD 49 CJ. e {;)m SILVERHILL, Al 36576 LADNIER PROPERTIES LLC 601 MAGNOLIA AVE DAPHNE, Al 36526 LOFTIN, RICHARD H ETUX TERRI J 201085 JUBILEE TRL FAIRHOPE, Al 36532 NELSON, ALLIE M JR 21145 BISHOP RD FAIRHOPE, Al 36532 PORCHPLACE LLC PO BOX 1942 FAIRHOPE, Al 36533 RAMAGE, DEBORAH E 15292 FACKLER RD LOXLEY, Al 36551 SPLIT ROCK LLC PO BOX 529 FAIRHOPE, AL 36532 STONE, BETTY MERRITT TRUSTEE OF THE FAMI PO BOX 455 FAIRHOPE, Al 36533 Date of Latest Form Revision: 11/6/2021 PLANNED UNIT DEVELOPMENT (SMALL) SITE PLAN REVIEW CHECKLIST CASE NAME: SKYLINE VILLAGE CASE NO. PUD21-000009 JURISDICTION CITY OF FAIRHOPE BC PLANNING DISTRICT: 17 ZONING: UNZONED NUMBER OF LOTS OR UNITS: 118 REVIEWED BY: Mary Booth / Weesie Jeffords /Miranda Smith DATE: 11/22/21; 12/15/21; 1/10/22 (1st) PARCEL ID # 05-46-02-09-0-000-011.002, 05-46-02-09-0-000-011.000 PIN: 271784, 24268 ENGINEER OR SURVEYOR: E-MAIL: lsmith@secivileng.com DEVELOPER: 68V BTR Holdings, LLC E-MAIL: sam@terracoredev.com Items reviewed by Highway are highlighted in green. Items reviewed by ROW are highlighted in blue. DISCLAIMER: Review annotations shown within this document are not necessarily official positions of the Planning and Zoning Department and are subject to change without notice. 9.3.2(a) Development Standards for Planned Unit Developments (a)Development area. A Planned Development shall have a minimum development area of 5 contiguous acres. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(b) Development Standards for Planned Unit Developments (b) Open space reservation. In addition to the other provisions contained in this Article 9, the following open space reservation requirements shall apply to Planned Developments in the unincorporated areas of Baldwin County which have elected to come within the planning and zoning authority of the Baldwin County Commission: (1) A minimum of 20% of the gross land area of the Planned Unit Development shall be set aside for permanent open space. - a. Steep slopes, internal street rights-of-way, driveways, off-street parking areas, and off-street loading areas or similar uses shall not be counted in determining open space. - b. A minimum of 50% of the required open space must be usable and accessible for passive or active recreation purposes such as parks, recreational facilities, pedestrian ways, and/or for conserving sensitive elements of the environment. The usable open space shall not include steep slopes, streams, ponds, watercourses, jurisdictional wetlands, floodways and/or floodplains. (2) The required open space shall be owned in common by the residents of the development or a trust, government entity or similar mechanism designed to ensure the perpetual intended use of the open space. Any open space set aside for conservation shall be subjected to a conservation easement granted to a qualified land trust, conservation organization or government agency. Such conservation easement shall be in legal form satisfactory to the County Attorney. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(c) Development Standards for Planned Unit Developments (c) Lot size. No minimum lot sizes are required so that housing can be clustered or otherwise concentrated or arranged in planned locations on the site to take advantage of its natural features; provided that the design shall not result in an Date of Latest Form Revision: 11/6/2021 increased density of lots that would otherwise result from a development based on the lot requirements described in Section 5.4(a) of these regulations. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(d) Development Standards for Planned Unit Developments Building Setbacks. (1) Individual Lots. An applicant may request a waiver from the minimum building setbacks outlined in the Development Matrix in Section 5.1.1 and in Section 5.4(h) . Such waiver to these requirements may be approved in order to provide for better site design, clustering of units/dwelling or otherwise to meet the purpose as described in Section 9.1 above; provided that such reduced setbacks will not threaten, compromise or create undo health or safety conditions or constitute a hazard to life, property or natural resources. (2) Multi-family/multi-unit structures. The required setback from the property line or from other buildings shall be 20 feet for up to a building height of 35 feet and shall be increased one (1) foot for each 10 feet of building height in excess of 35 feet. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(e) Development Standards for Planned Unit Developments (e) In approving a Planned Unit Development, the Baldwin County Planning and Zoning Commission and the Baldwin County Commission may, upon advice and consent of the County Engineer reduce the pavement width of any streets that would otherwise be required by the Subdivision Regulations and/or may waive the installation of curbs, gutters, and/or sidewalks if it finds that the reduction and/or waiver will: (1) improve site design; (2) protect the natural features of the site; (3) maintain harmony with neighboring uses; (4) promote the objectives and purpose of the master plan; (5) promote the intent and purpose of these regulations. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.3.2(f) Development Standards for Planned Unit Developments (f) An applicant who desires to reduce the pavement width of streets and/or obtain a waiver of the installation of curbs, gutters, and/or sidewalks as provided in Section 9.3.2(e) above shall submit a statement of justification for the reduction and/or waiver along with the site plan application. ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5 Pre-requisites City Approval (Planning Jurisdiction cases) ☐ N/A ☐ Accepted ☒ Revise and Resubmit Intake Review Annotations: If City approval is not included with a Planning Jurisdiction case, advise the applicant that review of the case may be delayed until City approval is submitted. Review Comments: This is located in Fairhope’s Planning Jurisdiction and therefore will not be heard by Baldwin County Planning Commission. Please provide Notice of Action Taken (NOA) from City of Fairhope. Disposition of Comments: The project has been tabled and will be heard at a future Fairhope Planning Commission Meeting. Date of Latest Form Revision: 11/6/2021 § 9.5.1 Final Site Plan Application Date of Latest Form Revision: 11/6/2021 The applicant shall file an application for approval of a Final Site Plan. No Final Site Plan application will be considered by the Baldwin County Planning and Zoning Commission until all of the following requirements have been met. A complete application shall: 9.5.1(a) Final Site Plan Application Be made on forms available at the offices of the Baldwin County Planning Director ☒N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.1(b) Final Site Plan Application Be accompanied by the required application fee according to the current schedule of fees established by the County Commission for the particular category of application ☐ N/A ☒ Accepted ☐ Revise and Resubmit Review Comments: 9.5.1(c) Final Site Plan Application Be accompanied by one (1) full-size set of black or blueline prints of the proposed Final Site Plan as outlined below, one (1) 11”x17” copy of the said proposed Final Site Plan and seven (7) copies of the overall site plan to send to other agencies ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for Citizen Serve applications. Review Comments: Online submittal satisfies this requirement. 9.5.1(d) Final Site Plan Application Be accompanied by a digital file of the proposed Final Site Plan, in suitable format to the Baldwin County Planning Director ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Applicant must submit an Adobe pdf and dwg file with every submittal. Review Comments: 9.5.1(e) Final Site Plan Application Be accompanied by a current (within 60 days from date of application) title policy, title opinion, or title report, verifying ownership. Said title document shall cover a period of no less than 30 years ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Make certain the 30-year evaluation period is clearly identified in the report. Review Comments: Please note the title commitment provided indicates title is vested in Carolyn Gill Koch, as Trustee of the Dean George Koch Revocable Trust Agreement dated April 21, 2010. We do not have an Agent Authorization form from Carolyn Gill Koch. No deed was provided but after further research by staff, Instrument No. 1959061 was filed on 11/18/2021 which shows conveyance to current owner, 68V BTR Holdings, LLC. 9.5.1(f) Final Site Plan Application Be accompanied by the Traffic Study and other information as required by Section 5.5.14 ☐ N/A ☐ Accepted ☒ Revise and Resubmit Review Comments: Defer to Hwy comments below; please update traffic study as needed. HWY Comments: Traffic study by Neel-Schaffer, Shane Bergin 2.5 references “CR 65” and this is not in the vicinity of the site. Assumed this was meant to be Dyer Road. Traffic consultant did have a scoping meeting with highway staff and identified intersections were included in the study. No recommended traffic improvements and no adverse traffic impacts modeled from the creation of the development. Disposition of Comments: The traffic consultant was notified of this comment and will update the Traffic Study as needed. Date of Latest Form Revision: 11/6/2021 9.5.1(g) Final Site Plan Application Comply in all respects with the Conceptual Site Plan, as approved, except for minor modifications as outlined in Section 9.4.5 Modification of Conceptual Site Plan Date of Latest Form Revision: 11/6/2021 ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for small scale Planned Unit Developments (less than 1,000 acres) Review Comments: 9.5.1(h) Final Site Plan Application Be submitted to the Baldwin County Planning Director by the deadline established in 4.1.1(b)to be place on a regularly scheduled meeting of the Baldwin County Planning and Zoning Commission ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Not applicable for cases within a Planning Jurisdiction (that are considered by that Planning Jurisdiction’s Planning Commission) and may be submitted at basically any time. Review Comments: This is located in Fairhope’s Planning Jurisdiction and therefore will not be heard by Baldwin County Planning Commission. 9.5.1(i) Final Site Plan Application Be submitted within the Effective Period of Approval as per Section 9.4.3 Effective Period of Conceptual Site Plan Approval ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Not required for small scale Planned Unit Developments (less than 1,000 acres) Review Comments: 9.5.1(j) Final Site Plan Application Be accompanied by a generalized drainage plan in accordance with Section 5.11.7, and written narrative that describes in detail the existing and proposed drainage patterns and characteristics of the proposed development as well as the proposed method of stormwater management to be used ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Technical Review Annotations: This will ultimately be submitted to Highway for review. Highway will determine whether submittal is sufficient. You are just making sure something was submitted when checking this section. Review Comments: Drainage Narrative and Calculations was provided. P&Z defers to Hwy for any additional comments. HWY Comments: Submitted narrative by Larry Smith outlines existing conditions and proposed means to keep flow in natural path, along with discharge mitigation via on site detention. 