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HomeMy WebLinkAboutO-1326ORDINANCE NO. 1326 AN ORDINANCE AMENDING ORDINANCE NO. 1253 KNOWN AS THE ZONING ORDINANCE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA as follows: The ordinance known as the Zoning Ordinance (No. 1253), adopted 27 June 2005, together with the Zoning Map of the City of Fairhope, be and the same hereby is changed and altered in respect to that certain property described below: After the appropriate public notice and hearing of the Planning and Zoning Commission of the City of Fairhope, Alabama has forwarded a favorable recommendation, The property of Bones & Babies, LLC, generally located on the southwest corner of the intersection of Greeno Road and Gayfer Avenue, Fairhope, Alabama. Greeno-Gavfer Medical Park TAX PARCELS: 05-46-04-17-1-000-001.000 05-46-04-17-1-000-001.001 05-46-04-17-1-000-001.002 05-46-04-17-1-000-001.003 05-46-04-17-1-000-001.004 05-46-04-17-1-000-001.005 05-46-04-17-1-000-001.006 Legal Description: (Case number ZC 06.18) COMMENCE AT THE NORTHEAST CORNER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, ST. STEPHEN'S MERIDIAN, AND RUN THENCE SOUTHWARDLY 53.4 FEET AND WESTWARDLY 79.5 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R-O-W STATION 158+61 ON THE WEST MARGIN OF US HIGHWAY NUMBER 98 (A/K/A/ GREENO ROAD) FOR A POINT OF BEGINNING: THENCE RUN SOUTH 00 DEGREES 06 MINUTES 06 SECONDS WEST, 273.44 FEET TO AN IRON PIN MARKER ON THE NORTH MARGIN OF LANDS HERETOFORE CONVEYED TO BARNHILL; THENCE RUN NORTH 89 DEGREES 53 MINUTES 23 SECONDS WEST, ALONG BARNHILL'S NORTH LINE, 582.83 FEET TO AN IRON PIN MARKER ON THE WEST MARGIN OF WESLEY STREET; THENCE RUN NORTH 00 DEGREES 38 MINUTES 42 SECONDS EAST, 299.22 FEET TO A PIN ON THE SOUTH MARGIN OF GAYFER STREET AS THE SAME IS CURRENTLY MARKED; THENCE RUN SOUTH 89 DEGREES 44 MINUTES 37 SECONDS EAST, 554.87 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R-O-W STA. #18+95; THENCE RUN SOUTH 45 DEGREES 47 MINUTES EAST, 34.99 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 3.98 ACRES, MORE OR LESS, AND LIES IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA. 1. That, Attached as "Exhibit A" is an approved site plan. The property must develop in substantial conformance with the approved site plan. 2. That, Attached as "Exhibit B" is an approved landscape plan. The property must develop in substantial conformance with the approved landscape plan. 3. That, the following development regulations shall govern: Lot sizes: Not applicable. Lot Coverage: Total impervious area as shown on the site plan is 0.94 acres (23%). Uses: Medical facilities (Orthopedic/Sports Medicine Clinic and Rehabilitation, OB/GYN Office, Women's Center, Physician Office/Clinic and Ancillary Facilities) Building Height: Maximum for two-story building - 35', Maximum for one-story building — 20' Ordinance No. 1326 Greeno-Gayfer Medical Park Page —2- Setbacks: These are indicated on the site plan. Buffers: 30' Natural and heavily landscaped along Gayfer Avenue and Wesley Street. For the South and Eastern property lines see Landscape Plan. Parking and Driveway Surfaces: Shall be pervious pavers. Access: Ingress and egress shall be provided off of Gayfer Avenue and Greeno Road. 4. That, the primary exterior construction materials shall be brick, stone, stucco, wood and metal roofing. 