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Home My WebLink About12-02-2024 Planning Commission Agenda PacketNovember 4, 2024 Planning Commission Minutes 1 The Planning Commission met Monday, November 4, 2024, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant; Hunter Simmons, Planning and Zoning Director; Mike Jeffries, Development Services Manager; Michelle Melton, Planner; Chris Williams, City Attorney; and Cindy Beaudreau, Planning Clerk. Absent: Kevin Boone, John Worsham, and Clarice Hall-Black Chairman Turner called the meeting to order at 5:02 PM. Chairman Turner explained that the Planning Commission had moved to a consent agenda and a regular agenda and how those would work in this meeting and future meetings. Consent Agenda • Approval of the Minutes October 7, 2024 • SD 21.43 Harvest Green East Phase 2 - Request of Applicant, S.E. Civil, LLC for a second extension of one-year for preliminary plat • SD 21.45 Harvest Green West Phase 2 - Request of Applicant, S.E. Civil, LLC for a second extension of one-year for preliminary plat • UR 24.09 Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 14,770 LF of buried fiber cable at 202 N. Summit Street. • UR 24.15 Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 6,871 LF of buried fiber cable at 9445 Valor Drive. • UR 24.17 Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 7,672 LF of buried fiber cable at 2 Hoffren Drive. • UR 24.18 Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 8,606 LF of buried fiber cable at 845 Summer Lake. Hunter Simmons, Planning and Zoning Director, shared the information for each item listed on the Consent Agenda. The two requests for extensions have no staff recommendations. All utility reviews have 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 GIS Supervisor for inclusion in GIS utility maps as needed. November 4, 2024 Planning Commission Minutes 2 5. Provide draft door hanger for approval at time of pre-construction. 6. Approved door hangers shall be in place no later than 7 days prior to construction. 7. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 8. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 9. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 10. Utilities boxes shall be concentrated near existing boxes. 11. For permitting purposes, applicants shall provide subsurface utility engineering quality-level C, unless otherwise required by the Fairhope Building Department. Will Couch, C-Spire, stated that it is possible to move the installation to the west side of the road for UR 24.09. Chairman Turner asked if anyone would like to speak on any items from the consent agenda. Donald DeGutz, 110 Blakeney, had two concerns regarding UR 24.09 and asked C-Spire to withdraw their request. Mr. Couch addressed Mr. DeGutz’s concerns. Carl Sphinx, 361 N. Summit, was concerned about his yard being trashed and the process for removing unused utilities but was in support of having more than one utility in the area. Erik Cortinas made a motion to approve the items on the consent agenda with staff recommendations. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant NAY: None. Old Business • No old business New Business A. SR 24.05 Request of the Applicant, Jade Consulting, LLC on behalf of the Owner, Encounter Development, LLC, for Site Plan Approval of Encounter House Relocation – Lot 11. The property is approximately 1.02 acres and is zoned B-2 – General Business District. The property is located on the northeast corner of State Highway 181 and State Highway 104. PPIN #: 627501 Michelle Melton, City Planner, presented the request of the Applicant, Jade Consulting, LLC on behalf of the Owner, Encounter Development, LLC, for Site Plan Approval of Encounter House Relocation – Lot 11. The property is approximately 1.02 acres and is zoned B-2 – General Business District. Ms. Melton shared the zoning and aerial maps. Staff recommends approval of SR 24.05 to the City Council with the following condition: November 4, 2024 Planning Commission Minutes 3 1. Provide a revised landscape plan that complies with the Tree Ordinance. Discussion was held regarding: • Pervious parking spaces • Whether the trees on Lot 6 would be preserved • Requesting that future landscape plans include the height of the plantings Thomas Luce, Jade Consulting, stated that all landscape questions will be given to his office for consideration and added that they are proposing pervious concrete for parking spaces. Rebecca Bryant made a motion to recommend SR 24.05 to City Council with staff recommendations. Paul Fontenot seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant NAY: None. B. SD 24.23 Public hearing to consider the request of the Applicant, Sawgrass Consulting, LLC, on behalf of the Owner, Rockwell, LLC, for Final Plat Approval of Rockwell Place, a 252-unit Multiple Occupancy Project. The property is approximately 20.91 acres and is located on the east side of State Highway 181, south of the Harvest Green East Subdivision and across from The Waters Subdivision. PPIN #: 14535 Mike Jeffries, Development Services Manager, presented the request of the Applicant, Sawgrass Consulting, LLC, on behalf of the Owner, Rockwell, LLC, for Final Plat Approval of Rockwell Place, a 252-unit Multiple Occupancy Project. The property is approximately 20.91 acres and is located on the east side of State Highway 181, south of the Harvest Green East Subdivision and across from The Waters Subdivision. Mr. Jeffries shared the zoning and aerial maps. Staff recommends approval of SD 24.23 with the following conditions: 1. The area for the lift station shall be a deeded lot to the City of Fairhope. 2. Staff shall approve each phase, buildings and final site work, prior to issuance of any Certificate of Occupancy for individual buildings. 3. The Final MOP plat shall be signed and recorded after completion of the last phase. Staff will coordinate appropriate signature blocks and notes. 4. Upon completion of Phase 8, Staff will perform a final inspection of the public improvements prior to submitting an Acceptance Resolution to the Fairhope City Council. 5. A letter confirming all onsite Sewer, Water, and drives are to remain privately maintained and is not the responsibility of the City of Fairhope or Baldwin County signed by the development owner. 6. A complete As-Built set and GIS shapefiles shall be provided as part of the close out of the final phase. Chairman Turner opened the public hearing at 6:05pm. Having no one present to speak, the public hearing was closed at 6:05pm. November 4, 2024 Planning Commission Minutes 4 Erik Cortinas made a motion to recommend SD 24.23 with staff recommendations including: 7. No building shall be occupied until ALDOT has approved the use of Rockwell Boulevard for public access. Harry Kohler seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant NAY: None. C. Public hearing to consider the request from the City of Fairhope Planning and Zoning Department, for approval of Resolution 2024-02 for Comprehensive Plan 2024 approval. Hunter Simmons, Planning and Zoning Director, presented the request from the City of Fairhope Planning and Zoning Department, for approval of Resolution 2024-02 for Comprehensive Plan 2024 approval. Chairman Turner opened the public hearing at 6:10pm. Gary Gover, 300 Lincoln Street, shared his concerns regarding an annual progress review and the Safe Streets for All Master Plan. Donald DeGutz, 110 Blakeney Avenue, requested that Alabama State Law 11.52.9 be placed back into the Comprehensive Plan. The public hearing was closed at 6:17pm. Rebecca Bryant made a motion to approve Resolution 2024-02. Erik Cortinas seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant NAY: None. Adjournment Erik Cortinas made a motion to adjourn. AYE: Lee Turner; Harry Kohler; Paul Fontenot; Hollie MacKellar; Erik Cortinas; Rebecca Bryant NAY: None. Adjourned at 6:18pm. _______________________ ________________________ Lee Turner, Chairman Cindy Beaudreau, Secretary This digital package has been condensed for size and some documents may not contain all the original pages. All submittals were reviewed in full by staff in preparation for the reports prepared for the Planning Commission. UR 24.16 - 100 Vivian Loop (C-Spire) City of Fairhope Planning Commission December 2, 2024 SOUTHLAND BLVD GREENO RDSILO LOOP MANLEY RD PIRATE DRSTAVE MILL DRPEMBERTON LOOPBONHAM LNBLACKFRIARS STGALE ROWE LN KEMPER LNSILO LOOPFOUNDERS DRPIRATE DR OPEN FIELD DRGUARISCO LN PALE MOON CT MANN LNGREENO RDVIVIAN LOOP HEATHER LNSAGE LNROCKWELL LNSOUTHLAND BLVD GREENO RDGREENO RDMANLEY RD PEMBERTON LOOPROCKWELL LN BONHAM LNKEMPER LNMANN LNPIRATE DRVIVIAN LOOP HEATHER LNSAGE LNRoad Parcel B-2 General Business District HTD – Highway Transitional District PUD - Planned Unit Development R-1 Low Density Single-Family Residential District Install Area µ µ Project Name: 100 Vivian Loop (C-Spire) Site Data: 11,988 Linear Feet Project Type: Directional Bore Fiber Installation Jurisdiction: Fairhope Planning Jurisdiction Zoning District: PUD PPIN Number: N/A General Location: East side of Greeno Road, South of Manley Road Surveyor of Record: C-Spire Engineer of Record: C-Spire Owner / Developer: C-Spire School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ Conditions Prepared by: Chris Ambron 1 UR 24.16 C-Spire – December 2, 2024 Summary of Request: Request of C-Spire for an 11.52.11 Utility Review and approval of the proposed installation of approximately 11,988 ft directional bore buried fiber along routes outlined on the below location map. 2 UR 24.16 C-Spire – December 2, 2024 1. Citizen Communication & Notification • Provide Door Hangers at preconstruction meetings which shall be approved prior to distribution and work. • Use of portable A-frame style signage at the entrance and exit of work sites. • Applicant shall dedicate a Point of Contact to answer citizens questions. 2. Permitting, Locating & Phasing • Subsurface Utility Engineering may be required for sensitive locations within the city as required by the ROW supervisor. • An additional right-of-way permit may be required for the potholing procedures needed for SUE. • A traffic control plan shall be submitted with all permits that affect the flow of traffic. • No work shall begin until a ROW permit is issued by the City of Fairhope Building Department. Permit not valid until approved and paid for on Citizen Serve online portal. • The City’s ROW inspector is to be notified 24 hours prior to any activity within the ROW. The prior notice applied to all activity within the ROW including but not limited to trenching, boring, concrete placement. • Hand holes/boxes shall not be allowed to be installed in sidewalks. The applicant shall review the sidewalk plan to determine if there are any conflicts. The applicant shall coordinate with the ROW inspector to resolve any conflicts. • The applicant shall contact Alabama One Call 811 to locate all existing utilities in the ROW (750 LF maximum daily allocation for COF utility locates per day). • A phasing plan must be submitted with the permit to alleviate confusion for locating. • A pre-construction meeting shall be held with the City prior to issuance of any permits. 