9.5.1(k) Final Site Plan Application Be accompanied by a transmittal letter listing all of the drawings, letters, attachments, and other information submitted for the application. ☒N/A ☐ Accepted ☐ Revise and Resubmit Intake Review Annotations: Not required for Citizen Serve submittals. Review Comments: Online submittal satisfies this requirement. § 9.5.6 Final Site Plan Requirements The Final Site Plan shall be prepared by a licensed engineer and shall be clearly and legibly drawn at a convenient scale of not less than one (1) inch equals 100 feet, and the sheets shall be numbered in sequence if more than one (1) sheet is used. All text shall be a minimum of 1/10 of an inch in height. The sheet shall not exceed 24 x 36 inches. Multiple sheets may be necessary. If the applicant submits a plan set for review as the Final Site Plan, the entire submitted plan set will need to be recorded as the Final Site Plan. The Final Site Plan shall show the following: 9.5.6(a) Final Site Plan Requirements Name and address of owner(s) of record displayed, along with the tax parcel ID number, on each parent parcel that is part of the development; ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: The public will need to know in the future what parcels associated with this owner were actually included in the site plan. Therefore, the site plan must have a separate note/heading with the owner name and the complete Tax Parcel ID for the property(s) that are part of the site plan. I I I I I Date of Latest Form Revision: 11/6/2021 Review Comments: Thomas Larry Smith, active P.E. #26348, expires 12/31/2023 1. Please add Tax Parcel ID to Owner Block Disposition of Comments: The Tax Parcel IDs have been added to the Site Analysis Table located on Sheet 2. 9.5.6(b) Final Site Plan Requirements Proposed name of Planned Unit Development, date, north point, scale, and location ☐ N/A ☒ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(c) Final Site Plan Requirements Name, address and phone number of the responsible Licensed Professional Engineer and/or Land Surveyor registered in the State of Alabama; ☐ N/A ☐ Accepted ☒ Revise and Resubmit Review Comments: Please add the PE and Surveyor block along with Owner/Developer. Disposition of Comments: The Engineer and Surveyor block have been added to Sheet 2. 9.5.6(d) Final Site Plan Requirements Vicinity map showing the location of the Planned Unit Development ☐ N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(e) Final Site Plan Requirements Exact boundaries of the site shown with bearings and distances ☐ N/A ☐ Accepted ☐ Revise and Resubmit Review Comments: 9.5.6(f) Final Site Plan Requirements Names, addresses and tax parcel ID #’s for the owners of land immediately adjoining the site as their names appear upon the plats in the office of the Baldwin County Revenue Commissioner and as their addresses appear in the directory of the County or on the tax records of the County ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Show on the plat itself each lot/parcel adjoining subject property with the above information required. If not already provided, require the full tax parcel ID # for each property to be shown on the site plan. Review Comments: Please see ROW comments below. ROW Comments: Make this information more visible & correct the owner information for the following parcels: 1.) #1.003 - “Alabama” 105 Samford Hall 2.) #11.001- Nelson, Allie M. JR, 21145 Bishop Rd, Fairhope AL 36532 #1876526 3.) #15.000-138 Hawthorne Cir Disposition of Comments: ROW Information has been updated to be more visible and the owner information has been corrected. 9.5.6(g) Final Site Plan Requirements Wooded areas, wetlands, streams, cultural resources, and any other conditions affecting the site ☐ N/A ☐ Accepted ☒ Revise and Resubmit Date of Latest Form Revision: 11/6/2021 Technical Review Annotations: Wooded Areas - Prior practice has been to require the applicant to identify any clearing of wooded areas (through cloud annotations, crosshatching, etc.) that will be carried out by the subdivision process. Wetlands – Cross check the wetlands in the wetland delineation vs. the wetlands shown on the plat, if applicable, to make certain any jurisdictional wetlands identified in the delineation are correctly-reflected on the plat. The US Fish and Wildlife Service Wetland Inventory is also a helpful cross-check of wetland areas and contains a built-in map capture tool similar to the County’s KCS map viewer. Cultural Resources – Check whether anything is noted on the Alabama Historical Commission website map ArcGIS ‐ Alabama Historical Commission ‐ Historic Preservation Map Initiative within the plat area. If so, historical resources are required to be labeled on the plat. Date of Latest Form Revision: 11/6/2021 Review Comments: Please show wetlands as non-jurisdictional and include applicable building setbacks and buffer. Please show any existing and proposed areas of clearing. Disposition of Comments: There are no existing wetlands on the site. 9.5.6(h) Final Site Plan Requirements The location of dams, existing stormwater management areas, and water impoundments including the limits of the top of such impoundment structure or embankment, the location of any related spillway(s) and/or outlet control structures ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: BC HWY DEPT may have additional review comments regarding these features. Review Comments: HWY Comments: N/A 9.5.6(i) Final Site Plan Requirements The location of existing streets, buildings, water courses, railroads, transmission lines, drainage structures, public utilities, jurisdiction lines, and any public utility easements on the site and on adjacent land within 100 feet of the site ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Reviewer will make a quick scan of aerial imagery to and note whether any items listed above appear to be missing. Also check the Title Search/Title Opinion/Title policy or Title Report for any recorded utility easements that may require reflection on the plat. ROW will conduct their own review to ensure County ROWs, etc. are properly displayed. Review Comments: Defer to ROW and HWY comments. ROW Comments: Dyer Rd has 80’ Deeded R/W, Bishop Rd has 60’ Deeded R/W and Ezell Lane has 30’ (on the west side) set out by DB 4 page 277. HWY Comments: It appears as the development is proposing to donate ROW on the West property line to make Ezell Lane 60ft. Disposition of Comments: The referenced document regarding Ezell Lane (DB 4, pg 277) is north of our property and is unrelated. Our boundary survey corresponds with our record deed and Title Policy. The Subdivision west of our development and the property above that are all monumented. This leaves 80 feet for Ezell Lane regardless of what is shown on the Baldwin GIS. We are not dedicating any additional ROW. 9.5.6(j) Final Site Plan Requirements Proposed and existing rights-of-way or easements including location, widths, purposes, and street names ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Cross-reference 5.2.5(c) regarding utility easements. Reviewer merely examines whether these items appear to be shown on the site plan. The full technical review (whether the items are shown correctly) will be addressed elsewhere. Review Comments: no utility or drainage easements shown; if utility/drainage easements are desired, please add to the site plan Disposition of Comments: No utility or drainage easements are desired. 9.5.6(k) Final Site Plan Requirements The location and size of all lots ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used. Prior practice has been to require both acreage and square footage of each lot to be shown on the plat. See sections 5.16, 5.17, and 5.18 as appropriate. Review Comments: I I Date of Latest Form Revision: 11/6/2021 9.5.6(l) Final Site Plan Requirements Proposed minimum building setback lines shown for each lot and clearly labeled on the plan view ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used for which setbacks are applied. Street side setbacks may be required by other jurisdictions. See sections 5.16, 5.17, and 5.18 as appropriate. Cross-refence section 5.4(h) regarding Highway Construction Setbacks. Review Comments: Minimum building setback is 30’ front and rear and 10’ side; please revise. Also note there can be no structures, etc. within the 30’ setback. Please adjust accordingly. Disposition of Comments: The drawings have been updated to reflect the required setbacks. Date of Latest Form Revision: 11/6/2021 9.5.6(m) Final Site Plan Requirements Proposed or existing parks, school sites, or other public open spaces, if any, that are within 100 feet of the proposed Planned Unit Development. All proposed uses in each common area must be identified separately by indicating the area (in sq. ft.) of each different use. ☐ N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(n) Final Site Plan Requirements Site data (in tabular form): 1. Acreage in total tract; 16.56 acres 2. Smallest lot size; smallest unit/ 1210 SF 3. Total square feet of each lot or unit (residential or non-residential); 94,380 SF (24') & 51,600 SF (28') 4. Total number of lots or units; 118 5. Linear feet in streets; 2,661 LF Private 6. Number of parking spaces; 484 7. Amount of impervious surface; 336,784 SF 8. Density; 7.1 units / acre 9. Total square feet of all areas reserved for total open space 297,683 SF (6.83 AC) 10. Total square feet of all areas reserved for useable open space 245,682 SF (5.59 AC) ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Depending upon the specific type of development, “units” or “spaces” or some other similar nomenclature may be used. See sections 5.16, 5.17, and 5.18 as appropriate. Review Comments: 9.5.6(o) Final Site Plan Requirements Any area within or adjacent within 100 feet of the proposed Planned Unit Development subject to inundation by the base flood as defined herein, or subject to periodic inundation by storm drainage overflow or ponding, shall be clearly shown and identified on the site plan; ☐ N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Here the reviewer is only looking for the existence of a flood certificate (including for those areas in flood zone “X”) included on the plat. If no certificate is provided, reviewer may check the Alabamaflood.com maps and if no portion of the properties is in a flood zone (anything other than “X”) the reviewer may accept the plat without the flood certificate, but note in the review comments that “this review assumes no flood zones are present within this site plan”. Review Comments: Flood Zone “X” 9.5.6(p) Final Site Plan Requirements Special flood hazard areas and/or coastal high hazard areas as indicated on the latest Flood Insurance Rate Map (FIRM) for the area, along with a statement to that effect; ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Here the reviewer is only looking for the existence of high hazard areas reflected on the plat plus the FIRM panel number included on the plat. If these items are not provided, reviewer may check the Alabamaflood.com maps and if no portion of the properties is in a special flood hazard area or coastal high hazard area the reviewer may accept the plat without the FIRM panel number but note in the review comments that “this review assumes no flood zones are present within this site plan”. Review Comments: Located in Flood Zone “X” 9.5.6(q) Final Site Plan Requirements The requirements of Section 5.2.2 shall apply to Planned Unit Developments ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Carry out the full review of section 5.2.2 below in order to determine compliance with this section. Date of Latest Form Revision: 11/6/2021 Review Comments: 5.2.2 Wetlands and Waterways • Lots may be platted only where sufficient upland areas exist to provide a building site for the principal structure and necessary ancillary facilities, unless the purpose of the lot is for conservation and no development or building shall occur. • Fill may be used only where necessary to provide access to lots where approval for such fill has been received from the Corps of Engineers and other appropriate governmental agencies. • The building setback line from jurisdictional wetlands shall be 30 feet, within which a minimum 5-foot natural buffer shall be provided upland of all jurisdictional wetlands. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Note that in zoned areas, the allowable density of wetland areas is reduced by 50%. See Zoning Ordinance 12.11.2. Review Comments: No fill of wetlands proposed; no wetlands shown 5.2.2(a) Wetland and/or Stream Delineation- If a proposed subdivision contains wetlands or a stream or is within thirty feet of wetlands or a stream, as shown of the Generalized Wetland map the applicant must perform a wetland and/or stream delineation showing jurisdictional and non-jurisdictional wetlands and/or streams within the subdivision boundaries. The wetland delineations shall be performed by a professional wetland delineator. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: The wetland delineation shall include the following: A wetland and/or stream delineation includes a site map with property and all wetland and/or stream boundaries, and mapped location of at least one upland and one wetland sampling point for each separate wetland area. The delineation should also include wetland and upland worksheets for the sampling points. The jurisdictional wetland boundary lines should be flagged on the site with tape and/or flags so that Planning and Zoning staff can verify the accuracy of the boundaries if necessary. Review Comments: wetland delineation provided, no existing wetlands 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (i) Jurisdictional Determination and USACE 404 Permit- If jurisdictional wetlands are identified in the required delineation and proposed to be filled to provide necessary access to lot, the wetlands shall be subject to Section 404(b)(1) guidelines concerning fill material disposal into jurisdictional wetlands and USACE permit shall be required. A USACE Jurisdictional Determination shall be submitted with the application and Preliminary Plat approval shall be contingent on receipt of the applicable USACE permits. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (ii) Alabama Department of Environmental Management Permitting (1) In coastal areas, an ADEM Coastal Area Management Program (Division 335-8) permit may also be required. If an ADEM permit is required, Preliminary Plat approval shall be contingent on receipt of the applicable permit. (2) Wetlands contained on any property parcel located wholly or partially in the coastal area of Alabama are subject to the regulatory requirements of ADEM Admin. Code 335-8-2-.02 including those wetlands determined to be “non- jurisdictional” by the U.S. Army Corps of Engineers. The term “coastal area of Alabama” generally means the waters and adjacent shorelands lying seaward of the continuous 10-foot contour. Applicants are responsible for communicating with ADEM to determine whether or not a proposed development lies within the coastal area of Alabama. Date of Latest Form Revision: 11/6/2021 ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (b) Jurisdiction Determination and ADEM Permitting (iii) If wetland fill and/or stream modification is not proposed, the Baldwin County Planning Director may, at his or her discretion, require the applicant to submit an USACE Jurisdictional Determination after documenting the following: 1. A site visit by a Baldwin County Planning and Zoning Staff member revealed potential wetlands on the site that differ significantly from the delineation supplied by the Applicant 2. A review of the Generalized Wetland Map reveals potential wetlands on the site that differ substantially from the delineation supplied by the Applicant; or 1. Knowledge of historic stormwater problems in and around the site area. When a jurisdictional determination is deemed necessary above in this subsection (ii), the Planning Director may, in lieu of a jurisdictional determination, accept a second wetland delineation prepared by a professional wetland delineator who is not affiliated with the specialist responsible for the original delineation. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (c) Filling of Existing Stormwater Management Areas – Where a proposed subdivision contains existing stormwater management areas, which may include non-jurisdictional wetlands, hydric soil areas, existing water features, ditches, etc., that contribute to the stormwater management of the site, the existing stormwater management areas shall not be filled unless comparable and equivalent stormwater management is provided as part of the development and approved by the County Engineer. The Planning and Zoning Department shall not regulate or protect non-jurisdictional wetlands when comparable and equivalent stormwater management is to be provided. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (d) Display of Wetlands and Existing Stormwater Management Areas on Plat or Site Plan (i) For jurisdictional wetlands not proposed to be filled, the Applicant shall display a thirty-foot wetland building setback, within which a minimum 15 foot natural buffer shall be provided upland of all jurisdictional wetlands. Wetlands to be filled shall be displayed as “To be filled” along with USACE permit number ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (d) Display of Wetlands and Existing Stormwater Management Areas on Plat or Site Plan (ii) Existing stormwater management areas, which may include non-jurisdictional wetlands, hydric soil areas, existing water features, ditches, etc., that contribute to the stormwater management of the site and are not proposed to be Date of Latest Form Revision: 11/6/2021 replaced with comparable and equivalent stormwater management shall be protected with a 5-foot natural buffer and a note indicating that the area shall not be filled or modified. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (e) In a minor subdivision (five lots or less with no infrastructure) where no development is proposed, in lieu of a wetland and/or stream delineation and USACE Jurisdictional Determination, the Planning Director may allow the Applicant to display on the plat those wetlands from the Generalized Wetland Map (provided by the Baldwin County Planning and Zoning Department) along with a 50-foot wetland building setback, and the following plat note: “Any future subdivision or development of lots shall comply with the wetland requirements of the Subdivision Regulations or Zoning Ordinance applicable at the time of such future subdivision or development, which may include completing a wetland delineation and USACE Jurisdictional Determination.” ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 5.2.2 (f) Display of Waterways on the Plat or Site Plan – For jurisdictional streams, the Applicant shall display a thirty- foot minimum natural buffer from top of bank on both sides of the waterway. When wetlands are adjacent to a stream, the stricter (most protective) of the two setback and/or buffer requirements shall apply. These buffers shall be flagged prior to project implementation and protected by appropriate measures during all construction phases. No development other than for recreational purposes shall take place within the waterway natural buffer. ☒N/A ☐ Accepted with comments ☐ Revise and Resubmit Annotations: Review Comments: 9.5.6(r) Final Site Plan Requirements The name of each utility company proposed to provide water, sewer, electrical, and telephone service; ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Prior practice has been to treat telephone service as optional and a utility report is not mandatory. Review Comments: 9.5.6(s) Final Site Plan Requirements Proposed land uses and the location of proposed buildings and other structures including walls and fences; ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(t) Final Site Plan Requirements Number and location of parking spaces; ☐ N/A ☒ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: 9.5.6(u) Final Site Plan Requirements Sequence and location of development phases, if any ☒N/A ☐ Accepted ☐ Revise and Resubmit Technical Review Annotations: Review Comments: Date of Latest Form Revision: 11/6/2021 9.5.6(v) Final Site Plan Requirements Topography, showing existing contours at 1-foot intervals of the entire property and full width of all adjacent rights-of-way. Topographic information shall be based on the NAVD 88 datum. Elevations must be field verified. Greater intervals may be allowed, if approved by the Baldwin County Planning Director or his/her designee. ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Reviewer to confirm that 1-foot contours are displayed. Each contour line does not necessarily require labeling the elevation as long as sufficient labeling in a repeatable pattern is shown so that all contour elevations may be identified. If applicant requests a greater contour interval, approval may be granted by Development Review Planner. The expectation is that the entire set of plans encompassing the development is recorded – not just the individual “site plan” within the full set of plans. The contour map can be a standalone drawing within the full set of plans but all drawings within that set are recorded. Review Comments: Please provide a sheet showing topography Disposition of Comments: Topography has been added to Sheet 2. 9.5.6(w) Final Site Plan Requirements The method proposed to maintain private common open areas, buildings, or other facilities, including copies of all legal documents necessary to accomplish this. ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Technical Review Annotations: Review Comments: Note on plat: THE INTERNAL RIGHTS-OF-WAY, ROADS, EASEMENTS AND DRAINAGE FACILITIES ARE PRIVATE AND WILL BE MAINTAINED BY THE DEVELOPER/OWNER. THE INTERNAL RIGHT-OF- WAYS, ROADS, EASEMENTS AND DRAINAGE FACILITIES WILL NOT BE MAINTAINED BY BALDWIN COUNTY. IF INDIVIDUAL LOTS, SITES, UNITS, ETC., ARE TO BE SOLD, THE DEVELOPER/OWNER SHALL BE REQUIRED TO MEET THE CURRENT BALDWIN COUNTY SUBDIVISION REGULATIONS IN EFFECT AT THAT TIME, AND THE PROPERTY SHALL BE BROUGHT INTO COMPLIANCE WITH THOSE REGULATIONS PRIOR TO SUCH SALE OR ATTEMPTED SALE. 9.5.6(x) Final Site Plan Requirements The endorsements, dedications, and certificates set forth in § 4.6.4(r). ☐ N/A ☐ Accepted ☒ Revise and Resubmit Technical Review Annotations: Section 4.6.4(r) requires the following” 1. Licensed Surveyor's Certificate and Description of Land Platted; shown on plat 2. Owner’s Dedication; shown on plat 3. Notary's Acknowledgment of the Dedication Certificate referred to in "2". shown on plat 4. Mortgagee’s Acceptance (if applicable); please add (two outstanding mortgages are recorded) 5. Notary Acknowledgement of Mortgagee’s Acceptance referred to in “4:; please add for each mortgage 6. A Certificate of Approval by the affected utility providers; not shown, please add applicable utility certifications 7. Certificate of Approval by the Baldwin County E-911 Addressing; shown on plat 8. A Certificate of Approval by the Baldwin County Coastal Area Program (if applicable); N/A 9. A Certificate of Approval by the County Engineer of Baldwin County; shown on plat 10. A Certificate of Approval by the appropriate municipal planning commission (if applicable); please add 11. A Certificate of Approval by the Baldwin County Health Department (if applicable); N/A 12. A Certificate of Approval by the Baldwin County Planning Director; and shown on plat 13. A Certificate of Approval by the Baldwin County Planning and Zoning Commission (if applicable) N/A – please remove Review Comments: Please revise the certificates in red Disposition of Comments: The certifications and acceptances have been updated. § 5.12.2(e) Minimum Requirements for Stormwater Detention/Retention and Design Criteria Date of Latest Form Revision: 11/6/2021 5.12.2(e) General Location Retention/detention facilities shall be located within