HomeMy WebLinkAboutO-1572ORDINANCE NO. 1572
AN ORDINANCE AMENDING ORDINANCE NO. 1253 KNOWN AS THE
ZONING ORDINANCE TO AMEND ORDINANCE NO. 1317: A PLANNED
UNIT DEVELOPMENT KNOW AS FLY CREEK; TO APPROVE A SITE
PLAN; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN
EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FAIRHOPE, ALABAMA as
follows:
The City of Fairhope has approved a request to zone property to a PUD — Planned Unit
Development to be known as Fly Creek PUD on the 23,d day of October 2006;
Fred Corte and Angelo A. Corte made an application to amend said ordinance, specifically
approximately 39.46 acres of the total 214 acres; and
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 Fred Corte and Angelo A. Corte is located on the southeast corner of the
intersection of US Highway 98 and Parker Road, north of The Woodlands at Fairhope
subdivision and south of Sandy Ford subdivision.
TAX PARCELS: 05-46-02-04-0-000-001.000
05-46-02-04-0-000-002.000
05-46-03-08-0-000-002.000
05-46-03-08-0-000-002.001
05-46-03-08-0-000-002.002
05-46-03-08-0-000-002.003
05-46-03-08-0-000-002.004
05-46-03-08-0-000-002.005
05-46-03-08-0-000-002.006
Legal Description: (Case number ZC 16.02)
THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6
SOUTH, RANGE 2 EAST, CONTAINING 80.20 ACRES. (RECORDED IN DEED BOOK
506, PAGE 717, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA)
AND
BEGINNING AT AN OLD IRON PIPE LOCATED AT THE NORTHWEST CORNER OF
SECTION 4, TOWNSHIP 6 SOUTH, RANGE 2 EAST, RUN THENCE NORTH 89
DEGREES 53 MINUTES 02 SECONDS EAST FOR 2657.26 FEET TO AN IRON PIPE;
THEN RUN SOUTH 00 DEGREES 01 MINUTES 41 SECONDS EAST 1323.02 FEET TO AN
IRON PIPE; THENCE RUN SOUTH 89 DEGREES 53 MINUTES 40 SECONDS WEST
2659.18 FEET TO AN IRON PIPE; THENCE RUN NORTH 00 DEGREES 03 MINUTES 15
SECONDS EAST 1322.53 FEET TO THE POINT OF BEGINNING, SAID PARCEL BEING
THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6
SOUTH, RANGE 2 EAST, AS SHOWN IN AND BY THE PLAT OF SURVEY OF
OCTOBER, 1973, PREPARED BY MICHAEL N. PONDER, A REGISTERED LAND
SURVEYOR, ALA. REG. NO. 6775. (RECORDED IN DEED BOOK 459, PAGE 677,
PROBATE RECORDS, BALDWIN COUNTY, ALABAMA)
ORDINANCE NO. 1572
Fly Creek — PUD
Page -2-
AND
LOTS 1-4 OF THE RESUBDIVISION OF THE REPLAT OF PHASE 1 OF FAIRHOPE
VILLAGE, P.U.D. (PLANNED UNIT DEVELOPMENT), AS SHOWN BY MAP OR PLAT
THEREOF, RECORDED AT SLIDE 2424-E AND SLIDE 2424-F, PROBATE RECORDS,
BALDWIN COUNTY, ALABAMA.
AND:
LOTS 5-6 OF PHASE 2 OF FAIRHOPE VILLAGE, P.U.D. (PLANNED UNIT
DEVELOPMENT), AS SHOWN BY MAP OR PLAT THEREOF, RECORDED AT SLIDE
2431-A AND SLIDE 2431-B, PROBATE RECORDS, BALDWIN COUNTY, ALABAMA.