5. That, all signs must meet City requirements. The property is hereby rezoned from R-1 Low Density Single Family Residential District to PUD (Planned Unit Development). This property shall hereafter be lawful to construct on such property any structures permitted by Ordinance No. 1253 and to use said premises for any use permitted or building sough to be erected on said property shall be in compliance with the building laws of the City of Fairhope and that any structure shall be approve by the Building Official of the City of Fairhope and that any structure be erected only in compliance with such laws, including the requirements of Ordinance No. 1253. Severability Clause - if any part, section of subdivision of this ordinance shall be held unconstitutional or invalid for any reason, such holding shall not be construed to invalidate or impair the remainder of this ordinance, which shall continue in full force and effect notwithstanding such holding. Effective Date — This ordinance shall take effect immediately upon its due adoption and publication as required by law. Adopted and approved this 121h day of February , 2007. Attest: Geniece Johnson, FAIRHOPE PLANNING COMMISSION FINAL REPORT OF ZONING AMENDMENT Text Change to Zoning Ordinance Request for change of Zoning District By: 4 (Applicant) Description and Map is attached The Commission has held a public hearing on this matter prior to this final report and wishes to report to the Fairhope City Council as follows: We Do (Do Not) recommend the proposed zoning text changes as wise expedient and necessary for the benefit of the City --"'kWe find that the proposed zoning district change (Is) (Is Not) in conformity with the comprehensive plan and in the best interests of the City as a whole, and (Do Not) Recommend that the City Council adopt an ordinance implementing the proposed changes as provided by law. a"W�&_� rn-Z"+S L �ers Present Voting Aye Voting Nay Abstain Respectfully submitted: I Ch Rev. 9/98 9-C c 1 1-0'1-06P01 : 42 RCVD�I LEGAL DESCRIPTION COMMENCE AT THE NORTHEAST CORNER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, ST. STEPHEN'S MERIDIAN, AND RUN THENCE SOUTHWARDLY 53.4 FEET AND WESTWARDLY 79.5 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R-O-W STATION 158+61 ON THE WEST MARGIN OF U.S. HIGHWAY NUMBER 98 (A/K/A/ GREENO ROAD) FOR A POINT OF BEGINNING: THENCE RUN SOUTH 0906'06" WEST, 273.44 FEET TO AN IRON PIN MARKER ON THE NORTH MARGIN OF LANDS HERETOFORE CONVEYED TO BARNHILL; THENCE RUN NORTH 89'53'23" WEST, A Of� BARNHILL'S NORTH LINE, 582.83 FEET TO AN IRON PIN MARKER ON TH EST MARGIN OF WESLEY STREET; THENCE RUN NORTH 00'38'42" EAST, 299.22 FEET TO A PIN ON THE SOUTH MARGIN OF GAYFER STREET AS THE SAME IS CURRENTLY MARKED; THENCE RUN SOUTH ff44'37" EAST, 554.87 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R--O-W STA. # 18+95; THENCE RUN SOUTH 45747' EAST, 34.99 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 3.98 ACRES, MORE OR LESS, AND LIES IN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA. (DESCRIPTION COMPOSED FROM ACTUAL FIELD SURVEY AND OFFICE RECORDS). HUM 6 t S (IHU)un a nuo 14;19/JI No. obood 0U34 f 2 I LEGAL DESCRIPTION COMMENCE AT THE NORTHEAST CORNER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, ST, STEPHEN'S MERIDIAN, AND }SUN THENCE SOUTHWAROLY-53.4 FEET AND WESTWARDLY 79.5 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R-O-W STATION 1513-I.61 ON THE WEST MARGIN OF U.S. HIGHWAY NUMBER 98 (A/K/A/ GREF.NO ROAD) FOR A :PO,LNT-OF-QCgNNING_ THENCE RUN SOUTH 00-06'06" WEST, 273.44 FEET TO AN IRON PIN MARKER ON THE NORTH MARGIN OF LANDS HERETOFORE CONVEYED TO BARNHILL; THENCE RUN NORTH, 89'53'23" WEST, ALONG BARNHILL'S NORTH LINE, 682.83 FEET TO AN IRON PIN MARKER ON. THE WEST MARGIN OF WESLEY STREET; THENCE RUN NORTH 00-38.