the parcel limits of the project under consideration. No retention/detention or ponding will be permitted within public road rights-of-way or within the Highway Construction Setback Line as per Act No. 94-572 of the Legislature of Alabama. Location of retention/detention facilities off-site will be considered by special request if proper documentation is submitted with reference to practicality, feasibility and proof of ownership or right-of-use of the area proposed. No retention/detention facility shall be located in jurisdictional wetlands. Date of Latest Form Revision: 11/6/2021 Any existing onsite areas that currently retain stormwater shall be preserved within common areas and in their current state. If approved by the County Engineer, a developer may fill in said areas if there are no jurisdictional wetlands involved, and if similar storage capacity is provided onsite and in the same drainage basin. In locations where the discharge from a development will be directly into a tidally influenced body of water, the County Engineer may consider waiving the stormwater management requirement, upon request by the design engineer. The County Engineer has the sole discretion of whether or not this will be allowed. This will not alleviate the developer from any erosion/sedimentation control requirements or requirements of other governmental agencies. However, the development will be required to control velocities of stormwater leaving the site. ☐ N/A ☒ Accepted with comments ☐ Revise and Resubmit Annotations: Reviewed by both HWY and P&Z Staff. P&Z Comments: P&Z defers to Hwy comments HWY Comments: Location utilizes the existing fall of the property grade. Additional ditches are proposed to capture off-site water via ditches to the underground network. Supplemental Comments - Highway Annotations: Please provide any additional comments below Review Comments: Supplemental Comments – ROW ☒ Revise and Resubmit Annotations: Please provide any additional comments below Review Comments: Please see other ROW comments below. Disposition of Comments: See below for responses to other ROW comments. Supplemental Comments – E911 Annotations: Please provide any additional comments below in the event the development was not reviewed by E911 for street names, etc. prior to submission. Review Comments: E-911 provided letter of reserved road names Supplemental Comments – P&Z ☒ Revise and Resubmit Annotations: Please provide any additional comments below Review Comments: Please provide and updated PDF and DWG with revisions along with a complete disposition of comments. Disposition of Comments: Attached with this resubmittal are the revised PDFs and DWG along with our comment disposition. § 5.17 Special Requirements for Apartments / Condominiums / Townhomes The following standards are applicable to apartments, condominiums and townhomes: 5.17(a) Density/Units – Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable density requirements of the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall meet the following requirements in regards to number of units: 1. The maximum number of units for apartments, condominiums and townhomes shall be twelve (12) units per acre in order to allow for adequate unit size, access, open space and parking. 2. The applicant shall provide proof that electricity, water, sewer and fire protection, if available, are provided, either with onsite facilities or from a public provider, and are sufficient for the proposed development. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Date of Latest Form Revision: 11/6/2021 Review Comments: Date of Latest Form Revision: 11/6/2021 5.17(b) Access – Apartments, condominiums and townhomes shall have direct access to a paved County, City, State or Federal highway or roadway. The applicant shall adhere to Section 5.5.3 in regards to existing roadways. A traffic study shall be performed in accordance with Section 5.5.14 of these regulations for (a) developments containing 50 or more sites / units or (b) phases that increase the overall number of sites / units to 50 or more, or as required by the County Engineer. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: A review chart for section 5.5.3 is contained elsewhere in this review checklist. Review Comments: 5.17(c) Internal Roadways - The internal roadways for apartments, condominiums and townhomes shall be built by the developer and, at a minimum, shall provide safe travel for the residents and emergency responders. The internal roadways shall meet the requirements of the Baldwin County Commission Design Standards for New Road Construction. The internal roadways shall be maintained by the developer/owner and will not be maintained by Baldwin County. The following note shall be placed on the Final Site Plan: The internal rights-of-way, roads, easements and drainage facilities are private and will be maintained by the developer / owner. The internal rights-of-way, roads, easements and drainage facilities will not be maintained by Baldwin County. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: If Road names for internal roads have not been obtained from E911, advise as a review comment that road names shall be obtained from E911. Review Comments: HWY: Note is included on plat 5.17(d) Parking – Parking for apartments, condominiums and townhomes shall be provided. Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable parking requirements in the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall provide a minimum of 1 parking space per bedroom, but not to be fewer than 2 parking spaces per dwelling unit. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: 5.17(e) Stormwater Management - Apartments, condominiums and townhomes shall meet the stormwater requirements of the Baldwin County Subdivision Regulations. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comment P&Z: Review Comments HWY: Proposed to meet Regulation requirements 5.17(f) Utilities - Utilities shall be provided for the proposed development and shall be adequate for the number of sites / units. The applicant shall provide proof from the appropriate utility companies and/or Health Department that the proposed utilities are adequate for the development. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: Utility letters of availability and willingness to serve have been provided 5.17(g) Setbacks – Apartments, condominiums and townhomes located within zoned districts of the County shall meet the applicable setbacks in the Zoning Ordinance. Apartments, condominiums and townhomes located in unzoned districts shall meet the following setbacks: Date of Latest Form Revision: 11/6/2021 1. The setbacks for apartments, condominiums and townhomes shall be a minimum of 30 feet front, 30 feet rear and 10 feet sides. 2. In addition to the 10 foot minimum side setback, 1 foot of side setback shall be added for every 1 foot of building height greater than 35 feet. 3. A minimum 30 foot setback is required from all jurisdictional wetlands, including a minimum of 15 feet of a natural buffer. 4. Refer to Section 5.4 (h) of these regulations for Highway Construction Setback requirements. ☐ N/A ☐ Accepted ☒ Revise and Resubmit Annotations: A review chart for section 5.4(h) is contained elsewhere in this review checklist. Review Comments: Minimum setback is 30’ front and rear; 10’ sides. Please adjust accordingly. Disposition of Comments: The drawings have been updated to reflect the required setbacks. 5.17(h) Minimum Lot Size - Apartments, condominiums and townhomes shall require a minimum lot size of 22,000 sq. ft. ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments: 5.4(h) Highway Construction Setback Requirements (h) In accordance with Act No. 94-572 of the Legislature of Alabama enacted April 21, 1994, the following construction setbacks shall apply from any state or county road or highway: 1. Principal arterials require a 125-foot setback from the centerline of the right-of-way; 2. Minor arterials require a 100-foot setback from the centerline of the right-of-way; 3. Major collectors require a 75-foot setback from the centerline of the right-of-way and; 4. Minor collectors require a 50-foot setback from the centerline of the right-of-way; 5. All other paved roads require a 40-foot setback from the centerline of the right-of-way; 6. Unpaved roads require a 30 -foot setback from the margin of the right-of-way. No permanent structure shall be erected or constructed within the designated construction setback. The following is a non-exhaustive list of items that are either exempt or not considered permanent structures under the Highway Construction Setback law. 1. Billboards 2. Utility structures such as poles, utility lines, and other utility structures 3. Non-permanent structures permitted within the required construction setback Signs 4. Access drives or roads 5. Overflow parking in excess of required parking spaces 6. Landscaping 7. Fences 8. Portable accessory structures such as a yard shed 9. Sidewalks & bike paths The following is a non-exhaustive list of permanent structures that are prohibited within the required construction setback. 1. Any permanent structure not specifically permitted above. 2. Buildings 3. Houses 1 ____ 11 _________ 1 Date of Latest Form Revision: 11/6/2021 4. Decks or porches 5. Mobile homes 6. Below-ground swimming pools 7. Drainage detention or retention structures 8. Septic tanks 9. Gas pumps 10. Underground storage tanks 11. Required parking spaces ☐ N/A ☒ Accepted ☐ Revise and Resubmit Annotations: Review Comments P&Z: Review Comments HWY: Concur with ROW Review Comments ROW: Bishop Rd and Dyer Rd are classified as Local Other ROW Comments: 1.) Subject Parcel #’s need to be added either under the Site Analysis or Owner/Developer Information. Disposition of Comments: Subject Parcel #’s have been added the Site Analysis Table located on Sheet 2. 2.) Drainage and Utility Easements are not shown. Disposition of Comments: There are no drainage or utility easements desired. 3.) Mortgage Acceptance needs to be added. There are 2 open mortgages Budro Investments LLC (#1959062) and Tidewater Real Estate Inc (#1959063) Disposition of Comments: The Mortgage Acceptances have been added. 4.) Dedication verbiage to be added to Ownership Certificate. Disposition of Comments: We will not be dedicating any ROW. 5.) Add the distance of 1085.25ft to north property line for the bearing (S89°45’16”E). Disposition of Comments: The Distance and Bearing have been updated. 6.) Make bearing and distance (S00°11’23”W 414.28’) more visible on the East property line. Disposition of Comments: Bearing and Distance has been updated to be more visible. 7.) The bearing and distance for N89°52’22”E 1058.38’ does not match the legal, change accordingly: Disposition of Comments: The Bearing and Distance have been updated to match. 1 Jonathan McGehee From:Baldwin911 ADDRESSING <ADDRESSING@baldwin911.org> Sent:Wednesday, March 16, 2022 8:10 AM To:Jonathan McGehee Subject:RE: Skyline Village in Fairhope, AL Good morning ϠϡϢ    Chris sent me a site plan yesterday and the only thing I saw that needed to be corrected is Skyline Drive isn’t labeled.    I have Skyline Drive and Horizon Loop reserved.  If you haven’t changed either of those, you don’t need a new  confirmation letter from me.    All townhomes and the clubhouse will be addressed from Horizon Loop.    I hope this helps but if it doesn’t, please let me know.  