AND THE FOLLOWING DESCRIBED PARCEL, TO WIT:
COMMENCE AT THE RECORD LOCATION OF AN IRON PIPE AT THE SOUTHEAST
CORNER OF FRACTIONAL SECTION 5, TOWNSHIP 6 SOUTH, RANGE 2 EAST,
BALDWIN COUNTY, ALABAMA AND RUN THENCE NORTH 89 DEGREES 41
MINUTES 40 SECONDS WEST, A DISTANCE OF 875.33 FEET TO A CAPPED REBAR
(LS #19254); THENCE RUN NORTH 89 DEGREES 41 MINUTES 51 SECONDS WEST, A
DISTANCE OF 168.00 FEET TO A REBAR; THENCE SOUTH 00 DEGREES 24 MINUTES
23 SECONDS WEST, A DISTANCE OF 40.03 FEET TO A CAPPED REBAR (CA-0422-LS)
ON THE SOUTH RIGHT-OF-WAY OF PARKER ROAD FOR A POINT OF BEGINNING:
THENCE RUN SOUTH 00 DEGREES 19 MINUTES 52 SECONDS WEST, A DISTANCE OF
146.85 FEET TO A CAPPED REBAR (CA-0279-LS); THENCE RUN SOUTH 89 DEGREES
54 MINUTES 28 SECONDS WEST, A DISTANCE OF 148.21 FEET TO A CAPPED REBAR
(LS #19254) AT THE SOUTHEAST CORNER OF LOT 5 OF PHASE 2 OF FAIRHOPE
VILLAGE, P.U.D. (PLANNED UNIT DEVELOPMENT), AS SHOWN BY MAP OR PLAT
THEREOF, RECOREDED AT SLIDE 2431-A AND SLIDE 2431-B, PROBATE RECORDS,
BALDWIN COUNTY, ALABAMA; THENCE RUN NORTH 00 DEGREES 24 MINUTES 11
SECONDS EAST, A DISTANCE OF 147.99 FEET TO A CAPPED REBAR (CA-0422-LS) AT
THE NORTHEAST CORNER OF LOT 5 OF SAID PHASE 2 OF FAIRHOPE VILLAGE,
P.U.D. AND THE SOUTH RIGHT-OF-WAY OF SAID PARKER ROAD; THENCE RUN
SOUTH 89 DEGREES 39 MINUTES 07 SECONDS EAST, A DISTANCE OF 148.02 FEET
TO THE POINT OF BEGINNING. TRACT CONTAINS 0.50 ACRES, MORE OR LESS
AND LIES IN GRANT SECTION 8, TOWNSHIP 6 SOUTH, RANGE 2 EAST, BALDWIN
COUNTY, ALAMABA.
1. That, in case number ZC 16.02 the property described shall develop in substantial
conformity with the site plan attached as "Exhibit A" and further detailed in the project
narrative attached as "Exhibit B" and shall remain in compliance with the previously
approved and amended PUD site plan. Any substantial deviation from the attached site
plan or the previously approved and amended PUD site plan, as determined by the
Planning Director will require re -approval by the Planning Commission and the City
Council of the City of Fairhope, Alabama as a PUD amendment;
2. That, the following amendments have been made to approximately 39.46 acres of the
total 214 acres:
Use: 240 apartment units, 90 flat/townhome and live/work units.
Building Heights: Residential - 35% Mixed-Use/Commercial - 40' - distance to be
measured from the finished floor of the first full floor to the eave of the building.
ORDINANCE NO. 1572
Fly Creek — PUD
Page -3-
Wetlands/Creek Buffer: 30' to 50' wetlands/creek bank buffer along Fly Creek as
indicated on the Site Plan as "Exhibit A" and further detailed in the project narrative
attached as "Exhibit B".
Setbacks: As indicated on the Site Plan attached as "Exhibit A" and further detailed in
the project narrative attached as "Exhibit B".
3. That, Lot 613 (the apartment site) and associated road work of the Fly Creek PUD is
subject to the following self-imposed conditions by Developer:
a. If the developer has not applied for a building permit for the project on or before the date
that is one (1) year from City Council approval of the ordinance amendment, then the
ordinance amendment will terminate, and the property will revert back to being governed
by the existing PUD ordinance.
b. The developer acknowledges that the City, at the expense of the City, will have the right
to engage an independent third party engineer to review any or all of the civil
engineering plans/drawings for the project (including, without limitation, any
stormwater/drainage plans) for compliance with City ordinances and other applicable
laws. The City agrees that any third party review will not unduly delay site plan approval
and permit issuance.