-42" EAST,: 299.92 FEET TO A PIN ON THE SOUTH MARGIN OF GAYFER STREET AS THE SAME IS CURRENTLY MARKED; THENCL" RUN SOUTH 89'44'37" EAST, 554.87 FEET TO A CONCRETE RIGHT-OF-WAY MONUMENT AT R-O-W STA. #18+95; THENCE RUN SOUTH 45'47' EAST, 34.99 FEET TO THE POINT OF BEGINNING. TRACT CONTAINS 3.913 ACRES, MORE. OR LESS, AND LIES fN THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 17, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN COUNTY, ALABAMA, (DESCRIPTION. COMPOSED FROM ACTUAL FIELD SURVEY AND OFFICE RECORDS). 01-12-0� Al 1 01 ).12.oq Ccx'c�c�� ( rAs T) CITY OF FAIRHOPE CITY COUNCIL COVER SHEET February 12, 2007 06-18 Request to consider the application of Bones and Babies, LLC for Re -Zoning of R-1 (Low Density Single Family Residential District) to Greeno-Gayfer Medical Park PUD (Planned Unit Development). The property is located on the Southwest corner of the intersection of Greeno Road and Gayfer Avenue. STAFF INTERPRETATION: The subject property is located in the City of Fairhope and is zoned R- 1 (Low -Density Single Family Residential District). This property contains approximately 3.97± acres. The applicant is proposing a two - building medical office development. The Bones and Babies, LLC application was heard at the October 02, 2006 Planning Commission and was tabled for 30 days in order for staff to work with the applicant to resolve several issues of concern. The major issues with the project revolved around the scale of the project, traffic, the architectural styles of the buildings, and inadequate buffers between the project and surrounding residential properties. The Site Plan has been revised to show the following: 1. The building on the west side of the property was originally shown to be a two-story building and it was on the Northwest corner of the property. The building has been changed to a one-story building and has been moved to the Southwest corner of the property. 2. The ingress/egress for the property on Westley Street has been removed. 3. A one way, right turn only exit has been added on the North side of the project flowing out onto Gayfer Avenue. 4. A larger buffer and open space area on the Northwest corner of the property has been provided. 5. The building elevations have been revised to reflect a design that is more characteristic of the surrounding residential area. Building materials will consist mainly of brick, stone, stucco, wooden trim features and metal roofing. The proposed development consists of two buildings, one building at two habitable stories and one building at one habitable story. The Gross Floor Area for the combined buildings totals at 48,900 square feet. The West building has a building footprint of 16,500 square feet and the East building has a building footprint of 20,200 square feet. 134 parking spaces are provided. A maximum building height of 35 feet is proposed for the two-story building and 20 feet is proposed for the one-story building. Changing the previously two-story building closest to Westley Street to a one-story building has reduced the size and scale of the project. The height of the westernmost building has been decreased significantly and the total Gross Floor Area for the project has been reduced by approximately 9,200 square feet. The applicant has agreed to provide a 30-foot natural and heavily landscaped buffer along Gayfer Avenue and Westley Street. Where natural vegetation does not exist, screening plant materials will be provided to ensure a substantial buffer between the site and residential areas. On the Northwest corner of the project, an approximate 8,500 square foot area of active/passive recreation open space is being provided. A fountain feature is proposed on the Northeast corner of the property. Required parking has been reduced due to the reduction in Gross Floor Area. The reduction of parking spaces allows for more open space and landscaped areas. The building closest to Westley Street has