HomeMy WebLinkAbout02-03-2025 Planning Commission Agenda PacketJanuary 6, 2025
Planning Commission Minutes
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The Planning Commission met Monday, January 6, 2025, at 5:00 PM at the City Municipal Complex,
161 N. Section Street in the Council Chambers.
Present: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot;
Erik Cortinas; Hunter Simmons, Planning and Zoning Director; Mike Jeffries, Development Services
Manager; Michelle Melton, Planner; Chris Williams, City Attorney, and Cindy Beaudreau, Planning
Clerk.
Absent: Harry Kohler
Chairman Turner called the meeting to order at 5:00 PM.
Consent Agenda
• Approval of the Minutes December 2, 2024
John Worsham made a motion to approve the minutes.
Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
• UR 25.01 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 4,573 LF of buried fiber cable at 7549 Assunta Court.
• UR 25.02 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 3,929 LF of buried fiber cable at 20485 Lowry Drive.
• UR 25.03 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 3,9534 LF of buried fiber cable at 200 Spring Lake Drive.
• UR 25.04 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 3,676 LF of buried fiber cable at 19755 Greeno Road.
• UR 25.05 Request of AT&T for an 11.52.11 Utility Review and approval of the proposed
installation of approximately 9,058 LF of buried fiber cable at 811 Morphy Avenue.
Mike Jeffries, Development Services Manager, shared the information for the Utility Reviews which
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.
January 6, 2025
Planning Commission Minutes
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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.
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.
Kevin Boone would like to table all of the utility reviews until a representative from AT&T is present
at a Planning Commission meeting.
John Worsham made a motion to table all of the utility reviews.
Kevin Boone seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
Old Business
• No old business
New Business
A. SR 25.01 Request of the Applicant, Erik Haeffs, on behalf of the Owner, FST and Encounter
Development LLC, for Site Plan Approval of Waffle House. The property is approximately 1.05 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, Lot #10. PPIN #: 627500
Michelle Melton, City Planner, presented the request of the Applicant, Erik Haeffs, on behalf of the
Owner, FST and Encounter Development LLC, for Site Plan Approval of Waffle House. The property
is approximately 1.05 acres and is zoned B-2 – General Business District. Ms. Melton shared the zoning
and aerial maps.
Staff recommends approval to the City Council of SR 25.01 with the following condition:
1. The City Horticulturist shall assess the transplanted live oak by the entrance on Bushel Drive at
final inspection. If the tree is determined to not be in good health/condition, then the Applicant shall
replace said tree with a healthy version the same size and species.
Erik Cortinas made a motion to recommend approval of SR 25.01 to City Council with staff
recommendations.
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Planning Commission Minutes
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Kevin Boone seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
B. SD 24.21 Public hearing to consider the request of the City of Fairhope’s Planning and
Zoning Department to accept Resolution 2025-01 for various proposed amendments to Article VI of the
City of Fairhope’s Subdivision Regulations.
Hunter Simmons, Planning and Zoning Director, presented the request of the City of Fairhope’s
Planning and Zoning Department to accept Resolution 2025-01 for various proposed amendments to
Article VI of the City of Fairhope’s Subdivision Regulations. Mr. Simmons shared that the only change
being requested was the addition of “as amended” to Article VI, Section F.c. and Article VI, Section
H.2 of the Subdivision Regulations.
Chairman Turner opened the public hearing at 5:10pm. Having no one present to speak, the public
hearing was closed at 5:10.
Mr. Cortinas asked if future amendments would be returned to the Planning Commission. Mr. Simmons
stated that in 2019, the Planning Commission agreed to allow specific amendments to be
administratively approved.
Erik Cortinas made a motion to approve SD 24.21.
Rebecca Bryant seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
C. SD 25.03 Public hearing to accept Resolution 2025-02 for the proposed revisions to the City
of Fairhope Water and Sewer Specifications.
Hunter Simmons, Planning and Zoning Director, presented Resolution 2025-02 for the proposed
revisions to the City of Fairhope Water and Sewer Specifications. Mr. Simmons stated that this
Resolution will amend Division I – Submittal Requirements and Division II – Design Criteria of the
construction standards for the Water and Sewer Department which amends the first sentence of the
General Information section.
The current sentence for Division I will be amended as follows: Applications for approval to
construction wastewater facilities and/or water distribution facilities within the City of Fairhope
planning jurisdiction City of Fairhope and the Fairhope Public Utilities service areas shall be completed
and submitted by the applicant to the City of Fairhope Sewer Superintendent for approval. Approved
applications will be required for Fairhope Planning Commission approval of facilities or developments
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within the Fairhope Planning Jurisdiction City of Fairhope. Review and approval of this application is
a pre-requisite to submission of a preliminary plat application to the City of Fairhope Planning
Commission or the Baldwin County Planning Commission, as appropriate.
An additional section was added to the Division II – Design Criteria, which reads: Any upgrades to the
existing water and/or sewer facilities necessary to provide adequate service to a development typically
would be the responsibility of the developer. If the existing infrastructure, in the opinion of the city of
Fairhope Water and Sewer Department, is not sufficient to supply the quantity of water and/or sewer
facilities needed for the development, the developer may be required to participate in or to fully fund
any necessary offsite infrastructure upgrades to obtain City of Fairhope service. Developer participation
in infrastructure improvements or expansions may be detailed in the Development Agreement, when
required.
Chairman Turner opened the public hearing at 5:15pm. Having no one present to speak, the public
hearing was closed at 5:15.
John Worsham made a motion to approve SD 25.03.
Kevin Boone seconded the motion and the motion carried unanimously with the following vote:
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
Adjournment
John Worsham made a motion to adjourn.
AYE: Lee Turner; Kevin Boone; John Worsham; Rebecca Bryant; Hollie MacKellar; Paul Fontenot and
Erik Cortinas
NAY: None.
Adjourned at 5:16pm.
_______________________ ________________________
Lee Turner, Chairman Cindy Beaudreau, Secretary
This digital package has been condensed for size and some documents may not
contain all the original pages. All submittals were reviewed in full by staff in
preparation for the reports prepared for the Planning Commission.
1 SR 25.02 Harvey & Thomas Orthodontics at Encounter Commercial/Retail Development (Lot 9) -
February 3, 2025
Summary of Request:
Request of Owner, Fairhope 9, LLC, for Site Plan Approval of Harvey & Thomas Orthodontics on Lot 9 of the
Encounter Commercial Retail Center on the northeast corner of Alabama Highways 104 and 181 intersections.
Benjamin Cummings is the authorized agent. The subject property is one (1) acre and is zoned B-2. The
proposed building is 8,200sf.
2 SR 25.02 Harvey & Thomas Orthodontics at Encounter Commercial/Retail Development (Lot 9) -
February 3, 2025
Setbacks: Setbacks for this development vary. B-2 requires only a 20ft front setback according to Table 3-2.
Lot 4 backs up to AL Hwy 104, which has a 100ft highway construction setback. Site Data Table currently reads
125ft and needs to be corrected.
Building: The building itself faces Lot 8. Building height is approximately 30ft. The building takes up 19% of
Lot 9. Proposed use is a dental and orthodontics office. All elevations are included in the packet. Materials for
the building are brick veneer and Hardie plank with a shingled roof.
Sidewalks: This Site Plan includes an interior sidewalk around the perimeter of the building. There is also an
interior sidewalk extending to the existing sidewalk on Encounter Drive. The Pedestrian Circulation Plan can
be found on Sheet C2.1 in the Complete Plans.
ADA Requirements: Other ADA requirements have been met.
Site Plan
3 SR 25.02 Harvey & Thomas Orthodontics at Encounter Commercial/Retail Development (Lot 9) -
February 3, 2025
Mechanical equipment: Mechanical equipment has been finalized and all appear on the Site Plan with
screening.
Location and size of all signage: A sign plan was not submitted with this application. Signage shall conform
to the Sign Ordinance.
Storm water: Drainage has been accounted for the entire Encounter Commercial Retail Center in SD 24.13;
thus, there are not retention/detention facilities on individual lots. There is a large retention pond within Lot
12 of the Encounter development where most of the drainage is directed.
Landscaping Plan: Open or Landscape Area makes up 38% of the site. There is a gap along the Encounter
landscaping strip right of the entrance. There is not any indication on the plans of something going there so
unless there is a legitimate reason for the gap then planting another shrub should remedy the broken visual
screen. In addition, another overstory tree should be planted in that same section pursuant to Section 20.5-5
of Ordinance #1444. See below.
Also, plantings must be 48 inches tall at time of planting unless within four (4) feet of an access way; whereas,
the Plant Schedule and Landscape Plan have Curly Leaf Ligustrum at 36 inches at time of planting. Update
accordingly.
Parking: The plan has surplus parking with 49 spaces. Forty-one (41) spaces are required per Table 4-3 Parking
Schedule. Twenty percent (20% ) overage is allowed and shall be pervious. Eight (8) of the 41 parking spots
shall be pervious pursuant to Article IV, Section E(4)(c)(2). The compact car parking requirements are also met.
Parking meets the requirements of Zoning Ordinance.
4 SR 25.02 Harvey & Thomas Orthodontics at Encounter Commercial/Retail Development (Lot 9) -
February 3, 2025
Locations, intensity, and heights of exterior lights: A photometric plan was submitted with the application on
Sheet No. ESP-1. The sheet does not have the heights of the light poles. Parking lots with 50 or fewer spaces
shall have light poles that do not exceed 10ft overall height pursuant to Article IV, Section B(3) of the Zoning
Ordinance.
Erosion control: An Erosion Control plan was submitted with the application and is acceptable.
Utilities: A utility plan was submitted with the application; however, the next available utility meeting is
February 6, 2025. Fairhope can provide water, sewer, and gas to the Encounter Development and Riviera may
provide electricity. AT&T can provide communications. A meeting with Fairhope Public Utilities shall confirm
and specify what is needed to accommodate the medical-dental office. Applicant is scheduled for a utility
meeting on February 6, 2025. Said meeting shall have taken place prior to this Site Plan going before City
Council.
Dumpster location and screening: The dumpster enclosure is in the northeast quadrant of the site. There is
a 6ft masonry wall around the enclosure. Shrubs will be around the parts of the enclosure that are not part
of the vehicular use area.
Traffic: A thorough traffic study was conducted for the entire Encounter development and the road
infrastructure was designed in accordance with the recommendations from the traffic study. A trip generation
letter was submitted with the application that estimates 244 daily trips for the medical-dental office building.
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 intersections. The Encounter Commercial Retail Center is in a newly
recognized Suburban Mixed-Use Center in the proposed Comprehensive Plan.
(2) Compliance with any other approved planning documents; Meets
(3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; Meets
(4) Compliance with other laws and regulations of the City; Meets
(5) Compliance with other applicable laws and regulations of other jurisdictions; Meets
(6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and
property values; Meets.
(7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical
impacts, and property values; Property is zoned B-2. The larger development site does abut to
conflicting uses. There is a residential district directly to the north of the development NOT Lot 9.
Proper buffers are included in the plans to mitigate the conflicting land uses.
(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/office/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 with other
developments has been included.
(10) Compliance with the terms and conditions of any zoning approval; Meets
5 SR 25.02 Harvey & Thomas Orthodontics at Encounter Commercial/Retail Development (Lot 9) -
February 3, 2025
(11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted
(12) Property boundaries with dimensions and setback lines; Meets
(13) Location of proposed buildings and structures indicating sizes in square feet; Meets
(14) Data to show percentage of lot covered with existing and proposed buildings; Meets
(15) Elevations indicating exterior materials;
Front, side, and rear elevations were provided with the building materials.
(16) The locations, intensity, and height of exterior lights; Lights shall be 10 ft tall maximum.
(17) The locations of mechanical equipment; Meets
(18) Outside storage and/or display; Meets
(19) Drive-up window locations (must be away from residential uses/districts and not in front of building);
n/a
(20) Curb-cut detail and location(s);
Provided
(21) Parking, loading, and maneuvering areas;
Meets
(22) Landscaping plan in accordance with the City Landscape Ordinance; Meets
(23) Location, materials, and elevation of any and all fences and/or walls; Meets
(24) Dumpster location and screening; and
Meets
(25) Location and size of all signage. n/a
Recommendation:
Staff recommends to Planning Commission to recommend to City Council conditional approval of case SR
25.03 Harvey & Thomas Orthodontics on Lot 9 in the Encounter Commercial Retail Center with the following
condition(s):
1. On Site Data Table correct the highway construction setback off AL Hwy 104 to 100ft (not 125ft).
2. Update photometric plan with 10ft high lighting.
3. Add Slide No. “S 2963-A” to the Legal Description on Sheet C1.0.
4. Applicant shall attend a utility meeting with the City of Fairhope on February 6, 2025. Said meeting must
take place prior to Site Plan going on City Council agenda.
5. Landscape Plan needs to be updated:
a. to reflect shrubs being 48 inches tall at time of planting
b. Additional shrub along Encounter Drive right of the entrance (looking to the North).
c. Additional overstory tree along Encounter Drive right of the entrance (looking North).
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Harvey
Thomas
ORTHODONTICS
December 19, 2024
To whom it may concern,
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I am authorizing Ben Cummings with Cummings Architecture t o act as my agent for the Site Plan
Review. If you have any questions, please do not hesitate to contact me.