Have a great rest of your week!      ftÅtÇà{t eÉuxÜàá Addressing Specialist GIS/Addressing 911 Telecommunicator Circle Robertsdale, AL 36567 251-947-3911 ext 5159 www.baldwin911.org   Like and Follow us:        From: Jonathan McGehee <jmcgehee@secivileng.com>   Sent: Wednesday, March 16, 2022 7:41 AM  To: Baldwin911 ADDRESSING <ADDRESSING@baldwin911.org>  Subject: Skyline Village in Fairhope, AL    Samantha,    I hope you are having a good morning. We have recently received comments back from the City of Fairhope on our  Townhome Development located off Dyer Rd and Bishop Rd. We received Street Name approval on 10‐15‐2021, see  attached approval letter, but since have had to reconfigure the layout per the City’s request to front all buildings to the  internal loop road. One of their comments, please see below, is to provide correspondence with E9‐1‐1 for these layout  changes and their related comments.    0 2   Do you have issues with this?    Thank you,    Jonathan McGehee  9969 Windmill Road  Fairhope, AL 36532  251‐990‐6566  www.secivil.pro         This email has been scanned for spam and viruses by Proofpoint Essentials. Click here to report this email as spam.  • All buildlrlg.s were reconfigured to front t he interna l drive. B11ldw it1 ..:Ol!flty E9-I-I is respon:;ibk for addr-ess ing for Lhis parcel. Please confirm wi~h Baldw in ounl:)' ~9-1-1 al.I bui ldings can be nddl'C"5s off a .singu lar private trct.-1. (lhc 'loop·). l1e two ace~ s/egres 1il!lly require a sep arate nam(.):, but if 11 e b uilditlgs can. be addre!;sed off the same amed 'stre et', I believe that is acceptab le_ ■ !Please pro vide rorrespcmden.c ·, from Ba ld win aunty E9-I -I 1hat addresses ti1e ab,o-e conccm;5, as well as !he rev ised street nam ~ , if a pplic able_ Civil ngineeting &: Surv ying ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com ATO2155 OLD SHELL RDSuiteMOBILE, AL 36607 T: 2514718361 F: 2514710410 www.att.com November 08, 2021 Larry Smith S. E. Civil Engineering 880 Holcomb Blvd. Fairhope, Alabama 36532 RE: Skyline Village - PPINs 24268 and 271784 Dear Mr. Smith: This letter is in response to your request for information on the availability of service at the above location by AT&T. This letter acknowledges that the above referenced proposed development is located in an area served by AT&T. Any service arrangements for the proposed development will be subject to later discussions and agreements between the developer and AT&T. Please be advised that this letter is not a commitment by AT&T to provide service to this location. Please contact me at the phone number included in this letter with any questions. Thank you for contacting AT&T. Sincerely, Wade Mitchell MGR OSP Planning & Engineering Design COLONY DRHIBISCUS WAY BATTLES RD City of FairhopePlanning Commission April 4, 2022 ¯COLONY DRHIBISCUS WAY BATTLES RD SD 22.05 - Battles Trace Phase 8 Legend Roads Corporate Limits ParcelZoningDistrict Zoning Classification PUD - Planned Unit Development TR - Tourist Resort Planning Jurisdiction^ µ µ Project Name: Battles Trace Phase 8Site Data: 28.53 acresProject Type: Preliminary PlatJurisdiction: Fairhope Planning JurisdictionZoning District: TR-DistrictPPIN Number: 372296, 29244General Location: North side of Battles Road, both east and west sides of Colony DriveSurveyor of Record: Goodwyn Mills CawoodEngineer of Record: Goodwyn Mills CawoodOwner / Developer: The Teachers' RSASchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Mike Jeffries Approve with Conditions 51 February 22, 2022 Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type : D Village Subdivi s ion Q9 Preliminary Plat D Minor Subdivision D Informal (No Fee) □ Final Plat D Multiple Occupancy Project Attachments : D Artic les of Inc orporation or List all as sociated investors Date of Application : __ 1_2/_2_1/_2_1 ___ _ Property Owner / Leaseholder Information Name of Property Owner: The Teachers' RSA Phone Number: (334) 264-2345 Address of Property Owner: 201 South Onion Street City: Montgomery ____ S_t_a -te_:_A~L ______ Z_1_· p_: _3_6_1-04-- Proposed Subdivision Name: __ B_a_tt_le_s_T_ra_c_e_P_h_as_e_8 ____________ _ No. Acres in Plat: __ 2=8~.5~3 ______ No. Lots/Units: Parcel No: 05-46-09-30-0-000-078 .000 Current zoning: __ T_R ____ _ 05-46-09-30-0-000-078 .143 Authorized Agent Information Plat must be signed by the property owner before acceptance by the City of Fairhope Name of Authorized }\gent: Goodwyn Mills Cawood Phone Number: (251) 626-2626 Address: PO Box 112T City: Daphne State: AL Zip: 36526 Contact Person: Scott Hutchinson Surveyor/ Engineer Information Name of Firm: Goodwyn Mills Cawood Phone Number: (251) 626-2626 Address: PO Box 1127 City: Daphne State: AL Zip: ~3~65=2=6 __ _ Contact Person: Stuart Smith Plat Fee Calculation: Reference: Ordinance 1269 Signatures: I certify that I am the property owner/leaseholder of the above described property and hereby submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp . an authorized Single Tax representative shall sign this applicatio RSA Property Owner/Leaseholder Printed Name Date Fairhope Single Tax Corp . (If Applicable) 1 SD 22.05 Battles Trace Phase 8 – April 4, 2022 Summary of Request: Public hearing to consider the request of Goodwyn, Mills, Cawood, LLC on behalf of the Retirement Systems of Alabama for preliminary plat approval of Battles Trace Phase 8, a 51-lot major subdivision. The property is approximately 28.53 acres and is located on the east and west side of Colony Drive just north of County Road 34 (a.k.a. Battles Road) with the smallest lot 7,877 S.F. and largest lot 13,492 S.F. Comments: - The subject property is part of the TR District and if approved will be the next phase of Battles Trace. The TR District requires that the overall gross density for residential areas shall be no greater than 3.5 units per gross area and the TR District shall provide at least 20% open/green space. Both conditions are met. Utilities: - Water: Water main is being relocated along Colony Drive - Sewer: Upgrades will be required for existing lift station - Gas: Will be installed in utility easement furthest from the ROW - Power: Provided by Riviera Utilities - Communications: AT&T SITE DATA TAX PARCE L NO . 05 -46-09-30-0 -000-078.000 05 -46-09-30-0-000 -0 78.143 TOTAL SITE AREA = 27.14 ACR ES± (l,1 82,54 1 S.F.±) TOTAL NUMBER OF LOTS • 51 SMALLEST, LOT 320 = 0 .1 8 ACR ES± (7,887 S.F.±) LARGEST, LOT 3l4 = 0 .31 ACR ES± (13,492 S.F.±) TOTAL COMMON AREA aa 12.06 ACRES± (525 ,922 S.F .±) GREENSPACE = 5 .71 ACRES± (2 48,728 S.F.±) TOTAL LIN EAR FEET OF STREET = 1,920 FEET GROSS DENSllY = 2 .03 UNITS PER ACRE 2.QlfiliG TR-TOUR IST RESORT (LR/MR) Z.ONING REQUIREMENTS • 1 O' FRONT SETBACK • 5' REAR SETBACK • NO SIDE SETBACK • 35' HEIGHT LIM IT O BU ILD.IN GS DEDICATED EASEMENTS • 1 O' UTI LITY EASEM ENT ALONG ALL ROAD SIDE LOT LI NES UTILITIES POWER SEWER WATER TEL£ GAS -RIVIERA UTI LITIES -FAIRHOPE WATER & SEWER -FAIRHOPE WATER & SEWER -AT&T -FAIRHOP E GAS 2 SD 22.05 Battles Trace Phase 8 – April 4, 2022 Drainage: - West side will sheet flow into a series of pipes and to a proposed pond eventually ending in Sweet Water Lake. - East side will sheet flow into a series of pipes and into existing pond to the northeast. All off-site water draining through the site was taken into account. Comments: - The subject property is part of the TR District and if approved will be the next phase of Battles Trace. The TR District requires that the overall gross density for residential areas shall be no greater than 3.5 units per gross area and the TR District shall provide at least 20% open/green space. Both conditions are met. The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards. “2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the subdivision of land if the Commission makes a finding that such land is not suitable for platting and development as proposed, due to any of the following: a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning ordinance, where applicable; • Meets b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or program for the physical development of the City including but not limited to a Master Street Plan, a Parks Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program; • Meets c. The proposed subdivision is not consistent with these Regulations; • Meets d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations; • Meets e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the planning jurisdiction of the City.” • Meets Recommendation: Staff recommends approval SD 22.05 Battles Trace Phase 8 preliminary plat with the following conditions: 1. Provide a Schedule of Values Exhibit A of the Maintenance Agreement. 2. Provide revised O&M agreement that includes phases 1-8 and updated Stormwater Facility Maintenance Agreement. 3. All utility locations and improvements shall be coordinated with the respective utility department. - ---- FROM THE DESK OF Charles E. Runels Jr, MD 6840 Battles Road, Fairhope, AL 36532 March 25, 2022 Dear Board Member, Last week, while visiting Fort Lauderdale to lecture, I found myself eager to return home and get away from the concrete. Ft. Lauderdale has pllenty of expensive real estate, but an atmosphere much less relaxing than my home (6840 Battles Road) where I can see grass on every side and have privacy. I also own a home in the Colony which is located on the backside (610 Lupine Drive) so that I can see more trees and less concrete. Then, yesterday, I received a certified letter (with only 24 hours to respond) telling me that 180 degrees of my current view from my primary home may soon become mostly concrete and houses. I understand the need to make profit, which I do not consider to be a bad thing; but, this suggested move does at least 3 things what are bothersome to me; one concerns me and two concern the whole neighborhood: 1. Adding this next addition is coming close to turning the colony into something like Fort Lauderdale where the only places for children to play on something other than concrete are the narrow strips of grass surrounding water and between closely packed housing. 2. Adding more concrete will increase the flooding that has already become a problem for some of my neighbors who live a few more feet closer to sea level than do I. 3. Adding this next phase significantly destroys the privacy, the view, and the atmosphere surrounding my home-which I bought considering the current zoning and not the currently sought development. So, yes, I will be damaged by the development, if approved. And the children living in the Colony will have fewer places to play. I realize that children currently ride their bikes less and stare at screens more than did I in the 196O's; still, encouraging such behavior by boxing them into neighborhoods with an toxic ratio of concrete to trees and grass is sure to not help such behavior and the resultant happiness and spirit of the neighborhood. Even some adults, perhaps some who will be making these decisions, hurry back from their business travels in big cities so that they may be surrounded by more nature and less concrete. I'd be grateful if these ideas were considered and the current Phase 8 be delayed for a few hundred years to let the trees grow and the children ramble. In the alternative, I request that the Phase 8 development be redrawn for lower density housing and a significant common area buffer with a visual barrier be constructed between the southern-most lots and Battles Road. s~GR'-A Charles Runels, MD 251-648-7704 (cell) From:Debbie Manning To:Allie Knutson Subject:Planning Commission Meeting regarding Phase 8 Battles Trace Date:Friday, March 25, 2022 3:46:05 PM SENT FROM AN EXTERNAL ADDRESS To whom it may concern, As a resident of The Colony at the Grand Battles Trace, there are some points I and other residents would ask the Commission to consider with regard to Phase 8 approval. 1. Has there been an environmental impact assessment done? The area that they propose to clear for this subdivision addition is heavily wooded and low lying. The erosion in the current construction zones of Battles Trace have already been a problem in both the Lakewood stocked lake and the retention pond. Continued clearing of the land will cause more harm to the wildlife and marine life in these ponds. From the Colony at the Grand website : swim, paddle, kayak – this pristine body of water provides an abundance of recreation. Drop your line and fish away the afternoon. Just keep your eye on the bobber, Sweetwater Lake It is fully stocked. It’s a nature sanctuary where wild birds gather and butterflies dance. Like Narcissuses himself, you will be unable to take your eyes from this magnificent amenity. 