been moved and repositioned to the South and is now located approximately 105 feet from Gayfer Avenue. The building re -positioning has allowed for a more creative site design and increase in open space. The architectural features of the proposed buildings are consistent with the residential character of the surrounding area. The applicant has provided a project narrative. The narrative has been revised to reflect site revisions and is attached to this document. North, South and West of the site is Fairhope zoned R-1 (Low Density Single Family Residential District) property and single-family homes. East of the site is Greeno Road, the Greeno Rd. Professional Park PUD and Arbor Gates apartments. The issues associated with this request are as follows: Comprehensive Plan: The location and type of business associated with the project is not contrary to the Comprehensive Plan. Section 4: "land Use Plan", indicates Greeno Road being developed for Office/Commercial use South of Gayfer Avenue extending just South of Nichols Avenue. The Comp. Plan also encourages environmentally friendly industry and support for medical service growth. PLANNING COMMISSION/STAFF RECOMMENDATION: The Planning Commission heard this application for a second time on November 05, 2006. After the revisions were made to remedy initial concerns, the Planning Commission was generally pleased with the Site Plan and voted to recommend approval of the application contingent upon the following items: 1. The applicant shall provide more of a buffer between the site and Gayfer Avenue and Westley Street. 2. The applicant shall submit a Traffic Study. 3. A Legal Opinion from the City Attorney must be obtained addressing whether or not establishing PUD zoning for the site is considered a "Taking". 4. The applicant shall provide an additional ingress point into the project off of Gayfer Avenue. On November 13, 2006 the City Attorney rendered the Legal Opinion that zoning the property PUD will not result in a "Taking". The applicant submitted a Traffic Study and a revised Landscape Plan on December 22, 2006. The Landscape plan reflects adequate buffer plant materials. A Landscape Narrative was submitted, which clarifies the sufficiency of each plant material in the overall buffer design. The Traffic Study recommends an ingress -egress point off of Gayfer Avenue; therefore staff believes that recommendation #4 is necessary. As mentioned above, items 1, 2, and 3 have been sufficiently addressed. A revised Site Plan reflecting an additional ingress point off of Gayfer Avenue has not been submitted. The Planning Commission and Staff recommend the City Council approve the application contingent upon the following condition (Condition #4): 1. The applicant shall submit a revised Site Plan showing ingress and egress off of Gayfer Avenue. Respectfully Submitted for Consideration, l "" Jonathan 1. Smith B. Gregg Mims Planner Planning Director City of Fairhope City of Fairhope The Planning & Zoning Commission of the City of Fairhope met Monday, November 6, 2006 at the City Municipal Complex, 161 N. Section Street Present: Jean Wilson, Chairman; Tim Kant, Dan McCrory, Bob Clark, Gary Moore, Dick Charles, Ed Brinson, Cecil Christenberry. Gregg Mims, City Planner, Staff: Jonathan Smith, Nancy Milford, Emily Irby and Betty Rivenbark, Secretary. Absent: Lee Turner The minutes of the October 2, 2006, meeting were duly considered and approved on motion by Dick Charles, 2"d by Ed Brinson. Motion passed with one abstention by Tim Kant. Jean Wilson asked about water problem with Stone Creek and Dan said it had been resolved. ZC06-18 Re -zone request from RA(Low Density Single Family / Residential) to PUD(Planned