3. Construction • A minimum horizontal clearance (separation) of 36” must be maintained from water, sewer, gas, stormwater, and other city utility infrastructure. • A minimum depth for all telecommunication lines shall be 30”. • Conduit shall match the 811-color code for communication, electric, gas etc. No blue/blue striped conduit is to be used for telecommunications. • The contractor responsible for *excavating inside right of way will be required to provide video documentation of the integrity of any sanitary sewer line (including laterals) within 3 feet of work being performed. This can be videoed prior to work being performed if locations, including depths, are clearly established by contractor, and said work is not within 3 ft of sewer mains or laterals within right of way. This does not apply to laterals on private property not “publicly maintained” (Private infrastructure). • Water, sewer, and gas mains/services must be potholed prior to bore/missile crossings. If street cuts are necessary please contact Right of Way inspector for restoration. • If sidewalk panels need to be removed, the subgrade must be compacted to the satisfaction of the ROW inspector. Cold patch asphalt shall be used as a temporary walking surface until the permanent repair can be done. • Sidewalk panels shall be a minimum of 4000 psi and be inspected within 24 hours of pouring concrete. Anything over one sidewalk panel shall be poured via concrete truck (no bag mix allowed). 3 UR 24.16 C-Spire – December 2, 2024 4. Horticultural • Handholes shall not be located within driplines of trees within City property, to include the right of ways, without explicit written permission from the City Horticulturalist. • Any proposed trenching shall not be within the dripline of trees. • If within tree dripline, consult the City of Fairhope Horticulturist prior to earth work. • Trees shall not be negatively impacted. • Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. • Any work done within the critical root zone shall be done to meet or exceed Internal Society Arboriculture (ISA) standards. • All roots to be removed shall be severed cleanly at the perimeter of the protected radius. • Protective barriers shall be used for all trees, barricades shall be erected a minimum of 20’ from the trunk. 5. Erosion Control • Any ROW cuts shall be stabilized (covered) at the end of each day & disturbed areas shall be re-vegetated with sod within ten (10) days of completion of the project. Sod shall be watered to ensure survival. • Any excess soil shall be removed and disposed of properly. Dumping on private property without approval will not be tolerated. • Mulch / seed shall only be acceptable as temporary cover. • Inlets shall be protected. BMPs shall be placed at all affected storm inlets. • If the site is within 100' of a critical area (wetland, etc.), red soil/clay shall not be allowed as fill material, per the City’s Red Clay/Soil Ordinance. • BMPs shall be installed at boring sites and trench locations. • Ground conditions in the ROW’s shall be returned to original preconstruction condition(s) or better. • No open trenches shall be allowed. Directional boring shall be used in sensitive areas, such as under roads, in proximity to trees, on finished lots, etc. 6. Project Completion, Punch List Walk, & As Built • The applicant shall provide as-built drawings of all installed lines depicting depths. • Damage to any City’s infrastructure (storm, sewer, water, ditches etc. shall be the responsibility of the permittee to repair to city standards at no cost to the city. • Any damage that occurs needs to be reported to the city as soon as possible. • Pedestals shall be placed in a manner as to avoid obstructing visibility of motorists and to allow vehicles to exit the roadway during an emergency. 4 UR 24.16 C-Spire – December 2, 2024 7. Staff Recommendation • The proposed utility construction falls within the corporate limits of the City of Fairhope. Any portions of the project affecting public right-of-way (ROW) maintained by Baldwin County or the Alabama Department of Transportation (ALDOT) shall require permits through the respective agency. • This site shall comply with all State, Federal and local requirements, including, but not limited to the following City of Fairhope Ordinances: i. City of Fairhope Wetland Ordinance (#1370), which regulates activity within 20' of wetlands. ii. City of Fairhope Red Soil & Clay Ordinance (#1423), which prohibits the use of red soil / clay within 100' of critical areas. iii. City of Fairhope Erosion and Sediment Control Ordinance (#1398). iv. Chapter 19 Article VI: ROW Construction and Administration, Ordinance (1754) v. City of Fairhope Tree and Landscape Ordinance (#1444) • Staff Recommendation: Approval with Conditions of UR 24.16 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Consultation with the City’s horticulturalist, to determine if the required depth of bore must be increased so that no trees are impacted by the project. The contractor is responsible for any damaged trees. 3. At all street crossing locations, conduct potholing to determine exact location and elevation of existing utilities. Reflect the exact elevation of utilities and GPS coordinates of the pothole locations on a set of as-built drawings. a. An additional right-of-way permit may be required for the potholing procedures. 4. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 5. Provide draft door hanger for approval at time of pre-construction. 6. Approved door hangers shall be in place no later than 7 days prior to construction. 7. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 8. Ensure enough space for proposed work is available within existing easement, if not applicant is responsible for either expanding existing easement or acquiring an additional easement. 9. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 10. Utilities boxes shall be concentrated near existing boxes. For permitting purposes, applicants shall provide subsurface utility engineering quality-level C, unless otherwise required by the Fairhope Building Department. SD 24.20 - Magnolia Beach Estates City of Fairhope Planning Commission December 2, 2024 S MOBILE STRU T H E R F O R D L N PE C A N A V E LIBERTY STFI G A V E PI E R A V E BAY BREEZE LNPOMELO STKUMQUAT STCR I C K E T L N OR A N G E A V E KUMQUAT STPADDOCK DR SATSUMA STLI B E R T Y R D DE N T O N L N LA U R E L A V E PADDOCK DRLA U R E L A V E KUMQUAT STµ µ Road Zoning District: B-1 Local Shopping District B-3a Tourist Resort Lodging District B-3b Tourist Resort Commercial Service District R-1 Low Density Single-Family Residential District R-2 Medium Density Single-Family Residential District R-3 High Density Single-Family Residential District R-4 Low Density Multi-Family Residential District R-5 High Density Dwelling Residential District Parcel Project Name: Magnolia Beach Estates Site Data: 2.4 acres Project Type: 2-lot Minor Subdivision Jurisdiction: Fairhope Planning Jurisdiction Zoning District: R-2 PPIN Number: 36014 General Location: East side of Scenic 98, South side of Laurel Ave Surveyor of Record: Woodlands Group Engineer of Record: N/A Owner / Developer: Mary Crompton School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Approved w/ Conditions Prepared by: Mike Jeffries 1 SD 24.20 Magnolia Beach Estates – December 2, 2024 Summary of Request: The owner is Mary Crumpton. Justin Palmer of The Woodlands Group, LLC is the authorized agent for the project. This application is requesting approval of Magnolia Beach Estates, a 2-lot Minor Subdivision. The property is approximately 2.4 acres and is located at 104 Laurel Avenue. The subject property is zoned R-2 - Medium Density Single-Family Residential District. There is an existing residence on proposed Lot-1. The site data table is below: General Comments: All lots are within 450 feet of a fire hydrant and each lot fronts a paved publicly maintained road. The proposed subdivision according to Fairhope’s Subdivision Regulations is a minor subdivision and has been reviewed accordingly. The proposed subdivision does not include the building of any additional infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Fairhope’s Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. Sidewalks do not currently exist along Laurel Ave. The applicant has requested to provide an easement for the sidewalk in lieu of installing sidewalks. Staff does not support this. Staff recommends the installation of the sidewalk. Final plat must be recorded within 120 days of approval. The name of the subdivision “Magnolia Beach Estates” too closely resembles multiple existing subdivisions. Staff requests a new name be proposed and approved by the Planning Director. Drainage Comments: The existing flow patterns are not being changed. 2 SD 24.20 Magnolia Beach Estates – December 2, 2024 Wetlands exist on the property and are reflected on the plat along with the appropriate wetland buffer. The wetland buffer signs need to be reflected every 100’ and signs installed. Utility Comments: Water, sewer, and gas are provided by the City of Fairhope. Power is provided by Riviera and AT&T is the telecommunications provider. Connectivity: The applicant is requesting to provide a sidewalk easement. Staff recommends the installation of the sidewalk as part of the approval. Comments: 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 Staff Recommendation Staff recommends APPROVAL of SD 24.20 Magnolia Beach Estates with the following conditions: 1. Installation of the sidewalk along Laurel Avenue the length of the property. 2. Provide a new name for the subdivision to be approved by the Planning Director. 3. Wetland buffer signs are reflected on the plat and installed prior to final signature of the plat. 4. Provide a signature block for Fairhope Gas. 5. Adjust the site data table to reflect the minimum lot size as 10,500 sf. 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com September 26, 2024 Justin Palmer, PLS justin@thewoodlandsgroup.org Re: Wetland Assessment Report 104 Laurel Avenue, Fairhope, Baldwin County, AL WSI Reference #2024-732 Dear Mr. Palmer, As requested, Wetland Sciences, Inc. has completed a field wetland for a parcel located at 104 Laurel Avenue in Fairhope, Baldwin County, Alabama (herein referred as subject property or subject site). The parcels are identified by Baldwin County Revenue Commission by the following Parcel Identification Numbers (PIN): 36014 (See Site Location Map in Exhibit A). 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 conducted in accordance with the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region (Federal – Corps). The following is a summary of our findings. Desktop Review Prior to performing the delineation, several remote data sources 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 within the subject property. According to data produced by the United States Department of Agriculture (USDA), one soil type is present within the subject property: Lakeland loamy fine sand. This soil is fully described within the soil report appended as Exhibit B. Lakeland loamy fine sand is considered non-hydric with a hydric rating of 5% (See Hydric Soil Rating Map – Exhibit C). This rating indicates the percentage of map units that meets the criteria for hydric (wetland) 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. Wetland Delineation Report 2 | P a g e 104 Laurel Avenue, Fairhope, Baldwin County, Al 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com 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. 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). Aerial Photograph WSI reviewed aerial photographs to identify suspected wetland areas on the site and to determine changes in wetland areas over time. Wetland signatures throughout were observed on the aerial photograph (See current aerial in Exhibit D). 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. NWI data depicts a Riverine feature and Freshwater Forested/Shrub Wetland within the subject property (See National Wetland Inventory Map in Exhibit E). USGS Quadrangle Map The USGS 7.5-minute quadrangle map and the National Map were reviewed (Exhibit F). Wetland features and riverine features associated with Mobile Bay were noted throughout the subject property Field Review The desktop review was followed by a pedestrian survey. I personally inspected the property on September 20, 2024. 