2. Many heritage trees (by size) are located within the area of Phase 8..what does the plan show to maintain these trees? Stuart Construction has been noted to clearing trees of substantial size to accommodate their needs. Bird migratory path and breeding grounds are largely concentrated in Baldwin County and it provides exceptional habitat for many ducks, herons, egrets, rails, anhinga, white ibis, owls, hawks, osprey, Mississippi and swallow-tailed kites, and warblers. 3. At its conception, purchasers of Battles Trace properties were told it would be a community of 60- 70 luxury residences. Since that initial concept plan, Battles Trace has more than doubled in size in its current phase to include Phase 7. The current plan on their website includes another doubling in size with development from Battles Road north to Twin Beach Road. Another 200plus homesites. All requiring membership to the Lakewood Club, with Phase 8 leaving no expansion room to accommodate the additional membership. 4. I believe the commission put a moratorium on new residential construction as overdevelopment in Fairhope is putting a strain on the infrastructure and city services. As I stated, though this approval is for Phase 8 of the overall plan for Battles Trace, the development as shown on their website, when completed will add over 200 additional homesites to the community. This will have a significant impact on all city and county services in Fairhope. I have pictures to substantiate my concerns that I will deliver to your office on Monday. Sincerely, Debbie Manning 3/29/2022 1 3/29/2022 ., 3/29/2022 3/29/2022 II 3/29/2022 3/29/2022 C 3/29/2022 7 3/29/2022 0 3/29/2022 a 3/29/2022 1" S SECTION STOSWALTSTCOLE CT WHITE AV GASTON AV FELS AV City of FairhopePlanning Commission April 4, 2022 ¯GASTON AV S SECTION STSD 22.12 - S. Section Townhouse MOP Legend Roads Corporate Limits ParcelZoningDistrict Zoning Classification B-1 - Local Shopping District B-2 - General Business District P-1 - Parking R-2 - Medium Density Single-Family R-3TH - Townhouse Single Family R-4 - Low Density Multi-Family Planning Jurisdiction ^µ µ Project Name: S. Section Townhouse CondominiumSite Data: 0.40 acresProject Type: Multiple Occupancy ProjectJurisdiction: Fairhope Planning JurisdictionZoning District: R-3THPPIN Number: 41038General Location: East side of S. Section St, at intersection of Gaston Ave and S. Section StSurveyor of Record: Goodwyn Mills CawoodEngineer of Record: Goodwyn Mills CawoodOwner / Developer: Eastpark LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Mike Jeffries 1 SD 22.12 South Section Townhouses MOP – April 4, 2022 Summary of Request: Public hearing at the Request of Eastpark, LLC, for a Multiple Occupancy Project Approval of South Section Townhouses, a 3-Unit multiple-occupancy project. Scott Hutchinson, P.E with Goodwyn, Mills, and Cawood, LLC is the EOR for the project. The subject property is zoned R-3TH High Density Single-Family Townhouse Residential District and is approximately .4 acres. The property is located on the east side of S. Section Street at the eastern terminus of Gaston Avenue. This application is for preliminary/final MOP approval. Comments: - Utilities: Fairhope utilities are available to service the proposed development. A flow model is needed to determine the supply and pressure is adequate to provide fire protection for the proposed development. Location of meters shall be coordinated with each utility department. - Drainage: The drainage has been reviewed by Public Works Director, Richard Johnson, P.E. and approved. The site will utilize a pervious drive. - Landscaping: o Street trees and sidewalk will be installed along Section St. and the landscape plan shows landscaping along the east and south property lines. General Comments: o The development meets the intent of the Zoning Ordinance. o Each unit has the required rear yard o Each unit is rear loaded with an internal drive aisle. o The proposed development is able to keep and modify the existing house on the north and add the additional two units to the south. Staff Recommendation of Case SD 22.12 South Section Townhouses: Staff recommends approval with the following conditions. 1. Provide flow model for fire hydrant in front of property to ensure water and supply and pressure is adequate to provide fire protection for the proposed development. 2. Provide a signed O&M agreement before a building permit for the project will be issued. 3. Sidewalk and landscaping shall be installed before issuance of C/O. COURTYARDCOURTYARDCOURTYARDGREEN SPACEGREEN SPACEGREEN SPACEUNIT 1(EXISTINGBUILDING)UNIT 2UNIT 3COMMON DRIVEWAYCONCRETEPAD TO BEREMOVED5' DRIVEWAYEASEMENTEXISTING FIREHYDRANTS SECTION STGREEN SPACEGREEN SPACEGREEN SPACEGREEN SPACEGREEN SPACECONCRETE SIDEWALKCONCRETE SIDEWALKCONCRETE SIDEWALKDRIVEWAYDRIVEWAYDRIVEWAYGREEN SPACE10.0'4.0'10' SETBACK10' SETBACK20' SETBACK35' SETBACKSOUTH SECTION TOWNHOUSE CONDIMINIUMFAIRHOPE, ALGMC CMOB-21-0125ISSUE3-18-2022DRAWN BY:REVIEWED BY:This drawing is and shall remain the property of Goodwyn, Mills and Cawood, Inc. (GMC) and Goodwyn Mills Cawood LLC (GMC). Unauthorized use of any kind including use on other projects is prohibited. In the event that a conflict arises between the sealed drawings and the electronic files, the sealed drawings will govern. ©Goodwyn, Mills and Cawood, Inc. (GMC) and ©Goodwyn Mills Cawood LLC (GMC)2039 Main StreetT 251.626.2626G M C N E T W O R K . C O MDaphne, AL 36526AMLJWSSITE REQUREMENTS R-3THMINIMUM LOT SIZE 2,400 SQFTMINIMUM LOT WIDTH 24 FEETSETBACKS: FRONT 20 FEET REAR 35 FEET SIDE 0 FEET "C" (END UNITS SHALL HAVE A MINIMUM SIDE YARD OF 10 FEET)MAXIMUM LOT COVERAGE STRUCTURE 45%MAXIMUM HEIGHT 30 FEETARTICLE III.D.2 TOWNHOUSE MINIMUM LOT SIZE 3,600 SQFTOFFSTREET PARKING: 1 PER UNITSITE DESIGN DATALOT SIZE 17,442 SQFTLOT WIDTH 132 FEETSETBACKS: FRONT 20 FEET REAR 35 FEET SIDE 10 FEET (COURTYARDS OF 422 TO 400 SQFT)LOT COVERAGE STRUCTURES 33%BUILDING HEIGHT 30 FEETARTICLE III.D.2 TOWNHOUSE MINIMUM LOT IS 5,814 SQFTOFFSTREET PARKING: SPACES 6GREENSPACE 33%DRAWING FILE: Z:\CMOB Proj\Eastpark LLC\CMOB210125 - Section Street MOP\0 DWG\C-100 SITE PLAN.dwgPLOTTED: Mar 25, 2022 - 9:24amSITE PLANC-100Feet20100t ~ ~ " , ->: 1[ • M •MI LJ (.') t /r 1/ 1/1/ 1/ 1/1/ //½ 1/ ½ 1/ ~ ½ 1/ ,. " ½ 1/½1/1/ . • 4 1/// 1/1/1/ 1/1/ 1/ :I • • • • • • • • .1 • • • • • • •.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•.•. :-:-:-: -: -: -: -: . : -: -: -: -: : -: -: . ~7 .:·.•.•.•.·.·.•.•.•.·.·.·.•.•.•.·................. \ • • • • • I 13,c,;;c, ----".--~-I ~-e I '1 ---- -I ---------r =--------l: I I I I; I S SECTION STFAIRHOPE AVN SECTION STN BANCROFT STDE LA MARE AV S BANCROFT STCity of FairhopePlanning Commission April 4, 2022 ¯ FAIRHOPE AV N SECTION STN BANCROFTSTS BANCROFT STS SECTION STSD 22.13 - 412 Fairhope Ave MOP Legend Roads Corporate Limits ParcelZoningDistrict Zoning Classification B-2 - General Business District P-1 - Parking R-2 - Medium Density Single-Family Planning Jurisdiction ^µ µ Project Name: 412 Fairhope Ave MOPSite Data: 0.07 acresProject Type: Multiple Occupancy ProjectJurisdiction: Fairhope Planning JurisdictionZoning District: B-2PPIN Number: 15148General Location: South side of Fairhope Ave, between S. Section St & S. Bancroft StSurveyor of Record: SE Civil LLCEngineer of Record: SE Civil LLCOwner / Developer: FST 412 Fairhope LLCSchool District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Prepared by: Casey Potts Approval with Conditions 1                                                                                                SD 22.13 412 Fairhope Ave – March 30, 2022                              Summary of Request:  Request of FST 412 Fairhope, LLC for Site Plan Approval of 412 Fairhope Avenue, a 3‐Unit multiple‐occupancy  project.  SE Civil, LLC is the authorized agent and Engineer for the project.  The subject property is zoned B‐2  Central Business District and is approximately 0.07 acres.  The property is located on the southern side of  Fairhope Avenue and lies east of Section Street. Staff also received a site plan case for the April Planning  Commission meeting.      Comments:  ‐ Utilities: All connections and work in ALDOT ROW will require permitting from ALDOT.  o Water – Water will connect to existing lines located in the alley behind the building. There are three  water meters proposed at the rear of one of the parking spaces.       Figure 1: Utility Plans    Cars will be driving over the meters, which might structurally damage them. Staff recommends  relocation of the water meters to the perimeter of the rear yard, similar to the gas meters. The fire  protection line must be separate from the water line. Please revise the plans to show the fire line  parallel to the water line. Final location of water meters shall be approved by the Water  Superintendent.    o Sewer – Sewer will gravity feed to an existing sanitary sewer manhole to the south of the subject  property. The sewer line at 410 Fairhope Avenue might need relocating to stay out of the footer of  the building.  Relocation of the sewer line at 410 Fairhope Ave appears to be on private property  and will be the responsibility of  the applicant to move if needed.   o Power – Power will run underground from the building to an existing line located within the alley.   o Gas – Gas is available, and all 3 units will utilize gas. Meters are at the rear of the building. Gas  meters are placed outside of the parking lanes, as shown in Figure 1.  o Communications – AT&T  o Trash pickup will be private via three trash cans located within the rear of the building.    ‐ Traffic Study: A traffic study was not required.    ‐ Drainage: The developer is proposing to modify the existing neighboring downspouts and adjacent  neighbor’s roof to convey stormwater to the existing system located within the alley. On site, an 8” HDPE  roof drain will convey stormwater to the alley.    Landscaping: The site does not have any landscaping and will not require a landscape plan.     J ?RO a . ' --I ~ --------"""➔---4•- E ' ~ ~ ;;;,oF'Ol;ED59.'IEf!S ERll1 CE T O E ~I J_ :;a=OBED M.",NHCILE . o= IITE 'l IF, ON TI E EL • ATIONI :.AAllE'l • "' ----J iJ EXl8TlMG W.,,iEfi. S s;;MCE R N 2                                                                                                SD 22.13 412 Fairhope Ave – March 30, 2022                              Staff Recommendation of Case SD 22.13 412 Fairhope Ave:  Staff recommends approval with the following conditions.  1. Approval of SR 22.04 412 Fairhope Avenue Site Plan.  2. The three water meter boxes are subject to relocation at the discretion of the Water Superintendent.   3. Fire protection line shall be run separately from and parallel to the water line.  4. Redesign of the balcony to resolve the conflict with the existing street tree.    9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 March 18th, 2022 Casey Potts City of Fairhope 555 S. Section Street Fairhope, AL 36533 Re: SR 22.04 412 Fairhope Avenue Site Plan Review SE Civil Project No. 20211042 Dear Casey: Attached is the re-submittal package for the above referenced project. 1. (2) 11”x17” Copies of the Revised Site Plans 2. (1) 24”x36” Copy of the Revised Site Plans 3. A pdf of the Revised Site Plans. Below is a response letter for the comments provided. See responses in red.  Dumpsters are indicated with three squares. Please provide more detail other than location. RESPONSE: Call out on Sheet C01 has been revised to say “Roll out garbage cans to be screened from view via building walls.” Also, the following Note #22 on Sheet C01 has been added: “Garbage to be picked up by City of Fairhope Public Works via roll out cans.”  