Unit Development) application of Bones and V Babies, LLC. Property. Property located on the southwest corner of the intersection of Greeno Road and Gayfer Avenue. This was carried over from the last meeting after suggestions made for revision of what presented. Mrs. Wilson explained the procedure that would be followed: that staff would read their comments, the public hearing would be held and then commission would make a recommendation. Jonathan Smith gave the staff report saying this contained 23.97 acres and a two building medical office is proposed. He said the site plan has been revised to show the following: 1.The building now shown on the west side of the property was to be a two story building on the northwest corner. It has been changed to a one story building and moved to the southwest corner. 2. Ingress/egress for the property on Westley St has been removed. 3. A one way, right turn only exit has been added on the north side of the project flowing out onto Gayfer Avenue. 4. A larger buffer and open space area on the northwest corner of the property has been provided. 5. The building elevations have been revised to reflect a design that is more characteristic of the surrounding residential area. The building materials used will consist mainly of brick, stone, stucco, wooden trim features and metal roofing. He said the gross floor area totals 48,900 sq ft with the west building having 16, 500 ft and the east building having 20,200 sq ft. and 134 parking spaces are provided. Maximum building height is 35 ft. The applicant has agreed to provide a 30 foot natural and heavily landscaped buffer along Gayfer Avenue and Westley Street. Where natural vegetation does not exist, screening plant materials will be provided to ensure a substantial buffer between the site and residential areas. He said further this is not contrary to the Comprehensive Plan and staff recommendation was approval. Greg Terrell, a physician at Bayside Orthopaedic spoke saying they made a lot of changes to the design so it would fit in with the residential community. William Longardner, a physician said this office was established in 1977, and that they want to meet the growth and demands of the community. Their Planning & Zoning Commission November 6, 2006 — Page Two facilities are crowded. Mike Warrington spoke saying they had revised their plan based on the suggestions from the planning staff and comments at the last meeting. He went over the changes that Jonathan had mentioned above. He also mentioned they would be using concrete pavers, not asphalt and that this is a pervious material so the runoff will be about half. The public hearing was opened and 20 people had signed up to speak. Paul Nix presented a petition that said the zoning change would have a negative effect on the property values, it would affect traffic, noise and lighting for the area. Sixteen spoke, citing water problems already, lighting issue, traffic problems and safety of children and elderly who are on Gayfer, encroachment in R-1 neighborhood, and property values decreasing. Larry Stejskal spoke representing single family residential property to the north and west of the subject parcel and presented comments (in file) stating he felt it is spot zoning and he considers the use of the land that backs up to Westley as a taking and is illegal, that they should provide the buffer and not consider his land for that purpose. Two Bayside Orthopaedic personnel spoke telling of the overcrowding they are experiencing and wanting to meet the growth and medical needs of the community. The public hearing was closed at 5:50 PM. Further discussion followed and the commission voiced their opinions. Gregg Mims went over