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 Corps of Engineers Wetland Delineation Manual, 1987 and Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Atlantic and Gulf Coastal Plain Region. Wetland Delineation Report 3 | P a g e 104 Laurel Avenue, Fairhope, Baldwin County, Al 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com 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 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 property contains hydric soils. 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, hydric soils were verified in conjunction with the floodplain of Tatumville Gully. The flowing system is located beyond the limits of the subject parcel. Wetland Hydrology Assessment At each plot, visual indications of wetland hydrology were recorded. Wetland hydrology indicators include algal mats, aquatic mosses or liverworts on trees or substrate, aquatic plants, aufwuchs (presence or remains of the assemblage of sessile, attached, or free-living, nonvascular plants and invertebrate animals which develop a community on inundated surfaces), drift lines and rafted debris, elevated lichen lines, evidence of aquatic fauna, hydrologic data, morphological plant adaptations, secondary flow channels, sediment deposition, vegetated tussocks or hummocks, and water marks. Both primary and secondary indicators of hydrology were noted within forested wetland complexes located along the eastern margins of the property, and an isolated wetland features located within the northern portion of the property. Observed indicators include inundation, saturation, aquatic fauna, plant morphological adaptations, and drainage patterns. Plant Community Structure The subject property could be characterized by the following ecological communities: residential and forested floodplain. Field Identification of Wetlands Wetland Sciences, Inc. identified a single wetland complex located on the south side of the subject property. The subject wetland is located at the bottom of the slope leading to the gully (see attached sketch - Exhibit G). USACE Wetland Data forms are appended in Exhibit H. The wetland complex will fall under the regulatory jurisdiction of the Department of the Army Corps of Engineers. The boundary of each feature was identified in the field by progressively locating points along the upland/wetland boundary at 15-20-ft. intervals or corresponding with directional changes with the boundary. Each point was identified and located by an experienced wetland scientist. Pink flags were placed at each point clearly marked “Wetland Delineation”. Each flagged point also contains a specific alpha numeric designator for later tracking of its location. Wetland Sciences, Inc. used an RTK GPS to locate each point. Wetland Delineation Report 4 | P a g e 104 Laurel Avenue, Fairhope, Baldwin County, Al 3308 Gulf Beach Highway | Pensacola, Florida 32507 | 850.453.4700 | craig@wetlandsciences.com Please keep in mind that there are many variables that affect the accuracy of the GPS data used to generate the attached sketch. This sketch should be considered approximate unless verified by a survey or other appropriate means. The boundary of jurisdictional wetland as depicted in the exhibits of this report are not final or “binding” until such time as they are confirmed by the USACE through field inspection. As such, the depicted wetland boundary may be subject to minor changes upon such inspection/approval. This concludes our report. Please call me with any questions. Respectfully, Wetland Sciences, Inc. Craig Martin Senior Scientist Enclosures: As indicated 1249 Pencarro Blvd Foley, Alabama 36535 T: (251) 269-8689 jww@wooteneng.com July 27, 2024 The Woodlands Group ATTN: Justin Palmer, PLS, Principal Surveyor (601) 479-3408 Justin@TheWoodlandsGroup.org RE: MAGNOLIA BEACH ESTATES 104 LAUREL STREET FAIRHOPE, ALABAMA 36532 Dear Mr. Palmer: Wooten Engineering has reviewed the information you have provided for the planned Magnolia Beach Estates Subdivision with respect to the need for a potential traffic study. It is our understanding that the subdivision is to create 3 lots from an existing lot located at 104 Laural Street in Fairhope, Alabama (County Parcel No. 05-46-03-37-0-013-085.000). The existing property is a 2.35-acre single-family lot located along the southwest side of Laurel Street between the intersections of Satsuma Street/Laurel Streets and Kumquat/Laurel Streets. There is an existing house located near the center of the property. An existing driveway connects to Laurel Street. The surrounding area of the subject site is typical single-family neighborhood with curbed city streets of approximately 20 feet total width. The planned subdivision will create a 1.81-acre lot to site the existing house and two 0.27-acre lots for future single-family residential use. All three lots will have driveway connections to Laurel Street. Attached is the planned subdivision plat provided. It is our opinion that the creation of 2 additional single-family lots along Laurel Street does not warrant a traffic study to determine effects on the level of service of city streets in vicinity to the project. Please note that this determination is based on the land use being single-family residents. If the planned use is to differ from our assumption, we would appreciate an opportunity to review and possibly revise our recommendation. Respectfully, Jason W. Wooten, P.E., Principal ATTACHMENT Date: Time: Flow Hydrant Hydrant Location Latitude: Size of Water Main (Inches)8 Type of Material: 50 2.5 1 0.9 Calculated Flow (Q)GPM Flow Hydrant Hydrant Location Latitude: Size of Water Main (Inches)6 Type of Material: Static Pressure (PSI)86 Residual Pressure (PSI) Calculated Fire Flow @ 20 PSI (AFF):GPM Signatures: Operator:Micheal C. Johnson Engineer of Record: 68 2393.14 Fairhope Water Utility Hydrant Flow Test July 26, 2024 6:30 AM 141 Laurel Ave PVC 1186.48 Outlet Diameter (in): Longitude:30.512353 -87.915727 Pitot PSI Number of Outlets Flowing Select Appropriate C Value: 18 Laurel Ave (In front of Gambino's off S Mobile St) Cast Iron 30.513460 Longitude:-87.918046 C factors for outlets of less than 4-inches in size and type are given below. Outlet less than 4" in size, smooth and rounded:0.90 Outlet less than 4" in size, square and sharp:0.80 Outlet less than 4" in size, projecting:0.70 Hydrant Flow Test Date: _______ Time: _______ Flow Hydrant Hydrant Location: ____________________________________________ Size of Watermain ___________ Type Material: _______________ Pitot PSI: ______________ Flow GPM: __________________ Calculated Fire Flow @ 20 PSI: ______________ Test Hydrant (Residual) Hydrant Location: _____________________________________________ Size of Watermain: __________ Type material: _______________ Static PSI: __________ Residual PSI: ___________ Operator: ___________________________________ Engineer of Record:___________________________ 30.512353, -87.915727 30.513460, -87.918046 1962 GPM Image capture: May 2024 © 2024 Google Fairhope, Alabama Google Street View May 2024 See more dates 112 Laurel Ave Flow Hydrant 7/26/24, 8:56 AM 112 Laurel Ave - Google Maps https://www.google.com/maps/@30.5121981,-87.9157166,3a,68.5y,346.39h,96.06t/data=!3m6!1e1!3m4!1sDNOgTQtqtupYIMzrqfwGWw!2e0!7i16384!8i8192?coh=205409&entry=ttu 1/1 Image capture: May 2024 © 2024 Google Fairhope, Alabama Google Street View May 2024 See more dates 700 S Mobile St 18 Laurel Ave Test Hyd 7/26/24, 9:00 AM 700 S Mobile St - Google Maps https://www.google.com/maps/@30.5134148,-87.9181864,3a,75y,111.46h,86.9t/data=!3m6!1e1!3m4!1s0-oNW82nDGFhyMK42vRPZQ!2e0!7i16384!8i8192?coh=205409&entry=ttu 1/1 APPLICATION FOR SITE PLAN APPROVAL Application Type: Site Plan Attachments: Articles of Incorporation or List all associated investors Date of Application: ______________________ Property Owner / Leaseholder Information Name of Property Owner: _______________________Phone Number: ___________ Address of Property Owner: ________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Proposed Site Plan Name: ________________________________________________ Site Acreage: _______________________ Sq. Footage: ___________________ Parcel No: _______________________________ Current Zoning: ___________________ Authorized Agent Information Name of Authorized Agent: ______________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ Engineer/Architect Information Name of Firm: __________________________________Phone Number: ____________ Address: _________________________________________________ City: ____________________________ State: _____________ Zip: ____________ Contact Person: ______________________ I certify that I am the property owner/leaseholder of the above described property and hereby submit this site plan to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representative shall sign this application. ___________________________________________ ___________________________________________ Property Owner/Leaseholder Printed Name Signature ___________________________________________ ___________________________________________ Date Fairhope Single Tax Corp. (If Applicable) Corte, Cave/Mitchell 1, LLC P.O. Box 81322 Mobile Alabama 36689 N/A 43,6760.99 05-46-02-03-0-000-004.244 B-2 General Business Justin Duck 205-397-1142 1880 Southpark Drive Birmingham Alabama 35244 Civil Consultants, Inc.205-655-1991 3528 Vann Road, Suite 105 Birmingham Alabama 35235 Nicholas Ostrye, P.E. SITE LAYOUT PLAN Justin Duck Justin Duck 10/17/2024 10/17/2024 1 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Summary of Request: Request of Applicant, Civil Consultants, Inc., on behalf of owner, Corte, Cave/Mitchell 1, LLC, for Site Plan Approval of Express Oil Change on Lot 8 of the Planter’s Pointe Shopping Center on the northwest corner of Alabama Highways 104 and 181 intersection. The engineer of record is Nicholas Ostrye. The subject property is approximately one (1) acre (0.99) and is zoned B-2. The proposed building is 5,747sf. Figure 1: Snippet of Planter’s Pointe Final Plat. Lot 8 2 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Site Plan Setbacks: B-2 requires at least a 20’ front setback. The entrance is from Rockwell Blvd where there is a 20’ front setback. There is also a 50’ highway setback (from AL Hwy 181) that was previously established in March 2020 and on Slide 2725-E. Building: Building height for the one-story structure is estimated at 24ft. The proposed 5,747sf building takes up 13% of Lot 8. Proposed use is a national automotive chain. Complete build-out information and details are provided as attachments as well as the elevations. False front (East) elevations are shown in Figure 2. Materials for the building are painted concrete aluminum doors/windows. Figure 2: East “False Front” Elevations. Sheet A200 of Building and Construction Plans. 