Access to HVAC equipment yard is indicated in the middle of the stairwell. Please confirm that access is located on the first floor rather than the stairwell. RESPONSE: Although in the plan view it appears the HVAC equipment access door is in the middle of the stairwell this access door is truly under the first landing of the stairwell.  Balcony conflicts with an existing birch tree. Please modify the balcony design to not interfere with the existing tree. RESPONSE: The existing birch tree is to be removed and replanted. In Sheet C01A and C01B we have provided two options for tree replanting. Option A is the preferred course of action.  A Multiple Occupancy Project review will follow. Some notes from our utilities: o Provide alley resurfacing plan per agreement with Public Works. RESPONSE: The requested survey of the existing alley has been provided to Richard Johnson to address this comment. o Water service will need to be revised and relocated to the back alley. Meters will need to be placed at the rear of the building. RESPONSE: Revised Sheet C04 now shows water service coming off of the existing 6” HDPE water main behind the building with meters added along the South property line and removed from the front of the building. FPU has agreed to install the three (3) meters behind the building when they proceed with the infrastructure improvements behind this site. o Fire line, if required, will also be provided from the alley. RESPONSE: Revised Sheet C04 now shows a fire line coming off of the existing 6” HDPE water main behind the building. 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 o Please confirm if gas will service all three units. RESPONSE: Yes, gas will service all three units. Two additional gas meters have been added and called out in our revised utility plan. Refer to Sheet C04. If you have any questions, please let me know. Sincerely, Larry Smith, PE lsmith@secivileng.com First Floor Plan 1/4"=1'-0" 1 A1.1 0 2 4 8 16Ft NORTH Date Drawn Checked Revised Revised Revised Copyright 2022 412 Fairhope AveRenovations and Additions to412 FairhopeAveFairhope,AL36532February 22, 2021 This drawing and all information depicted is the property of WalcottAdams Verneuille Architects Inc. This drawing is copyright protected and shall NOT be reproduced, copied, manipulated, or shared with other parties without the written consent of WalcottAdams Veneuille Architects Inc. This drawing is subject to change at the discretion of WAVArchitects. This drawing is being provided for the limited use of general viewing and general reference only for the initial recipient and is copyright protected. Walcott Adams Verneuille Architects, Inc. A1.1 Proposed Floor Plan 1 SOUTH SCHOOL STREET FAIRHOPE, AL 36532 (251) 928-6041 WALCOTT ADAMS VERNEUILLE ARCHITECTURE INTERIORS Second & Third Floor Plan 1/4"=1'-0" 2 A1.1 NORTHEdge of neightboringbuildingBedroom 1 Bath 1 12'-0" Bath 2 Closet 2 Parking for 2 Vehicles below 117'-0" Living UnitA: 2,580 sqft Kitchen Ref TV Wall 22'-2"Balcony on FairhopeAve Living 8'-0" Books?Books? Drop Zone Entry Foyer Hallway Coats? Stair 9'-6"10'-4"12'-8" Built In China?16'-8"5'-10" Toilet Room 3'-0" x 5'-0" Shower 3'-0" x 6'-2" Bench6'-0"Edge of neightboringbuildingEdge of neightboringdeckAdjacent building window Adjacent building window Edge of neightboringbuilding6'-0"DWmicro.Pulloutundercountertrash/recycling36" range w/oven below Dining Closet 1a Closet 1b Pantry Bedroom 2 Shower 3'-6" x 6'-0"13'-0"120 sqft UP Dn Elevator 48x54 cab Utility Bedroom 3 Bath 3 13'-0"LinenShared Closet 3 11'-6" Tub/ Shower 3'-0" x 5'-0" 16'-0" Open Light Well Hallway HVAC Wet Bar LinenBookcase Linen Wardrobe Art Hallway Cabinet Pantry Cabinet Books? Trash Check-Out Mech./Elec. Store Room Restroom Parking for 2 Vehicles Edge of neightboringbuildingEdge of neightboringdeckEdge of neightboringbuilding72'-5"20'-8"21'-6"15'-10"Display Floor Lease Space: 1,890 sqft Stair UP Elevator 48x54 cab HVAC Equipment Yard Mop SinkI I i r I I I I I I I L • _;_ • /' // I 0r----II -1 ,; 1/1 ,,,; I ~~~~~==})_ I ••••••• / l "/ ~ • : ~ _______ :II 00 l ~ '--J ~ 0 Q I -, 0 ••• ' r 7 ~1.-. -17 ~-~e-o ,, --■ [g] []co - ::::::::11 r 0 ;_ • ia · I • i.i •:=====~ I i : • ; i 1.....--____J 7 I ---------------------------------- -------- ------ ----------- I ,-, !}:;, : 1=·~ •J I ~ -• A -0 . :, 0 , i1 1-< / ' . ) .. ••· 0 •• 1.-'- ~ ::;, u 1111111111111 L.l •• [7 . \ l I a I ~ i.i w • L { ·---: I ........... : r • ~ ............... --~--t---------+-i<~t>_,,,____><~-/~·-/ __ :u.:-:·~~~-✓ ~A> __ ~ ........... • El, t;---___:_:_:,:_____J-' • I~ ri : t; I \~ ,-'-./' I I r 40'-0"7'-3"Clear Date Drawn Checked Revised Revised Revised Copyright 2022 412 Fairhope AveRenovations and Additions to412 Fairhope AveFairhope, AL 36532February 22, 2021 This drawing and all information depicted is the property of Walcott Adams Verneuille Architects Inc. This drawing is copyright protected and shall NOT be reproduced, copied, manipulated, or shared with other parties without the written consent of Walcott Adams Veneuille Architects Inc. This drawing is subject to change at the discretion of WAV Architects. This drawing is being provided for the limited use of general viewing and general reference only for the initial recipient and is copyright protected.Walcott Adams Verneuille Architects, Inc. A3.1 Building Elevations 1 SOUTH SCHOOL STREET FAIRHOPE, AL 36532 (251) 928-6041 WALCOTT ADAMS VERNEUILLE ARCHITECTURE INTERIORS Front Elevation Scheme 1/4"=1'-0" 1 A3.1 Balcony Elevation 1/4"=1'-0" 2 A3.1 All T&G Siding Steel Pipe Columns & Brackets Thin Balconies Large "Contemporary" Glass Openings -t.= -j t· ·----- , · ------· ----- I ' --_ l ------1'=-' ,.;-;-• ___ . --=--~-=--I -.-_------- 1 --·-• : 1 · • -I .,.___ I ,_ -I I 8 8 FAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT CINDER CONCRETE CURB S PUBLIC ANGLE PARKING EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab2 PARKING SPACES ROLL OUT GARBAGE CANS TO BE SCREENED FROM VIEW VIA BUILDING WALLS HVAC EQUIPMENT YARD, SCREENED FROM VIEW VIA BUILDING WALLS CONCRETE PAVING SEE DETAIL EXISTING 8' PAVER SIDEWALK TO REMAIN 05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST JULWINS LLC C/O JEAN LANKFORD PO BOX 2613 MOBILE, AL 36652 05-46-03-37-0-701-003.503 FST FAIRHOPE, CITY OF PO BOX 429 FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST FAIRHOPE AVENUE PROPERTIES LLP PO BOX 16315 MOBILE, AL 36616 80'PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY 8'21.66'11'11' BALCONY OVERHEAD 2 CITY OF FAIRHOPE20' ALLEY REPLANT NEW BIRCH TREE 5' EAST OF ORIGINAL LOCATION SHEET C01A 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLAN(OPTION A)CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING THIS SITE IS ZONED B-2 (CBD). NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. AND MUST BE STORED WITHIN THE SITE. DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF THE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIRE PREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING SITE PLAN NOTES AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS FIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18. THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. TOTAL SITE ACREAGE =0.07 ACRES. INSPECTIONS. CONSTRUCTION ACTIVITIES. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. PROPOSEDEXISTING SITE PLAN LEGEND CURB & GUTTER STANDARD PARKING QUANTITY CONCRETE PAVING HEADER CURB RIBBON CURB PARKING DATA TOTAL REQUIRED (1 SPACE/RES. UNIT) = PARKING REQUIREMENT SPACES 2 BUILDING (UNDER ROOF) SITE ANALYSIS 2,600 SF SITE ACREAGE (PROPOSED) ±0.07 AC (2929 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 0 FT 0 FT 0 FT 40' BUILDING HEIGHT 40 FT PROVIDED PARKING 2 SPACES REQUIRED PARKING 2 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION C.O. FAIRHOPE PERVIOUS AREA 0 AC (0%) IMPERVIOUS AREA 0.07 AC (100%) REQUIRED: PROPERTY AREA LAND USAGE --0.07 ACRES BUILDING AREA (UNDER ROOF)85.7%0.06 ACRES IMPERVIOUS PAVING 0.01 ACRES PERVIOUS PAVING 0 ACRES DESCRIPTION % OF PROPERTY AREAAREA 14.3% 0% GRASSED/LANDSCAPED AREA 0 ACRES 0% ZONING B-2 (CBD) TOTAL PROVIDED =2 PROPOSED GREENSPACE 0.00 AC CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS18. OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.19. REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED20. TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS. NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN21. COMPLETED. X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656640051020 10 SCALE PROPOSED BUILDING COVERAGE 2,600 SF (85.7%)412 Fairhope Ave.Fairhope, Alabama 36532GARBAGE TO BE PICKED UP BY CITY OF FAIRHOPE PUBLIC WORKS VIA ROLL OUT CANS.22. I I I I I I ____________ J_ ________ _J __ r _____ _ ~ ,--------, I' I I ,-----r I I I I I I I I I I I I I ITIIID I I I I I I I I I ~ I I I ~ ~% ~ I I ~ ~ LAJ Ii --- ------==-=----- ,~ ~ I I I I I ---1 0 c::==::J 1-- 0 ~ ( I I I I I FAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT CINDER CONCRETE CURB S PUBLIC ANGLE PARKING EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab2 PARKING SPACES ROLL OUT GARBAGE CANS TO BE SCREENED FROM VIEW VIA BUILDING WALLS HVAC EQUIPMENT YARD, SCREENED FROM VIEW VIA BUILDING WALLS CONCRETE PAVING SEE DETAIL EXISTING 8' PAVER SIDEWALK TO REMAIN 05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST JULWINS LLC C/O JEAN LANKFORD PO BOX 2613 MOBILE, AL 36652 05-46-03-37-0-701-003.503 FST FAIRHOPE, CITY OF PO BOX 429 FAIRHOPE, AL 36532 05-46-03-37-0-701-003.502 FST FAIRHOPE AVENUE PROPERTIES LLP PO BOX 16315 MOBILE, AL 36616 80'PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY 8'21.66'11'11' BALCONY OVERHEAD 2 CITY OF FAIRHOPE20' ALLEY REPLANT NEW BIRCH TREE IN LANDSCAPED PARKING ISLAND REMOVE 1 PARKING SPACE AND INSTALL LANDSCAPED PARKING ISLAND SHEET C01B 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call SITE PLAN(OPTION B)CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN THE BASE BID. TO ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES CONDITIONS SHALL BE VERIFIED TO BE TRUE AND ACCURATE PRIOR TO BEGINNING WORK. THE SURVEY OF EXISTING CONDITIONS IS SHOWN WITHIN THESE PLANS. ALL EXISTING THIS SITE IS ZONED B-2 (CBD). NOTIFY CITY OF FAIRHOPE INSPECTIONS 24 HOURS BEFORE THE BEGINNING OF EVERY PHASE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED GOVERNMENTAL A COPY OF THE APPROVED LAND DISTURBANCE PLAN AND PERMIT SHALL BE PRESENT ON SITE WHENEVER LAND DISTURBANCE ACTIVITY IS IN PROGRESS. CONSTRUCTION EQUIPMENT SHALL NOT BE PARKED IN REQUIRED R.O.W. AND MUST BE STORED WITHIN THE SITE. DURING CONSTRUCTION, ACCESS ROADWAYS CONSTRUCTED OF AN ALL WEATHER SURFACE CAPABLE OF SUPPORTING 75,000 POUNDS GROSS WEIGHT SHALL BE PROVIDED. THE WIDTH OF THE ACCESS ROADWAY, DURING CONSTRUCTION, SHALL BE 20 FT PER STANDARD FIRE PREVENTION CODE, LATEST EDITION. ALL NON-HANDICAP PARKING SPACE LINES WILL BE WHITE. ALL TRAFFIC CONTROL SIGNS AND MARKINGS USED ON THE SITE WILL CONFORM WITH THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), FHWA, LATEST EDITION. REFERENCE THE SIGN CODES CONTAINED IN THE MUTCD FOR ALL TRAFFIC CONTROL SIGNS. NOTE THE COLOR AND SIZE OF ALL PAVEMENT MARKINGS, REFERENCING DETAILS IN ALDOT'S ROADWAY AND TRAFFIC DESIGN STANDARDS WHERE APPLICABLE. NO "PROTECTED TREES" WILL BE REMOVED, DESTRUCTIVELY DAMAGED, MUTILATED, RELOCATED, DISFIGURED, DESTROYED, CUT DOWN, OR EXCESSIVELY PRUNED DURING SITE PLAN NOTES AND CODES AS WELL AS O.S.H.A. AND ALDOT STANDARDS. ALL WORK AND MATERIALS SHALL COMPLY WITH THE CITY OF FAIRHOPE REGULATIONS FIRE LANES AND SIGNAGE TO MEET REQUIREMENTS OF NFPA 1 CHAPTER 18. THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH ALL OF THE EXISTING CONDITIONS AT THE SITE; INCLUDING UTILITIES, SURFACES, ETC. AND