Regards,
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B. Carter Th
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Novembe r 16, 2025
251.479.9597
HarveyandThomasOrtho.com
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STATE HIGHWAY 104Proposed Building
(Refer to Architectural/Civil)ENCOUNTER DR.American Beech2" Cal. Min.2Eagleston Holly30 gal4Lavender Crape Myrtle(3) Canes Min. @ 1" Cal. MIn. Per Cane55(3) Canes Min. @ 1" Cal. MIn. Per CaneTF Kathy Ann Yaupon Holly32.5" Cal.Bracken`s Southern Magnolia2(3) Canes Min. @ 1" Cal. MIn. Per CaneMoonglow Sweet Bay#1#2#3#4#5#6Varigated Flax Lily3 gal.8Curly Leaf Ligustrum36" Tall at Planting11113 gal.White Shi-Shi CamelliaEmerald Goddess Liriope1 gal54SODSODSODSODSODSODSODSODSODSODSOD
SOD SOD SOD
SODSOD
SODSOD
SODSOD32.5" Cal.Bald CypressBald Cypress2.5" Cal.3Curly Leaf Ligustrum36" Tall at Planting30SOD#7#82936" Tall at PlantingCurly Leaf LigustrumSOD
NOTES:1.All areas disturbed by construction shall besodded or mulched unless otherwise noted.(Typ.)2.NO WORK SHALL BE PERFORMED WITH IN THE CITYRIGHT OF WAY WITHOUT WRITTEN PERMISSIONFROM THE GOVERNING AUTHORITY.3.See sheet L-1.2 for details & schedule.4.Refer to Civil / Architectural drawings for allgrading, drainage, utilities, hardscape, &structures.JOSEPHHENRYCOMER IVNUMBER539REGISTERED LANDSCAPE ARC
HITECT
S
T
A
TE
OF ALABAMASEA L N O T V
A
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DUNLESS SIGNEDE
SPALIER, LLC.Encounter Drive
NEW DENTAL OFFICE
Fairhope, AL NORTHNOTES:1. BASE SURVEY PROVIDED BY CUMMINGS ARCHITECTURE.2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BEFIELD VERIFIED.3. VERIFY ALL LAYOUT AND DIMENSIONS IN FIELD.4. PLANT COUNTS ARE FOR CONVENIENCE ONLY. FIELD VERIFY ACCORDINGLY.5. CONTRACTOR IS RESPONSIBLE FOR ENSURING POSITIVE DRAINAGE.6. CONTRACTOR TO OBTAIN ALL REQUIRED PERMITS.7. NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES INDRAWINGS OR FIELD CONDITIONS.8. REFER TO ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE.Copywright. This drawing and itscontents are the property of Espalier,LLC and may not be copied or used inanyway without written permissionfrom Espalier.PLANL-1.1LANDSCAPE0SCALE: feet1632481/16" = 1'-0"
APPROVED NURSERIES:1. GREEN FOREST NURSERY2. FLOWERWOOD NURSERY3. GREENS NURSERY4. CHERRY LAKE NURSERYOther nurseries may he approved at the discretion of the landscape architect.NOTES:1. HARDWOOD MULCH ALL BEDS. APPROVE MULCH SAMPLE WITH LA.2. APPLY GRANULAR PRE-EMERGENT TO ALL PLANTING BEDS. SEE NOTES.3. USE WOODACE FERTILIZER TABS IN ALL PLANTING PITS. SEE NOTES.4. PREP. PLANTING PITS & GROUNDCOVER AREAS WITH PLANTING MIX. SEE NOTES.5. THIS PLANT LIST IS FOR CONVENIENCE ONLY. CONTRACTOR TO VERIFY.6. SEE LANDSCAPE NOTES.CITY OF FAIRHOPE LANDSCAPE REQUIREMENTS:Encounter Road Frontage Feet = 140'/30' = 5 Trees in First 25' regardless of tree credits.Hwy 104 Frontage Feet = 140'/30' = 5 Trees in first 25' regardless of tree credits.Remaining Perimeter Feet = 622'/30' = 21TreesParking Requirements (1 Tree/12 Spaces) = 49 Spaces/12 = 4 TreesTotal Existing Tree Credits = 8Total Trees Required = 2 Encounter Frontage (Overstory), 21 Perimeter Trees (At Least 50%Overstory), & 4 Parking Lot TreesEXISTING TREE CREDIT TABLETREES PROPOSED TO REMAIN:#1-2" Oak/8 = 1#2-2" Oak/8 = 1#3-2" Oak/8 = 1#4-2" Oak/8 = 1#5-2" Oak/8 = 1#6-2" Oak/8 = 1#7-2" Oak/8 = 1#8-2" Oak/8 = 1Total Tree Credits = 8SYMBOLQTYBOTANICAL NAMECOMMON NAMESIZECALIPERHEIGHTREMARKSCITY REQUIRED TREES2Fagus grandifoliaAmerican Beech2" Cal. Min.10' Ht. Min.Single Trunk Tree Form, Hunter Trees,Approve photo with LA.5Ilex vomitoria `Kathy Ann Batson`TF Kathy Ann Yaupon Holly(3) Canes Min. @ 1" Cal. MIn. Per Cane8' Ht. Min.Multi. Trunk,Tree Form, No B&B. Trees ShallMeet Size Specifications Regardless ofContainer Size. Greenforest Nursery. ApprovePhoto with LA.4Ilex x attenuata 'Eagleston'Eagleston Holly30 gal2" Cal. Min.8' Ht. Min.Single Trunk, Tree Form, No B&B. Trees ShallMeet Size Specifications Regardless ofContainer Size. Approve photo with LA.5Lagerstroemia x `Muskogee`Lavender Crape Myrtle(3) Canes Min. @ 1" Cal. MIn. Per Cane10' Ht. Min.Tree Form, Multi.Trunk, No B&B. Trees ShallMeet Size Specifications Regardless ofContainer Size. Cherrylake Nursery, Approvephoto with LA.3Magnolia grandiflora `Brackens Brown Beauty`Bracken`s Southern Magnolia2.5" Cal.10' Ht. Min.FTG. NO B&B. Trees Shall Meet SizeSpecifications Regardless of Container Size.Cherry Lake Nursery 352-429-2171, Approvephoto with LA.2Magnolia virginiana 'Jim Wilson'Moonglow Sweet Bay(3) Canes Min. @ 1" Cal. MIn. Per Cane10` Ht. Min.Multi. Trunk, Tree Form, Greenforest Nursery,No B&B. Trees Shall Meet Size SpecificationsRegardless of Container Size.6Taxodium distichumBald Cypress2.5" Cal.10' Ht. Min.No B&B. Trees Shall Meet Size SpecificationsRegardless of Container Size.SYMBOLQTYBOTANICAL NAMECOMMON NAMESIZESPACINGREMARKSSHRUBS11Camellia sasanqua 'Green 02-004'White Shi-Shi Camellia3 gal.36" o.c.8Daniellia tasmanica `Variegata`Varigated Flax Lily3 gal.36" o.c.70Ligustrum japonicum 'Recurvifolium'Curly Leaf Ligustrum36" Tall at Planting48" o.c.City Required. Must plant out at 36" at time ofplanting.GROUND COVERS15,312 sfCynodon dactylon `Tif 419`419 Bermuda Grasssod54Liriope muscari 'Love Potion No. 13'Emerald Goddess Liriope1 gal15" o.c.PLANT SCHEDULELANDSCAPE NOTES:1. This section covers furnishing and installing all landscape plants and non-plant materials covered bythe drawings and these specifications. The work shall include materials, labor, equipment and servicesas described herein and indicated on the drawings. Also, the work shall include the maintenance of allplants and planting areas until acceptance by the Owner, and fulfillment of all guarantee provisions asherein specified.2. Before beginning work, the contractor shall thoroughly acquaint himself with the existing siteconditions and proposed plans. The intent is to provide a smooth transition between existing conditions that are to remain and the new site features with minimal damage to existing treesand vegetation.3. Contractor is made aware of active existing underground utilities. It is the contractors responsibility to familiarize himself with the location of said utilities and other obstructions. Thecontractor shall investigate and verify, in the field, the existence and location of all utilities and anyexisting irrigation piping, and take necessary precautions to prevent their disturbance and avoidinterruption of service. Contractor is responsible for calling appropriate line location service. Alldamaged utilities shall be replaced to owners satisfaction by contractor with no additional chargeto owner.4. Discrepancies between site conditions and conditions on plans shall be call to the attention of theOwner immediately.5. Existing grades shall be verified in field prior to beginning any work. Discrepancies shall be broughtto the landscape architects attention immediately. Landscape contractor to provide fine grading toensure positive drainage. 6. The landscape architect shall have the right to reject any and all work and/or materials at any stageof progress which in his opinion do not meet the requirements of these plans and specifications. Suchrejected material shall be removed from the site immediately and replaced with acceptable materials.7. Landscape contractor is responsible for obtaining all state and local permits and licenses requiredto perform this work.8. Landscape contractor shall abide by all state and local laws and ordinances. Contractor shall alsoconform to POA or ARB guidelines if applicable.9. All work shall comply with the current edition of the Standard Building Code published by theSouthern Building Code Congress International, Inc.10. Topsoil shall be sandy/loam natural, friable, and fertile with a PH of 5.5 to 6.5. Topsoil shall be freefrom roots, stones, debris, noxious weeds, or any substance harmful to plant growth. Quality ofTopsoil to be approved by Landscape Architect.11. Once delivered to the site, the contractor is responsible for the protection, including theft, ofall materials.12. The landscape plan is to serve as a guide for installation. Field adjustment and changes to layoutmay be made by Landscape Architect.13. Contractor shall layout all plant material per planting plans and schedule a site meeting withlandscape architect for approval with a minimum of 48 hours notice.14. Quantities shown on plant list are for convenience only.15. All groundcover & flower beds shall receive 3" minimum of planting mix consisting of decomposedpinebark or mushroom compost and blended into the top 6" of existing soil. Rake beds smooth andtop dress with 2" min. of ground pinebark prior to planting.16. All tree and shrub planting pits shall be backfilled with 75% excavated soil & 25% planting mixconsisting of decomposed pinebark or mushroom compost.17. All trees shrubs and groundcovers shall be planted with Woodace fertilizer tabs at rates permanufactures recommendations. All planting beds shall also be top dressed with a slow releaseOsmocote fertilizer or equal per manufactures recommendations prior to mulching.18. All beds shall receive Freehand pre-emergent herbicide or equal.19. Unless otherwise noted, all beds shall receive 3" compacted depth of fresh Long Leaf pine strawfree from sticks and pine cones. Groundcover areas with 4" plants or plugs shall be mulched withpulverized pinebark mulch unless otherwise noted.20. All bed lines shall have 3" V-Shaped trenches. See detail.21. All plant material shall meet or exceed federal, state, and county laws requiring inspection for plantdisease and insect control.22. All plant material shall be Florida #1 or better and meet the latest standards of the "AmericanStandards for Nursery Stock".23. All trees shall be staked with arbor guy (or equal) tree stakes per manufactures recommendations.24. All disturbed areas shall be irrigated and sodded.25. Contractor shall maintain all plantings and lawn areas until final acceptance by owner and landscapearchitect. Unless specified otherwise, maintenance includes mowing, edging, weeding, blowing, pruning,watering, mulching, etc.26. Brown or defoliated plants shall be removed and replaced immediately.27. All materials and workmanship for landscape and irrigation shall be guaranteed for a minimum ofone year from final acceptance.28. No work shall be performed in any R.O.W. without approval by the appropriate Federal, State,County, or City authority.LANDSCAPE NOTESNTSLA-161MULCH TREE RING 3" DEEP (TYP.)KEEP MULCH OFF TRUNK +/-2"SPECIFIED PLANTING MIX. WASH IN BACKFILL TOREMOVE AIR POCKETS AND SETTLE SOIL.4" SOIL WATER WELL ABOVE FINISH GRADESET TOP OF ROOTBALL 1.5" ABOVE FINISH GRADE.SLOPE SOIL AWAY FOR POSITIVE DRAINAGE.FINISH GRADEUNDISTURBED SUBGRADESPECIFIED FERTILIZER TABSARBORGUY STAKING KITS OR EQUAL. INSTALLPER MANUFACTURERS SPECS AND SIZING.3 REQUIRED 120° APART.HIGH VISIBILITY FLAGGING TAPETREE PLANTINGN.T.S.ARBORGUY ANCHORS TO BE DRIVEN INTOUNDISTURBED SUBGRADE. NOT PLANTING PIT.LA-012SHRUB PLANTING DETAILN.T.S.NOTE:LANDSCAPE CONTRACTOR IS RESPONSIBLE TOENSURE POSITIVE DRAINAGE IN ALL DIRECTIONSAND AWAY FROM ALL STRUCTURES.SHRUBS TO BE PLANTED 1" HIGHERTHAN FINISH GRADE.3" OF MULCH AS SPECIFIEDSOIL BACKFILL AS SPECIFIED WITHFERTILIZER TABS AS SPECIFIED AT RATEPER MANUFACTURER SPECIFICATIONS.LIMITS OF MULCH BED.EDGE OF SOD, WALK, OR CURBBUILDING FACADE OR WALL32" Min.o.c. spacingo.c. spacing32" Min.2 x Dia.of Rootball6" MIN.LA-023GROUNDCOVER PLANTING DETAILN.T.S.NOTE:LANDSCAPE CONTRACTOR IS RESPONSIBLE TOENSURE POSITIVE DRAINAGE IN ALL DIRECTIONSAND AWAY FROM ALL STRUCTURES.PLANTING BED PER SPECIFICATIONS2" OF PINEBARK MULCH FOR ALL 4" POTSUNLESS OTHERWISE NOTED. MULCH ASSPECIFIED FOR 1 GAL. GROUNDCOVERS.O.C. SPACING (TYP.)UNDISTURBED SUBGRADELIMITS OF MULCH BED.EDGE OF SOD, WALK, OR CURBBUILDING FACADE OR WALLLA-034SUBGRADETRENCH BED EDGEN.T.S.3" OF MULCH AS SPECIFIEDCROWN MULCH AS SHOWN TOENSURE POSITIVE DRAINAGEMULCH TO BE 1" LOWER THANFINISH GRADE AT EDGEFINISH GRADENOTE:TRENCH EDGE SHALL BE LOCATEDAT ALL SOFT AND HARD EDGES.1"3"3"5LA-04JOSEPHHENRYCOMER IVNUMBER539REGISTERED LANDSCAPE ARC
HITECT
S
T
A
TE
OF ALABAMASEA L N O T V
A
L
I
DUNLESS SIGNEDE
SPALIER, LLC.Encounter Drive
NEW DENTAL OFFICE
Fairhope, AL Copywright. This drawing and itscontents are the property of Espalier,LLC and may not be copied or used inanyway without written permissionfrom Espalier.LANDSCAPEL-1.2DETAILS
engineers|planners|surveyors|environmental scientists|landscape architects
P: 251.471.2000 | F: 251.471.5997
5 Dauphin Street, Suite 200
Mobile, AL 36602
www.neel-scha er.com
January 7, 2025
Mr. Benjamin Cummings
Cummings Architecture Corp
One Houston Street
Mobile, AL 36606
Re: Trip Generation Letter for
Dental Office Building
Dear Mr. Cummings:
As requested in comments from the City of Fairhope Planning Department, we have calculated the
trip generation for the proposed dental office building proposed at Lot 9, Encounter Drive. The
trip generation of the proposed dental office was developed using the trip rates contained in the
Institute of Transportation Engineers (ITE), Trip Generation, 11th Edition. Land Use 720 Medical-
Dental Office Building was utilized for the trip generation. The trip generation calculations for the
proposed site traffic are shown in Table 1.
Table 1
Trip Generation
If you have any questions regarding the trip generation, please call me at (251) 545-1219.
Sincerely,
NEEL-SCHAFFER, INC.
Shane M. Bergin, P.E., PTOE, PTP, RSP1
Professional Traffic Engineer
Daily AM Peak Hour PM Peak Hour
Land Use Intensity Trips Total In Out Total In Out
Medical-Dental Office Building 8.2 1000 SF 244 25 20 5 30 9 21
Daily Traffic Generation
Medical-Dental Office Building [ITE 720] = T = 42.97(X) – 108.01
AM Peak Hour Traffic Generation
Medical-Dental Office Building [ITE 720] = Ln(T) = 0.90 Ln(X) + 1.34; (79%in/21%out)
PM Peak Hour Traffic Generation
Medical-Dental Office Building [ITE 720] = T = 4.07(X) – 3.17 ; (30%in/70%out)
T – Trips, X – 1000 SF GFA Source: ITE Trip Generation, 11th Edition.
CITY OF FAIRHOPE
P.O. Box 429
Fairhope, AL 36533
(251) 928-8003
SITE PLAN REVIEW APPLICATION
Site Plan Review Application Checklist*
*This checklist is intended for convenience purposes only.
Refer to the City of Fairhope Zoning Ordinance and other applicable City Ordinances for
additional requirements.
2 copies of the Site Plan
2 sets of Construction Plans
1 copy of the Site Plan in PDF format on disk
Site Plan Review Application with Articles of Incorporation attached
Overall Site Plan
Curb Cut Locations
Dumpster Location and Screening
Grading and Drainage Plans
BMP Plan
A Topographic and Boundary Survey
Pedestrian Circulation Plan
Building Elevations indicating exterior construction materials
Legal Description and Property Map
Landscape Plan, including tree preservation plan (Existing and Proposed Contours
shall be on the Landscape Plan)
All landscape plans shall be in compliance with Ordinance No. 1223 – Tree
Ordinance.
20% of the total property (not including the right of way) shall be landscaped
A 20’ landscaped buffer is required where commercial/industrial abuts residential
A Site Lighting Plan indicating light locations, mounting height, wattages and fixture
types
A Site Data Table including but not limited to:
Current Zoning
Lot Size
Proposed Building Height
Total Gross Floor Area
Proposed Building Coverage
Percentage of Impervious Area, excluding the Building
Percentage of Proposed Landscaping (60% of the required plant materials shall
be located between the building walls and public streets)
Proposed number of parking spaces/ required number of parking spaces
Percentage of proposed Green-space
Aerial Photograph with Site Plan and topographic lines overlaid
Utility Plans
Loading/unloading space (if applicable)
Drive-up window locations (if applicable)
Total number of Proposed Buildings, Proposed Uses and the Square Footages of each
Phasing Schedule for Projects being developed over an extended period of time
Location, materials, and elevations of any and all fences and/or walls.
Location of mechanical equipment (mechanical equipment shall be screened)
Flow Modeling
Plans submitted shall include but not be limited to:
Name of Project
Date of preparation, including all revision dates
Appropriate Scale
North Arrow
Preparer’s Name, Phone Number and Fax Number
Name of Owner
Compliance with the City’s Comprehensive Plan and the standards, goals and intent
of the Fairhope Zoning Ordinance
All signage requires a sign permit
All Applicable Outside Agency Permits (e.g. ALDOT, ADEM, COE, etc.)
Please note that this document only applies to properties within the City of Fairhope.
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)
Foosackly's Fairhope
05-46-01-02-0-000-001.9
Chris Lieb with Lieb Engineering 251 978-9779
1290 Main Street Ste E
Daphne AL 36526
FST Encounter Development LLC
1189 Post Rd Ste 3B
Fairfield CT 06824
Lieb Engineering Company 251 978-9779
1290 Main Street Ste E
Daphne AL 36526
Christopher Lieb
Christopher Lieb
12/2/24
Ivan Blackmon
12/16/2024
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
Summary of Request:
Request of Applicant, Lieb Engineering Company, for Site Plan Approval of new Foosackly’s and Just Chillin’
locations on Lot 4 of the Encounter Commercial Retail Center on the northeast corner of Alabama Highways
104 and 181 intersections. Chris Lieb and/or Ivan Blackmon are authorized agents. The subject property is
1.53 acres and is zoned B-2. The proposed buildings are 5,874 sf for Foosackly’s and 1,178 sf for Just Chillin’.
Setbacks: Setbacks for this development vary. B-2 requires only a 20ft front setback according to Table 3-2.
Lot 4 fronts Bushel Drive which has a 25ft front setback. Lot 4 is adjacent to AL Hwy 181 with a 125ft highway
construction setback. The other setbacks are 0ft rear and 0ft side setbacks per the recorded plat for Encounter
Commercial and Retail Development.
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
Building: There are two (2) proposed restaurant buildings on the site that will face each other. Just Chillin’ is
17 ft high and Foosackly’s is 19.6 ft high. The buildings combined takes up almost 11% of Lot 4. Proposed use
is a local chain chicken restaurant and ice cream stand. All elevations are included in the packet.
Figure 1: Proposed Just Chillin’ building.
Figure 2: Proposed Foosackly’s building.
Sidewalks: This Site Plan includes interior sidewalks from both buildings to a concrete sidewalk along Bushel
Drive. The Pedestrian Circulation Plan can be found on Sheet C8.0 in the Complete Plans.
ADA Requirements: ADA requirements have been met.
Mechanical equipment: Mechanical equipment has been finalized and all appear on the Site Plan.
Location and size of all signage: A sign plan was not submitted with this application. Signage for both
businesses shall conform to the Sign Ordinance.