3 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Figure 3: 3D view of Rear Entry (West) view. Sheet R100 of Building and Construction Plans. Dumpster has been relocated. Landscaping Plan: The submitted landscape plan does not satisfy the Tree and Landscape Ordinance requirements. • The retention area is not screened on the Hwy 181 side. There are two options to resolve. The Applicant can either: (a) screen the pond from Hwy 181 pursuant to Section 20-5.4, or (b) create a bio- retention pond by adding required plants from Section 20.5-17. Staff suggested bio-retention, which would allow us to waive the screening requirements. A sod covered pond is currently proposed, which does not provide the necessary plants to qualify as bio-retention. • There are some inconsistences with notes on Sheet LA5.00 and the actual plants on the sheet. For example, there are five (5) overstory trees required at the Rockwell Blvd property line. The notes read there are what looks like eight (8) provided when there are only six (6). The square footage of the entire site is different from what is on the Site Data Table provided on the Site Layout sheet. • It is unclear how high the evergreen hedges will be at planting that are screening the dry detention pond pursuant to Section 20-5.4(11) of Ordinance No. 1444. The evergreen hedge must be at least 36 inches in height at time of planting. • Notes should be added to confirm screen plantings/buffers should be 48” minimum “at time of planting”. • As part of the Planter’s Pointe Subdivision, trees were required adjacent to Hwy 181 and the required pedestrian easement for a multi-modal trail. We received an as-built plan that illustrated the trees were outside the pedestrian easement. Surveys provided with this application illustrate the trees installed in the wrong location. This affects more than the Subject Property reviewed in this case and will require resolution before Staff can recommend final approval. • In addition, the landscape area located adjacent to Rockwell Blvd is required to screen the parking area and provide overstory trees. There are many utilities within the same area, including but not limited to, a sewer main, a water main, electrical, water and irrigation meters, and “future electrical pedestal area”. The landscape plans conflict with the utility plans. The electrical availability letter also states a 10’ easement is required on the side property lines and a 15’ easement is required along all front and rear property lines. Only a 7.5’ utility easement is shown on the plans submitted. Staff is concerned about the long-term functionality of the screening and suggest the landscape area may need to be increased. 4 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Parking: Table 4-3 Parking Schedule calls for at least 11 parking spaces. Twenty percent (20% ) overage is allowed, which makes 13 spaces with the two (2) spaces beyond the required amount being permeable (“Truegrid”). See below. Parking meets the requirements of the Zoning Ordinance, as well as the perimeter landscape screening requirements of the Tree Ordinance. Locations, intensity, and heights of exterior lights: A photometric plan was submitted and is included as an attachment. Cutsheet E700 does not have the height of the lights because the lights are wall packs without poles. Mechanical equipment: Mechanical equipment has been finalized and all appear on the Site Plan. 5 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Dumpster location and screening: Garbage is collected in two (2) commercial dumpsters located west of the Loading/Unloading Area. The dumpsters are partially enclosed by plantings and a screen wall. Figure 4: Sheet LA5.00. Figure 5: Sheet C5.1. The Site Layout Plan also contains a proposed garbage truck route for pick-up. See below. Storm water: Drainage is unique within the Planter’s Pointe development. Publix, the anchor store, provided underground drainage for itself and the string of stores connected to the Publix. Notes on the Final Plat for Planter’s Pointe Subdivision state that the lots, other than the Publix lot, must have self-sufficient drainage that does not tie into the Publix’s underground drainage system. See Note 4 on Slide 2954-B below. The drainage narrative for Planter’s Pointe Final Plat has Lots 4-9 discharging into west side of AL Hwy 181 ROW. Applicant has provided plans to ALDOT for comment. Said plans are also included in the packet. Confirmation of consent and approval from ALDOT is necessary prior to any land disturbance. 6 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Applicant provided a Post Construction Stormwater Management Plan and Storm Drainage Analysis that has been reviewed by the City Engineer and the Engineer of Record for Planter’s Point Subdivision. Lot 8 drains northwest to southeast into the roadside ditch (“ROW”) off AL Hwy 181. It has been determined that an above ground dry detention pond is the best method for reducing the peak run-off from the site. Runoff is collected and sent via inlets and pipes. The pond is designed to contain the necessary storm events per city regulations and maintains one (1) foot of freeboard. During the review process staff suggested to Applicant making more surface on the site permeable. That suggestion was declined by the corporate client as it is meeting the minimum requirements. Pedestrian Circulation Plan Sidewalks: This Site Plan includes a 12’ wide concrete multi-use path along AL Hwy 181. Pedestrian routing (“sidewalks”) is located on-site, and an additional sidewalk is off-site along Rockwell Blvd. The internal parking area should have an ADA pedestrian connection to the multi-purpose path. Location and size of all signage: A sign plan was not submitted and is the responsibility of an outside vendor. The Sign Ordinance has been sent to Applicant and all signage shall conform to current regulations. 7 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 Erosion control: An Erosion Control plan was submitted with the application and is acceptable. Utilities: A utility plan was submitted and has been reviewed and approved by the appropriate providers. Availability letters are in the packet. ADA Requirements: ADA requirements have been met. Traffic: A traffic study was generated in SD 21.48 and is included in the packet. At that time there were not any determined land uses for each outparcel. The trip generation analysis produced 395 entering trips and 302 exiting trips during a weekday AM peak hour; 573 entering trips and 559 exiting trips during the PM peak hour. The EOR for Express Oil Change provided a memorandum and data pursuant to Note 7 on the Final Plat. See below. The memorandum and data are included in the packet. According to the Applicant, historical data from Express Oil Change (“EOC”) states that an EOC averages 47 customers per day with seven (7) customers coming/going during a peak hour. The Institute of Transportation Engineers (“ITE”) estimates 120 total trips per day (60 incoming, 60 outgoing) with 16 PM Peak Hour trips (9 incoming, 7 outgoing) for a Quick Lube Vehicle Shop. The numbers provided by the Applicant do not surpass the estimated allotted number of trips from the TIS. 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 previous Comprehensive Plan put a Commercial Node at the AL Hwys 181 and 104 intersection. The Planter’s Pointe Shopping Center is located in a newly recognized Suburban Mixed-Use Center in the current Comprehensive Plan. (2) Compliance with any other approved planning documents; Meets (SubRegs, Tree & Landscape Ordinance, Zoning Ordinance) (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; Meets (4) Compliance with other laws and regulations of the City; Meets (5) Compliance with other applicable laws and regulations of other jurisdictions; Meets (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; Meets. All four (4) corners of the intersection are commercial and occupied. Lot 8 is between other lots in the commercial development that will have like impacts on each other. (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; Property is zoned B-2. TIS trip generation well within the estimates for Planter’s Pointe. (8) Overall benefit to the community; Meets. There are a lot of residential units being built in the immediate surrounding area, especially to the north. A commercial retail center with a variety of retail/restaurant/commercial units will be a benefit to the residential subdivisions. (9) Compliance with sound planning principles; Meets. The general location has been designated a commercial node in the past and current comprehensive plans. Connectivity within the shopping center has been established and this site meets its connectivity goals. 8 SR 24.06 Express Oil Change (Lot 8) of Planter’s Pointe Site Plan – December 2, 2024 (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 for P&Z purposes. There are other state and federal environmental regulations the site has to comply with. (12) Property boundaries with dimensions and setback lines; Meets and exceeds based on setbacks established in Planter’s Pointe Final Plat. (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, but needs to be included in the Site Date Table. (15) Elevations indicating exterior materials; Front, side, and rear elevations were provided with the building materials. (16) The locations, intensity, and height of exterior lights; Meets (17) The locations of mechanical equipment; All relevant requirements are met. (18) Outside storage and/or display; Meets (19) Drive-up window locations (must be away from residential uses/districts and not in front of building); n/a (20) Curb-cut detail and location(s); Provided. (21) Parking, loading, and maneuvering areas; Meets. (22) Landscaping plan in accordance with the City Landscape Ordinance; Needs Revision (23) Location, materials, and elevation of any and all fences and/or walls; n/a (24) Dumpster location and screening; and Meets (25) Location and size of all signage. A signage plan was not submitted. Signage done by outside vendor. Sign Ordinance sent to Applicant. Recommendation: Staff recommends approval to the City Council of case SR 24.06 Express Oil Change on Lot 8 in the Planter’s Pointe Shopping Center at the NW corner of the intersection of Alabama Highways 181 and 104. However, the following must be accomplished before City Council review of the Site Plan: 1) Update Site Data Table to reflect percentage of lot covered by building (~13%). 2) Signage must conform to the Sign Ordinance. 3) An ADA accessible pedestrian connection shall be provided from the internal parking area to the multi- purpose path along Hwy 181. 4) A revised landscape plan, that addresses the above concerns shall be approved by Staff prior to submission of the Site Plan to City Council for final approval. W W CR1 CR1 CR1 CR1 CR1 15' DRAINAGE & UTILITY EASEMENTTBM: CR (118.68')HIGHWAY CONSTRUCTION SETBACKP UGPUGPUGPUGPUGPUGPUGP20' MBSL7.5' DRAINAGE & UTILITY EASEMENT10' MBSL 7.5' DRAINAGE & UTILITY EASEMENT 50' MBSL7.5' DRAINAGE & UTILITY EASEMENT 15' SIDEWALK EASEMENTBOX (TYP.) UNDERGROUND UTILITY UGPUGPUGPUGPUGPUGPUGPUGPUGPSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS8" GRAVITY6" FORCE MAIN12" MAIN10" MAIN20.92' EASEMENT NST. #1857086 13.50' 15.00' 15.00' 1 ER HWY Y 104 SION 25-E LOT 8 43,676.22 SQFT 1.00 ACRES 05-46-02-03-0-000-004.244 CORTE, CAVE/MITCHELL 1 LLC PO BOX 81322 MOBILE, AL 36689 -000-004.001 LC WY 181 L 36532 05-46-02-03-0-000-004.245 CORTE, CAVE/MITCHELL 1 LLC PO BOX 81322 MOBILE, AL 36689 SANITARY SEWER MANHOLE 8" GRAVITY TOP = 117.42 INV = NO ACCESS SANITARY SEWER MANHOLE TOP = 117.57 INV = NO ACCESS AIN MANHOLE TOP = 117.65 UTH: 18" RCP INV = 113.28 AST: 18" RCP INV = 113.29 DRAIN MANHOLE TOP = 117.74 18" RCP INV = 113.46 END NOT LOCATED R.O.W. GRANTED TO STA INST. #1439 UNIDENTIFIED EXPOSED UNDERGROUND CABLES EXPOSED CABLES SANITARY SEWER VALVE (TYP.115115115 1101101181171171171181181 1 8 1191191181171 116116 116114 114 114114113112111111112113113113112111PROPOSED BUILDING ±5,747 SF FFE = 118.00 UGPUGPUGPUGPW CO UGP UGP UGP SSSSSS G Z GGGG STSTSTST ST STSTST ST W I W SS SS SS SS SS SSCO CO COMMCOMMCOMMCOMMCOMMCOMMCOMMCOMM UGPUGUGPPGPPGPPGPPPGPPPPPPPPPPPPPGPUUUUUUUCOMCOMCOMMCMMOMMMMMOMOMOOOMMMMMMMMMMMMMMCCUGPUGPUGPGPGPUGPGGGPPPPPPPPGPGPPGPGPGPGPPPPGGPPPPGGGGGGG 15.5.5.5.05555020' M20' M20' M0' MMBSBSBSLBS1171717171171717SSSSSSS ALK EK EAK EASEMSEMEMENEME15' 5' 5' SISSSSSS5'555'55UGPSSSSSSSSSSSSSSSUGPS6" F6" FO6" F6" FR"SSS5.005.0.0.015' DDDRRRHIGHWHIGHHIGHUGP11SSSSMAINAINNNANANSSSS350350350350'50'AAASEMENSSTETBTBTBACKACKACKUGPMENTMENTSSSSSSESES AAAGGE & GUTILITYTYTYCOOONSTRUNSTRUNSTRUCTIOCTICTICUGP& U& UTYPICAL SHRUB PLANTING X 2X NOTES: x PLANT SHRUBS 1-1/2" TO 2" HIGH x KEEP MULCH CLEAR OF STEM ADDITIONAL 4" OF TOPSOIL FOR ALL PLANTING BEDS EXISTING GRADE MULCH LAYER, SEE NOTES ADDITIONAL 1" OF TOPSOIL FOR TREES TOPSOIL BACKFILL COMPACTED SUBGRADE SYMBOL CODE BOTANICAL / COMMON NAME SIZE TREES AS Acer barbatum / Southern Sugar Maple 2" Cal. BR Betula nigra / River Birch 2" Cal. EX Existing Tree / To Be Relocated --- LT Liriodendron tulipifera / Tulip Poplar 2" Cal. NS Nyssa sylvatica / Tupelo 2" Cal. SHRUBS CA Callicarpa americana / American Beautyberry 3 gal. MC Morella cerifera / Wax Myrtle 7 gal. MC2 Muhlenbergia capillaris / Pink Muhly Grass 1 gal. SYMBOL CODE BOTANICAL / COMMON NAME SIZE GROUND COVERS ML Mulch / Pinestraw --- TS Turf Sod / Bermuda Graass sod PLANT SCHEDULE NOTES: 1. SIGNAGE TO BE PROVIDED AT EACH TREE PROTECTION LOCATION TO READ "TREE PROTECTION AREA - DO NOT ENTER / ZONA DE PROTECCIÓN PARA ARBOLES - NO ENTRE" 2. IF SPECIFIED TREE PROTECTION AREA IS IN CONFLICT WITH THE AREA OF CONSTRUCTION LA MUST BE NOTIFIED EXISTING TREE PROTECTION - FENCING 6' HEAVY DUTY METAL STAKE DRIVEN 2' INTO THE SUBGRADE EXISTING GRADE 4' HT. ORANGE SAFETY FENCE SECURED TIGHTLY TO STAKES STAKING LAYOUT GUIDELINE DRIPLINE METAL STAKES, MAX 6' O.C. 4' HT. BARRIER FENCE 4'-0" TYPICAL SHRUB SPACING SHRUB LAYOUT GUIDELINES: A. SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULARLY SPACED IN ROWS PARALLEL TO THE STRAIGHT EDGE B. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGE. CURVED EDGES TO BE VERY SMOOTH RADII. A B BEDLINE CURB 120° STAKING LAYOUT GUIDELINE NOTES: x TRUNK SHALL BE MAINTAINED IN VERTICAL POSITION x PLANT TREES 3" TO 4" HIGH TYPICAL TREE PLANTING - SECTION ADDITIONAL 4" OF TOPSOIL FOR ALL PLANTING BEDS EXISTING GRADE 4"-6" MULCH SAUCER TO BE FORMED ALL AROUND PLANTING HOLE. SAUCER DIAMETER SHALL BE TWICE THE DIAMETER OF ROOTBALL ADDITIONAL 2" OF TOPSOIL FOR TREES TOPSOIL BACKFILL (3) 2" x 2" x 18" STAKES, SEE LAYOUT GUIDELINE WHITE PVC PIPE GUY WIRES SHALL BE KEPT TAUT PROTECTIVE RUBBER HOSE TURNBUCKLE COMPACTED SUBGRADE TYP. X 2X CUT AND REMOVE BURLAP AND WIRE/BALLING MATERIAL FROM VISIBLE ROOT BALL QTY REMARKS 6 10' Ht., Strong Central Leader, Full and Healthy 4 10' Ht., Strong Central Leader, Full and Healthy 10 Refer to landscape notes for additional planting guidance. 3 10' Ht., Strong Central Leader, Full and Healthy 2 10' Ht., Strong Central Leader, Full and Healthy 35 24" Ht., Full and Healthy 93 48" Ht., Full and Healthy 143 18" Ht., Full and Healthy QTY REMARKS 2,995 sf Pinestraw mulch, free of contaminates and debris 13,482 sf Full pieces, weed free LANDSCAPE PLANEXPRESS OIL CHANGE1880 SOUTHPARK DR.BIRMINGHAM, AL 35244PLOTSTUDIO1578293 Thursday, November 14, 2024 C:\USERS\PLOTSTUDIO1578293\PLOT STUDIO DROPBOX\PLOT\PROJECTS\24037 - CCI - FAIRHOPE EO\WORKING\AUTOCAD\X-LANDSCAPE.DWG205.478.5388 LA5.00EXPRESS OIL CHANGE & TIRE ENGINEERSLANDSCAPE CODE PLAN REVISION NO DATE DESCRIPTION ISSUE FOR PERMIT DATE: DRAWN BY: REVIEWED BY: JOB NUMBER: 11/14/2024 GH MP 24037 SHEET TITLE: 204 MAIN ST, STE 125 TRUSSVILLE, AL 35173 02040 SCALE: 1" = 20' NROCKWELL BOULEVARDPROPERTY LINE PROPOSED BUILDING DUMPSTER TRANSFORMER STATE HWY 181EXISTING 5' SIDEWALK 15' SIDEWALK EASEMENT DETENTION POND7.5' DRAINAGE AND UTILITY EASEMENT 209'185'236'142'15' DRAINAGE AND UTILITY EASEMENT HIGHWAY CONSTRUCTION SETBACK 7.5' DRAINAGE AND UTILITY EASEMENT PUBLIC R.O.W. R.O.W TREE TO BE REMOVED R.O.W TREE TO BE PRESERVED SEE TREE PROTECTION FENCING DETAIL 20.5-4 (3)20% OF SITE, EXCLUDING ROW, TO BE LANDSCAPED. TOTAL SITE AREA ( 43,676 ) * .20 = 8,736 SF REQUIRED 14,000 SF PROVIDED 60% OF LANDSCAPE TO BE BETWEEN BUILDING AND ROW REQ. LANDSCAPED AREA ( 8,736 ) * .60 = 5,241 SF REQUIRED 5,876 SF PROVIDED 20.5-4 (4)ALL INTERIOR DEVELOPMENT SEPARATED FROM PUBLIC ROW BY LANDSCAPE STRIP 10' IN WIDTH ADJACENT AND PARALLEL TO ROW LINE. 48" HT. EVERGREEN HEDGE PROVIDED BETWEEN VEHICULAR USE AREA AND PUBLIC ROW. 20.5-4 (5)1 OVERSTORY TREE PER 30' OF ROAD FRONTAGE PROVIDED. TREES LOCATED OVER 25' FROM HWY 181 DUE TO SIDEWALK EASEMENT, DRAINAGE AND UTILITY EASEMENT, AND HIGHWAY CONSTRUCTION EASEMENT. STATE HIGHWAY 181 PROPERTY LINE (185 LF) / 30 LF = 7 OVERSTORY TREES REQUIRED 7 OVERSTORY TREES PROVIDED ROCKWELL BOULEVARD PROPERTY LINE (155 LF) / 30 LF = 6 OVERSTORY TREES REQUIRED 6 OVERSTORY TREES PROVIDED 1 OVERSTORY OR UNDERSTORY TREE PROVIDED PER 12 PARKING SPACES OR PORTION THEREOF. 13 PARKING SPACES / 12 = 2 TREES REQUIRED 2 TREES PROVIDED 20.5-4 (8)PLANT MATERIAL AND MULCH PROVIDED FOR COVERAGE OF ALL NON-PAVED AND NON-BUILT AREAS. OVER 50% OF AREA COVERED WITH LIVE PLANT MATERIAL. * NO HERITAGE TREES ON SITE, ALL EXISTING TREES TO BE REMOVED, RELOCATED, OR PRESERVED ARE LESS THAN 20 CALIPER INCHES 20.5-4 (3) ALL INTERIOR DEVELOPMENT SEPARATED FROM PUBLIC ROW BY LANDSCAPE STRIP 10' IN WIDTH ADJACENT AND PARALLEL TO ROW LINE. 48" HT. EVERGREEN HEDGE PROVIDED BETWEEN VEHICULAR USE AREA AND PUBLIC ROW. 10.00'13'PROPERTY LINE10' 20' SETBACK DETENTION POND SCREENED FROM ABUTTING PROPERTIES BY EVERGREEN HEDGE LANDSCAPE NOTES: 1. CONTRACTOR IS REQUIRED TO FOLLOW THESE LANDSCAPE NOTES, DETAILS AND SPECIFICATIONS. 2. ALL PLANT MATERIAL SHALL MEET ANSI Z60.1 AMERICAN STANDARD FOR NURSERY STOCK. 3. ALL PLANT BEDS SHALL BE DRESSED WITH 3" LAYER OF MULCH UNLESS OTHERWISE SPECIFIED ON THE PLANS. 4. CONTRACTOR SHALL VERIFY AND MARK ALL EXISTING UTILITIES PRIOR TO INSTALLATION. 5. ALL PLANTS SHALL MEET SIZE, CONTAINER, AND SPACING SPECIFICATIONS. ANY MATERIAL NOT MEETING SPECIFICATIONS SHALL BE REMOVED AND REPLACED AT THE CONTRACTOR'S EXPENSE. 6. CONTRACTOR SHALL BE RESPONSIBLE TO RECEIVE THE LANDSCAPE ARCHITECT'S APPROVAL OF ALL PLANT BED LAYOUTS AND TREE LOCATIONS PRIOR TO INSTALLATION. IF PLANT MATERIAL IS INSTALLED PRIOR TO LANDSCAPE ARCHITECT'S APPROVAL, CONTRACTOR WILL BE SUBJECT TO RELOCATING THE MATERIAL AT THE LANDSCAPE ARCHITECT'S REQUEST AND THE CONTRACTOR'S OWN EXPENSE. 7. INSTALL ALL PLANT MATERIAL IN ACCORDANCE WITH ALL LOCAL CODES AND ORDINANCES. 8. ALL SHRUBS SHALL BE PLANTED 1-1/2" AND TREES 2-1/2" ABOVE GRADE. CONTRACTOR SHALL BE RESPONSIBLE FOR PROPER PLANT HEALTH IN ON-SITE SOILS. 9. CONTRACTOR SHALL INSTALL AND / OR AMEND TOPSOIL IN ALL PROPOSED BED AREAS TO MEET ASTM D5268 STANDARDS. PERFORM SOIL TESTING PRIOR TO CONSTRUCTION AS NEEDED TO MEET STANDARDS. 10. CONTRACTOR SHALL BE RESPONSIBLE FOR FINE GRADING. GRADING SHALL BE SUBJECT TO THE APPROVAL OF THE LANDSCAPE ARCHITECT. 11. SOIL SHALL BE FREE FROM CONSTRUCTION DEBRIS. 14. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THEIR OWN TAKE OFFS AND QUANTITIES. THE QUANTITIES ON THE PLANT LIST SERVE ONLY AS A GUIDE TO THE OWNER AND L.A. THIS INCLUDES SOD AND MULCH QUANTITIES OF WHICH THE CONTRACTOR SHALL BE HELD TO BID QUANTITIES. IN THE EVENT OF A CONFLICT BETWEEN QUANTITIES REPRESENTED ON THE PLAN VS. QUANTITIES SHOWN ON THE PLANT LIST, THE PLAN SHALL CONTROL. 15. CONTRACTOR SHALL MAINTAIN TREES IN A STRAIGHT AND PLUMB POSITION FOR ONE YEAR. CONTRACTOR SHALL STAKE ALL TREES IF REQUIRED BY THE JURISDICTION. 16. PRIOR TO REMOVAL OF ANY TREES, THE TREES TO BE RETAINED SHALL HAVE PROTECTIVE TREE BARRIERS, SEE EXISTING TREE PROTECTION - FENCING DETAIL. 17. SUCCESSFUL BIDDER SHALL LOCK UP ALL MATERIALS IMMEDIATELY AFTER CONTRACT ASSIGNMENT. PLANTS SHALL BE HELD DURING THE PERIOD FROM CONTRACT TO INSTALLATION TO ALLOW ADDITIONAL GROWTH. ALL PLANTS WILL BE REQUIRED TO BE FULL AND HEALTHY. CONTRACTOR SHALL ARRANGE FOR PLANT APPROVAL PRIOR TO DELIVERY, EITHER BY SAMPLES. PHOTOS, OR NURSERY VISITS. 18. CONTRACTOR SHALL BE RESPONSIBLE FOR WARRANTY OF HEALTH OF PLANTS IN ON-SITE SOILS. IF, DURING DIGGING, CONTRACTOR DISCOVERS WATER-LOGGED, CLAYEY, COMPACTED OR SIMILARLY POORLY DRAINED SOILS, IT SHOULD BE BROUGHT TO THE ATTENTION OF OWNER/LANDSCAPE ARCHITECT FOR REMEDIAL ACTION. 19. CONTRACTOR SHALL ANTICIPATE THE FIRST FIVE FEET AROUND BUILDING PERIMETER WILL BE COMPACTED AND FOUNDATION BEDS SHOULD BE TILLED AND IMPROVED TO SUSTAIN VIGOROUS, HEALTHY PLANT GROWTH. 20. TREES TO BE RELOCATED SHALL BE PROTECTED (SEE EXISTING TREE PROTECTION - FENCING) PRIOR TO RELOCATION. FERTILIZER TO BE APPLIED UPON RELOCATION AND SUPPLEMENTAL IRRIGATION PROVIDED. IF SUBSTANTIAL PERCENTAGE OF EXISTING ROOT SYSTEM IS REMOVED EQUAL PRUNING OF EXISTING CANOPY SHALL BE PERFORMED. IF TREES TO BE RELOCATED ARE FOUND TO BE DEAD PRIOR TO RELOCATION LANDSCAPE ARCHITECT MUST BE NOTIFIED TO IDENTIFY A REPLACEMENT. 20.5-4 (7)4 OVERSTORY TREE SPECIES PROVIDED ON SITE EXISTING TREE TO BE RELOCATED 20.5-4 (3) ALL INTERIOR DEVELOPMENT SEPARATED FROM PUBLIC ROW BY LANDSCAPE STRIP 10' IN WIDTH ADJACENT AND PARALLEL TO ROW LINE. 48" HT. EVERGREEN HEDGE PROVIDED BETWEEN VEHICULAR USE AREA AND PUBLIC ROW. ATTENTION AUTHORITY HAVING JURISDICTION Notice is hereby given that Aho Architects, LLC, the Architect of Record on the above referenced project, will be providing c onstruction administration services on a limited basis, supplemented by a third -party independent engineering consulting service as described below. This project has been designed by the Architect and Engineers (“Design Team”) for its specific location, or adapted from prototypical designs, to comply with the following codes, ordinances, and simila r requirements adopted by the Authority Having Jurisdiction (“AHJ”): •See codes listed on Sheet LS100. During the Construction Administration Phase of the Project: •General: The Design Team will respond to inquiries or requests from the Owner or Contractor, specifically related to documen ts prepared by the Design Team. As is standard in Construction Law and Professional Service Agreements, the Design Team shall not have control over, charge of, or responsibility for the construction means, methods, techniques, sequences or procedures, or for safety precautions and programs in connection with the Project(s), nor shall the Architect be responsible for the Owner ’s or Contractor’s failure to perform the work in accordance with the requirements of the Permit Set Documents. The Architect shall be respons ible for the Architect’s negligent acts or omissions, but shall not have control over or charge of, and shall not be responsible for, acts or omissions of the Owner, Contractor, or of any other persons or entities performing portions of the work. •Experienced Contractor: The Owner will use experienced and licensed Contractors familiar with the construction of Projects o f this type and in similar locations, and experienced with the applicable building codes, selection of materials and systems,and methods of installation and construction; and able to implement the Permit Set Documents through completion of the Project(s). •Submittals: The Design Team’s Basic Construction Administration Services include review of critical submittals (e.g. shop drawings) by engineering discip lines (Structural). The Design Team shall also review, approve or take other appropriate action on any submittal for which the AHJ requires approval by the Architect/Engineer, as Additional Services. •Site Visits: The Architect and Design Engineers typically will not be making any site visits unless specifically required to do so. •The Owner has been advised and acknowledges that some States and AHJs require the Architect to perform at least some site vis its or provide a notice such as this statement. •In consideration of this, the Owner will provide site visits, observation, testing, and related work by a third party indepen dent engineering consulting service: •The Owner has an agreement with Terracon, a provider of geotechnical, environmental, construction materials and facilities en gineering •Experienced Professional Engineers or field technicians under the responsible control of a Professional Engineer will perform site observation, construction materials testing, and required Special Inspections (per IBC Chapter 17; see Schedule of Special Inspections on structural drawings provided) including review of construction for conformance with the permit drawing s, supplemental drawings, shop drawings/submittals, and similar relevant documents. Written reports shall be provided, with the Design Team included on the distribution list and involved in resolving any deficiencies noted or other items requir ing the Design Team’s input. •If the above provisions are not acceptable to the AHJ and the AHJ gives notice requiring the Architect to make site visit(s),the Owner has agreed to authorize the Architect’s Additional Services and Reimbursable