with the commission the recommendations they could make. A motion was made by Gary Moore to recommend denial of the proposed re -zoning to the City Council, Jean Wilson 2"d the motion. Motion did not carry as they were the only two voting for denial. Further discussion was held Cecil Christenberry said he feels this is destined to be commercial and asked if the neighbors would rather have a Taco Bell in their back yard. Bob Clark spoke saying that he had really struggled with this and when he had asked for advice from the Mayor on issues he never told him how to vote but said weigh all the issues, what is best for the area and community; that the medical community is clean industry and a big employer and vote your conscious; he feels that this area is going to be commercial and this is the best use for it. Further discussion led to a motion by Ed Brinson to accept staff recommendation and recommend approval to the city council Dick Charles said he would 2"d the motion but asked Ed if he would accept amendments to his motion. Dick said he would like to get a legal opinion on what Larry Stejskal is saying about the "taking of his land", he wants an entrance on Gayfer included in the plans, additional buffer with staff to work this out and a traffic study done. Ed said he would accept these amendments. The motion passed with two nay votes by Jean Wilson and Gary Moore. Jonathan I Smith From: Tut Wynne [twynne@wbbwiaw1.com] Sent: Monday, November 13, 2006 8:52 AM To: Jonathan I Smith Subject: RE: Legal Opinion Jonathan - Approval of the project will not result in a "taking" as to adjacent properties. Tut Wynne Marion E. Wynne Wilkins, Bankester, P. O. Box 1367 Fairhope, AL 36533 251-928-1915 (phone) 251-928-1967 (fax) Biles & Wynne, P. A. The information contained in this e-mail is intended to be an attorney -client communication, privileged and confidential information, intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, you are hereby notified that any unauthorized dissemination, distribution or copy of this communication is strictly prohibited. If you receive this communication in error, please call us immediately by telephone at 251-928-1915. -----Original Message ----- From: Jonathan I Smith[mailto:Jonathan.Smith@CoFairhope.com] Sent: Thursday, November 09, 2006 3:33 PM To: twynne@wbbwlaw.com Cc: Gregg Mims Subject: Legal Opinion Dear Mr. Wynne, The City of Fairhope would like you to give us a Legal Opinion regarding whether or not approval of the Greeno-Gayfer Medical Park PUD will result in a "taking" concerning adjacent properties. I have attached a copy of our Staff Report, please let me know if you need anything else. Sincerely, Jonathan I. Smith Planner City of Fairhope P.O. Drawer 429 Fairhope, AL 36533 Phone: (251) 990-2884 Fax: (251) 990-0125 <<ZC 06-18 Greeno-Gayfer Medical Park PUD.doc>> 1 I I I oavo �� I I I jilLO.W. GAYFER AVENUE 50' r _ m a „""v rmno zr wv ara ae-n m ear. mm 1. FEM F 0 NSVRANCE M WP 010W 19K OkM JJW 17. ]002 D.I IIW T NNPERfr 6 IDCOM N ZQ W. I DEMMM TO eE 00MC T@ 500 YDR nD00PU JI I SMU&TAMILE )Wi R-1 2a1010 lael »�V]RS4 moa � �i Wsou slams z aRS mYac IV (W nNlrr•Ia A SDiFF1J, iaQVI SfleVi W. - Pwro9D xuNe1 a PrRiv+e v Fs ru�au eua.nc° 12 WafAPPEo m. rt. ar uaRs .aaaa NIL1Yr HeaIR m' WlO1rW I 1 I I SITE AREAS IAFA AM M R. I R 0i VX TM Sm. 13) 1 4 S rT. DIRDM. rODMN@ $ R 21S PIl00tIC A'O DMUNDY MAX = R. m • R a I16t -01[R -A1 m. R. 4 lm A m EAST 6�bK Z IOa 93 it. R4 9R01i 1 F100R 1 A R. 9 CO W W E ,,.., W Z m Z aw 0 sa W ir a 0 f f Io d �0 Z R NOr, mg Y K Z aJ J J J _ d U W Lu W Q �m J Ld Q }W, c �Zi LLJ> om W O �L saET CL^/ tlQIE: AL LAN]N: ALL LANDSCAPED YEAS SHALL BE RRIGATTIC UNCER R WITH AN /dJIDN SYSTEM THAT ILL S I IRRIGATION SYSTEI/ THAT WILL E4D C IOOS NERD-TO-EIEAD COVEYGE MULCH: PROPOSED YLRDH BED AROUND EXMM TREES Wa BE DETERMINED IN FlE1D BY WCSCAPE ARCHITECT. GA'rTGR AVENUE MY TREE NOTE 1. 