Storm water: Drainage has been accounted for the entire Encounter Commercial Retail Center in SD 24.13;
thus, there are not retention/detention facilities on individual lots. There is a large retention pond within Lot
12 of the Encounter development where most of the drainage is directed.
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
Parking: The plan has surplus parking with 48 spaces. Forty (40) spaces are required per Table 4-3 Parking
Schedule. Twenty percent (20% ) overage is allowed and shall be pervious. Thirteen (13) of the 48 parking
spots are pervious. Parking meets the requirements of 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 within the Complete
Plans. It appears that the proposed lights are 18ft tall; whereas parking lots with 50 or fewer spaces shall have
light poles that do not exceed 10ft overall height pursuant to Article IV, Section B(3) of the Zoning Ordinance.
An updated corrected photometric plan is forthcoming.
Landscaping Plan: The landscape plan was reviewed by the City Horticulturist and approved. Parking had to
be adjusted from the original submitted plan that lessened the number of parking spaces (51 to 48). The math
is the same for required trees within the vehicular use area; however, the Plant Schedule still has 51 parking
spots in the schedule for perimeter landscaping requirements. It should be corrected as to not cause
confusion.
Site Plan
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
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.
Dumpster location and screening: The double dumpster enclosure is located on the Foosackly’s portion of
the site. A 1000-gallon grease trap is also located on the Foosackly’s site. Shrubs will be around the parts of
the enclosure that are not part of the vehicular use area as well as a vinyl fence. There is sod around the grease
trap manholes.
Figure 3: Landscaping Detail for Dumpster Enclosure and Grease Trap.
Figure 4: Elevations of Dumpster Enclosure.
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
Traffic: A thorough traffic study was conducted for the entire Encounter development and the road
infrastructure was designed in accordance with the recommendations from the traffic study. A trip generation
letter has been provided and the PM peak trips per day for Foosackly’s is 87 trips and Just Chillin’ 39 trips
(Total: 126).
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 intersections. The Encounter Commercial Retail Center is in a newly
recognized Suburban Mixed-Use Center in the proposed Comprehensive Plan.
(2) Compliance with any other approved planning documents; Meets
(3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; Meets
(4) Compliance with other laws and regulations of the City; Meets
(5) Compliance with other applicable laws and regulations of other jurisdictions; Meets
(6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and
property values; Meets.
(7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical
impacts, and property values; Property is zoned B-2. The larger development site does abut to
conflicting uses. There is a residential district directly to the north of the development NOT Lot 4.
Proper buffers are included in the plans to mitigate the conflicting land uses.
(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/office/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 with other
developments has been included.
(10) Compliance with the terms and conditions of any zoning approval; Meets
(11) Any other matter relating to the health, safety, and welfare of the community; Nothing noted
(12) Property boundaries with dimensions and setback lines; Meets
(13) Location of proposed buildings and structures indicating sizes in square feet; Meets
(14) Data to show percentage of lot covered with existing and proposed buildings; Meets
(15) Elevations indicating exterior materials;
Front, side, and rear elevations were provided.
(16) The locations, intensity, and height of exterior lights; 10 ft height maximum
(17) The locations of mechanical equipment; Meets
(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);
Meets
(20) Curb-cut detail and location(s);
Provided
(21) Parking, loading, and maneuvering areas;
Meets
(22) Landscaping plan in accordance with the City Landscape Ordinance; Meets
(23) Location, materials, and elevation of any and all fences and/or walls; Meets
(24) Dumpster location and screening; and
1 SR 25.03 Foosackly’s and Just Chillin’ at Encounter Commercial/Retail Development (Lot 4) -
February 3, 2025
Meets
(25) Location and size of all signage. n/a
Recommendation:
Staff recommends to Planning Commission to recommend to City Council conditional approval of case SR
25.03 Foosackly’s and Just Chillin’ on Lot 4 in the Encounter Commercial Retail Center with the following
condition(s):
1. Update photometric plan with 10ft high lighting.
2. Update landscaping plan to reflect a total of 48 parking spaces not 51.
REVISIONS
A
GENERAL NOTES:
1. IT IS THE RESPONSIBILilY Of THE CONTRACTOR TO OBT~N ALL NECESS>RY PERMrTS REQUIRED TO CONSTRUCT THIS PROJECT AND PAY All PERMIT FEES. All
PERMITS MUST BE IN-HAND PRIOR TO CONSTRUCTON.
2. THE CONTRACTOR IS RESPONSIBLE FOR ALL MITHODS, PROCEDURES, AND SEQUENCES OF CONSTRUCTION.
3. CONSTRUCTlON SITE SAFEIY, INCLUDING ALL ADEQUATE TEMPORARY BRACING AND SHORING, IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR.
4. THE CONTRACTOR SHALL MAKE EVERY REASONABLE EFFORT TO FIELD LOCATE mY AND All UTILITIES PRIOR TO ORDERING MAlERIALS AND/OR BEGINNING
CONSTRUCTION. ANY AND Al.l.. DISCREPANCIES SHAl.l.. BE REPORTED TO LIEB ENGINEERING IMMEDIAlELY. THE CONTRACTOR SHALL EXERCISE DUE CARE TO PROTECT
THEM FROliii DAMAGE DURING EXCAVATION AND CONSTRUCTION.
5. THE CONTRACTOR SHALL TAKE ALL NECESS6.RY MEASURES TO PROTECT ADJACENT PROPERTIES AND IS RESPONSIBLE FOR ANY DAMAGE TO EXISTING 11.lPROVEt.lENTS
ON OR OFF SITE DUE TO THE CONSTRUCTION OF THIS PROJECT. Am DAMAGE WILL BE REPAIRED AT THE CONTRACTOR'S EXPENSE.
6. ALL EXCAVATIONS SHIil ADHERE TQ THE PRQVISIDNS OF THE MOST CURRENT OSHA STANDARDS AND SPECIFlCATIONS.
7. THIS PROPERlY IS ~ ZONE ")(" AS PER THE MAP BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY, FEDERAL INSURANCE ADMINISTRATION COMMUNITY PANEL
NUMBER 661 OF 1100 FOR BALDWIN COUNTY AND MAP NUMBER 0100JC0661M J.S PER REVISED MAP DATED APRIL 19, 2019.
8. SURVEY DATA WAS COMPILED FROM A BOUNDARY AND TOPOGRAPHIC SURVEY PROVIDED BY THE SMITH CLARK &: ASSOCIATES, LLC.
SITE DEMOLITION NOTES:
1. ALL EXISTING IMPROVEMENTS SHALL REMAIN WITHIN THE LIMITS OF CONSTRUCTION UNLESS SPECIFICALLY NOTED,"TO BE REMOVE□•.
2. CONTRACTOR SHALL COORDINATE WITH OWNER REGARDING ITEMS TO BE SALVAGED, REMOVED AND REUSED, ETC. CONTRACTOR TO USE CAlJTION NOT TO DAMAGE
THESE ITEMS DURING REMOVAL AND/OR REUSE. f,N'( DAMAGED ITEMS SHALL BE REPAIRED/REPLACED AT CONTRACTOR'S EXPENSE.
3. ANY AND ALL UTIUTIES IN CONFLK:f WITH PROPOSED IMPROVEMENTS SHIil BE REMOVED OR RELOCATED. COORDINATE WITH UTILilY PRO~DER PROR TO
REMOVAL/RELOCAmN.
4. SAWCUT EXISllNG HARDSCN'ES AT LIMITS OF REMOVAL ASPI-W...T PAVING SHALL BE MILLED A MINIMUM OF 8ft TO ENSURE A SMOOTH TRANSITION TO PROPOSED
ASPHALT PAVING.
5. CONTRACTOR TO DISPOSE OF All DEt.l□LmON AND CONSTRUCTION DEBRIS AT LEAST WEEKLY IN AN APPROVED MANOR.
6. THE CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL RELOCATION OR PROTECTION OF ALL ABOVE AND BEOW GROUND EXISTING IMPROVEMENTS THAT ARE IN
CONFLICT WITH THE PROPOSED IMPROVEMENTS UNLESS NOTED.
LAYOUT NOTES:
1. TOPOGRAPHY AND SITE BOUNDARIES SHALL BE FIELD VERIFIED BY CONTRACTOR PRIOR TO ORDERING MATERIALS AND/OR BEGINNING CONSTRUCTION. IMMEDIATELY
NOTIFY LIEB ENGINEERING OF 00 DISCREPANCIES.
2. ALL DIMENSIONS AND COORDINATES SHOWN ARE TO THE OUTSIDE FACE OF BUILDING TO THE BACK OF CURB, OR TO THE EDGE OF SURFACING UNLESS Oll-lERWISE
NOTED.
3. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT ALL BENCHMARKS AND PROPERTY CORNERS. ANY REPLACEMENT WILL BE AT THE CONTRACTOR'S EXPENSE.
4. VERIFY ALL DIMENSIONS AND CONDmONS RELATED TO EXISTING CONDITIONS IN THE FIELD PRIOR TO CONSTRUCTION. ANY DISCREPANCIES SHALL BE BROUGHT TO
THE IMMEDIATE ATTENTION OF LIEB ENGINEERING. WRITTEN DIMENSIONS TAKE PRECEDENCE OVER Sr.ALE. Sr.ALE IS FOR GUIDELINE PURPOSES ONLY. IF DIMENSIONS
ARE UNCLEAR, 00 NOT SCALE. REQUEST CLARIFICATION FROM THE ENGINEER.
5. CONTRACTOR SHALL FOLLOW STATE REQUIREMENTS FOR SURVEY PRACTICES FOR CONSTRUCTION LAYOUT WORK.
GRADING NOTES:
1. THE LIMITS OF CLEARING SHALL BE AT THE EDGE OF PROPOSED GRADING OR THE PROPERTY LINE, WHICHEVER IS LESS.
2. THE OWNER SHALL BE RESPONSIBLE FOR PROVIDING COMPACTION TESTING.
3. ALL TOP SOIL WITHIN LIMITS OF CONSTRUCTION (5' BEYOND THE BUILDING FOOTPRINT AND 3' BEYOND PAVEMENTS AND WITHIN THE LIMITS OF GRADING) SHALL BE
STRIPPED AND STOCKPft..ED ON SITE IN AN APPROVED MANNER. TOPSOIL SI-W.1 BE SPREAD 6" DEEP ON ALL NON HARDSCAPE AREAS TO BRING TO FINISHED
GRADE. mY EXCESS TOPSOIL SHAl..1 BE DISPOSED OF OFF SITE IN AN APPROVED MANNER.
4. IN CUT AREAS, SUBGRADE SHALL BE SCARIFIED A MINIMUM OF 1' ANO RECOMPACTED BEFORE PLACING FILL OR ANY OTHER IMPROVEMENTS. REOOMPACTION SHALL
MEIT THE SPECIFIED DENSITY AND MOISTURE CONTENT IN GRADING NOTE f6 AND #7,
5. CONTRACTOR SHALL BE RESPONSIBLE FOR RESTORING THE SUBGRADE AFTER IT HAS BEEN INITIAl...1..Y PREPPED DUE TO INCLEMENT WEATHER AND CONSTRUCTION
TRAmC.
6. ALL STRUCTURAL FILL MATERIAL SHALL EXHIBIT CL, SP, SP-SM, SM OR SC CLASSIFICATION ACCORDING TO THE UNIFIED SOIL CLASSIFICATION SYSTEM
HAVE A MAXIMUM OF 1 0% SOIL FINES PASSING THE NO. 200 SIEVE HAVE A MAXIMUM LIQUID LIMIT (LL) Of 50 HAVE A PLASTICITY INDEX (PL) OF 25
HAVE A MINIMUM STANDARD PROCTOR (ASTM D-698) MAXIMUM DRY DENSITY OF 110 PCF. MATERIAL SHALL BE PLACED IN a• LOOSE LIFTS AND EACH
LIFT COMPACTED TO 98 PERCENT STANDARD PROCTER DENSITY AS PER ASTM-0698, AT A FIELD MOISTURE WITHIN ±2 PERCENT OF OPTIMUM. ON SITE
SOILS FREE OF ORGANICS AND DELETERIOUS MATERIALS AND SATISFYING THE SPEaFICATIONS PROVIDED ABOVE MAY BE STOCKPILED AND USED AS
STRUCTURAL FILL
7. PIPE BEDDING SI-W..l.. BE •sELECT SAND.• THE MATERIAL SHALL CONTAIN LESS THAN 1 OX PASSING THE #200 SIEVE AND 90X OR LESS PASSING THE f-4-0
SIEVE, BY WEIGHT. MATERIAL SI-W..l.. BE PLACED IN a• LOOSE LIFTS AND EACH LIFT COMPACTED TO 95 PERCENT STANDARD PROCTOR DENSITY AS PER
ASH.1-D698, AT A FIELD IAOISTURE WITHIN ±3 PERCENT OF OPTIMUM. ON SITE SOILS FREE OF ORGANICS AND OELilERIOUS MATERIALS AND SATISFYING
THE SPECIFlCATIONS PRO~DED ABOVE MAY BE STOCKPILED ANO USED AS STRUCTURAL Flll.
8. SUBGRADE SHALL BE PROOF ROLLED WITH A HEAVILY LCWJED DUMP TRUCK AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLAClNG fill
FOUNDATIONS, PAVING, ITC .. ANY AREAS SHOWING SIGNS OF PUMPING, RUTTING, OR ANY UNSUITABLE (ORGANIC, SOFT, WIT, LOOSE) MATERIAL FOUND IN PLACE
SHALL BE UNDERCUT AND REPLACED, OR MOISTURE CONDITIONED AND COMPACTED TO THE SPECIFIED DENSITY AND MOISTURE CONTENT SPECIFIED.
9. FINISHED GRADES ARE SHOWN ON THIS PLAN. CONTRACTOR SHALL MAKE THE APPROPRL'.TE HOLDDOWNS FOR SUBGRAOE ELEVATIONS.
10. STORM DRAINAGE INLErS SHALL BE LOCATED AT THE LOWPOINTS. NOTIFY LIEB ENGINEERING OF ANY DISCREPANCIES.
11. CONTRACTOR St-W..L PROVIDE FOR PERSONNEL AND VEHICULAR PROTECTION AT ANY OPEN EXCAVATIONS IN ACCORDANCE WITH 29 CFR PART 1926 AS
WELL AS ANY REQUIREMENTS FOR EXCAVATIONS GREATER THAN FOUR (4) FEIT IN DEPTH.
12. CONTRACTOR SHALL BE RESPONSIBLE FOR SHORING ADJACENT TO EXISTING STRUCTURES AND UNDERGROUND UTILITIES DURING ALL EXCAVATION
OPERATIONS. TYPE OF SHORING AND PROCEDURE TO BE FOLLOWED MAY BE SUBJECT TO THE ENGINEER'S REVIEW BUT THE STRUCTURAL ADEQUACY OF
THESE SYSTEMS, AS WELL AS DAMAGES TO THE EXISTING FACILITIES, ARE THE RESPONSIBILITY OF THE CONTRACTOR.
13. COMPACTION TESTS SHALL BE TAKEN AT THE RECOMMENDATION OF THE ON-SITE GEOTECHNICAL ENGINEER.
14. COMPACTION WITHIN LIMITED SPACES (I.E. MANHOLES, INLITS, UllLITY TRENCHES) SHOULD BE BACKFILlfD AND COMPACTED SYSTEMATICALLY, AT THE DIRECTION OF
THE ON-SITE GEOTECHNICAL ENGINEER. SAND BACKFILL SHALL BE INSTALLED IN 12" LOOSE LIFTS AND COMPACTED WITH 6-8 PASSES OF A VIBRATORY
COMPACTOR.
15. OEWATERING SHALL BE SOLELY THE RESPONSIBILITY OF THE CONTRACTOR. PREVENT SURFACE WATER ANO GROUND WATER FROM ENTERING EXCAVATIONS, FROM
PONDING ON PREPARED SUBGRADES, AND FROM FLOODING PROJECT SITE ANO SURROUNDING AREA. PROTECT SUBGRADES FROW SOFTENING, UNDERMINING,
WASHDlJT, AND DAMAGE BY RAIN OR WATER ACCUMULATION. REROUTE SURFACE WATER RUNOFF AWAY FROM EXCAVATED AREAS. DO NOT ALLOW WATER TO
ACCUMULATE IN EXCAVATKINS. DO NOT USE EXCAVATED TRENCHES AS TEMPORARY DRAINAGE DITCHES. INSTALL A DEWATERING SYSTEM TO KEEP SUBGRADES DRY
AND comEY GROUND WATER AWAY FROM EXCAVATIONS. MAINTAIN UNTft.. DEWATERING IS NO LONGER REQUIRED.
16. CONTRACTOR SHALL ENSURE POSITIVE DRAINAGE IS MAINTAINED THROUGHOUT CONSTRUCTION. PONDING AND STANDING WATER SHAl..l. BE KEPT TO A
MINIMUM.
17. THE MAXIMUM SLOPE IN HANDICAP PARKING AREAS SHALL NOT EXCEED 2.0,C GRADE IN ANY DIRECTION. THE SLOPE IN ALL HANDICAP ACCESS ROUTES
SHALL NOT EXCEED 5.01 GRADE IN THE DIRECTION OF TRAVEL AND 2.DX CROSS SLOPE. HANDICAP RAMPS SHALL NOT EXCEED 1:12 SLOPE IN THE
DIRECTION OF TRAVEL AND 2.0~ CROSS SLOPE.