c. Prior to issuance of any land disturbance permit, building permit or other City -issued
permit that would permit disturbance of the site, the developer shall provide to the City
an insurance policy substantially in the form of the Navigators Specialty Insurance
Company form of policy identified as NAV ECP-O TLKT II (03/13), a copy of which
was previously provided to City staff, containing all of coverages A, B and C set forth in
such policy, with a minimum coverage amount of $2,000,000, a policy term of 24
months (subject to extension as provided hereinafter) and naming the City of Fairhope,
Alabama as an additional insured. The term of the policy shall be no shorter than the
period of time that extends for six (6) full months beyond the issuance of a certificate of
occupancy ("C.O.") for the project (whether for individual buildings or final C.O.). The
City shall have the right to withhold C.O.'s until such time as the developer has extended
the coverage to meet said six (6) month requirement (if necessary). The developer shall
provide the City with a full copy of said policy prior to the City's issuance of an initial
permit for the project, and shall thereafter provide a certificate of insurance evidencing
such coverage upon request by the City from time to time.
d. The City acknowledges that developer will apply for individual C.O.'s for each building
in the apartment project as buildings are delivered. The City will not unduly delay the
granting of individual C.O.'s, and developer will ensure that at least six months remains
on the above insurance policy from each C.O. date, including the final C.O.
e. In addition to compliance with all of the City's applicable ordinances, rules and
regulations, developer will comply with the following construction -related items: (a)
developer will present to City staff a phased BMP plan illustrating the BMPs to be used
in the project; (b) developer shall comply with the City's red clay ordinance (Ordinance
No. 1423) with respect to the entire apartment site and associated road work; and (c)
regarding paving areas, developer will review construction means and methods with City
staff once design is completed and pavement structures have been confirmed based upon
final geotechnical engineer's recommendations.
ORDINANCE NO. 1572
Fly Creek — PUD
Page -4-
The Planned United Development (PUD), Fly Creek, is hereby amended (Ordinance No.
1317). 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 THIS I ITH DAY OF APRIL, 2016
ATTEST:
Lisa A. n cs, MMC
City Clerk
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PROJECT NARRATIVE
October 25, 2015
Modification to Fly Creek, a Planned Unit Development
Background:
Fly Creek, a Planned Unit Development was approved by the City of Fairhope City
Council on October 23, 2006 by Ordinance No. 1317. In April of 2008 Phase 1 of
Fairhope Village, a 2 lot subdivision within the Fly Creek Planned Unit
Development, was recorded in the Probate Office and a subsequent replat was
recorded in July of 2009 adding the detention pond and access road to the
subdivision. Lot 1 of that subdivision was developed into the Publix and other
commercial businesses. In September of 2009 a resubdivision of Phase 1 was
recorded basically creating Lot 3 which is now the bank site. Then in December of
2009, Phase 2 of Fairhope Village was recorded, which created Lots 5 and 6. Lots
2 and 4 of Phase 1 and Lots 5 and 6 of Phase 2 are undeveloped at this time. Lot 5
is the site of the Fairhope Fire Department Substation.
Proposed Modification:
The modification consists of basically three items. The first is to add property to
the previously approved PUD. The 0.5 acre site immediately east of and adjacent
to Lot 5 of Phase 2, previously shown as an out parcel, is now owned by Angelo
Corte and requested to be made a part of the PUD. This will increase the overall
acreage of the PUD from 213.33 acres to 213.83 acres.
The second modification is to revise a portion of the previously approved PUD,
that portion being Lot 6 of Phase 2 of Fairhope Village, from the mixed use of
townhome lots, townhome/flat lots, condominiums, and various sizes of single
family lots, to a new layout of apartments, flats/townhomes and live/work units.
The third modification is a resubdivision of Lot 6, with the addition of the 0.5 acre
parcel mentioned above, into 6 new parcels. One parcel will be the area of the
apartment units, a couple are for the flats/townhome sites, another is the work/live
unit site, and one is a utility site to be conveyed to the City. A parcel is also being
reserved for the future roadway access to the remaining PUD property to the east.
A separate submittal is being made in regards to the subdivision.
RECEIVED
Exhibit B DEC 2'°"°
The approximately 160 acres of the previously approved PUD located east of Lot 6
of Phase 2 of Fairhope Village is not being changed in anyway with this proposed
modification request.
Comprehensive Plan:
The Fairhope Comprehensive Plan designates this site as a Neighborhood Village
Center. The Fly Creek Planned Unit Development was previously approved by the
city as being in compliance with the City's Comprehensive Plan. The proposed
modifications to the Master Plan are still in compliance with the Comprehensive
Plan. As stated above, this site previously consisted of proposed townhomes,
townhome flats, condominiums, and various sizes of single family lots. The
proposed uses in this modification request are for apartments, flats/townhomes,
and live/work units.