Expenses to comply with the AHJ ’s requirements. If you have any questions, or if there is anything else we can do for you, please do not hesitate to contact April Cain, the project manager or Tim Aho, Architect at the address/phone listed below, or by email at HYPERLINK "mailto:acain@ahoarch.com" acain@ahoarch.com or HYPERLINK "mailto:taho@ahoarch.com" taho@ahoarch.com . Thank you very much, and we appreciate the opportunity to be involved in this project in your jurisdiction. Scale Project number Date Drawn by Checked by 2024 Aho Architects, LLC. All Rights Reserved.C 12" = 1'-0"11/13/2024 2:25:20 PMT100 Title Sheet 24051 10/07/2024 ARC N/A FINAL EXPRESS OIL CHANGE & TIRE ENGINEERS SINGLE BUILDING / RIGHT HAND OIL CHANGE/ REAR ENTER / SIDE TIRE STORAGE 22179 STATE HIGHWAY 181 FAIRHOPE, ALABAMA 36532 FINAL ARCHITECT AHO ARCHITECTS, LLC 1855 DATA DRIVE, SUITE 150 HOOVER, ALABAMA 35244 205-983-6000 STRUCTURAL ENGINEER BARNETT-JONES-WILSON, LLC 125 18TH STREET NORTH PELL CITY, ALABAMA 35125 205-884-5334 MECHANICAL / PLUMBING ENGINEER PINNACLE ENGINEERING, INC. 2111 PARKWAY OFFICE CIRCLE, SUITE 125 BIRMINGHAM, ALABAMA 35244 205-733-6912 ELECTRICAL ENGINEER GW ENGINEERING, LLC 4120 OVERLOOK CIRCLE TRUSSVILLE, ALABAMA 35173 205-413-4112 *Image above is generic. See Civil for actual site conditions CIVIL ENGINEER CCI PLANNING & ENGINEERING 3528 VANN ROAD, SUITE 105 BIRMINGHAM, ALABAMA 35235 205-655-1991 No. Description Date 1 ASI #1 11/13/2024 *Signage has been omitted for this Permit Issue Set 1 PAINTED SPLIT-FACE CMU Color: SW7669 Summit Gray Manuf: Sherwin Williams PAINTED SMOOTH-FACE CMU Color: Dover Gray Manuf: Sherwin Williams EXTERIOR FINISH MATERIAL LEGEND HM DOORS Color: SW7669 Summit Gray Manuf: Sherwin Williams STOREFRONT DOORS/WINDOWS Color: Clear Anodized Aluminum Manuf: YKK PAINTED SPLIT-FACE CMU Color: SW6966 Blueblood Manuf: Sherwin Williams PAINTED SMOOTH-FACE CMU Color: SW7669 Summit Gray Manuf: Sherwin Williams PAINTED SPLIT-FACE CMU Color: Safety Red Manuf: Sherwin Williams TINTED GLAZING Color: Solarban 90 on Clear Manuf: Vitro Architectural Glass F.F. 0'-0" F.F. 0'-0" Pit Level -8' -2" Pit Level -8' -2" 1 A302 1 A303 1 A301 Control Joint 4' - 0" 21 20 19 18 12 11 10 Control Joint 17' - 4" Control Joint 13' - 4" Control Joint 13' - 4" Control Joint 6' - 0" Control Joint 12' - 8" Control Joint 12' - 8"4' - 0"14' - 8"12 20 20 20 20 20 20 12 12 12 35 21 17 18 19 25252525252525 19 18 17 16 25 25 E 56 11 53 15 Top of Parapet (Low) 21' -4" Top of Parapet (Low) 21' -4" Top of Parpaet (High) 24' -0" Top of Parpaet (High) 24' -0" 16 14 27 4' - 0"14' - 8"20 1 1 19 190' - 8"0' - 8"1919191927191919 12' - 0"8' - 0"19191919 14 1 1 19 19 27 24 23 23 47 23 23 1 1 1 Scale Project number Date Drawn by Checked by 2024 Aho Architects, LLC. All Rights Reserved.C 3/16" = 1'-0"11/13/2024 2:28:13 PMA200 Exterior Elevation - False Front (East) 24051 10/07/2024 ARC N/A FINAL Keynote Schedule Tag Text 1 Wall pack. See Electrical. 11 Pre-finished metal canopy. See Details. 12 Pre-finished metal conductor head with built-in overflow and downspout. Boot piped to storm drainage system unless otherwise indicated to discharge at grade. If discharging at grade, provide a pre-finished elbow and concrete splash block. See Civil for tie-in. See Specification 077100 Roof Specialties. 14 Painted smooth-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 15 HVAC condensing unit. See Mechanical. 16 Painted smooth-face CMU. See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 17 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 18 Painted smooth-face CMU. See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 19 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 20 4" diameter painted concrete-filled steel pipe bollard. Color as indicated on Finish Schedule. Paint embedded portion of bollard. Use primer and two finish coats. See Details. See Specification 055000 Metal Fabrications. 21 Cast-in-place concrete wall. See Structural. Membrane waterproofing at perimeter of foundation wall as specified. See Specification 334600 Subdrainage. 23 Wall sconce (By Others). See Electrical. Locate junction box for sconces 5'-0" a.f.f. vertically and 4" from center horizontally. Verify with sign company prior to rough-in. 24 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 25 Control joint. For control joints in concrete floor slabs, coordinate location with equipment layout by others. Max. distance between control joints in slabs not to exceed 12'-0". Control joints in walls shall be 4'-0" max from wall intersection or corner and every 20'-0". 27 Pre-finished metal coping at exposed tops only over self-adhered membrane flashing and pressure treated wood blocking. Slope to drain. Color as indicated on Finish Schedule. 35 Submersible foundation sump pump. Provide Zoeller M98 or comparable product. Coordinate location with Civil and tie into Civil’s storm drainage system. 47 Provide address identification as directed by the Local Fire Marshal or AHJ. 53 Conduit to be centered horizontally for lights in canopy. Verify with sign company prior to rough-in. 56 Metal louver or vent. Color to match adjacent surface. See Mechanical. 3/16" = 1'-0"1 01_Exterior Elevation_False Front (East) No. Description Date 1 ASI #1 11/13/2024 PAINTED SPLIT-FACE CMU Color: SW7669 Summit Gray Manuf: Sherwin Williams PAINTED SMOOTH-FACE CMU Color: Dover Gray Manuf: Sherwin Williams EXTERIOR FINISH MATERIAL LEGEND HM DOORS Color: SW7669 Summit Gray Manuf: Sherwin Williams STOREFRONT DOORS/WINDOWS Color: Clear Anodized Aluminum Manuf: YKK PAINTED SPLIT-FACE CMU Color: SW6966 Blueblood Manuf: Sherwin Williams PAINTED SMOOTH-FACE CMU Color: SW7669 Summit Gray Manuf: Sherwin Williams PAINTED SPLIT-FACE CMU Color: Safety Red Manuf: Sherwin Williams TINTED GLAZING Color: Solarban 90 on Clear Manuf: Vitro Architectural Glass F.F. 0'-0" F.F. 0'-0" Pit Level -8' -2" Pit Level -8' -2" 21 20 20 20 20 20 20 59 20 20 20 20 20 20 2425 262728678 18 17 16 19 35 19 18 17 16 4' - 0"14' - 8"25 25 25 25 Control Joint 4' - 0" 252525 Control Joint 17' - 4" Control Joint 13' - 4" Control Joint 13' - 4" Control Joint 6' - 0" Control Joint 12' - 8" Control Joint 12' - 8" 5656 9 B 144 15 26 11 53 25 2527 8' - 0"Top of Parapet (Low) 21' -4" Top of Parapet (Low) 21' -4" Top of Parpaet (High) 24' -0" Top of Parpaet (High) 24' -0" 27 14 1 19 19 1 19 1919191919 12' - 0" 19 1919191919 27 1 1 19 19 20 1 24 23 23 47 23 23 1 1 E3 1 Scale Project number Date Drawn by Checked by 2024 Aho Architects, LLC. All Rights Reserved.C 3/16" = 1'-0"11/13/2024 2:28:20 PMA201 Exterior Elevation - Rear Entry (West) 24051 10/07/2024 ARC N/A FINAL Keynote Schedule Tag Text 1 Wall pack. See Electrical. 11 Pre-finished metal canopy. See Details. 14 Painted smooth-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 15 HVAC condensing unit. See Mechanical. 16 Painted smooth-face CMU. See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 17 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 18 Painted smooth-face CMU. See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 19 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 20 4" diameter painted concrete-filled steel pipe bollard. Color as indicated on Finish Schedule. Paint embedded portion of bollard. Use primer and two finish coats. See Details. See Specification 055000 Metal Fabrications. 21 Cast-in-place concrete wall. See Structural. Membrane waterproofing at perimeter of foundation wall as specified. See Specification 334600 Subdrainage. 23 Wall sconce (By Others). See Electrical. Locate junction box for sconces 5'-0" a.f.f. vertically and 4" from center horizontally. Verify with sign company prior to rough-in. 24 Painted split-face CMU (bond beam where indicated; see Structural). See Specification 042200 Concrete Unit Masonry. Color as indicated on Finish Schedule. 25 Control joint. For control joints in concrete floor slabs, coordinate location with equipment layout by others. Max. distance between control joints in slabs not to exceed 12'-0". Control joints in walls shall be 4'-0" max from wall intersection or corner and every 20'-0". 26 Fire Department Lock Box. Locate as directed by the Local Fire Marshal or AHJ. See Specification 104413 Fire Department Lock Box. 27 Pre-finished metal coping at exposed tops only over self-adhered membrane flashing and pressure treated wood blocking. Slope to drain. Color as indicated on Finish Schedule. 35 Submersible foundation sump pump. Provide Zoeller M98 or comparable product. Coordinate location with Civil and tie into Civil’s storm drainage system. 47 Provide address identification as directed by the Local Fire Marshal or AHJ. 53 Conduit to be centered horizontally for lights in canopy. Verify with sign company prior to rough-in. 56 Metal louver or vent. Color to match adjacent surface. See Mechanical. 59 Gas meter. See Plumbing. 144 Electrical meter. See Electrical. 3/16" = 1'-0"1 02_Exterior Elevation_Rear Entry (West) No. Description Date 1 ASI #1 11/13/2024 Scale Project number Date Drawn by Checked by 2024 Aho Architects, LLC. All Rights Reserved.C 11/13/2024 2:31:27 PMR100 3D Views 24051 10/07/2024 ARC N/A FINAL *See Civil for actual site conditions, including dumpster enclosure location. *See Civil for actual site conditions, including dumpster enclosure location. 1 02_3D View_False Front (East) 2 03_3D View_Rear Entry (West) No. Description Date 1 ASI #1 11/13/2024 *Signage has been omitted for this Permit Issue Set 1 *Signage has been omitted for this Permit Issue Set 1 Post Construction Storm Water Management Plan & Storm Drainage Analysis for A New Express Oil Change in Fairhope, AL Owner: Express Oil Change & Tire Engineers 1880 Southpark Drive Birmingham, AL 35244 (o) 205-397-1142 Civil Engineer: Civil Consultants, Inc. 3528 Vann Road, Suite 105 Birmingham, AL 35235 (o) 205-655-1991 2 Project Overview The proposed Express Oil Change development is a new 5,747-square-foot car maintenance facility, associated parking, and drive. The site is located at 22179 State Highway 181 with access off of Rockwell Blvd in Fairhope, Alabama. The site is bound to the West by Rockwell Blvd, to the East by Hwy 181, to the North but an undeveloped 1-acre outparcel, and to the South an undeveloped 1-acre outparcel. The existing site is 0.99 acres and drains northwest to southeast, where it collects in a roadside ditch of Hwy 181. An above ground detention pond was determined to be the best method for reducing the peak runoff from the site. Post-Developed Runoff Attenuation and Pond Routing The Soil Conservation Service (SCS) unit hydrograph method was used to determine the pre- and post-development runoff rates and volumes for the detention design. The soil type for the site is identified as Carnegie very fine sandy loam as described by the web soil survey published in the NRCS Soil Survey. This soil type is rated as a Hydrologic Soil Group C. Rainfall data was obtained from the Precipitation Frequency Data Server (PFDS) provided by NOAA. Times of concentration (Tc) for the pre- and post-developed conditions were determined using the lag method. Hydrology Studio v 3.0.0.28 Hydrographs software was used to model the detention ponds and determine peak discharge rates and accompanying stage /storage volume hydrographs. The NRCS Hydrograph design storm SCS Type III. Using the aforementioned method and data the peak flow rates for the 2, 5, 10, 25, 50, and 100-yr 24-hour storm events were determined, as required by The City of Fairhope. The post-developed runoff is directed to the stormwater management facility, an above ground dry detention pond, via inlets and pipes. The sum point used for comparison of pre- and post- development peak flows is in roadside ditch of Hwy 181. The dry detention pond was designed to contain 2, 5, 10, 25, 50, and 100-year 24-hour storm events, maintain one-foot of freeboard and have no flow go over the emergency spillway during these design storms. Table 1 shows a summary of pre-development compared to post-development for the sum point for the 2, 5, 10, 25, 50, and 100-year 24-hour storm events. Table 2 shows a summary of pre-development compared to post-development for the greater sum point for the 2, 5, 10, 25, 50, and 100-year 24-hour storm events. This greater basin is an This rule is based on the premise that at a point downstream of a development site where the drainage area above the development is 10 percent or less than the total drainage area at a point downstream of the development; then impacts related to storm water runoff from the development are minimal from this point downstream. 