18. THE FINISHED GRADE SHALL SLOPE AWAY FROM THE BUILDING(S) AT LEAST 1.0%. THE FINISHED GRADE SHALL BE 6" BELOW THE BUILDING FINISHED
FLOOR ELEVATION UNLESS OTHERWISE NOTED ON DRAWINGS. WATERPROOFING SHALL BE REQUIRED AT ALL LOCATIONS WHICH THE FINISHED GRADE IS
ABOVE THE FINISHED FLOOR ELEVATION. CONTRACTOR SHALL NOTIFY LIEB ENGINEERING OF ANY DISCREPANCIES.
ISSUED FOR REVIEW 1/15/2024
EROSION CONTROL NOTES:
1. SITE EROSION CONTRCL MEASURES SHIil BE IN ACCORDANCE WITH ALL FEDERAL, STATE, AND LOCAL LAWS, CODES, AND REGULATIONS.
2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBT~NING A "NOTICE Of REQSTRATION "(NOR) FROM AOEM. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL
MOMTORING, INSPECTONS, ITC. TO ENSURE THE OWNER THAT THE SITE IS AT ALL TIMES IN ACCORDANCE WITH ADEM RULES & REGULATIONS. DOCUMENTATION Of
INSPECTIONS B'1' A Q.C.I. OR Q.C.P. SIW.1 BE MAINTAINED BY THE CONTRACTOR AND PROVIDED TO THE OWNER AT HIS/HER REQUEST. ANY AND ALL FEES, FINES,
ITC., SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.
3. ALL EROSION CONTROL DEVCES SHALL BE PROPERLY ~NT~NED DURING THE CONSTRUCTION PROCESS AND UNTIL All DISTURBED AREAS HAVE BEEN
PERMANENTLY STABILIZED. ALL EROSION CONTROL INSTALLATION AND MAINTENANCE SHALL BE SOLELY THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL BE AT
NO ADDmONAL COST TO THE OWNER.
4. EROSION CONTROL DEVICES SHOWN ON THESE PLANS ARE A MINIMUM. ADDITIONAL DEvlCES SHALL BE INSTAl.l.ED AS REQUIRED TO PREVENT SILTATION, EROSION
AND OTHER DEGRADATION OR POLWTION TO THE SITE OR ADJACENT PROPERTIES, STREAMS, mcHES, AND PUBLIC ROADWAYS.
5. EROSION CONTROL DEVICES SHALL INCLUDE, BUT NOT LIMITED, TO THE FOLLOWING DEVICES: SILT FENCING, BRUSH BERMS, SEDIMENT BASINS, DITENTION PONDS,
STRAW WATTLES , CHECK 1}6.MS, FILTER BERMS, JLITE MATTING, VEGErATIVE FILTER STRIPS, TURF REINFORCEMENT MAT, DIVERSION BERMS, ETC.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR WJNTAINING ALL EROSION CONTROL DEVlCES IN GOOD OPERATING CONDITION DURING ALL LAND DISTURBING
ACTMTIES. THIS RESPONSl~UTY SHALL INCLUDE THE CLEANUP AND/OR REP~RS TO THE OEVCES AT NO ADDITIONAL COST TO THE OWNER.
7. EROSION CONTROL DEVICES SHALL BE MONITORED ANO MAINTAINED UNTIL THE SITE HAS BEEN PERMANENTLY STABILIZED AND AFTER EACH RAINFALL GREATER THAN
0.5 INCHES IN A 24 HOUR PERIOD, ANY WIND GUSTS GREATER THAN 25 MPH, AND ANY SUSTAINED WINDS GREATER THAN 20 MPH IN A 24 HOUR PERIOD.
8. AITTR ALL LAND DISTURBANCE ACTIVITIES HAVE CEASED AND AFTER ALL DISTURBED AREAS HAVE BEEN PERMANENTlY STABILIZED, THE EROSION CONTROL DEVICES
SHALL BE REMOVED BY THE CONTRACTOR AND THE AREA CLEANED AND DRESSED.
9. DEWATERING OPERATIONS MAY NOT BE DISCHARGED IN A MANNER THAT CAUSES EROSION OF THE SITE OR POLLUllON TO ADJACENT PROPERTIES, STREAMS,
DITCHES, OR PU8UC ROADWAYS.
10. A GRAVELED ACCESS DRIVE OF SUFFICIENT SIZE SHAl..l BE AT EACH srrr ENTRANCE/EXIT TO PREVENT TRACKING OF DIRT AND SEDIMENT ONTO PUBLIC OR PRIVATE
ROADWAYS. IF SEDIMENT REACHES THE ROAIJWAY. THEN IT MUST BE CLEANED AT THE END OF EACH WORKDAY.
11. ALL LANO DISTURBANCE ACTMTIES SHALL BE CONDUCTED IN A LOGICAL SEQUENCE TO MINIMIZE THE EXPOSURE Of BARE AREAS AT ANY
12. ALL PREVIOUSLY GR>DED AREAS SHALL RECEIVE 4 INCHES OF TOPSOIL AND PERMANENT GRASSING UNLESS OTHERWISE INDICATED ON THE LANDSCAPE Pl.AN.
13. PRIOR TO SITE CLEARING, ALL PERIMETER SILT FENCING, BRUSH BERMS, ETC. AND GRAVELED ACCESS DRIVES SHALL BE INSTALLED.
1 i. All EXISTING STREAMS, DITCHES, ITC. SHAl..1 BE PROTECTED FROM SEDIMENTS ANO SILTS BY SILT FENCING, WAffiES, BRUSH BERMS, ITC.
15. WATTLES OR SILT FENCING SHALL BE INSTAl..lf□ AT ALL INLETS UPON THE COMPLETION OF EACH INLET AS INSTALLED.
16. GEOTEXTILE SHALL BE PLACED ON ALL 3:1 SIDE SLOPES. GEOTEXTILE SI-W..L BE NORTH AMERICAN GREEN S150 OR APPROVED EQUAL UNLESS OTHERWISE NOTED
ON PLANS. ALL GEOTEXTILES SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS.
17. GEOTEXTILE SHALL BE PL.ACED ON All DITCH OOTTOMS & 1' UP EACH SIDE. GEOTEXTILE SHALL BE NORTH AMERICAN GREEN SC250 OR APPROVED EQUAL UNLESS
OTHERWISE NOTED ON PLANS. ALL GEOTEXTILES SHALL BE INSTAl..lfD PER THE MANUFACTURER'S RECOMMENDATIONS.
18. GOOD HOUSEKEEPING PRACTICES AND PRE'vENTATIVE MAINTENANCE SHALL BE PERFORMED ON SITE DAILY TO PREVENT POLLIJTION SOURCES FROM CONTACTING
STORMWATER AND GROUND WATER. THIS INCLUDES, BUT IS NOT LIMITED TO: EQUIPMENT INSPECTION FOR LEAKS OF HAZARDOUS MATERIALS, PICKUP AND PROPER
DISPOSAL OF WASTE MATERIALS TD APPROVED DISPOSAL SITES, STORING CONTAINERS AND BAGS AWAY FROM TRAFFIC ROlJTES, PUBLICIZING POLLUTION PREVENTION
CONCEPTS THROUGH POSTERS, WASHING EQUIPMENT AND VEHICLES AT APPROVED WASHING LOCATIONS, AND USING ONLY WATER (NO DITERGENTS} FOR WASHING
ACTMTIES.
19. AT A MINIMUM, THE EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED. ADDITIONAL MEASURES MAY BE REQUIRED AND SHALL BE
IMMEDIATELY INSTALLED UPON m'f ADDITIONAL SILTATION, EROSION, AND OTHER DEGRADATION OR POLLUTION TD THE SITE OR ADJACENT PROPERTIES, STREAMS,
DITCHES, AND PUBLIC ROADWAYS NOT MITIGATED OR UNFORESEEN BY THIS SET OF PLANS.
20. ALL DISTURBED AREAS LEFT INACTIVE FOR MORE llWl 13 DAYS SIW.1 BE SEEDED AND MULCHED IN ACCORDANCE WITH Al.DOT SPECIFICATIONS SECTION 652 AND
656.
TRAFFIC CONTROL NOTES:
1. THE CONTRACTOR SHALL ESTABLISH ANO MAINTAIN TRAFFIC CONTROL DEVICES IN ACCORDANCE WITH THE LATEST EDmON ANO REVISION OF PART v1 OF THE
FEDERAL MANUAL ON UNIFORM TRAmc CONTROL DEVICES (MUTCD) ANO THE APPROVED TRAfFlC CONTROL PLAN FOR All CONSTRUCTION WITHIN WORK AREAS
SHOWN AND DESCRIBED IN PART VI OF THE MUTCD.
2. PERMANENT RO>DWAY SIGNS OR TEMPORARY CONSTRUCTION SIGNS WHICH ARE NOT APPLICABLE OR INAPPROPRIATE FOR THE CURRENT CONDITIONS SHALL BE
COVERED OR REMOVED.
3. THE DIMENSIONS SHOWN OR DESCRIBED FOR LOCATING CONSTRUCTION SIGNS ARE NOMINAL THE ACTUAL DIMENSIONS SHALL BE ADJUSTED TO BEST FIT LOCAL
CONDITIONS AND PROVIDE MAXIMUM VISIBH.JTY.
4. IF TRAmc CONTROL DEVICES ARE NECESSARY FOR PROPER WARNING AND TRAFFIC CONTROL AFTER SUNSEr, Tl-,EN AS A MINIMUM, TYPE "Et WARNING LIGHTS
SHALL BE PLACED ON THE FIRST WARNING SICN AND CHANNELIZING DRUM AND TYPE "A" REFLECTIVE SHEITING SHIil BE REQUIRED ON ALL SIGNS.
5. HAZARDOUS CONDITIONS ON OPEN ROADWAYS SUCH AS PAVEMENT DROP-OFFS IN EXCESS OF 2"; CONSTRUCTION MATERIALS, VEHICLES, OR EQUPMENT STORED DR
PLACED WITHIN THE ROADWAY RIGHT-OF-WAY; AND OPEN TRENCHES ACROSS OR NE.AR THE ROADWAY SHAl..i NOT BE ALLOWED UNLESS THE CONTRACTOR IS ON
SITE AND WORKING, AND PROPER TRAFFIC CONTROL MEASURES ARE BEING TAKEN.
6. THE CONTRACTOR SHALL KEEP OPEN ROADWAYS CLEAN AND FREE OF CONSTRUCTION DEBRIS, DIRT, LOOSE GRAVEL OR OTl-,ER MATERW.. THAT MAY CAUSE
HAZARDOUS DRMNG CONDITIONS.
7. TRAFFIC CONTROL DEVICES SHALL MEEf THE STANDARD MATERIAL AND INSTALLATION REQUIREMENTS SPECIFIED IN THE CURRENT EDITION OF THE ALD.O.T.
STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTION.
8. ROADWAYS AND DRIVEWAYS SHALL REMAIN OPEN DURING CONSTRUCTION.
9. CHANNELIZING DEVICES SHALL BE PLACED AT 10' ON CENTER ALONG MINIMUM 20' RADII TO CHANNELIZE TRAFFIC INTO AND OUT OF INTERSECTING ROAD AND
DRIVES WITHIN AREAS WHERE CHANNELIZING DEVICES ARE REQUIRED. TEMPORARY REGULATORY SIGNS SUCH AS STOP SIGNS AND YIELD SIGNS SHALL BE PLACED
AS NECESSARY FOR PROPER TRAFFIC CONTROL IN ACCORDANCE WITH THE MUTCD.
10. STANDARD LANE CLOSURE TIMES ARE 9AM-3PM MONDAY-FRIDAY FOR Al.DOT ROlJTES.
STORM DRAINAGE NOTES:
1. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS ON ALL STORM PIPE MATERIALS TO LIEB ENGINEERING PRIOR TO INSTALLATION AND/OR FABRICATION.
2. ALL PROPOSED STORM INLETS (GRATES, CURB, YARD, AREA DRAINS) ARE TD BE LOCATED AT THE LDWPOINTS. GRADING SHALL BE TD DIRECT RUNOFF TD THESE
INLETS. NOTIFY LIEB ENGINEERING OF NN DISCREPANCIES.
3. STORM DRAINAGE SYSTEMS SHAl.l BE CONSTRUCTED FROM DOWNSTREAM TO UPSTREAM. VERIFY Al..1 PIPE SLOPES, INVERTS, ANO PDINTS OF CONNECTION PRIOR TO
CONSTRUCTION. NOTIFY LIEB ENGINEERING OF ANY DISCREPANCIES.
4. THE CONTRACTOR SHALL VERIFY ALL EXISTING AND PROPOSED STORM PIPE GRADES AND POINTS OF CONNECTION PRIOR TD INSTAl..l.AllON. LIEB ENGINEERING SHALL
BE NOTIFIED OF ANY DEVIATIONS PRIOR TO CONSTRUCTION.
5. PROPOSED STORM PIPES SHALL BE BEDDED IN 6" OF SAND.
6. ALL RIP RAP SHIil BE CL'SS 2 PER THE ALABAMA DEPT. OF TRANSPORTATION (ALOOl) STANDARD SPECIFICATIONS UNLESS OTHERWISE NOTED.
7. ALL STORM PIPES 15• AND LESS SHALL BE SMOOTH LINED HIGH DENSITY POLYETHYLENE (HOPE) OR SCHEDULE 40 POLYVINYL. CHLORIDE (PVC) WrTH WATER-TIGHT
JOINTS UNLESS OTHERWISE NOTED, INSTALLED PER MANUFACTURERS RECOMMENDATIONS.
8. ALL STORM PIPES 18" AND GREATER SHALL BE CLASS 3 REINFORCED CONCRETE PIPE (RCP) BELL AND SPIGOT INSTAl..lfD WITH WATERTIGHT JOINTS UNLESS
OTHERWISE NOTED.
9. ALL SLOPE PAVED HEADWALLS SHALL BE PER ALOOT SPEClAL DRAWING #HW-614-SP.
CONCRETE NOTES:
1. ALL NORMAL WEIGHT CONCRm SHALL OBT/>JN A MINIMU~ 28 DAY COMPRESSM' STRENGTH OF 3000 PSI UNLESS NOTED OTHERWISE.
2. CALCIUM CHLORIDE AND/OR ADMIXTURES CONTAINING CALCIUM CHLORIDE SHALL NOT BE USED IN THE CONCRETE.
3. TEST CYLINDERS SI-W..l.. BE MADE AND TESTED AS OUTLINED IN THE ACI 301 SPECIFICATION, AND PER PROJECT SPECIFICATIONS.
4. REINFORCING BARS SHALL BE DEFORMED BARS OF NEW BILLET STEEL CONFORMING TO ASTM A-615, GRADE 60 AND PLACED IN ACCORDANCE WITH
ACl-315, LATEST EDITION UNLESS SPECIFICALLY NOTED OTHERWISE ON THE DRAWINGS.
5. FABRICATION OF REINFORCING STEEL SHALL BE IN ACCORDANCE WITH THE "MANUAL OF STANOARO PRACTICE FOR DETAILING REINFORCED CONCRETE
STRUCTURES• ACI 315.
6. UNLESS OTHERWISE NOTED, CONCRETE COVER FOR REINFORCING BARS SHALL CONFORM TO THE MINIMUM REQUIREMENTS OF ACI 318.
7. PROVIDE 3/4" BY 45 DEGREE CHAMFER ON ALL EXPOSED CONCRETE EDGES UNLESS NOTED OTHERWISE ON THE DRAWINGS.
8. TYPE II PORTLAND CEMENT SHALL BE USED IN THE MANUFACTURE OF ALL CONCRITT UNLESS OTHERWISE NOTED. PORTLAND CEMENT SHALL CONFORM TO
C150. ONLY ONE BRAND OF CEMENT SHALL BE USED FOR ALL CONCRErE FOR EXPOSED SURFACES OF ADJACENT STRUCTURES.
9. AGGREGATE, BOTH COARSE ANO FINE, USED IN THE MANUFACTURE OF CONCRETE SI-W..L CONFORM TO ASTM C33 UNLESS OTHERWISE NOTED.
10. CONTRACTOR MAY SUBSTITUTE CONSTRUCTION JOINTS IN LIEU OF CONTROL JOINTS AS NEEDED.
11. EXPANSION JOINT MATERIAL SHALL BE BITUMINOUS TYPE PER ASTM D994.
12. SEALANT SHALL BE BASF SONOLASTIC SL2, OR OTHER ELASTOMERIC JOINT SEALANT AS APPROVED. ALL SEALANT MATERIAL SHALL BE INSTALLED IN
STRICT ACCORDANCE WITH MANUFACTURER'S RECOMMENDED INSTALLATION INSTRUCTIONS.
13. PAVEMENT SURFACE SHALL HAVE BROOM FINISH.
UTILITY NOTES:
1. THE SITE CONWCfOR IS RESPONSIBLE FOR COMPLITING ALL UTILITY SERVICES (WATER, SEWER, GAS, ELECTRICAL, TELEPHONE, CABLE TV) FlROM THE POINT THE
RESPECTM' UTIUTY COMPANY COMPLITES THEIR WORK TQ THE POINT Of CONNECTION AT THE BUILDING.