The mix of apartments, flats/townhomes, and live/work units in the vicinity of the
existing commercial development within the Fly Creek Planned Unit
Development, creates a neighborhood center as contemplated in the
Comprehensive Plan description for Neighborhood Village Centers.
The existing commercial/retail stores within the Fly Creek PUD (bank, grocery
store, and others) will provide convenience goods and personal services to the
proposed development which are within the 1 mile service area radius as described
for Neighborhood Village Centers.
The development is located at the intersection of US Highway 98 and Parker Road
which also provides access to a local convenience store/gas station within the 1
mile service area radius. A Fire Department Substation is also proposed within the
PUD development. The location and the existing/proposed uses are just as
described in the Development Framework for a Neighborhood Village Center.
The development modification proposes a clubhouse/pool/pavilion with an outdoor
fireplace and kitchen, and is located as such, to serve as the focal point entering the
apartment complex at the main entrance off Fly Creek Avenue. The proposed
development will include a well sized park area along the northern perimeter of the
apartments. Sidewalks are located throughout the development with connections to
the existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo Lane. A
multi -use trail is proposed along the southern and eastern edge of the development.
Roadways are connected to provide vehicular access to the commercial/retail
center as well as access to US Highway 98 via Fly Creek Avenue and Parker Road.
Exhibit B
All of these are in accordance to the policies established for Neighborhood Village
Centers.
Site Specifics:
The following is specific to the portion of the approved Master Plan that is being
modified, which is Lot 6 of Phase 2 of Fairhope Village with the inclusion of the
0.5 acre site to the PUD. The acreage of Lot 6, including the 0.5 acre site is 39.46
acres. All other portions of the previously approved Master Plan are to remain
unchanged at this time.
The approved Master Plan for this specific site consisted of 16.95 acres of
impervious surfaces (roadways, sidewalks, townhouses, single family homes, other
buildings, driveways and parking areas). The total impervious surfaces for the
proposed revisions consist of 13.35 acres. That is a reduction of impervious
surfaces from 44% to 34% (of Lot 6 only).
The proposed setbacks for this site will remain the same for the townhome lots
which are 5' front setbacks, 20' rear setbacks, 0' side setbacks, and 10' side
setbacks on end units. There is a 20' overall setback for the apartments from all
boundary lines except for wetland areas whereby the previously approved wetland
buffers are to remain. Accessory structures are allowed within 10' of the boundary.
The proposed apartment buildings are 3 stories at the front of the building and 4
stories at the rear of the buildings. The proposed building height at the front of the
buildings is 35'from finished grade to building eave height. The maximum
building height for all buildings on this site is 35'.
There are 240 apartments and 90 flat/townhome and live/work units proposed for
this site for a total of 330 units. There are 675 proposed parking spaces with 172
spaces being garage parking. All parking spaces will be sized as per the City
regulations. There is a proposed clubhouse/pool/pavilion with an outdoor fireplace
and kitchen, trash compactor, and a mail kiosk. Floor plans and elevations for the
apartments are attached to the submittal.
Exhibit B
Vehicular Traffic and Pedestrian Circulation:
Fly Creek Avenue and Parker Road will both provide for ingress/egress to this site.
Improvements have been previously made at the intersections of these roads at US
Highway 98.
There are sidewalks adjacent to the majority of the parking areas, from the parking
areas to the apartments, to the clubhouse/pool /pavilion area. Connections are
proposed to all existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo
Lane. A multi -use trail is also proposed along the southern and eastern edge of the
development.
Landscaping:
A conceptual landscape plan is attached with this submittal to provide a general
idea of the plans for landscaping the proposed development. The PUD Master Plan
Modification also shows the surveyed location of the existing trees over 20"
(DBH) or greater. A determination of which trees can be saved will be provided
once a site grading plan has been done for site plan review. More detailed
landscape plans will be provided for the site plan review process.
Utilities:
Electric — Electrical service will be provided by Riviera Utilities. The City's
requirements for street lighting will be adhered to.
Water, Sewer and Gas — Water, sewer and gas services will be provided by the
City of Fairhope Utilities.