80 STREET TREES REQUIRED FOR PUBLEC ROW. 2. 35 PAFWK LOT TREES REQUIRE. 2. 36 0.9SIORY TREES PROPOSED. 3. 66 TREE CREDOS USED. 4. 112 TREES REOUI ED/ 130 PROPOSED. TREE CREDOS (1)70' LIVE OAK = 7 CREDITS (4)36' LIVE OAKS = 16 CREDITS (1)32' ENE OAK = 4 CREDITS (4)30' LIVE OARS - 12 CREDITS (4) 28. LIVE OAKS = 12 CREDOS (5) 21 LIVE OARS - 15 CREDITS (1)20- LIVE OAR - 2 CREDITS n BEWNkM� g`�� ��■■■ ■�■ ■ a4 J®�■ ■�M� '�°`` [� 4 gz a �� ..-ae�."i.Y,�.G:�K1� w � T:Y �.�:�.�a :i � s.':.... t1.E.aB10� l:��i� .��• FI:I/:O�! 11_�_�_T_0-1!..� _ .G 1���:�T' �,►f��� }' a LO 17 © RkN ZZ a` C m m oc FOR N� tE pF AL,y .,F ltsr[ lGR 062DO2-002 n..mw C 07.21.06 �.MOSCP�P LANDSCAPE PLAN �� LL100 SHRUB PLANTING PLANTING NOT TO SCALE NOTE: RaI A 1116f YNxIDlFS a x¢�xxr wY paM spvDRr +s swu Tor 1wa nz AIIk aimrr mA.a a mfNDas O" x Y tMpDOO ffAK3 aNYtN fYYIU . arrr rt r xlo x taoa¢ ^ PR01 A k,00A1)IO z srr xo Iz DNI� car. we x'cT® Na krO.w x1Ol 111P ? 5r2 z ..[ Nwcars awi a M. Irn 51pICAka IYWgfS SPE�m flN11W Y ruu A Lam W kaor ert ILOQIS MULTI -TRUNK TREE STAKING NOT TO SCALE r.rrt soerwc a pkN ar. ,� -�NIII� f �I II Illl IIIIIIIIG'�I III .aiD,rC 9FD a 1FR sADEN 9'E6YAl1011 r_-\GROUNDCOVER PLANTING Nor To sca E 11=If'—IC— ' 'IL 11=1-1L 1=1L�L .R=y�—`JL-11=JL=11=11=1 11=11: R=1L�IL—:I1=11=1f.— SHRUB PLANTING ON SLOPES NOT TO SCALE � TREE PLANTING -GUY WIRES NOT TO SCALE GENERAL PLANTING NOTES 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. 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 AT THE JOB SITE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSRNE DRAINAGE IN ALL PLANT BEDS. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIC AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PUNTS SHALL EQUAL OR SURPASS QUALITY AS DEFINED IN THE CURRENT ISSUE OF "AMERICN STANDARDS FOR NURSERY STOCK" AS PUBLISHED BY THE AMERICAN NURSERYMEN, INC. ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PUNT A MINIMUM OF 24* BEHIND BED LINE ® LAWNS OR WALKS AND A MINIMUM OF 36' BACK OF CURB 0 PARKING SPACES. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF PLANT 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 ONE FULL YEAR FROM DATE OF INSTALLATION. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PANT IS NOT RECOMMENDED FOR ANY CUR. ALL PLANTING AREAS, TREE PIS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: ❑ 3' DEPTH PINE BARK ❑4' DEPTH SHRE(M HAROWOOD MULCH 03' DEPTH PINESTR)W EDGING TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN. PROVIDE EDGING AS INDICATED: ❑GALVANIZED STEEL EDGING. ®EXCAVATE TRENCH EDGE. PROVIDE TREE STAKING AS INDICATED: ❑STAKE ALL TREES, UNLESS OTHERWISE NOTED ®STAKE TREES ONLY AS NEEDED TO KEEP PLUMB. REMOVE All GUY WIRES AND STAKES AT END OF ONE-YEAR GUARANTEE PERIOD. ONE YEAR OF PLANT MAINTENANCE FROM SUBSTANTIAL COMPLETION: ® NOT INCLUDED IN CONTRACT ❑ INCLUDED IN CONSTRUCTION CONTRACT ❑ ALTERNATE TO CONTRACT Trees OumutY Symbd Code None C— Now PLANT SCHEDULE Scierdlf Now PWTWV She Spring uimwbraw 3 DDNI D.D. Mw&h d M.Wd. Mogmr* gran6flao b.D. &arctnrd' 12-I{' As Shorn JJ lD SeutAem Era ok () a wq'nmm 3'-Col Aa Shorn Ilya Or No Yaltenar¢e 26 NCM NdOv Cmpo myrtle logersbvor* Ted 12' - 14' ht As $Man P.rio6c W ' tenoncs Shmb W.wty Symb0I Code Name Co-- Now ScK.if Nome -.tirg so. Spocir9 Miuellarrous 49 AV Aaabuki VDrora Y�bumum Odo -W m"en 'A b ki' S-Gol 3 0D LAW Or No WoaA 49 Q DWM DM. Woe Myrtle Mylro cenfero 'Neu'3-Gol 3.50 UtU Or No MaYagncs 33J 490 O EGA Norf T..po Hoe Holly t6wd Gwdrr Aber* M —Aoo N Aber* ¢aWkrD Edmld Coacher Ytd 3-fal 3.00 JDD LAk Or N NoiaLeooece Ulu. Or No Ma *e- 129 O 16 PG Maid.Cras. NMI— 7ma Mecallhus somas '6ariFm' Crtaderi. wl-. 