2. REFER TO ARCHITECTURAL, MECHANICAL, PWMBING, ELECTRICAL, ITC. PLANS FOR ALL PROPOSED UTILITY POINTS OF CONNECTION AT THE BUILDING. NOTIFY
AACHITECT, LIEB ENGINEERING OF MN DISCREPANCIES.
3. BACKFLOW PREVENTION AND METERING SI-W.i BE PROVIDED ON THE FIRE, DOMESTIC, AND IRRIGATION SERVICES IN ACCORDANCE WITH THE LOCAL UTILITY COMPANY
AND FlRE DEPARTMENfS REQUIREMENTS.
4. WATER MAINS AND SERVICES SHALL BE INSTAl..lfD IN ACCORDANCE WITH THE LOCAL UTILITY COMP,Wl"S REQUIREMENTS. All. WJNS AND SERVICES SHALL BE
INSTAl..lfD WITH A MINIMUM OF 35• COVER UNLESS OTHERWISE INDICATED ON PLANS.
5. ALL SANITARY SEWER MAINS AND LATERALS SHALL BE PVC SCH 40 UNLESS OTHERWISE REQUIRED BY THE LOCAL UTIUTY COMPANY.
6. AI...L UNDERGROUND ELECTRICAL, TELEPHONE. AND CABLE TY SHALL BE INSTALLED IN PVC CONDUIT OR CONCRETE ENCASED DUCT BANK WITH PULL WIRE MEETING
THE LOCAL UTILITY COMPANY'S REQUIREMENTS. INFORMATION SHOWN ON CIVIL DRAWINGS FOR REFERENCE ONLY. REFER TD ELECTRICAL PLANS FOR SPECIFIC
INFORMATION.
7. UTLITY TRENCHES SHALL BE BACKFILLED WITH COMPACTED FILL PLACED IN 6 INCH LOOSE LIFTS. FILL SHALL BE COMPACTED TO 9~ STANDARD PROCTOR AND
OPTMUM MOISTURE CONTENT WITHIN ±3~.
8. WHEN INST/tilNG UllLITIES IN EXISTING PAVED AREAS OR IN AREAS WHERE SOILS ARE CONSIDERED UNSUITABLE FOR BEDDING OR BACKFILLING, UTILITY TRENCHES
SHALL BE BACKFlliD FULL DEPTH WITH SAND.
9. WHERE UTILfTIES ARE TO BE INSTALLED IN AREAS OF EXISTING PAVING, HARDSCAPE, SIDEW.AJ...KS, ETC. CONTRACTOR SHALL SAWCUT AND REMOVE EXISTING PA'vlNG,
HARDSCAPE, SIDEWALK ETC. AND REPLACE IN LIKE KIND ANO RESTRIPE AS NECESSARY. BACKFILL TRENCH FULL DEPTH WITH SANO.
10. N..L WATER ANO SEWER PIPING TO BE INSTAil.ED AS PER 2018 INTERNATIONAL PLUMBING CODE AND LOOO.. ORDINANCE.
ISSUED
FOR
REVIEW
IS! FAIRHOPE FOOSACKLY'S ~\\\\\\\llllllf//1111,1,
NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. CIVIL NOTES .#'"'\,1'BA,f/'•¾
LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 ff ~'?c"r,GTt11Q,-1 %
LIEII ENGINEERING
COMPANY
1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL '* ~o. 31204 *'
DAPHNE, AL 36526 OWNER: FOO PROPERTIES, INC. s ~ PROFE SIONAL "'a
PH: (251) 978-9779 r-------~---------------------+------~-------------~----,1>._i ~f
JOB NUMBER IDRAWN BY: _lbQ_ DATE: 1/15/2024 SCALE: NO SCALE SHEET NUMBER I I ~ "#
2024-071 CHECKED BY: ~ APPROVED BY: -91_ ENGR: -91_ 2 OF 11 C 2. 0 A 1/15/2024
1290 Main Street Suite E
Daphne, AL 36526
Phone: 251 978-9779
Page 1 of 1
January 2, 2025
City of Fairhope
Attn: Staff
Re: Foosackly s and Just Chillin Traffic Letter
Staff,
A trip generation was performed with the ITE charts. The PM peak trips per day for the Foosackly s is
14.86/1000 SF, 87 total trips. The PM peak trips per day for the Just Chillin is 33.21/1000 SF, 39 total
trips. The total PM Peak trips is 126.
Please feel free to contact me if you have any questions or need any clarifications.
Sincerely,
01-02-2025
Christopher Lieb, PE
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
December 20, 2024
Re: Foosackly's, PPIN 627493 , Parcel 0S -46-01-02-0-000-001.969
All Tap fees and System Development Charges (SDC 's) will apply, and all necessary
infrastructure improvement s will be at the developer's expense. Any changes or
deviations of the proposed plan will require a utility review. This statement of
availability remains effective for twelve (12) months from the date of this letter, at
which time it shall expire and automatically be withdrawn.
Water: Water service by Fairhope Public Utilities is currently available . The cost for a
2" water meter plus a 1" irrigation meter is $13,000. The vault will cost $8 ,600, totaling
$21,600.
Sewer: Gravity sewer service by Fa i rhope Public Utilities is currently available . The cost
for sewer is based off the water meter size. The cost will be $12,000.
Sincerely,
...... n><,11VJ0
ater/Wastewater Superintendent
1 SD 25.02 WindrowSubdivision – February 3, 2025
Summary of Request:
Public hearing to consider the request of the Applicant, Jade Consulting, LLC, on behalf of the Owner, Michael
Jason Tickle 2020 Trust dated July 13, 2020, for Preliminary Plat approval of Windrow Subdivision, a 21-lot
subdivision. The property is approximately 17.75 acres and is located east of Section Street between Twin Beech
Road and Brodbeck Lane. The property is currently zoned by Fairhope as R-1 Low Density Single-Family
Residential District.
Comments:
Utilities:
• All connections and work in Baldwin County ROW will require permitting from Baldwin County
Highway Department.
• Riviera Utilities is the electric provider
• Fairhope Utilities is the sewer provider
o The proposed lift station will be located on a lot to be dedicated to the City of Fairhope.
• Fairhope Utilities can provide gas.
o Aid to construction costs may be required depending on gas load.
• Fairhope Utilities is the water provider
• AT&T is the communications provider
Traffic:
• The trip generation did not require a full traffic study. A letter has been provided.
Drainage:
• The storm water runoff is designed to be collected by five (5) onsite drainage areas and
directed into two (2) dry detention/retention swales and one wet detention pond.
• The storm water system uses multiple LID techniques (bio-retention swales, bio-retention
ponds, and wet ponds) to control runoff by infiltrating as much storm water runoff into the
ground as the area will naturally allow.
• The Storm Water Report indicates the proposed development will have No Adverse Effects to
adjacent properties.
2 SD 25.02 WindrowSubdivision – February 3, 2025
• Due to the uniqueness and transitioning of the drainage between common area and ROW the
drainage will remain the responsibility of the HOA/POA to maintain. A cooperative maintenance
agreement shall be finalized prior to Final Plat approval.
Landscaping:
• The landscape plan shows the required street trees in the ROW between the sidewalk and roadway
as required.
• The area around the lift station has been screened and landscape provided.
• Greenspace requirements are exceeded. A preserve on the north and west side of the development
account for 4.08 acres of the required 1.78 acres. The additional greenspace is 0.28 acres eligible
from 30% of the wet pond creating a total of 4.36 acres of greenspace.
Waiver Request
• The applicant is requesting a waiver from the requirement of a 50’ Rights of Way width according to
Appendix A, Table 5.3 of the Subdivision Regulations. The applicant proposes a 40’ ROW for
Windrow Circle. Portions of the sidewalk will be located inside an easement on the lots to allow for
the drainage bio-retention areas.
• The applicant is requesting a waiver from installing a sidewalk on the entirety of both sides of the
road from the entrance on Tall Paul Way to Lot 20. Eliminating the sidewalk along the north side will
minimize impacts to the adjacent wetland. The request is to also not install a sidewalk along Section
St. south of the entrance due to a minimal shoulder and the property sloping toward the existing
wetlands.
• Staff, in coordination with other departments, supports the waiver requests, but recognizes the
Planning Commission approves/denies a waiver. Connectivity between the lots is provided.
Wetland Enhancement and Creation
• The applicant is proposing to enhance the existing wetlands. The wetland enhancement and
creation plan has been reviewed by staff as well as a third party, Gena Todia with Wetland
Resources.
• A separate wetland enhancement and creation permit shall be submitted to the Building
Department per the Wetland Ordinance.
General Comments
• A pre-construction meeting is required prior to the issuance of building permits.
• The terminus of the road and utilities in the “future through street” shall be approved by the Utility
Departments and Public Works Department at time of permitting.
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
3 SD 25.02 WindrowSubdivision – February 3, 2025
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
Waiver Recommendation:
Staff recommends approval of the waiver requests.
1. Allow a 40’ ROW for Windrow Circle.
2. Not install sidewalks along the south side of Tall Paul way from the entrance to lot #20 and not install
sidewalks along Section Street south of the entrance.
Recommendation:
Staff recommends approval SD 25.02 Windrow preliminary plat with the following conditions:
1. Approval of the two (2) waiver request.
2. A note shall be added to the plat “The drainage inside the subdivision shall remain private and
is subject to the Cooperative Maintenance Agreement associated with the subdivision. The
drainage is not the responsibility of the City of Fairhope to maintain.”
The created wetland areas near the proposed open water areas will be planted with a wetland
meadow seed mix that contains seeds of the following species:
big bluestem (Andropogon gerardii), broomsedge bluestem (Andropogon virginicus), eastern
gamagrass (Tripsacum dactyloides), florida paspalum (Paspalum floridanum), switchgrass
(Panicum virgatum)
The wetland seed mix will be applied as directed by the supplier at 10 pounds per acre. A
nursery crop of seasonally appropriate temporary seed, such as browntop millet (Urochloa
ramosa) in the warm seasons and winter rye (Lolium perenne) in the cool seasons will also be
applied. The seeded area will be mulched as directed in the Construction Best Management
Practices Plan (CBMPP).
The wetland created in the wooded areas of the site will be planted with native trees and
shrubs. The trees will be planted on 9 foot centers and interspersed with shrubs on 20 ft
centers. The proposed list of canopy trees includes the following:
Red Maple (Acer rubrum), Sweetbay (Magnolia virginiana), Sweetgum (Liquidambar
styraciflua), Swamp tupelo (Nyssa biflora), Slash Pine (Pinus elliotti1),
Bald cypress ( Taxodium distichum)
The proposed list of understory shrubs includes the following:
Yaupon (//ex vomitoria), Wax myrtle (Myrica cerifera), Black Titi ( Cyril/a racemiflora), Winterberry
(flex verticillate), lnkberry (//ex glabra), Possum haw ( Viburnum nudum)
The wetland enhancement areas will be planted with the same mix of trees and shrubs as in the
created wooded wetland areas, but the planting location and density will take into account the
remaining native trees and shrubs. Removal of the invasive species will be done with hand tools
and the replanting will be done by hand. Heavy equipment will not be allowed in wetland areas,
except in the road fill area. Herbicide will be applied to the stumps of the invasive tree and shrub
species after removal. All herbicides used for invasive species control must be approved for use
in wetlands. All application of herbicide must be directed and overseen by a licensed and
certified pesticide applicator.
Why Must there Be Wetland Impacts/ Minimization:
The wetland fill for the access road is required to allow access to the majority of the uplands of
the site from Section Street. The wetland impacts from conversion to stormwater detention are
part of the created wetland system, which must be adjacent to the existing wetlands. The
wetland fill area has been minimized by having a two lane road and combining the road fill with
the berm on the downstream side of the stormwater basin. The stormwater system has been
designed to protect the hydrology of the wetlands on the site.
Wetland Map/ Wetland Buffer:
The wetland delineation map and data sheets are in Appendix D. The map of the impact areas
and proposed lots is in Appendix C (site plan).
Zoning Classification / Restrictions:
The site is zoned R-1
Vegetative Cover/Dominant Species:
The site is currently wooded and the dominant canopy species are Live Oaks ( Quercus
virginiana), Slash Pines (Pinus elliotti1), and Camphor tree ( Cinnamomum camphora). The
dominant understory species is Chinese privet (Ligustrum sinense).
Windrow Wetland Creation and Enhancement Plan 2
Flood Elevation and Floodplain and Floodway Boundaries:
The site is listed as Flood Zone X and is outside of the 100 year floodplain as show in the
National Flood Hazard Layer FIRMette with date 4/19/2019 , in appendix F.
Proposed Drainage, Filling and Grading:
The wetland fill required for construction of the access road and stormwater detention system is
0.465 acres , see plan in Appendix C for the proposed grading plan.
Construction Sequencing and Timetable:
The construction phasing is in the CBMPP in Appendix G
Fairhope Tree Ordinance:
A tree survey has been completed for the site and the mature native trees have been retained
where possible. Trees to be protected will be marked and tree protection zones will be
established.
Watershed Assessment:
The watershed assessment is part of the Stormwater Report prepared by JADE Consulting and
included in the subdivision application packet.
Best Management Practices Plan:
See CBMPP in Appendix G
Wetland Delineation and Buffers:
See site plan in Appendix C
Wetland Management Plan:
The site plans have been designed to minimize permanent wetland fill to only the required
access road and stormwater basins (0.465 acres) and to create 1.123 acres of wetland area.
The remaining 1.342 acres of the wetlands will be enhanced by the removal of invasive species
and replanting with native species as described above. The mitigation areas are on the same
parcel and in the same watershed as the impacts.
The management and long term maintenance of the stormwater system , enhanced wetlands
and created wetland areas will be the responsibility of Two Hands Design & Development LLC
until the subdivision is turned over to the Windrow Property Owners Association and then they
will assume control. The required maintenance for the wetland area will include the following:
Removal of trash , sediment or other pollutants as needed.
Treatment or removal of invasive plants from the wetland areas and created wetland areas ,
every spring and fall.
Replanting of required wetland plants to replace plants that have died , every winter.
Application of additional wetland seeds in areas of the wet meadows where vegetation is
sparse.
Watering and fertilization of plants and trees , as needed.
Compensatory Mitigation:
The proposed mitigation for the wetland impacts from the road fill and the stormwater system in
the Windrow project include the creation of wetland areas and the enhancement of existing
wetlands described above and shown on the site plan in Appendix C. Below are the ratios of the
impact areas to the mitigation areas.
Windrow Wetland Creation and Enhancement Plan 3
ratio of constructed wetlands to impacted wetlands:
1.123 ac /0.281 ac = 4.0:1
ratio of enhanced wetlands to wetlands converted to forebay:
1.342 ac / 0.184 ac = 7.29:1
The stormwater system has been designed to maintain the hydrology of the wetlands and
maintain wetland conditions in the existing wetland areas. The current functional value of the
wetlands on the site are low due to the numerous invasive species of plants in the wetlands.
The enhancement of the wetlands can raise the functional value of the wetland to medium by
removing the invasive species and planting native species as described above. The created
wetland areas will have medium functional value once the native plants are properly
established , in 2 to 5 years. EcoSolutions can provide yearly monitoring the replanted areas if
requested in writing.
Windrow Wetland Creation and Enhancement Plan 4
Appendix
A Site Maps
B Photos of the site
C Site Plan
D Wetland delineation map, data sheets and jurisdictional opinion letter
E WRAP
F Flood Zone Map
G CBMPP
H Tree Survey
Windrow Wetland Creation and Enhancement Plan 5
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Soil Map
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Map Scale: 1:2,150 if printed on A landscape (11" x 8.5") sheet.
-----=====----------=========Mele~
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0 100 200 400 600
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Map-Hydric Rating by Map Unit
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-----======----------=========""Feet
0 100 200 400 600
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Custom Soil Resource Report
MAP LEGEND
Area of Interest (AOI)
D Area of Interest (AOI)
Soils
Soil Rating Polygons
D Hydric (100%)
D Hydric (66 to 99%)
D Hydric (33 to 65%)
D Hydric (1 to 32%)
D Not Hydric (0%)
D Not rated or not available
Soil Rating Lines
,,..,,,,, Hydric (100%)
Hydric (66 to 99%)
Hydric (33 to 65 %)
•"'"'~ Hydric (1 to 32%)
Not Hydric (0%)
,. ~ Not rated or not available
Soil Rating Points
■ Hydric (100%)
□ Hydric (66 to 99%)
□ Hydric (33 to 65%)
□ Hydric (1 to 32%)
□ Not Hydric (0%)
□ Not rated or not available
Water Features
,,-., Streams and Canals
Transportation
t-H Rails
.,,,,,., Interstate High ways
~ US Routes
~ Major Ro ads
Local Roads
Background
• Aerial Photography
24
MAP INFORMATION
The soil surveys that comprise your AOI were mapped at
1 :20 ,000 .
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection , which preserves direction and shape but distorts
distance and area. A projection that preserves area , such as the
Albers equal-area conic projection , should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Baldwin County, Alabama
Survey Area Data: Version 15 , Sep 14 , 2022
Soil map units are labeled (as space allows) for map scales
1 :50 ,000 or larger.
Date(s) aerial images were photographed: Nov 12 , 2021-Dec
22, 2021
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result , some minor
shifting of map unit boundaries may be evident.