3 Table 1 Pre-developed vs. Post-developed Peak Runoff Rates for Site Storm Event Pre-Developed Peak Flow Rate (cfs) Post-Developed Peak Flow Rate (cfs) Flow Difference (cfs) 2-year/24-hour 2.38 2.25 -0.13 5-year/24-hour 3.24 2.90 -0.34 10-year/24-hour 4.08 3.81 -0.27 25-year/24-hour 5.40 5.19 -0.21 50-year/24-hour 6.56 6.33 -0.23 100-year/24-hour 7.81 7.51 -0.30 Table 2 Pre-developed vs. Post-developed Peak Runoff Rates for Greater Basin (10% Rule) Storm Event Pre-Developed Peak Flow Rate (cfs) Post-Developed Peak Flow Rate (cfs) Flow Difference (cfs) 2-year/24-hour 13.25 13.12 -0.13 5-year/24-hour 18.05 18.07 +0.02 10-year/24-hour 22.77 22.61 -0.16 25-year/24-hour 30.20 29.60 -0.60 50-year/24-hour 36.70 35.67 -1.03 100-year/24-hour 43.80 42.29 -1.51 Conveyance System Analysis and Design The Rational Method was used to determine peak flows for sizing storm pipes. The HEC-22 method was applied at junctions to determine minor losses through structures. The FHWA HEC-22 methodology was used to calculate inlet capacities. NOAA Atlas 14 Precipitation and IDF curve data was used to determine rainfall intensities. The 25-year, 24-hour storm event was used to design the storm pipes and inlets. The pipe system and inlets were sized using Stormwater Studio 2023 Version 3.0.0.32 software by Hydrology Studio. All calculations are based on the Storm Plans as prepared by Civil Consultants, Inc. November 14, 2024 Express Oil Change & Tire Engineers 1880 Southpark Drive Birmingham, AL 35244 Dear Michelle Melton, This submittal package is in response to the letter we received from you on November 7th, 2024. We have reviewed your letter and list of outstanding items along with feedback received at the external DRC meeting on Wednesday November 6th, 2024. We believed we have addressed all items of concern and are providing an updated plan set along with any documentation we received from outside agencies. 1. Signage shall conform to the Sign Ordinance. We have attached the revised building sheets showing the updated signage to conform to the Sign Ordinance. 2. Do not remove trees facing AL Hwy 181. We have designated the existing trees to be moved out of the sidewalk easement and placed generally where they were intended to be. This correction can be seen on Sheet LA5.00. We have also attached Frank Leatherwood s, the engineer of record for Planter s Pointe, provided landscape plan that we used as guidance (Pages from 20240214_Landscape Plan_Record Drawing_Revised ) 3. Dry pond may need to be relocated. We had conversations with Frank Leatherwood and the City of Fairhope Engineer, Richard Johnson, about the current drainage patterns for the site. The original design dictated that we send our site drainage towards AL 181 s roadside ditch which is further reinforced by Subdivision Note 4 on the Planters Pointe Plat, all lots shall be responsible for providing necessary storm drainage improvements to control all post-developed stormwater runoff and shall be self-sufficient. Said plat is attached Final Plat_Planters Pointe Subdivision_07-02-2024. 4. Drainage is a major concern. See #3. 5. Land Disturbance permit prior to building permit (already submitted). 6. Confirmation from ALDOT regarding drainage to ROW. Conversations were had with ALDOT and Frank Leatherwood regarding the discharge of stormwater to the ROW. ALDOT agreed that for the site to discharge anywhere else, we would need to encumber neighboring lots. We have attached our original ALDOT submittal that is currently being reviewed. 7. Please consider adding more permeable surface to the site. Due to ongoing maintenance required to maintain permeable pavement, the owner has decided not to install more permeable surface than is required by code. 2 8. Please refer to the tree and Landscape Ordinance (#1444) previously sent, for landscaping and screening of vehicular areas, et al. Revised landscape plans are attached and can be seen on Sheets LA5.00, LA6.00, LA6.01, LA6.02. Regards, Nicholas Ostrye, P.E. Senior Project Engineer Civil Consultants, Inc. Contacts: ALDOT Southwest Regional Permit Office Adam Campbell & Michael Smith - (251) 470-8206 Thompson Engineering, Planter s Pointe Designer Frank Leatherwood, Senior Engineer III (251) 378-6117 fleatherwood@thompsonengineering.com City of Fairhope Richard Johnson, Public Works Director (251) 928-8003 richard.johnson@fairhopeal.gov MEMORANDUM To: Michelle Melton, The City of Fairhope From: Nicholas Ostrye, P.E., Senior Project Engineer Date: November 20, 2024 Subject: Trip Generation at Peak Hours I am writing to provide an overview of the trip generation data presented in the attached document, which focuses on the vehicular trips during peak hours. This historical data was generated by Express Oil Change using trip generation data at various sites they own and operate. There is also data provided from the Institute of Transportation Engineers (ITE) to reinforce the historical data recorded by Express Oil Change. Historical data from Express Oil Change: • EOC averages ~47 customers per day overall for their facilities • Their highest peak hour % comes on Saturdays with 13.2% of all oil changes for Saturdays happening in the 11 AM hour. • 13.2% of 47 total customers would be a max of ~7 customers during the peak hour • For the 3 proposed oil change bays with 15-minute oil changes, you could accommodate 12 customers per hour • 12 customer capacity > 7 customers in peak hour per historical EOC data Using the ITE Trip Generation Handbook - #941 Quick Lube Vehicle Shop for 3 bays of oil change service: • ITE estimates 120 total trips per day (60 incoming, 60 outgoing) • ITE estimates 16 PM Peak Hour trips (9 incoming, 7 outgoing) • For the peak hour, ITE estimates 9 incoming customers. • For the 3 proposed oil change bays with 15-minute oil changes, you could accommodate 12 customers per hour. • 12 customer capacity > 9 customers in peak hour per ITE Trip Generation Handbook Express Oil Change LLC | Brakes Plus LLC | 1880 Southpark Drive | Birmingham, Alabama 35244 R IVIERA U TILITIES 413 East Laurel Avenue - Foley, AL 36535 Phone (251) 943-5001 9/5/2024 Sam Reid Civil Consultants, Inc. 3528 Vann Road, Suite 105 Birmingham, AL 35235 RE: PIN 626313 Express Oil Change This letter is to confirm based on the site plan received; Riviera Utilities is willing and able to provide electric service to above referenced property. Riviera Utilities requires a 10 all side property lines and a 15 and rear property lines. Please ensure all property plats reflect the easements. Upon final design, Riviera Utilities will provide estimates for service fees and system installation requirements to meet all Riviera specifications. Please contact the following Riviera employees concerning costs and requirements. Name Department Email Wes Abrams Electric wabrams@rivierautilities.com If you have any questions or comments, contact Riviera Utilities at 251-943-5001. Thank you, James Wallace September 13, 2024 Sam Reid Civil Consultants, Inc. RE: Service Availability Express Oil Change 22179 State Hwy 181 PPIN 626313 Dear Mr. Reid, 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 property is located in an area served by AT&T. Any service arrangements for this location 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 Senior OSP Design Engineer AT&T Alabama 2155 Old Shell Rd Mobile, Alabama 36607 Gulf District/ Mobile Office Sherry Sullivan Mayor Council Members: Kevin G. Boone Jay Robinson Jack Burrell, ACMO Jimmy Conyers Corey Martin Lisa A. Hanks, MMC City Clerk Kimberly Creech Treasurer 161 North Section St. PO Drawer 429 Fairhope, AL 36533 251-928-2136 (p) 251-928-6776 {f) www.fairhopeal.gov September 5, 2024 Re: Commercial, Parcel ID: 05-46-02-03 -0-000-004.244, PPIN 626313, Water & Sewer: Water and sewer service by Fa i rhope Public Utilities is currently available pending site plan approval. Sincerely, ect Coordinator ZC 24.09 - Tallawampa Single Family Subdivision City of Fairhope Planning Commission December 2, 2024 JUBILEE TRLBISHOP RDROLLING OAKS DRDYER RD GAYFER AVE EZELL LNGAYFER RD EXT GREENO RD NGAYFER RD EXTEZELL LNRoad Parcel ZONEClassification B-2 General Business District HTD – Highway Transitional District PUD - Planned Unit Development R-1 Low Density Single-Family Residential District R-2 Medium Density Single-Family Residential District R-3 High Density Single-Family Residential District R-4 Low Density Multi-Family Residential District R-5 High Density Dwelling Residential District µ µ Project Name: Tallawampa Single Family Subdivision Site Data: 5.20 acres Project Type: Conditional Annexation to R-2 Jurisdiction: Fairhope Planning Jurisdiction Zoning District: N/A PPIN Number: 13818 General Location: North side of Gayfer Road ExtWest of Bishop Road Surveyor of Record: N/A Engineer of Record: Jay Broughton Owner / Developer: Tallawampa Properties LLC School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: DENIAL Prepared by: Mike Jeffries 1 ZC 24.09 Conditional Annexation Tallawampa Properties, LLC to R-2 December 2, 2024 Summary of Request: Applicant, Jay Broughton, acting on behalf of the Owner, Tallawampa Properties LLC, is requesting conditional annexation to R-2, Medium Density Single-Family Residential District to be known as the Tallawampa Subdivision. The property is approximately 5.20 acres and is located at 0 Gayfer Road Ext. The property is currently zoned RSF-E by Baldwin County. Figure 1: Map of subject and adjacent properties. 2 ZC 24.09 Conditional Annexation Tallawampa Properties, LLC to R-2 December 2, 2024 County Zoning Map Comments: The subject property currently is vacant. The subject property is bordered to the East by a Fairhope PUD “Tin Tops at Gayfer” Ordinance #1789, to the north by County zoned RA, the west by County zoned B1, and south across Gayfer Rd. Ext. by County zoned RSF-E and County zoned B2. As with any request for a zoning map amendment, we must consider the initial desire, as well as how the property may be utilized in the future. The surrounding area zoned by Baldwin County is recent. The surrounding properties were developed while the properties were unzoned. Thus giving a mixture of uses in the area. Staff does not believe this area supports the density of R-2. R-2 has a lot size minimum requirement of 75’ wide and 10,500sf minimum lot area. Annexing into the City as R-1 would be a more 3 ZC 24.09 Conditional Annexation Tallawampa Properties, LLC to R-2 December 2, 2024 appropriate zoning. The current RSF-E County zoning requires 165’ minimum wide lot frontage and 80,000sf minimum lot area. A Re-Zoning Request is considered a Zoning Map Amendment, and the application is reviewed pursuant to the Criteria in Art. II, Section B(1)(e). (1) Compliance with the Comprehensive Plan; Response: The 2024 Comprehensive Plan has this area categorized as Suburban Residential areas which includes some of the largest lot sizes within single-family detached neighborhoods in Fairhope. (2) Compliance with the standards, goals, and intent of this ordinance; Response: Does not meet. The property is currently zoned RSF-E by Baldwin County and the most similar district is R-1. (3) The character of the surrounding property, including any pending development activity; Response: Does not meet. The surrounding properties area comprised of larger lots with the buildings pushed away from the street. (4) Adequacy of public infrastructure to support the proposed development; Response: Meets. A subdivision would require improvements to the existing infrastructure. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Meets. This zoning change will not negatively impact natural resources or current/future conditions. The Zoning Ordinance and Tree Ordinance already provide protections and buffers. (5) Compliance with other laws and regulations of the City; Response: Meets. Any future development is subject to all applicable laws of the City. (6) Compliance with other applicable laws and regulations of other jurisdictions; Response: Meets. Any future development is subject to all applicable laws. (7) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and Response: Adjacent properties would be impacted less by a less dense zoning. (8) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Adjacent neighborhoods would be impacted less by a less dense zoning. 4 ZC 24.09 Conditional Annexation Tallawampa Properties, LLC to R-2 December 2, 2024 Recommendation: Staff recommends DENIAL of ZC 24.09, Conditional Annexation to R-2, Gayfer Rd Ext, Tallawampa Properties. Pa rcel Number 05 -46-02 -09 -0 -000-012.001 05-46-02-09-0-000-013 . 000 05 -4 6-02 -09-0 -000-0 ll.002 0 5-46-02-09-0-000-01 2.000 05 -46-05 -16 0 000-009.001 05 -46-0:,-09 -0 -000-0l • .000 05 -46-02 -09-0 -000-014.000 05 -45 0~ 16-C 000 003 .002 o --/f6-oc;-15-r -' o-oo-1 .o o 05-46-05 -16-0 -000-009. 000 05-46-05 -1 6-0-000-009. 004 Pin 5826 13818 271784 33770 110552 2,1268 77258 72152 48 30614 399077 05-46-05-16-0-000-008.000 26021 05-46-02-09 -0-000-012.002 226945 Own r Nr1me SPLIT ROCK LLC Address City P O BOX 529 FAIRHOP E TALLAWAMPA PROPERTIES LL C 68V BTR HOLDINGS LL C LADNIER PROPERTIES LL C 16559 COUNT!" RD 3 FAIRHOPE 707 BELROSE AVE DAP HNE 601 MAGNOLIA AVE DAPHNE F/1.IR OPE, ALABAMA CONGREC/\T PO BOX 663 68V TR HOLDINGS!.. LC 707 BFLRO F AVE F/'.! .. HOPE D/•D~!'!E CREEL RYAN PO BOX 175 MONTROSE T/-'.'.'LOR , FRAN!<!..!N . & L:~!:...i'. 'f.!'.Y PO ec~ 677 FAIRHOPf: T.1-W R, FRANK I TH ~NS • I INi P !'!f'l 677 FAIRHOP MCCAIN, KAREN KLEIN 8282 GAYFER RD EXT FAIRHOPE KLEIN, ROBERT HALL 8356 GAYFER RD EXT FAIRHOPE AJ4 PROJECT LL C PO BOX 1247 SCO TT WHITNEY PROPERTIES LL C 15460 CO RD 3 FAIRHOPE FAIRHOPE tr1te AL AL AL AL !'.L AL AL fl, AL AL A L AL Zip 36532 36532 36526 36526 36532 365:?6 36559 36533 :3F 3 36532 36532 36533 36532 Pro perty Street Number Pro perty Street Name 8335 GAYFER RD EXT 0 GAYFER RD EXT 0 BISHOP RD 8281 GAYFER RD EXT 3370 GAYFER RD EXT 8400 DYER RD 8437 GAYFER RD EXT 0 CO KD 30 0 CO RD 30 8356 GAYFER RD EXT 8356 GAYFER RD EXT 8390 GAYFER RD EXT 8263 GAYFER RD EXT ST ATE OF ALABAMA f~'fo~~ J~~i~;; JR., Revenue commissio ner i~ and for said State and County, do hereb~ the certify that this is a true and correct copy o recon>s alth;s~.J( ~ Revenue~ss,oner 1 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 Summary of Request: Authorized agent, Cathy Barnett of Dewberry, on behalf of owner, Tanglewood Investments, LLC, requests the subject property be rezoned from R-1, Low Density Single Family Residential District to B-1, Local Shopping District. The property is located at the terminus of Sweetwater Circle off South Mobile Steet and consists of four (4) parcels totaling approximately two (2) acres. Applicant desires to eventually utilize all parcels to rebuild the Sweetwater Supper Club that was formerly located on Scenic Highway 98. The parcels will require a re-plat into one (1) large parcel. Comments: The definition of B-1 Local Shopping District is listed below. The desired use (restaurant) is allowed in B-1 only on appeal to the Board of Adjustments and subject to special conditions. Therefore, if this rezoning case is granted a BOA case would be required that reviews site plan specific details. Site plans shown herein are preliminary and included for reference. This zoning case should focus only on the request to rezone the property. Article III, Section A(10): Surrounding Zoning: The Subject Property is located near properties zoned by both Fairhope and Baldwin County. Neighboring properties within the City of Fairhope are zoned R-1 as shown in Figure 1. Figure 1: City Zoning 2 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 Adjacent properties to the west, north and east are zoned by Baldwin County as shown in Figure 2. The Subject Property was annexed into the City on April 24, 2006, via Ordinance No. 1299 (in the packet). A subdivision case followed that created a three (3) lot subdivision with a common area shown below on Slide 2276-F called The Preserve at Sweetwater. Each of the three lots were zoned R-1, Low Density Single-Family Residential. Figure 2: Subject parcels and adjacent Baldwin County zoned parcels 3 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 The subject property is currently vacant. Sweetwater Branch flows on the northern side of the property. There are jurisdictional wetlands present adjacent to Sweetwater Branch as well. The proper environmental buffers are in place for the stream and wetlands. B-1 zoning, if approved, will require additional landscape buffers when abutting residentially zone property Although shown as a public right-of-way on the Baldwin County Parcel Viewer, Sweetwater Circle is a private road. The properties along Sweetwater Cir. are zoned B-2 by the County. City zoned B-1 is the closest comparable zoning to the B-2 districts of the County; thus, B-1 zoning makes sense in this area. There are incompatible land uses adjacent to the subject property (Baldwin County RSF-1, and City R-1). If B- 1 zoning is granted, the Applicant shall provide the necessary landscape buffers for incompatible land uses in subsequent plans following the re-zoning case. Parking and other required attributes will be reviewed in another application as they are not necessary for re-zoning cases. Preliminary sketches of a proposed restaurant are provided below. 4 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 Recommendation: Staff recommends approval of ZC 24.10, rezoning parcels from R-1 to B-1 with the following condition: 1) A re-plat shall be recorded with Baldwin County Probate to combine the four lots within the Subject Property into one lot and shall memorialize easements and required buffers. 5 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 A Re-Zoning Request is considered a Zoning Map Amendment and the application is reviewed pursuant to the Criteria in Art. II, Section B(1)(e). (1) Compliance with the Comprehensive Plan; Response: The 2024 Comprehensive Plan identifies this area as an existing Suburban Mixed-Use Node, which it is because it is adjacent to city and county residential zoned areas and Sweetwater Circle is a Neighborhood Business District in the County. (2) Compliance with the standards, goals, and intent of this ordinance; Response: Meets. Some allowable uses are not ideal for this location and use changes will be vetted accordingly. (3) The character of the surrounding property, including any pending development activity; Response: Meets. The only development activity currently is the proposed restaurant. Required buffers and twenty (20) foot setbacks will provide protection from adjacent residential and conservation property. Future changes in use should be carefully reviewed for impacts on the character of the surrounding property. (4) Adequacy of public infrastructure to support the proposed development; Response: Meets. Already an existing subdivision with utilities. Applicant will need to get proper consent from Baldwin County Highway Department regarding expanding and/or improving Sweetwater Circle. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: Meets. This zoning change will not negatively impact natural resources or current/future conditions. There are mandated buffers already on the plat that shall remain. B-1 zoning is more protective than the R-1 zoning because the Tree Ordinance is enforceable. The Zoning Ordinance and Tree Ordinance already provide protections to adjacent residential and conservation (county) property by way of setbacks and landscape buffers. (5) Compliance with other laws and regulations of the City; Response: Meets. Any future development is subject to all applicable laws of the City. (6) Compliance with other applicable laws and regulations of other jurisdictions; Response: Meets. Any future development is subject to all applicable laws. (7) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and Response: None anticipated. The potential restaurant use will not have the same business hours of the businesses. Parking will be reviewed in the future and shall meet the requirements of the Fairhope Zoning Ordinance.. 6 ZC 24.10 The Preserve at Sweetwater (multiple parcels from R-1 to B-1) - December 2, 2024 (8) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff do not anticipate any significant issues relating to this criterion currently. However, changes in use should be considered carefully. Uses allowed in B-1 from Table 3-1 of the Zoning Ordinance are summarized below. Dwelling Single-Family (‘By-right’) Two-family (‘By-right’) Townhouse (‘Permitted subject to special conditions listed in the ordinance’) Mixed-Use (‘By-right’) Accessory Dwelling (‘Permitted subject to special conditions listed in the ordinance’) Civic Elementary School (‘By-right’) Secondary School (‘By-right’) Education Facility (‘By-right’) Library (‘By-right’) Cemetery (‘Permitted on Appeal and subject to special conditions’) Hospital (‘Permitted on Appeal and subject to special conditions’) Public Open Space (‘By-right’) Common Open Space (‘By-right’) Public Utility (‘Permitted on Appeal and subject to special conditions’) Community Center or Club (‘Permitted on Appeal and subject to special conditions’) Office General (‘By-right’) Professional (‘By-right’) Home Occupation (‘Permitted subject to special conditions listed in the ordinance’) Retail Grocery (‘By-right’) Convenience Store (‘Permitted subject to special conditions listed in the ordinance’) General Merchandise (‘By-right’) Automobile Service Station (‘Permitted on Appeal and subject to special conditions’) Service Convalescent or Nursing Home (‘Permitted on Appeal and subject to special conditions’) Clinic (‘Permitted on Appeal and subject to special conditions’) Day Care (‘Permitted on Appeal and subject to special conditions’) General Personal Services (‘By-right’) Dry Cleaner/Laundry (‘By-right’) Restaurant (‘Permitted on Appeal and subject to special conditions’) Ii Dewberry· November 13 , 2024 Michelle Melton City Planner City of Fairhope 451 Pecan Ave Ste. 200 Fairhope, AL 36532 RE: ZC 24.10 The Preserve at Sweetwater Disposition of Comments Dear Ms. Melton, Dewberry Engineers Inc. 25353 Friendship Road Daphne, .4L 36526 251 .990.9950 251.990.9910 fax \N\·V\•v.devvberry.co 111 This letter is in response to comments we received on O 11 /0712024 for the above-referenced application. Below are the comments we received and our response to each. 1. All parking shall be pervious and not limestone • Response: Understood 2. A BOA case is necessary for B-1 use, a tree removal and landscape plan are needed as well as site plan. • Response: It is our understanding an application will be accepted on 12/9 for BOA after Planning Commission approval -however will not be authorized on agenda until re-zoning is complete. 3. ADEM p ermit Response: Will be pulled dming plan review 4. ROW permit • Response: Applicant will correspond with County 5. Administrative replat will be required. • Respons e: Replat will be submitted with BOA application for staff review. You assistance is greatly appreciated. Should you require anything further, please advise. Respectfully, Dewberry Engineers Inc. Cathy S. Barnette Associate cc: File 50184311 Page 1 ofl