3-Cal 3-Oa1 4.00 6.00 UTf Or No MaiN_ PmaQ MaN.rlance 171 RuL Ruby Laropekalum Laapetalum tlilasys 'Ruby' ,>-Ca1 },5p fYUk Q. ya y�� Grraa Cow, Nmyly Symbol Code Name Comma Name Sakn.W Nome pkxdog So:. Sppsrg 945 If. Af Amtic Ja lea TmcMmpenara ase6nan 4' pot 1.25 Otk Or No Mdreelwce 121 Mu ML E—gnen r k U,.p. fiiope muscan 'Erv7em Gi.A' I -Cal 1.50 UAe Or No Mack p.oe � r= S 0 LL w Dw wrY. / s,rnieb,a mma sar,a a a N.:. Ygrw. mci p OF LcW ash OC20 2 002 0 0721.06 518 �FG x{NDS<Arr of eats LANDSCAPE DETAILS LL500 i APPR. GRAPHIC SCALE ( IR F�3 ) L i-h - 30 R REVISIONS DESCRPTIO ISSUED FOR PERMITTING I I I I I I I I I I I EK6TNG ss Kv41DLE TOP. 9S93 I I I — � � — / I '--_ _E>osIND DRVPGE me GAYFER AVENUE 50' R.O.W. O(VNG S 1KMole - - _ _ _ EX6TIw G6 LINE FASTING 21' RCP WAIRMLLS Wx/v. TDP- 95.QI HJ.- 9165 o _ _ EASING 25' YAULY GUTTER �P7\ ,y _ _ - ` ; � 9,� `TGD� TIE-N TO IX T. ENTRANCE / Do -99_ _ _ W. OUT- 97.13 TT SIDEWALK —7.• 1 I i Qr not to scale VICINITY MAP • �� — — PROPOSED 5' SIDEWAIX TO WIND THROUGH TREES DOS7ND S Kv"a TOP- 9e75 NY.- 91.07 DOSTNO S-NET- PROPOSED 5' SIDEWALK TO LEGEND WIND THROUGH TREES • oR OPEN TOP IRON FOUND • — CRIMP TOP IRON FOUND • O`F CAPPED REBAR FOUND • RF REBAR FOUND O cm CAPPED REBAR SET CMi CONCRETE MONUMENT FOUND f7 G6 CONCRETE MONUMENT SET •O,� POWER POLE FAna FOUND RAILROAD SPIKE PqL POINT OF COMMENCEMENT R.O.W. RIGHT-OF-WAY �— FENCELINE ---- PROPERTY ME (R) RECORD (A) ACTUAL R FENCELNE Fp FENCEPWi ADJACENT PROPERTY LANE —+— EXISTING GAS LIVE —.—.— EXISTING WATER ME -. —• - EXISTING SEWER LIVE -s—e- EXISM1 ELECTRICAL 4`T,�(efv:� , FA' 1• Iy1F'- I DOSING S-ME'i � ILNER7= 95.0 / I \ 1 ! OUSTING 95M BOXKMyT- i NOTES: 1. FEMA FLOOD INSURANCE RATE MAP 01003CO519K DATED JUNE 17, 2002 INDICATES THAT THIS PROPERTY IS LOCATED IN ZONE -X-, AREA DETERMINED TO BE OUTSIDE THE 500-YEAR FLOODPLAIN. i LOT 5 '°" LOT 6 I III 1E' &KDNG LUJILM, J-1—LILUILLI ., �\ �/ I II✓�I I II , _ _ +____________ 0 _ _ _ ________ _ _ _ _ f •_ ENTRANCEI/ EXIT 777 M"TT77 __________ ___ -_- - __ r- I , __ ______ _ _ I I EI I 1 I IANDSGPE BUFFER I _—__—__—_ / //•, I � I .• ILL ��— FUTURE MEDICAL PHASES FUTURE ACCESS DRIVE TO I In f PROPERTY TO THE SOUTH E1t6IMC 15' Rrn III r/ CONCRETE HFAN W. w RCP7.27 I 1I IL W. OUT- 97.25 SITE DATA DATA TABLE ZONING (PRESENT): R-1 ZONING (PROPOSED): PUD TOTAL ACREAGE: 3.97 ACRES* PRCPOSED NUMBER OF HABITABLE STORIES: 2 PRCPOSED SETBACKS SIDE SETBACK - 10' (30- ABUTTING A STREET), FRONT SETBACK - 45'. REAR SETBACK = 30' PROPOSED NUMBER OF PARKING SPACES: 134 INCLUDING 8 HANDICAPPED NUMBER OF BUILDINGS 2 SO. FT. OF BUILDINGS 48.900 BUILDING HEIGHT: 35' MAXIMUM DITCH SITE AREAS AREA AREA SO. FT. X OF TOTAL TOTAL SITE: 3.97 AC 173,094 SO. FT. - BULDING FOOTMNM, 36,700 SO. FT. 21% PARKING AND DRNEWAYS: - 65.035 SO. FT. 38% SIDEWALKS: 46268 SO. FT. 2% LANDSCAPE AREA: -OPEN SPACE 67,091 SO. FT. 4ZI40 50. FT. 39% 24% EAST BIRLDBJG 2 FLOORS): 32.400 SO. FT. WEST BUILDING 1 FLOOR), " 16,500 S0. FT. y�U1Gk �m�Qg �y 5iRN C g 8 1 i In V! , (~j W e W w = Z Z Q W T w tn.. j d I O 0- 0 0 NOLj HIi J` CEO" N Z < J Q J J CC) w 'g W omQ� '�I_ J Ld�a w. Q Q LJj 3 0 > OI m w 0 Z O $ o SHEET C2 REVISIONS CR]PCBC]Li -- usas au.�u c. GAY IFGrN • � aeir RP .nv rase • a anrm iRRNt rasn Or Ra,M rgsn otlO evrm MS.B n • mia¢rz lro.aar sr m vorx raF coon x.Ewa s.o .� .a< run a aa.nrmo,r -nnw.. --c>--c— rtRmsR —'-- rxorwrc u.F oq 1Rran — . — .nucorr rRorun uc —�— min cs uxE —•—•— OOf1M 1N1G lNE —.—•_ F�rNS AY]]I 111E —•—.— CmiNC pSlilK Bps 1. 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