Custom Soil Resource Report
Table-Hydric Rating by Map Unit
Map unit symbol Map unit name Rating
Fae Faceville fine sandy 5
loam , 5 to 8 percent
slopes
Gr Grady soils 85
Lv Local alluvial land 10
MaA Malbis fine sandy loam , 0
0 to 2 percent slopes
Rue Ruston fine sandy loam , 10
5 to 8 percent slopes
Sue2 Suns weet fine sandy 10
loam , 5 to 8 percent
slopes , eroded
SuO2 Suns weet fine sandy 10
loam , 8 to 17 percent
slopes , eroded
TfA Tifton very fine sandy 10
loam , 0 to 2 percent
slopes
TfB Tifton very fine sandy 15
loam , 2 to 5 percent
slopes
Totals for Area of Interest
Rating Options-Hydric Rating by Map Unit
Aggregation Method: Percent Present
Component Percent Cutoff: None Specified
Tie-break Rule: Lower
25
Acres in AOI Percent of AOI
0.3 1.7 %
0.0 0.2 %
2.3 12.6 %
0.3 1.4 %
4.6 25.5 %
0.1 0.8 %
2.5 14.2 %
6.3 35.4 %
1.4 8.0 %
17.9 100.0%
Appendix B
Windrow Site photos
Windrow Site photos
WETLAND DETERMINATION DATA FORM -Atlantic and Gulf Coastal Plain Region
Project/Site : Section Street PPIN 18518 City/County : Fairhope/Baldwin Sampling Date : 03/01/2023
Applicant/Owner : Jade Consulting, LLC State : AL Sampling Point: DP 1 Upland
lnvestigator(s): Maureen Schwer; Lewis Cassidey Section , Township , Range : Section 29 , Township 6S , Range 2E
Landform (hillslope , terrace , etc .): _H_i_lls_l_o_pe_s ________ Local relief (concave , convex , none): Convex Slope(%): 8-17%
Subregion (LRR or MLRA): LRR-T Lat: 30.4986 Long : -8 7.90 19 Datum : NAD83
Soil Map Unit Name : SuD2 -Sunsweet fine sandy loam 8-17 percent slopes, eroded NWI classification : _n_/a _______ _
Are climatic/ hydrologic conditions on the site typical for this time of year? Yes _X __ No __ (If no, explain in Remarks .)
Are Vegetation _X __ , Soil __ , or Hydrology __ significantly disturbed? Are "Normal Circumstances" present? Yes _X __ No __
Are Vegetation __ , Soil __ , or Hydrology __ naturally problematic? (If needed , explain any answers in Remarks .)
SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes_X __ No ---Is the Sampled Area
Hydric Soil Present? Yes ---No_X __
within a Wetland?
Wetland Hydrology Present? Yes ---No_X __
Remarks :
Area recently cleared of undergrowth but has started growing back.
HYDROLOGY
Wetland Hydrology Indicators :
Primary Indicators (minimum of one is required: check all that apply)
D Surface Water (A1) D Aquatic Fauna (B13)
□ High Water Table (A2) □ Marl Deposits (B15) (LRR U)
D Saturation (A3) D Hydrogen Sulfide Odor (C1)
D Water Marks (B1) D Oxidized Rhizospheres along Living Roots (C3)
D Sediment Deposits (B2) D Presence of Reduced Iron (C4)
D Drift Deposits (B3) D Recent Iron Reduction in Tilled Soils (C6)
0 Algal Mat or Crust (B4) D Thin Muck Surface (C7)
0 Iron Deposits (B5) D Other (Explain in Remarks)
0 Inundation Visible on Aerial Imagery (B7)
0 Water-Stained Leaves (B9)
Field Observations:
Yes __ No~ Depth (inches): ____ _
Yes __ No _x __ Depth (inches): ____ _
Yes No X
Secondary Indicators (minimum of two required)
0 Surface Soil Cracks (B6)
D Sparsely Vegetated Concave Surface (B8)
D Drainage Patterns (B10)
D Moss Trim Lines (B16)
0 Dry-Season Water Table (C2)
D Crayfish Burrows (C8)
0 Saturation Visible on Aerial Imagery (C9)
0 Geomorphic Position (D2)
0 Shallow Aquitard (D3)
0 FAG-Neutral Test (D5)
0 Sphagnum moss (D8) (LRR T, U)
Surface Water Present?
Water Table Present?
Saturation Present?
(includes caoillarv frinoe)
Yes __ No _x __ Depth (inches): ____ _ Wetland Hydrology Present? Yes __ No_X __
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available :
Remarks :
FAG-Neutral Test= 1 :2
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0
VEGETATION (Four Strata)-Use scientific names of plants. Sampling Point: DP 1 Upland
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size : 30 ft ) % Cover Species? Status Number of Dominant Species
1. Quercus nigra 5 X FAG That Are OBL , FACW , or FAG : 4 (A)
2 . Cinnamomum camphora 4 X UPL
Pinus elliottii 10 X FACW Total Number of Dominant
3 . Species Across All Strata : 6 (B)
4 .
5 .
Percent of Dominant Species
66% That Are OBL , FACW , or FAG : (NB)
6 .
7 . Prevalence Index worksheet:
8 . Total % Cover of: Multiply by :
19 = Total Cover OBL species X 1 =
50% of total cover: 9.5 20% of total cover: 3.8 FACW species x2=
Sapling/Shrub Stratum (Plot size : 30 ft ) FAG species x3=
1. Ligustrum sinense 6 X FAG FACU species x4 =
2 . UPL species x5=
3 . Column Totals : (A) (B)
4 . Prevalence Index = B/A =
5 . Hydrophytic Vegetation Indicators :
6 . _ 1 -Rapid Test for Hydrophytic Vegetation
7 . 2 -Dominance Test is >50% -
8 . 3 -Prevalence Index is ~3.0 1 -6 = Total Cover _ Problematic Hydrophytic Vegetation 1 (Explain)
50% of total cover: 3 20% of total cover: 1.2
Herb Stratum (Plot size : 30 ft ) 1Indicators of hydric soil and wetland hydrology must
1. Cinnamomum camphora 20 X UPL be present, unless disturbed or problematic .
2 . Quercus nigra 10 X FAG Definitions of Four Vegetation Strata :
3 . Rubus flagellaris 3 UPL
Vitis rotundifolia 5 FAG Tree -Woody plants , excluding vines , 3 in . (7 .6 cm) or
4 . more in diameter at breast height (DBH), regardless of
5 . Parthenocissus quinquefolia 3 FACU height.
6 . Ligustrum sinense 5 FAG Sapling/Shrub -Woody plants , excluding vines , less
7 . than 3 in . DBH and greater than 3 .28 ft (1 m) tall.
8 . Herb -All herbaceous (non-woody) plants , regardless
9 . of size , and woody plants less than 3 .28 ft tall.
10 . Woody vine -All woody vines greater than 3 .28 ft in
11 . height.
12 .
46 = Total Cover
50% of total cover: 23 20% of total cover: 9.2
Woody Vine Stratum (Plot size : 30 ft )
1.
2 .
3 .
4 .
5 . Hydrophytic
= Total Cover Vegetation
Yes_x __ 50% of total cover: 20% of total cover: Present? No ---
Remarks : (If observed, list morphological adaptations below).
No vine layer present.
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0
SOIL Sampling Point: DP 1 Upland
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color (moist) ____%__ Color (moist) ____%__ ---1Yl2L Loe" Texture Remarks
0-7 10YR 6/4 100 Loam ---------
7-20 10YR 7/8 100 Loam
---------
---------
---------
---------
---------
---------
1Tvoe : C=Concentration, D=Deoletion, RM=Reduced Matrix, MS=Masked Sand Grains. 2Location : PL=Pore Lininq, M=Matrix.
Hydric Soil Indicators : (Applicable to all LRRs , unless otherwise noted .) Indicators for Problematic Hydric Soils3 :
O Histosol (A 1) 0 Polyvalue Below Surface (S8) (LRR S, T, U) □ 1 cm Muck (A9) (LRR 0)
O Histic Epipedon (A2) 0 Thin Dark Surface (S9) (LRR S, T, U) -□ 2 cm Muck (A10) (LRR S)
0 Black Histic (A3) 0 Loamy Mucky Mineral (F1) (LRR 0) -□ Reduced Vertie (F18) (outside MLRA 150A,B)
0 Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) -□ Piedmont Floodplain Soils (F19) (LRR P, S , T)
0 Stratified Layers (A5) 0 Depleted Matrix (F3) D Anomalous Bright Loamy Soils (F20)
0 Organic Bodies (A6) (LRR P, T , U) 0 Redox Dark Surface (F6) (MLRA 153B)
0 5 cm Mucky Mineral (A7) (LRR P, T, U) B Depleted Dark Surface (F7) D Red Parent Material (TF2)
0 Muck Presence (A8) (LRR U) Redox Depressions (F8) D Very Shallow Dark Surface (TF12)
0 1 cm Muck (A9) (LRR P, T) 0 Marl (F10) (LRR U) :0 Other (Explain in Remarks)
0 Depleted Below Dark Surface (A 11) 0 Depleted Ochric (F11) (MLRA 151)
0 Thick Dark Surface (A 12) D Iron-Manganese Masses (F12) (LRR 0 , P, T) 3lndicators of hydrophytic vegetation and
0 Coast Prairie Redox (A16) (MLRA 150A) 0 Umbric Surface (F13) (LRR P, T, U) wetland hydrology must be present ,
0 Sandy Mucky Mineral (S1) (LRR 0 , S) 0 Delta Ochric (F17) (MLRA 151) unless disturbed or problematic .
0 Sandy Gleyed Matrix (S4) 0 Reduced Vertie (F18) (MLRA 150A, 150B)
B Sandy Redox (S5) 0 Piedmont Floodplain Soils (F19) (MLRA 149A)
Stripped Matrix (S6) □ Anomalous Bright Loamy Soils (F20) (MLRA 149A, 153C , 153D)
0 Dark Surface (S7) (LRR P, S, T, U)
Restrictive Layer (if observed):
Type :
Depth (inches): Hydric Soil Present? Yes --No_X __
Remarks :
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2 .0
WETLAND DETERMINATION DATA FORM -Atlantic and Gulf Coastal Plain Region
Project/Site : Section Street PPI N 18518
Applicant/Owner : Jade Consulting, LLC
lnvestigator(s): Maureen Schwer; Lewis Cassidey
City/County : Fairhope/Baldwin Sampling Date : 03/01/2023
State : AL Sampling Point: DP 2 Wetland
section , Township , Range : Section 29 , Township 6S , Range 2E
Landform (hillslope , terrace , etc .): _H_i_lls_l_o_p_e_s ________ Local relief (concave , convex , none): _C_o_n_c_a_v_e ____ Slope(%): 8-17%
Subregion (LRR or MLRA): LRR-T Lat: 30.4988 Long : -8 7.902 1 Datum : NAD83
Soil Map Unit Name : SuD2 -Sunsweet fine sandy loam 8-17 percent slopes, eroded NWI classification : PFO 114 C ----------
Are climatic/ hydrologic conditions on the site typical for this time of year? Yes _X __ No ___ (If no, explain in Remarks .)
Are Vegetation __ , Soil ___ , or Hydrology ___ significantly disturbed? Are "Normal Circumstances" present? Yes _X __ No __ _
Are Vegetation __ , Soil ___ , or Hydrology ___ naturally problematic? (If needed , explain any answers in Remarks .)
SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present? Yes_X __ No ---Is the Sampled Area
Hydric Soil Present? Yes_x __ No ---within a Wetland?
Wetland Hydrology Present? Yes_X __ No ---
Remarks :
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one is required: check all that apply)
D Surface Water (A1) D Aquatic Fauna (B13)
□ High Water Table (A2) □ Marl Deposits (B15) (LRR U)
D Saturation (A3) D Hydrogen Sulfide Odor (C1)
D Water Marks (B1) D Oxidized Rhizospheres along Living Roots (C3)
D Sediment Deposits (B2) D Presence of Reduced Iron (C4)
IZJ Drift Deposits (B3) D Recent Iron Reduction in Tilled Soils (C6)
0 Algal Mat or Crust (B4) D Thin Muck Surface (C7)
0 Iron Deposits (B5) D Other (Explain in Remarks)
0 Inundation Visible on Aerial Imagery (B7)
0 Water-Stained Leaves (B9)
Field Observations:
Yes __ No~ Depth (inches): ____ _
Yes __ No _x __ Depth (inches): ____ _
Yes X No
Secondary Indicators (minimum of two required)
0 Surface Soil Cracks (B6)
D Sparsely Vegetated Concave Surface (B8)
IZJ Drainage Patterns (B10)
D Moss Trim Lines (B16)
0 Dry-Season Water Table (C2)
D Crayfish Burrows (C8)
0 Saturation Visible on Aerial Imagery (C9)
0 Geomorphic Position (D2)
0 Shallow Aquitard (D3)
0 FAG-Neutral Test (D5)
0 Sphagnum moss (D8) (LRR T, U)
Surface Water Present?
Water Table Present?
Saturation Present?
(includes caoillarv frinoe)
Yes __ No _x __ Depth (inches): ____ _ Wetland Hydrology Present? Yes _X__ No __ _
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available :
Remarks :
FAG-Neutral Test= 2:4
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2.0
VEGETATION (Four Strata)-Use scientific names of plants. Sampling Point: DP 2 Wetland
Absolute Dominant Indicator Dominance Test worksheet:
Tree Stratum (Plot size : 25ft ) % Cover Species? Status Number of Dominant Species
1. Quercus nigra 40 X FAG That Are OBL , FACW , or FAG : 2 (A)
2 . Cinnamomum camphora 30 X UPL
Total Number of Dominant
3 . Species Across All Strata : 3 (B)
4 .
5 .
Percent of Dominant Species
66% That Are OBL, FACW , or FAG : (NB)
6 .
7 . Prevalence Index worksheet:
8 . Total % Cover of: Multiply by :
70 = Total Cover OBL species X 1 =
50% of total cover: 35 20% of total cover: 14 FACW species x2=
Sapling/Shrub Stratum (Plot size : 25ft ) FAG species x3=
1. Ligustrum sinense 2 FAG FACU species x4 =
2 . Sambucus nigra 3 FACW UPL species x5=
3 . Column Totals : (A) (B)
4 . Prevalence Index = B/A =
5 . Hydrophytic Vegetation Indicators :
6 . _ 1 -Rapid Test for Hydrophytic Vegetation
7 . 2 -Dominance Test is >50% -
8 . 3 -Prevalence Index is ~3.0 1 -5 = Total Cover _ Problematic Hydrophytic Vegetation 1 (Explain)
50% of total cover: 2.5 20% of total cover: 1
Herb Stratum (Plot size : 25ft ) 1Indicators of hydric soil and wetland hydrology must
1. Sambucus nigra 7 X FACW be present, unless disturbed or problematic .
2 . Oxalis violacea 2 UPL Definitions of Four Vegetation Strata :
3 . Vernicia fordii 1 UPL
Ardisia crenata 2 FAG Tree -Woody plants, excluding vines, 3 in . (7 .6 cm) or
4 . more in diameter at breast height (DBH), regardless of
5 . Cinnamomum camphora 2 UPL height.
6 . Sapling/Shrub -Woody plants , excluding vines , less
7 . than 3 in . DBH and greater than 3 .28 ft (1 m) tall.
8 . Herb -All herbaceous (non-woody) plants, regardless
9 . of size, and woody plants less than 3 .28 ft tall.
10 . Woody vine -All woody vines greater than 3 .28 ft in
11 . height.
12 .
14 = Total Cover
50% of total cover: 7 20% of total cover: 2.8
Woody Vine Stratum (Plot size : 25ft )
1.
2 .
3 .
4 .
5 . Hydrophytic
= Total Cover Vegetation
Yes_x __ 50% of total cover: 20% of total cover: Present? No ---
Remarks : (If observed, list morphological adaptations below).
No vine layer present.
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2 .0
SOIL Sampling Point: DP 2 Wetland
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix Redox Features
(inches) Color (moist) ____%__ Color (moist) ____%__ ---1Yl2L Loe" Texture Remarks
0-4 10YR 5/2 100 Loamy sand
---------
4-20 1 0YR 6/1 95 10YR 5/6 5 C M Loam
---------
---------
---------
---------
---------
---------
1Tvoe : C=Concentration, D=Deoletion, RM=Reduced Matrix, MS=Masked Sand Grains. 2Location : PL=Pore Lininq, M=Matrix.