Telephone — Telephone services will be provided by AT&T.
Coordination with all utility providers will be done at the time of site plan review
or subdivision review.
Drainage Plans:
This project will utilize both conventional and low impact methods to dissipate
runoff from the site. This system will slow down the flow of water from the site
through the system, gravel beds, perforated pipe and a non -point discharge outlet
structure. The drainage system will provide the controlled release rate and water
quality requirement of the City of Fairhope regulations without having a standard
pond on site. The drainage system will have a non- point discharge and will release
water through a header of perforated pipes that will drain through a gabion wall.
The outlet structure will dissipate energy and disburse the discharge from the site
along the entire length of the wetland boundary near Fly Creek. The energy
dissipation and dispersed release will minimize the potential for erosion due to
heavy rain events; reduce turbulence and turbidity issues to help protect the
adjacent Fly Creek.
Exhibit B
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PROJECT NARRATIVE
October 25, 2015
Modification to Fly Creek, a Planned Unit Development
Background:
Fly Creek, a Planned Unit Development was approved by the City of Fairhope City
Council on October 23, 2006 by Ordinance No. 1317. In April of 2008 Phase 1 of
Fairhope Village, a 2 lot subdivision within the Fly Creek Planned Unit
Development, was recorded in the Probate Office and a subsequent replat was
recorded in July of 2009 adding the detention pond and access road to the
subdivision. Lot 1 of that subdivision was developed into the Publix and other
commercial businesses. In September of 2009 a resubdivision of Phase 1 was
recorded basically creating Lot 3 which is now the bank site. Then in December of
2009, Phase 2 of Fairhope Village was recorded, which created Lots 5 and 6. Lots 2
and 4 of Phase 1 and Lots 5 and 6 of Phase 2 are undeveloped at this time. Lot 5 is
the site of the Fairhope Fire Department Substation.
Proposed Modification:
The modification consists of basically three items. The first is to add property to the
previously approved PUD. The 0.5 acre site immediately east of and adjacent to Lot
5 of Phase 2, previously shown as an out parcel, is now owned by Angelo Corte and
requested to be made a part of the PUD. This will increase the overall acreage of
the PUD from 213.33 acres to 213.83 acres.
The second modification is to revise a portion of the previously approved PUD, that
portion being Lot 6 of Phase 2 of Fairhope Village, from the mixed use of townhome
lots, townhome/flat lots, condominiums, and various sizes of single family lots, to a
new layout of apartments, flats/townhomes and live/work units.
The third modification is a resubdivision of Lot 6, with the addition of the 0.5 acre
parcel mentioned above, into 6 new parcels. One parcel will be the area of the
apartment units, a couple are for the flats/townhome sites, another is the work/live
unit site, and one is a utility site to be conveyed to the City. A parcel is also being
reserved for the future roadway access to the remaining PUD property to the east.
A separate submittal is being made in regards to the subdivision.
Exhibit B
The approximately 160 acres of the previously approved PUD located east of Lot 6 of
Phase 2 of Fairhope Village is not being changed in anyway with this proposed
modification request.
Comprehensive Plan:
The Fairhope Comprehensive Plan designates this site as a Neighborhood Village
Center. The Fly Creek Planned Unit Development was previously approved by the City
as being in compliance with the City's Comprehensive Plan. The proposed
modifications to the Master Plan are still in compliance with the Comprehensive Plan.
As stated above, this site previously consisted of proposed townhomes, townhome flats,
condominiums, and various sizes of single family lots. The proposed uses in this
modification request are for apartments, flats/townhomes, and live/work units.
The mix of apartments, flats/townhomes, and live/work units in the vicinity of the
existing commercial development within the Fly Creek Planned Unit Development,
creates a neighborhood center as contemplated in the Comprehensive Plan description
for Neighborhood Village Centers.
The existing commercial/retail stores within the Fly Creek PUD (bank, grocery store,
and others) will provide convenience goods and personal services to the proposed
development which are within the 1 mile service area radius as described for
Neighborhood Village Centers.
The development is located at the intersection of US Highway 98 and Parker Road
which also provides access to a local convenience store/gas station within the 1 mile
service area radius. A Fire Department Substation is also proposed within the PUD
development. The location and the existing/proposed uses are just as described in the
Development Framework for a Neighborhood Village Center.