SHALL BE FULLY RESPONSIBLE FOR ANY DAMAGES THEY CAUSE TO NEW AND EXISTING CONSTRUCTION, PROPERTY AND ANY UNAUTHORIZED DISRUPTION TO UTILITIES ON SITE AND TO ADJACENT PROPERTIES. PRIOR TO CONSTRUCTION, EXISTING UTILITIES AT PROPOSED CONNECTIONS AND CROSSINGS SHALL BE FIELD EXCAVATED TO VERIFY LOCATIONS, ELEVATION AND SIZE. NOTIFY THE ENGINEER IMMEDIATELY WITH ANY DEVIATIONS OR CONFLICTS. TOTAL SITE ACREAGE =0.07 ACRES. INSPECTIONS. CONSTRUCTION ACTIVITIES. SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. PROPOSEDEXISTING SITE PLAN LEGEND CURB & GUTTER STANDARD PARKING QUANTITY CONCRETE PAVING HEADER CURB RIBBON CURB PARKING DATA TOTAL REQUIRED (1 SPACE/RES. UNIT) = PARKING REQUIREMENT SPACES 2 BUILDING (UNDER ROOF) SITE ANALYSIS 2,600 SF SITE ACREAGE (PROPOSED) ±0.07 AC (2929 SF) BUILDING SETBACKS: FRONT YARD: SIDE YARD: REAR YARD: MAXIMUM BUILDING HEIGHT: 0 FT 0 FT 0 FT 40' BUILDING HEIGHT 40 FT PROVIDED PARKING 2 SPACES REQUIRED PARKING 2 SPACES (SEE PARKING DATA) MAX. GROUND COVERAGE RATIO:N/A JURISDICTION C.O. FAIRHOPE PERVIOUS AREA 0 AC (0%) IMPERVIOUS AREA 0.07 AC (100%) REQUIRED: PROPERTY AREA LAND USAGE --0.07 ACRES BUILDING AREA (UNDER ROOF)85.7%0.06 ACRES IMPERVIOUS PAVING 0.01 ACRES PERVIOUS PAVING 0 ACRES DESCRIPTION % OF PROPERTY AREAAREA 14.3% 0% GRASSED/LANDSCAPED AREA 0 ACRES 0% ZONING B-2 (CBD) TOTAL PROVIDED =2 PROPOSED GREENSPACE 0.00 AC CONTRACTOR SHALL REFER TO THE ARCH. PLANS FOR EXACT LOCATIONS AND DIMENSIONS18. OF EXIT PORCHES; PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. THE DIMENSIONS SHOWN ARE TO THE FACE OF BUILDING UNLESS OTHERWISE NOTED.19. REFER TO STRUCTURAL PLANS FOR THE COLUMN GRID LAYOUT AND INFORMATION REQUIRED20. TO LAYOUT THE BUILDING WITHIN THE FOUNDATIONS. NO CERTIFICATE OF OCCUPANCY WILL BE ISSUED UNTIL ALL SITE IMPROVEMENTS HAVE BEEN21. COMPLETED. X Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656640051020 10 SCALE PROPOSED BUILDING COVERAGE 2,600 SF (85.7%)412 Fairhope Ave.Fairhope, Alabama 36532GARBAGE TO BE PICKED UP BY CITY OF FAIRHOPE PUBLIC WORKS VIA ROLL OUT CANS.22. I I I I I I ____________ J_ ________ _J __ r _____ _ ,--------, I I I I ,-----r ~ ~% I I I I I I I I I I I I I ITIIID I I ~ I I I I I I I I ~ I ~ ---1 0 c::==::J 1-- 0 ~ ( I I I I I FO L GSSSSSS SSSSSSSSSSSSSSSS WWFAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING BRICK STAMPED CONCRETE ASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT OHP OHP OHP FOL FOL FOL FOL FOL FOL FOL FOLGGGGGGGG G G CINDER CONCRETE CURB SSSSS W W W W W W W W W WWW W W PUBLIC ANGLE PARKING119 119118119119120120 1 1 9 11 9 118EDGE OF PAVEMENT Mech./Elec.Store RoomStairUPElevator48x54 cab05-46-03-37-0-801-001.506FST J & K INVESTMENTS, LLC21 N. SECTION STREETFAIRHOPE, AL 3653205-46-03-37-0-801-001.504FST LORES, DENISE ETALMCBEARTY, COLIN200 CONTI CTFAIRHOPE, AL 3653205-46-03-37-0-801-001.508 FST THE MANNICH FAMILY, LLC 8 S. BANCROFT STREET FAIRHOPE, AL 36532 05-46-03-37-0-801-001.511 FST UNDERWOOD, EARL P JR ETAL 21 S. SECTION STREET FAIRHOPE, AL 36532 PROPOSED BULIDING 2,600 SF UNDER ROOF FIRST FLOOR - 1,890 SF (LEASABLE) SECOND FLOOR - 2,775 SF THIRD FLOOR - 2,775 SF FFE=119.02 CITY OF FAIRHOPE 20' ALLEY SSSSSSSSSSSSSSSSSSSS PROPOSED DIP FIRE PROTECTION LINE EXISTING SEWER MAIN TO REMAIN EXISTING 2" HDPE WATER LINE TO BE ABANDONED BY FPU EXISTING FIBER OPTIC LINE EXISTING SEWER SERVICE TO REMAIN EXISTING WATER SERVICE TO REMAIN EXISTING WATER SERVICE TO REMAIN EXISTING GRAVITY SEWER LINE W EXISTING WATER SERVICE TO REMAIN INSTALL FIRE RISER STUB (TYP.) SEE DETAIL G INSTALL (3) GAS SERVICE METERS GPROPOSED GAS ROUTING COORDINATE WITH FPU GG EXISTING 6" HDPE WATER MAIN WW WWSSSSSSSSPROPOSED UNDERGROUND ELECTRICAL ROUTING COORDINATE WITH FPU FPU TO INSTALL (3) WATER METERS UGE UGEUGEUGEPROPOSED SEWER SERVICE TO TIE INTO PROPOSED MANHOLE. COORDINATE WITH FPU ON TIE IN ELEVATION EXISTING OHP LINE TO REMAIN INSTALL 4" - PVC GRAVITY SEWER SERVICE @ 1.04% MIN. PROPOSED SEWER MANHOLE TO BE INSTALLED BY FPU COORDINATE WITH FPU ON LOCATION EXISTING CABLE BOX TO REMAIN TAP, SADDLE, & VALVE EXISTING 6" WATER MAIN CITY OF FAIRHOPE20' ALLEY PROPOSED GAS SERVICE TO TIE INTO EXISTING GAS SERVICE AT THE RIGHT-OF-WAY LINE C.O. SHEET C04 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call UTILITY PLANTHE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE ALL O.S.H.A. CONSTRUCTION REQUIREMENTS SHALL BE STRICTLY ADHERED TO. CONTRACTOR IS RESPONSIBLE FOR MAINTAINING PROPER TRAFFIC CONTROL FOR PUBLIC SAFETY ADJACENT TO THE CONSTRUCTION SITE. LIGHTS AND OTHER TRAFFIC CONTROL DEVICES IN CONFORMITY WITH THE FEDERAL THE CONTRACTOR SHALL FURNISH, ERECT AND MAINTAIN BARRICADES, WARNING SIGNS, HIGHWAY ADMINISTRATION MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES FOR STREETS RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT AND HIGHWAYS, LATEST EDITION. 8. 9. 10. 11. THE GAS SERVICE SHALL BE INSTALLED TO THE METER BY THE LOCAL GAS UTILITY. REFER TO THE MECHANICAL/PLUMBING PLANS FOR THE METER LOCATION. 12. THE CONTRACTOR WILL PROVIDE AND INSTALL ALL SECONDARY WIRING AND CONDUIT FROM THE PAD MOUNTED TRANSFORMER TO THE LOCATION OF THE METERS. 13. UTILITY NOTES COMPLIANCE OF ALL SYSTEMS WITH THESE CODES. INTIMATE WITH THE LOCAL CODES AND REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE ALL NEW UTILITY SERVICES SHALL BE INSTALLED PER THE SPECIFICATIONS, DETAILS, AND VALVES, FITTINGS AND DEVICES SHALL BE IN ACCORDANCE WITH FPU SPECIFICATIONS. OF FAIRHOPE PUBLIC UTILITIES (FPU) PRIOR TO COMPLETION OF THE PROJECT. ALL PIPING, CONTRACTOR AND CERTIFIED TO BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS THE PROPOSED WATER SERVICE SHALL BE INSTALLED BY A LICENSED PLUMBING THE SANITARY SEWER LINE SHALL BE TESTED FOR INFILTRATION/EXFILTRATION IN REQUIREMENTS OF FPU AND OTHER UTILITY PROVIDERS. THE CONTRACTOR SHALL BE ACCORDANCE WITH FPU STANDARDS & SPECIFICATIONS. ALL PVC PIPE SHALL BE MARKED USING DETECTABLE UNDERGROUND UTILITY MARKER TAPE TAPE SHALL BE A MINIMUM OF 5 MILS THICK AND 3 INCHES IN WIDTH. MINIMUM TENSILE STRENGTH SHALL BE 35 POUNDS AND TAPE SHALL ELONGATE NOT LESS THAN 80 PERCENT ALL PVC PIPE INSTALLATIONS REQUIRE THAT METALIZED MARKER TAPE BE BURIED IN THE BACKFILL APPROXIMATELY 12 INCHES ABOVE THE PIPE. THE TAPE SHALL BE ATTACHED TO FITTINGS, VALVES, HYDRANTS, ETC. TO PROVIDE A LOCATION ABOVE GROUND TO TRANSMIT 1. 2. 3. 4. 5. BEFORE BREAKING. TAPE SHALL BE PERMANENTLY IMPRINTED WITH AN APPROPRIATE LEGEND TO IDENTIFY THE CONTENTS OF THE PIPE. THE SIGNAL TO THE TAPE WITHOUT HAVING TO DIG DOWN TO THE PIPE. PRIOR TO BACKFILLING AND TESTING. THRUST BLOCKING AND PIPE RESTRAINTS SHALL BE INSTALLED AND SIZED IN ACCORDANCE WITH NFPA-24. THESE RESTRAINTS SHALL BE APPROVED BY THE ENGINEER AND FPU WATER MAINS UNDER 4" SHALL CONFORM TO THE REQUIREMENTS OF ASTM D2241. PIPE SHALL HAVE A MINIMUM PRESSURE RATING OF 200 PSI, SDR 21 OR HEAVIER. WATER MAINS 4"-12" SHALL CONFORM TO THE REQUIREMENTS OF AWWA C900, SDR 18 OR HEAVIER. 6. 7. THE PROPOSED WATER MAIN SHALL BE PRESSURE TESTED, CLEANED, AND DISINFECTED WITH THE NEW PIPING SYSTEM TO THE MAIN SYSTEM. WATER MAINS TO BE INSTALLED AND 14. TESTED PER AWWA STANDARDS. LEAKAGE TEST PERFORMED AT 200PSI FOR MINIMUM OF 2 HOURS. DRILL AND CORE THE EXISTING SEWER MANHOLE(S) FOR THE NEW SERVICE LEADERS. 15. ALL LEADERS TAPPED INTO MANHOLES SHALL HAVE A RUBBER KOR-N-SEAL WATERTIGHT CONNECTION. Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-656640051020 10 SCALE PVC WATER BEDDING SCALE: NTS OF PIPE SPRING LINE 6" LAYERS COMPACTED BEDDING, IF REQ'D. PIPE 12"12"8" MIN.3' MIN.COVER12"TO 85% STANDARD PROCTOR LAYERS COMPACTED HAUNCHING, MAX. 6", TO 90% STANDARD PROCTOR LAYERS COMPACTED INITIAL BACKFILL, MAX. 6", TO 95% STANDARD PROCTOR MAX. 6" LAYERS COMPACTED TO 100% BACKFILL WITH SELECT MATERIAL STANDARD PROCTOR (TOP 24" OF FILL TO BE COMPACTED TO 95% MODIFIED PROCTOR UNDER STRUCTURES AND ROADWAYS)MATERIAL SHALL BEANGULAR STONE(3/4" MAX. DIMENSION),GRAVEL OR SANDCLASS 1B MATERIAL, MAX. MAXMAX SCALE: NTS FIRE RISER STUB DETAIL REFER TO FIRE PROTECTION DRAWING NOTE: FOR EXACT LOCATION OF RISER ASSEMBLY WALLDIP, TARRED AND WRAPPED, PER NFPA #24 FINISHED GRADE MJ 90 ELBOW (1/4 BEND) MEGALUG OR EQUAL 30" MIN CLEAR DIP, TARRED AND WRAPPED, PER NFPA #24 THRUST BLOCK PER NFPA #24 TO UNDISTURBED SOIL 2" MIN. TIE RODS PER NFPA #24 SLEEVE THROUGH FLOOR. SIZE TO PROVIDE 2" CLEAR SPACE AROUND PIPE AND FILL WITH USG THERMAFIBER SAFINGINSULATION (TYPICAL) RISER ASSEMBLY CONTRACTOR BY SPRINKLER CONTRACTOR BY SITE 6" AFF. FLOOR TO BACKFLOW PREVENTER VALVE WATER METER EXISTING FM G FIRE HYDRANT ASSEMBLY WATER SANITARY SEWER THRUST BLOCK GAS FH PROPOSED G OHP OVERHEAD POWER OHP WW FM WWUTILITY PLAN LEGEND FH (SEE PLAN FOR SIZE AND LOCATION) 8" 3,000 P.S.I. CONCRETE CAST IRON VALVE BOX (SCREW TYPE) 2 CU. FT. OF STONE WATER MAIN GATE VALVE NRS FINISHED GRADE 8" 8" SCALE: NTS VALVE BOX SETTING 412 Fairhope Ave.Fairhope, Alabama 36532CLEANOUT C.O. • r--------, "' I I I I I " I -----I~,~~~~ --------i I I I I I I I I I I I I i I \ ../ r 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 HH b' [:xJ □ • 9" BIRCH TREE F O L GFMFMFM FMFMFMFMFMFMFMFM WWFAIRHOPE AVENUE 80' RIGHT-OF-WAY AWNING TWO STORY BUILDING TO BEREMOVEDBRICK STAMPED CONCRETE SECOND STORY LANDINGLANDING STAIRS STAIRSASPHALT GRAVEL GRAVEL GRAVEL GRAVEL ASPHALT OHPOHPOHPOHPOHPOHPOHP OHP OHP FOL FOL FOL FOL FOL FOL FOL FOLGGGGGGGG G GGGGGG CINDER BLOCK CONCRETE CURB FMFMMETAL STAIRS W W W W W W W W W WWW W W PUBLIC ANGLE PARKING119 119118119119120120 1 1 9 11 9 118EDGE OF PAVEMENT CITY OF FAIRHOPE 20' ALLEY SSSSSSSSSSSSSSSSSSSS CONTRACTOR TO REMOVE NEIGHBORING OVERHANG TO EAST & BUTT NEIGHBORING ROOF DIRECTLY UP TO PROPOSED EXTERIOR WALL CONTRACTOR TO REMOVE NEIGHBORING OVERHANG TO EAST & BUTT NEIGHBORING ROOF DIRECTLY UP TO PROPOSED EXTERIOR WALL 1 1 2 3 3 5 5 5 3 3 3 4 4 4 4 4 6 6 7 7 7 7 7 CITY OF FAIRHOPE20' ALLEY X 9" BIRCH TREE TO BE REMOVED SEE SHEET C01A AND C01B FOR REPLANTING OPTIONS 400 5 10 20 10 SCALE SHEET D01 20211042 JRB DRAWN DATE SCALE JOB No. 3/18/22 1"=10'SEALAFFIXREVISIONDATER Know what's below. before you dig.Call DEMOLITION PLANDEMOLITION NOTES DEMOLITION LEGEND BUILDING, LANDING, OR UTILITY REMOVAL REMOVAL - ASPHALT/CONCRETE/GRAVEL INSTALL PERIMETER SEDIMENT BARRIERS AND TREE PROTECTION PRIOR TO DEMOLITION. OBTAIN ALL PERMITS FROM STATE AND LOCAL AUTHORITIES PRIOR TO THE DEMOLITION AND REMOVAL OF ANY STRUCTURES, TREES, PAVING, OR INFRASTRUCTURE. ALL DEBRIS, STRUCTURES, INFRASTRUCTURE, PIPES, POLES, CABLE, PAVING, AND ANY OTHER MATERIAL SHALL BE DISPOSED OF OFF-SITE AT A PERMITTED FACILITY. CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED FOR DRIVE ENTRANCES AND SITE WORK. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN THE CONTRACTOR'S CONTRACT WITH THE OWNER. ON-SITE BURIAL/DISPOSAL OF CONSTRUCTION AND DEMOLITION (C&D) WASTE IS PROHIBITED. CONSTRUCTION AND DEMOLITION WASTE MEANS BUILDING MATERIALS FROM CONSTRUCTION AND DEMOLITION OPERATIONS WHICH INCLUDE, BUT ARE NOT LIMITED TO: ASBESTOS- CONTAINING WASTE, WOOD, BRICKS, METAL, CONCRETE, WALL BOARD, PAPER, AND REFER TO EROSION AND SEDIMENT CONTROL PLAN AND LANDSCAPE PLAN FOR DETAILS. MAKE SAWCUTS AT AREAS WHERE PAVING IS TO REMAIN. CURBING SHOULD BE REMOVED TO 1. 2. 3. 4. 5. CARDBOARD. 6. 7. AN EXISTING JOINT.Civil Engineering& Surveying9969 Windmill RoadFairhope, AL 36532251-990-6566REMOVE EXISTING BUILDING STRUCTURE AND ASSOCIATED BASE MATERIAL1 DEMOLITION SYMBOLS REMOVE EXISTING LANDINGS AND STAIRWELLS2 REMOVE EXISTING CONCRETE PADS3 REMOVE EXISTING GRAVEL4 REMOVE EXISTING OHP LINE5 REMOVE EXISTING GAS LINE TO THE RIGHT-OF-WAY6 412 Fairhope Ave.Fairhope, Alabama 36532REMOVE EXISTING DOWNSPOUT ALONG WITH NEIGHBORING ROOF OVERHANG REMOVAL7 TP TP TREE REMOVAL LEGEND REMOVAL X TREE PROTECTION FENCE I -,--------, • I I ,-----r , --------------i- 1 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 □ □ □ □ □ □ □ IZZZZ:Zl c::==::J