Hydric Soil Indicators : (Applicable to all LRRs , unless otherwise noted .) Indicators for Problematic Hydric Soils3 :
O Histosol (A 1) 0 Polyvalue Below Surface (S8) (LRR S, T, U) □ 1 cm Muck (A9) (LRR 0)
O Histic Epipedon (A2) 0 Thin Dark Surface (S9) (LRR S, T, U) -□ 2 cm Muck (A10) (LRR S)
0 Black Histic (A3) 0 Loamy Mucky Mineral (F1) (LRR 0) -□ Reduced Vertie (F18) (outside MLRA 150A,B)
0 Hydrogen Sulfide (A4) 0 Loamy Gleyed Matrix (F2) -□ Piedmont Floodplain Soils (F19) (LRR P, S , T)
0 Stratified Layers (A5) 0 Depleted Matrix (F3) D Anomalous Bright Loamy Soils (F20)
0 Organic Bodies (A6) (LRR P, T , U) 0 Redox Dark Surface (F6) (MLRA 153B)
0 5 cm Mucky Mineral (A7) (LRR P, T, U) B Depleted Dark Surface (F7) D Red Parent Material (TF2)
0 Muck Presence (A8) (LRR U) Redox Depressions (F8) D Very Shallow Dark Surface (TF12)
0 1 cm Muck (A9) (LRR P, T) 0 Marl (F10) (LRR U) :0 Other (Explain in Remarks)
0 Depleted Below Dark Surface (A 11) 0 Depleted Ochric (F11) (MLRA 151)
0 Thick Dark Surface (A 12) D Iron-Manganese Masses (F12) (LRR 0 , P, T) 3lndicators of hydrophytic vegetation and
0 Coast Prairie Redox (A16) (MLRA 150A) 0 Umbric Surface (F13) (LRR P, T, U) wetland hydrology must be present ,
0 Sandy Mucky Mineral (S1) (LRR 0 , S) 0 Delta Ochric (F17) (MLRA 151) unless disturbed or problematic .
0 Sandy Gleyed Matrix (S4) 0 Reduced Vertie (F18) (MLRA 150A, 150B)
B Sandy Redox (S5) 0 Piedmont Floodplain Soils (F19) (MLRA 149A)
Stripped Matrix (S6) □ Anomalous Bright Loamy Soils (F20) (MLRA 149A, 153C , 153D)
0 Dark Surface (S7) (LRR P, S, T, U)
Restrictive Layer (if observed):
Type :
Depth (inches): Hydric Soil Present? Yes_X __ No --
Remarks :
US Army Corps of Engineers Atlantic and Gulf Coastal Plain Region -Version 2 .0
SECTION 1: SITE EVALUATION, ASSESSMENT, AND PLANNING
1. 1 Project/Site Information
ProjecUSite Name: Windrow
Project Street/Location: Section street (PIN 18518)
ZIP Code: Fairhope, Alabama 36532
County or Similar Subdivision: Baldwin
Latitude/Longitude of Facility: N 30.498833 W -87.902874
Method for determining lat/long: USGS data from Mapper.Acme.com
1.2 Contact Information/Responsible Parties
Operator:
Jason Tickle , Member of LLC
Two Hands Design & Development LLC
23389 Main Street
Fairhope , AL 36532
251-209-7135
pointclearfarm@gmail.com
Area of Control: subdivision construction ONLY under operational control of Two Hands Design &
Development LLC
Project Manager(s) or Site Supervisor(s):
Two Hands Design
Jason Tickle
23389 Main Street
Fairhope , AL 36532
251-209-7135
pointclearfarm@gmail.com
Area of Control: subdivision construction ONLY under operational control of Two Hands Design &
Development LLC
CBMPP Contact(s) I QCP: Lewis Cassidey , CPESC #8771 , EcoSolutions , Inc.
QCI or Qualified Person(s): Renee Hartline , EcoSolutions Inc./ Lee Yokel , EcoSoutions Inc./
Jordan Collins , EcoSolutions Inc.
This CBMPP was Prepared by: EcoSolutions , Inc.
P.O. Box 361
Montrose , AL 36559
251-621-5006
Fax 251-621-5058
EcoSolutionsinc@bellsouth.net
Emergency 24-Hour Contact: Jason Tickle
Project Manager
251-209-7135
Windrow by Two Hands Design & Development LLC CBMPP 2024 2
1.3 Nature and Sequence of Construction Activity
The construction activity is the Land clearing , earthwork , utility installation , drainage installation , road
construction , and construction of a residential subdivision .. BMP will be updated to address changes
within permitted area. Two Hands Design & Development LLC , does build streets , detentions basins or
other components of the subdivision. All construction of single family homes and associated structures
are under the direct supervision of Two Hands Design & Development LLC See Appendix H for List of
Subcontractors.
Proposed Activities to be conducted:
[8J Residential D Commercial D Industrial D Road Construction
D Linear Utility D Other ________ _
If Non-Coal , Non-Metallic Mining , Recovery , or Construction Material Management Site:
D Dirt-Chert D Sand-Gravel D Shale-Clay D Crushed-Dimension Stone
D Other _________ D Other ________ _
Primary SIC Code:
1521-General Contractors-Single-Family Houses
Primary NAICS Codes:
236115-New Single-Family Housing Construction (except For-Sale Builders)
Brief Description Construction , Non coal Mining , or Materials Management Activities:
Land clearing , earthwork , utility installation , drainage installation , road construction , and construction of a
residential subdivision.
Estimated Start Date: tbd
Estimated Completion Date: 12:00:00 AM
Coverage under this permit is allowable at stated in the Eligibility Requirements of Part I B of the NPDES
General Permit. Allowable non-stormwater discharges by permittee include building and pavement wash
water (no detergents), air conditioner condensate , landscape irrigation. No other discharges will be
associated with this project. Section 2 and 3 of this BMP addresses non-stormwater discharges and how
to manage them appropriately.
(NPDES General Permit Part I B 2)
1.4 Soils, Slopes, Vegetation, and Current Drainage Patterns
(NPDES General Permit Part Ill E 4b)
Soil type(s): Faceville fine sandy loam , 5 to 8 % slopes; Grady soils ; Local alluvial land ; Tifton very fine
sandy loam , 0 to 5 % slopes ; Ruston fine sandy loam , 5 to 8 % slopes ; Sunsweet fine sandy loam , 5 to 17
% slopes , eroded ; Malbis fine sandy loam , 0 to 2% slopes
Information Source(s): USDA NRCS Web Soil Survey
Slopes (describe current slopes and note any changes due to grading or fill activities): The slopes prior to
development ranged from 0-17% slope and after development the slopes will be 0-17% slope.
Drainage Patterns describe or provide map(s) of current drainage patterns and note any changes dues to
grading or fill activities): Topographic map attached
Vegetation: grasses , trees , shrubs
1. 5 Pre-and Post-Construction Site Estimates
(NPDES General Permit Part Ill E 4c)
The following are estimates of the construction site:
Total site acreage: 18 acres
Construction site area to be disturbed: 17 acres
Windrow by Two Hands Design & Development LLC CBMPP 2024 3
Percentage impervious area before construction: 0%
Percentage impervious area after construction: 30 -65% of the lot
1.6 Receiving Waters
(NPDES General Permit Part Ill E 4f)
Description of receiving waters: UT Point Clear Creek
Description of storm sewer systems: N/A
Description of impaired waters or waters subject to TMDLs: N/A
1. 7 Site Features and Sensitive Areas to be Protected
There are wetlands on the areas proposed for construction. Proper BMP installation and maintenance
will prevent impact to the sensitive areas. BMPs such as class A silt fence , filter strips, inlet protection and
construction exits will be installed on the site. Permanent vegetation will be initiated as soon as
practicable. The wetland are likely non-jurisdictional. lots 12 to 21
1.8 Potential Sources of Pollution
Potential sources of sediment to stormwater runoff: Grading and home construction.
Minimal fueling will be conducted onsite. Additionally , all vehicles with hydraulic fluids shall keep a spill
kit in their vehicle. See section 3.3 for more information on spill prevention and chemical handling.
1. 9 Endangered Species
There are no endangered or threatened species or critical habitats onsite which support listed species on
the areas proposed for construction.
1.10 Historic Preservation
There are no registered historical sites on the lots proposed for home construction.
1. 11 Applicable Federal, State or Local Programs
1.12 Maps
See attached USGS Topo
Map of proposed development
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SECTION 2: STORMWATER POLLUTION PREVENTION
REQUIREMENTS
2. 1 Construction Phasing
The goal of construction phasing is to minimize onsite erosion and offsite sedimentation by establishing
land disturbance activities on a pre-determined schedule. This coordinates the timing of activities with the
installation of erosion and sediment control practices. The timeline below is a guideline for installation
and phasing.
The most effective erosion and sediment control practice is preserving the existing vegetation on site
through minimization of the area of ground disturbance. Vegetation provides erosion control , stormwater
detention , biofiltration , and aesthetic values to a site during and after construction activities.
Maintain vegetation in filter strip as indicated on BMP diagram located in Appendix I. Clear only areas
necessary for home construction. When areas are cleared outside of the construction perimeter,
temporary stabilization will be installed as soon as practicable but a maximum 10 days from site
disturbance.
If work on the project temporarily cease for more than 10 calendar days , temporary stabilization of
disturbed areas must be initiated immediately. (NPDES General Permit Part Ill C).
Phase I -Initial
□ Duration of phase (tbd)
• Meet with EcoSolutions Inc. onsite for pre-construction conference to review CBMPP and
construction phasing to minimize potential for offsite impacts.
• Ensure all NPDES permits and clearances are obtained.
• Maintain filter strips by clearing areas only necessary for home construction. See BMP diagram in
Appendix I
• Install Construction exit (CE). Install construction exit at all locations where an unpaved road or
vehicle access point meets a paved surface to reduce vehicle tracking. See BMP diagram in
Appendix I.
• Install Perimeter Controls. Install perimeter silt fence (SF) around all flat or downgrade sides of lot.
Install Silt Fence to be used to direct vehicular traffic to the designated construction exit. See BMP
diagram in Appendix I.
• Establish General Housekeeping Measures (GH). Designate onsite areas for equipment cleaning ,
maintenance and repair. Provide and identify sanitary facilities. Develop debris containment area.
Establish concrete and paint wash areas. See BMP diagram in Appendix I
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Phase 11 -Land Clearing and Grading / Building Construction
□ Duration of phase (tbd)
• Clear only areas necessary for home construction. See BMP diagram in Appendix I.
• If filter strip area cleared, install Vegetative Filter Strip (FS) consisting of a minimum of two rows of
sod (approximately 4 feet) to provide infiltration, intercept sediment and reduce stormwater flow and
velocity. See BMP diagram in Appendix I.
• Install Inlet Protection (IP). Curb Inlet Protection will be constructed of corrugated pipes filled with
gravel and covered with woven geotex fabric (sock pipe). Place small spacer blocks between the
sock pipe and the inlet and secure the ends of the pipe with concrete blocks. Sock pipes must be
maintained to remove sediment that gathers behind the fabric , or flooding may occur in some
situations. Hay bales must NEVER be used for this purpose as they fall apart and will enter and clog
the inlet. If materials are not available for the construction of the inlet protection as directed , additional
inlet protection BMPs are shown in Appendix I.
• Install Temporary Vegetation (TV) on all slopes and bare areas that are left exposed longer than 10
days. Seasonally appropriate vegetation must be installed. See Appendix for seeding rates and
seasons. The site is located in the south zone.
• Install SOD in each area as soon as work is completed. See Appendix I for installation and
maintenance details. The site is located in the south zone.
• Maintain and/or repair perimeter controls on a daily basis. Check silt fence to determine if needs
maintenance or repair. Confirm construction exit is functioning and there is no vehicle tracking off
site. See BMP diagram in Appendix I.
• Review NPDES inspection reports and make corrections as indicated.
Phase 111 -Final Phase
□ Duration of phase (tbd)
• Ensure that all disturbed areas have been graded and PERMANENT VEGETATION (PV) is well
established in all areas of the project.
• Ensure all construction debris has been removed.
• Ensure that all streets, gutters and inlets are clear of sediment and debris.
• Ensure that all sediment and temporary erosion controls devices are removed
• Terminate permit with ADEM.
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2.2 Control Stormwater Volume and Velocity Flowing onto and
through the Project (NPDES General Permit Part Ill A 2 , 3 and Part Ill E 4i)
The small amount of offsite water will be treated through the vegetative filter strips and silt fences.
The stormwater on this site results from precipitation that falls on this site. The stormwater will be treated
on the lot level through the use of silt fences and vegetative filter strips (two rows of sod/ minimum 4 feet
wide). The vegetative filter strips and silt fences will decrease the velocity of flow and will decrease the
peak flow rate by briefly detaining stormwater on the lot prior to release. Rainwater will be treated
through the silt fence and sheet flow and infiltration through the filter strips. Treated stormwater flows
offsite into the stormwater collection system and discharges to UT Point Clear Creek. It is not within the
scope of this phased development to develop flow dissipation at discharge or channel locations.
2.3 Control of Soil Exposure, Disturbed Slopes and Slope Protection
(NPDES General Permit Part Ill A 7 , 10)
The slope location and grade after home construction will be the same as predevelopment slopes.
Slopes will be temporarily stabilized with seed and mulch and permanently stabilized with sod.
On slopes with a grade greater than 3: 1, sod will be staked and laid in a manner that will prevent the
formation of erosion rills in the supporting soils. See BMP Diagram in Appendix I
BMP Description: Temporary Vegetation (TV)
Installation Schedule: Apply temporary seed/mulch to all areas left undisturbed for 10 days or more.
Application of temporary vegetation must be initiated as soon as practicable, but no later than the next
work day after construction in that area has ceased , even temporarily. Grade areas before applying and
anchor seed and mulch with tracking up and down the face of the slope to reduce development of rills
and gullies. Plant seasonally appropriate vegetation and seed at the correct rate for the type of seed and
the soil conditions. Apply fertilizer and water as needed.
Maintenance and Inspection: Inspect vegetation weekly to ensure site is stabilized. Replant as needed.
Responsible Staff: Site Superintendent or his/her designee
BMP Description: SOD
Installation Schedule: Install sod in disturbed areas as soon as work is completed.
Maintenance and Inspection: Inspect vegetation weekly to ensure site is stabilized. Properly maintained
sod takes approximately 3-4 weeks to establish.
Responsible Staff: Site Superintendent or his/her designee
Refer to the tables in Appendix I from the Alabama Handbook for Erosion Control , Sediment Control and
Stormwater Management on Construction Sites and Urban areas pertaining to Temporary Vegetation , SOD
and mulching. Please note that the site is in the South zone. Seed table is also included and is in Zone
Three.
2.4 Minimize Sediment Discharge
(NPDES General Permit Part Ill A 11)
The goal of this BMP plan is to minimize sediment discharge from this site. The most effective erosion
and sediment control practice is preserving the existing vegetation on site through minimization of ground
disturbance. Vegetation provides erosion control , stormwater detention , bio-filtration , and aesthetic
values to a site during and after construction activities. See BMP Diagram in Appendix I.
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BMP Description: Silt Fence (SF)
Installation Schedule: Install Silt Fence to protect streets , inlets , and filter strips where sediment could
have off-site impacts. SF recommended to be a Type A , with support backing as needed , and must be
trenched appropriately. Where steel posts are used , use three plastic ties per post (50Ib) located in the
top 8" of the fabric , with each tie hung on a post nipple , placed diagonally to attach to as many threads as
possible. All silt fences onsite must conform to slope limitations and specifications as defined in table SB-
1 and SB-2 below. See BMP diagram for installation details. Silt fence used for traffic flow or work area
definition does not have to be Type A fencing , construction fencing/netting is preferable.
Maintenance and Inspection: Inspect weekly and after any qualifying rain event. Repair or replace
damaged fabric and supports as needed and REMOVE SEDIMENT when it has accumulated over 1/3 of
the height of the fence. Sediment must be returned to suitable onsite sediment stockpile or trucked off
site and deposited in an appropriate dirt storage facility.
Responsible Staff: Site Superintendent
BMP Description: Vegetative Filter Strip (FS)
Installation Schedule: After rough grading of the lot , maintain vegetative filter strips as indicated on the
BMP diagram , Appendix I. Should these areas be disturbed , install vegetative filter strips (minimum two
rows of sod) as infiltration areas , intercept sediment and reduce stormwater flow and velocity. Vegetation
must be permanent herbaceous vegetation of a single species or a mixture of grasses or legumes , which
have stiff stems and a high stem density near the ground surface (see Appendix for Vegetation
Installation).
Maintenance and Inspection: Inspect and maintain FS daily. Do not use filter strips for the storage of
construction materials or as dumping grounds for construction debris.
Responsible Staff: Site Superintendent or his/her designee
BMP Description: Staked Hay Wattles (WT) are designed for low surface flows. On slopes, wattles will be
installed on contour with a slight downward angle at the end of the row in order to prevent ponding.
Installation Schedule: Before commencing any land disturbance activity, filter cloth and wattles will be laid
and staked at each end and in the middle with stakes approximately 4 feet centers. Place a 6 foot wide
section of geotextile (filter cloth) under the wattle to prevent scouring. Stakes will be placed in an X
pattern over the wattle and will not pierce the wattle. Stakes must be driven 12 inches in the ground and
wired together where they cross above the wattle. Use sod staple, at 2 foot intervals, to anchor the
wattles to the ground. Wattles will have approximately one foot of overlap behind other wattles and have
a diameter no less than 8".
Maintenance and Inspection: Inspect weekly and within 24 hours of a storm event 0.75 inches or greater.
Split , torn, unraveled , slumping or clogged wattles will be replaced as soon as possible. Sediment
collected adjacent to wattles will be removed once it reaches ½ the height. Following stabilization , wattles
and sediment will be removed and disposed to the designated stockpile area.