The development modification proposes a clubhouse/pool/pavilion with an outdoor
fireplace and kitchen, and is located as such, to serve as the focal point entering the
apartment complex at the main entrance off Fly Creek Avenue. The proposed
development will include a well sized park area along the northern perimeter of the
apartments. Sidewalks are located throughout the development with connections to the
existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo Lane. A multi -use
trail is proposed along the southern and eastern edge of the development. Roadways are
connected to provide vehicular access to the commercial/retail center as well as access
to US Highway 98 via Fly Creek Avenue and Parker Road.
Exhibit B
All of these are in accordance to the policies established for Neighborhood Village
Centers.
Site Specifics:
The following is specific to the portion of the approved Master Plan that is being
modified, which is Lot 6 of Phase 2 of Fairhope Village with the inclusion of the
0.5 acre site to the PUD. The acreage of Lot 6, including the 0.5 acre site is
39.46 acres. All other portions of the previously approved Master Plan are to
remain unchanged at this time.
The approved Master Plan for this specific site consisted of 16.95 acres of
impervious surfaces (roadways, sidewalks, townhouses, single family homes,
other buildings, driveways and parking areas). The total impervious surfaces for
the proposed revisions consist of 13.35 acres. That is a reduction of impervious
surfaces from 44% to 34% (of Lot 6 only).
The proposed setbacks for this site will remain the same for the townhome lots
which are 5' front setbacks, 20' rear setbacks, 0' side setbacks, and 10' side
setbacks on end units. There is a 20' overall setback for the apartments from all
boundary lines except for wetland areas whereby the previously approved
wetland buffers are to remain. Accessory structures are allowed within 10' of the
boundary.
The proposed apartment buildings are 3 stories at the front of the building and 4
stories at the rear of the buildings. The proposed building height at the front of
the buildings is 3 5' from finished grade to building eave height. The maximum
building height for all buildings on this site is 3 5'.
There are 240 apartments and 90 flat/townhome and live/work units proposed for
this site for a total of 330 units. There are 675 proposed parking spaces with 172
spaces being garage parking. All parking spaces will be sized as per the City
regulations. There is a proposed clubhouse/pooI/pavilion with an outdoor
fireplace and kitchen, trash compactor, and a mail kiosk. Floor plans and
elevations for the apartments are attached to the submittal.
Vehicular Traffic and Pedestrian Circulation:
Fly Creek Avenue and Parker Road will both provide for ingress/egress to this site.
Improvements have been previously made at the intersections of these roads at US
Highway 98.
Exhibit B
There are sidewalks adjacent to the majority of the parking areas, from the parking
areas to the apartments, to the clubhouse/pool/pavilion area. Connections are proposed
to all existing sidewalks on Parker Road, Fly Creek Avenue, and Angelo Lane. A
multi -use trail is also proposed along the southern and eastern edge of the
development.
Landscaping:
A conceptual landscape plan is attached with this submittal to provide a general idea of
the plans for landscaping the proposed development. The PUD Master Plan
Modification also shows the surveyed location of the existing trees over 20" (DBH) or
greater. A determination of which trees can be saved will be provided once a site
grading plan has been done for site plan review. More detailed landscape plans will be
provided for the site plan review process.
Utilities:
Electric - Electrical service will be provided by Riviera Utilities. The City's
requirements for street lighting will be adhered to.
Water, Sewer and Gas - Water, sewer and gas services will be provided by the City of
Fairhope Utilities.
Telephone - Telephone services will be provided by AT&T. Coordination with all
utility providers will be done at the time of site plan review or subdivision review.
Drainage Plans:
This project will utilize both conventional and low impact methods to dissipate runoff
from the site. This system will slow down the flow of water from the site through the
system, gravel beds, perforated pipe and a non -point discharge outlet structure. The
drainage system will provide the controlled release rate and water quality requirement
of the City of Fairhope regulations without having a standard pond on site. The
drainage system will have a non -point discharge and will release water through a
header of perforated pipes that will drain through a gabion wall. The outlet structure
will dissipate energy and disburse the discharge from the site along the entire length of
the wetland boundary near Fly Creek. The energy dissipation and dispersed release will
minimize the potential for erosion due to heavy rain events; reduce turbulence and
turbidity issues to help protect the adjacent Fly Creek.
Exhibit B