Responsible Staff: Site Superintendent
In the event of an offsite impact , ADEM must be verbally notified of offsite impact within 24 hours of the
event. Contact EcoSolutions immediately to develop a remediation plan. A written report must be
submitted to the ADEM within 5 days of the non-compliant event. Emergency repairs must be made as
soon as possible to prevent additional offsite impacts. Offsite sediment should be removed from the
impacted area , other than wetlands , returned to the permitting area, and stabilized with seed and mulch.
Contact the QCP to review any impacted wetlands and prepare a remediation plan as needed.
See Section 5.4 of the BMP for specific corrective action required.
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2.5 Minimize Generation of Dust
(NPDES General Permit Part Ill A 12)
No dust control is anticipated due to the minimal construction activities taking place onsite. If dust
becomes an issue , site will be watered to minimize generation of dust. Dust control also by minimizing
the exposure of bare soils. Utilize temporary vegetation and mulching to cover bare areas during
construction. Utilize permanent vegetation to control dust from the site after construction is complete. All
stormwater will be treated by sheet flow through permanent vegetation. Refer to section 2.3 for BMP
specifics , as well as Appendix I for Vegetation Installation. See BMP diagram in Appendix I.
2. 6 Minimize Stream Crossings
(NPDES General Permit Part Ill A 13)
This site has no stream crossings.
2. 7 Stabilize all Construction Exits and Minimize Vehicle Tracking
(NPDES General Permit Part Ill A 14)
BMP Description: Construction Exit (CE)
Installation Schedule: Install construction exit at the location of the access driveway to reduce vehicle
tracking. Install CE prior to site disturbance at the main entrance to the project. CE shall be a minimum
of 20 ' long and 12 feet wide. It shall consist of filter cloth covered with a coarse aggregate gradation #1
(gravel ½" - 1 ½") to a minimum depth of 6 inches. Define the edges of the CE with silt fences to direct
vehicular access to the site.
Maintenance and Inspection : Check daily to ensure adequate coverage to eliminate vehicle tracking.
Remove mud or sediment tracked onto public road. Sediment must be returned to suitable onsite
sediment stockpile or trucked off site and deposited in an appropriate dirt storage facility. Top-dress with
clean stone as needed to maintain effectiveness of the BMP. Reshape pad as needed for drainage runoff
and control.
Responsible Staff: Site Superintendent or his/her designee
See BMP diagram in Appendix I.
BMP Description: Street Sweeping (SS)
Installation Schedule: Streets will be inspected daily and swept immediately by broom and dustpan when
vehicle tracking noted.
Maintenance and Inspection : Streets must be inspected a minimum of twice daily for accumulated
sediments. Sediment must be returned to suitable onsite sediment stockpile or trucked off site and
deposited in an appropriate dirt storage facility.
Responsible Staff: Site Superintendent or his/her designee
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2.8 Protect Storm Drain Inlets
(NPDES General Permit Part Ill A 15)
BMP Description: Inlet Protection (IP)
Installation Schedule: Inlet Protection (IP). Prior to land disturbance activities install Curb Inlet Protection
of corrugated pipes filled with gravel and covered with woven geotex fabric (sock pipe). Place small
spacer blocks between the sock pipe and the inlet and secure the ends of the pipe with concrete blocks.
Sock pipes must be maintained and all sediment that gathers behind the fabric removed. The position of
sock pipes shall be maintained in a manner to prevent the sock pipe from blocking the inlet , which may
result in flooding. Hay bales must NEVER be used for this purpose as they may fall apart and block the
inlet. Inlet protection may be removed where concerns of flooding or safety arise.
Maintenance and Inspection: Inspect weekly and after any qualifying rain event. Maintain all devices to
allow adequate pooling of water to allow sediment to settle before reaching inlet and clear water to flow
into the inlet. Remove sediment that accumulates behind device immediately to allow for adequate water
flow. Sediment must be returned to suitable onsite sediment stockpile or trucked off site and deposited in
an appropriate dirt storage facility.
Responsible Staff: Site Superintendent or his/her designee
2.9 Buffers and Stormwater Infiltration
(NPDES General Permit Part Ill A 16)
BMP Description: Vegetative Filter Strip (FS)
Installation Schedule: After rough grading of the lot , maintain vegetative filter strips as indicated on the
BMP diagram , Appendix I. If these areas will be disturbed , install vegetative filter strips (minimum two
rows of sod) as infiltration areas , intercept sediment and reduce stormwater flow and velocity. Vegetation
must be permanent herbaceous vegetation of a single species or a mixture of grasses or legumes , which
have stiff stems and a high stem density near the ground surface (see Appendix for Vegetation
Installation).
Maintenance and Inspection: Inspect and maintain FS daily. Do not use filter strips for the storage of
construction materials or as dumping grounds for construction debris.
Responsible Staff: Site Superintendent or his/her designee
BMP Description: Buffer Zones (BZ) are a natural or cultivated strip of plants located adjacent to land
disturbance or bordering streams , lakes and wetlands which provide streambank or site stability through
the reduction of scour , erosion , and stormwater runoff velocities. They also act as filters to remove
sediment from stormwater flows.
Installation Schedule: Maintain the 20 foot undisturbed vegetative area at the rear of the lot during all
construction phases.
Maintenance and Inspection: Replant trees , grass , and shrubs to maintain cover for erosion control.
Responsible Staff: Site Superintendent or his/her designee
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2.10 Minimize Soil Compaction and Preserve Topsoil
(NPDES General Permit Part Ill A 17)
Minimizing soil compaction and ensuring topsoil quality can reduce the rate of runoff by maintaining soil
functions related to stormwater as well as improve water quality through infiltration and filtration.
Limit construction traffic to areas within the footprint of the house and the access drives.
BMP Description: Top Soiling (TS) is the removal of a desirable soil surface at a site prior to
construction and using it on areas to be vegetated.
Installation Schedule: Remove topsoil immediately after clearing of vegetation. Store topsoil in a
designated stockpile and stabilize with temporary vegetation. Storage piles of soil left for longer than
three (3) days shall be completely encircled with silt fence. If left inactive or unused for longer than
thirteen (13) days the pile shall be seeded , sodded , or covered with a mulching fabric or tarpaulins.
Locate stockpile out of drainage ways and traffic routes. Do not place stockpiles on sleep slopes. Seed
stockpile and install silt fences around base of stockpile to prevent sediment movement.
Maintenance and Inspection: Inspect top soiled areas weekly , or after any heavy rain event , until
vegetation is established. Repair eroded or damaged areas and revegetate.
Responsible Staff: Site Superintendent
2. 11 Soil Stabilization
(NPDES General Permit Part Ill C)
Permanent and Temporary vegetation are the most effective means of soil stabilization. Refer to section
2.3 for BMP specifics , as well as the Appendix I for Vegetation Installation and BMP diagram. Final
stabilization of disturbed areas must be initiated immediately whenever clearing , grading , excavating or
other earth disturbing activities have permanently ceased on any portion of the site.
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2. 12 TMDLs and Additional BMPs
(NPDES General Permit Part Ill A 22)
BMP Description: Outfall Protection (OP)
Installation Schedule: Outfall Protection (OP). Outfall protection measures usually consist of a riprap-
lined apron , a reinforced concrete flume with concrete baffles , a reinforced concrete box with chambers or
baffles and possibly pre-manufactured products. This practice applies wherever high velocity discharge
must be released on erodible material. The most commonly used structure for outlet protection is an
erosion resistant lined apron. These aprons are generally lined with loose rock riprap , grouted riprap or
concrete. They are constructed at zero grade for a distance which is related to the outlet flow rate and the
tailwater level. Criteria for designing these structures are contained in this practice.
Maintenance and Inspection: Inspect weekly or after any heavy rain event. Repair erosion rills , replace
torn fabric and reposition rocks as need. Remove sediment that accumulates in rocks to allow for
adequate water flow. Sediment removed from the structure must be returned to suitable onsite sediment
stockpile or trucked off site and deposited in an appropriate dirt storage facility.
Responsible Staff: Site Superintendent or his/her designee
Proper implementation of Construction Exits (section 2.7), Inlet Protection (section 2.8), Silt Fences
(section 2.4), Temporary and Permanent Vegetation (section 2.3), and Filter Strips (section 2.9) are
effective BMP 's to minimize sediment impacts to protected watershed.
Unless otherwise specified by the Alabama Handbook , sediment control measures , erosion control
measures and other site management practices have been designed and shall be maintained to minimize
erosion and maximize sediment removal resulting from a 2-year, 24-hour storm event. Contractor will
continue to research and where possible utilize LID and green technologies. The Alab ama
Low Impa ct Deve lopment Handboo k for the State o f Alabama (LID Handb ook) can b e found at th e fo ll ow in g link:
http ://adem .alabama .gov /programs/water/waterforms /L IDHandb ook.pdf
BMPs will be implemented and maintained according to AL Handbook , industry standards , ADEM Admin.
Code and this CBMPP. Additional BMPs can be found at the following websites as well as in the
Appendix.
The Alabama Handbook for Erosion Control , Sediment Control and Stormwater Management on
Construction Sites and Urban Areas , at the State of Alabama Soil and Water Conservation Committee
can be downloaded from the links below:
https://alabamasoilandwater.gov/wp-content/uploads/2022/08/20220801 HandBook Vol 1.pdf
https:/ /alabamasoilandwater.gov/wp-content/uploads/2022/07 /2022 Hand Book Vol 2.pdf
Alabama Handbook Field Guide App https://alabamasoilandwater.gov/alesc-app/
Environmental Protection Agency NPDES menu of BMPs
https://www.epa.gov/npdes/national -menu-best-management-practices-bmps-stormwater#edu
Windrow by Two Hands Design & Development LLC CBMPP 2024 12
SECTION 3: POLLUTION PREVENTION/ HOUSEKEEPING BMPS
Install , implement , and maintain effective pollution prevention measures to minimize the discharge of
pollutants. Allowable non-stormwater discharges on this site are building and pavement wash water
(non-detergents), air conditioner condensate , and landscape irrigation. Building and pavement wash
water, (air conditioner condensate , and landscape irrigation will be treated by diverted into vegetated
areas and will pass through silt fence and filter strip before leaving the lot). No other discharges will be
associated with this project.
3. 1 Wash Water Handling
(NPDES General Permit Part Ill D 1, E 4k)
BMP Description: Concrete and Mortar Washout Facility
Installation Schedule: Install a concrete washout basin before concrete work begins. Do not place
concrete washout facilities adjacent to storm drains , open ditches, or water bodies. Allow convenient
access for concrete trucks , preferably near the area where the concrete is being poured. If trucks need to
leave a paved area to access washout , prevent track-out with a construction exit. Vehicle tracking control
will utilize exit pad with 1.5 " -3.5 " crushed stones. Washout size is a minimum of 3' x 3' but it be sized to
adequately retain solids, slurry and rainwater. Minimum depth of the washout is 2 feet. The impermeable
plastic sheeting liner shall be a minimum of 10 millimeters thick and free of any holes or tears. Class A
silt fence will be utilized for perimeter control. Signs will be placed to indicate location of wash out.
Maintenance and Inspection : During periods of concrete work , inspect daily to verify compliance. The
facility needs to be cleaned or changed when 75% full. Inspect self-installed washouts daily to ensure that
plastic linings are intact and sidewalls have not been damaged by construction activities. If contractors
have washed out chutes or hoppers in other unapproved locations, set up a site meeting with the
contractors , install additional signage , or place additional washouts in more convenient locations. Do not
discharge liquids to waterways , storm drains or directly onto ground. Do not use sanitary sewer without
local approval. Remove liquids or cover the structures before predicted storms to prevent overflows.
When you remove materials from the concrete washout , inspect for signs of weakening or damage , and
rebuild structure or make necessary repairs. Install a new plastic liner after every cleaning. Vacuum
waste , liquids and slurry. Hardened concrete may be disposed of by a licensed hauler. Onsite
inspections will be responsibility of the site contractor or his/her designee and must be made and logged
daily.
Responsible Staff: Site Superintendent or his/her designee
See BMP Diagram in Appendix I
BMP Description: Paint and Drywall Washout Facility
Installation Schedule: Designate a paint and drywall wash area and basin as needed. On some sites the
paint and drywall washout will be combined with the concrete and mortar washout. Check with the local
water and sewer authority before disposing of water based paint wash water in the sanitary sewer. Oil
based paint and solvents must be disposed of as required by local or state regulations. Paint wash water
must not be allowed to leave the site or enter the storm drains. Size of washout is a minimum of 2 ' x 2 '
but shall be sized to adequately retain solids , slurry and rainwater. Minimum depth of the washout is 15
inches. The impermeable plastic sheeting liner will be a minimum of 10 millimeters thick and free of any
holes or tears. The facility needs to be cleaned or changed when 75% full.
Maintenance and Inspection: Onsite inspections of areas where painting is taking place will be
responsibility of the site contractor or his/her designee and must be made daily. Install a new plastic liner
after every cleaning.
Responsible Staff: Site Superintendent or his/her designee
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3.2 Material Handling and Waste Management
(NPDES General Permit Part Ill D 2 , E 4k , E4p)
BMP Description: Building materials handling (including domestic and hazardous wastes)
Installation Schedule: Only store enough materials onsite to complete the job. Store all materials in an
orderly fashion and assure proper labeling. Confirm appropriate MSDS are onsite for any hazardous or
toxic materials. All hazardous materials must be tightly sealed and covered by a tarp. Once the roof of
the structure is complete , store all paint and chemicals (tightly sealed) in the covered area. Any
hazardous or toxic materials must be collected by a licensed or approved handler. All domestic ,
construction and demolition debris will be contained onsite in a dumpster and disposed of at a permitted
landfill appropriate to the materials disposed. Sediment must be returned to suitable onsite sediment
stockpile or trucked off site and deposited in an appropriate dirt storage facility.
Maintenance and Inspection : Inspect material staging area daily and repair material containers and
covers as needed. Full dumpsters must be collected in timely manner and replaced with an empty
dumpster as needed until construction is complete.
All state and local regulations pertaining to material storage areas must be researched and followed.
Responsible Staff: Site Superintendent or his/her designee
3.3 Spill Prevention and Chemical Handling
(NPDES General Permit Part Ill D 3 , 4)
Minimal fueling operations will be conducted onsite. Additionally , all vehicles with hydraulic fluids shall
keep a spill kit in their vehicle. If fueling operations occur , subcontractor will have a spill kit available in
their vehicle. The following BMPs must be utilized if the need arises.
BMP Description: Vehicle Fuel Spill Kits
Installation Schedule: Fueling areas must be established before any fueling operations take place on the
site. Spill kits must be available if fueling operations take place on site. At a minimum , the spill kit shall
consist of sorbent socks or pads. All spills will be reported and appropriate remediation measures will be
taken.
Maintenance and Inspection : Onsite inspections of fueling activities will be responsibility of the site
contractor or his/her designee and must be made and logged daily.
Responsible Staff: Site Superintendent or his/her designee
3.4 Sanitary Wastes
(NPDES General Permit Part Ill D2d and E 4k)
Proper sanitary and septic waste management prevent the discharge of pollutants to stormwater from
sanitary and septic waste by providing convenient , well-maintained facilities , and arranging for regular
service and disposal. Sanitary septic waste management practices are suitable for use at all construction
sites that use temporary or portable sanitary waste systems. All food waste and household trash must be
disposed of in appropriate containers and protected from rainfall. Construction dumpsters must not be
used for the disposal of household trash.
BMP Description: Sanitary Waste Systems
Installation Schedule: Place sanitary facilities at least 10 feet from any inlets on a flat surface as soon as
land clearing is complete.
Maintenance and Inspection: Inspect and verify that activity-based BMPs are in place prior to the
commencement of associated activities. Arrange for regular waste collection. If high winds are expected ,
portable sanitary facilities must be secured with spikes or weighed down to prevent over turning.
Responsible Staff: Site Superintendent or his/her designee
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SECTION 4: TEMPORARY AND PERMANENT STABILIZATION/
POST CONSTRUCTION BMPS
(NPDES General Permit Part Ill C and E 4 h)
Stormwater basin and collection system was designed for entire development. All sediment treatment
will occur within the work area and before entrance into stormwater conveyance system.
Stormwater Basin serves as a post construction BMPs.
Temporary BM P's to be utilized for temporary stabilization include temporary Vegetation. Refer to section
2.3 for temporary and permanent vegetation BMP specifics , as well as Appendix I for Vegetation
Installation.
Final stabilization (sod or other permanent landscaping) of disturbed areas must be initiated immediately
whenever clearing , grading , excavating or other earth disturbing activities have permanently ceased on
any portion of the site. All of the areas disturbed by construction activities must be stabilized with
vegetation , landscaping or other permanent ground cover. As stated in the general permit "Established
vegetation will be considered final if 100% of the soil surface is uniformly covered in permanent
vegetation with a density of 85% or greater."
Please note: ADEM requires a log be kept for grading and stabilization activity throughout the grading
phase. Utilize Grading and Stabilization log in Appendix G for effective recordkeeping.
Windrow by Two Hands Design & Development LLC CBMPP 2024 15
SECTION 5: CBBMP RECORDKEEPING AND BMP MAINTENANCE
5.1 CBMPP
(NPDES General Permit Part Ill E 5 a -d)
The Construction Best Management Practices Plan is designed to be a living document that may be
modified due to changing conditions. ADEM requires the following:
(a) "The CBM PP sha ll be up da ted as necessary to address changes in th e co ns truction activity , s ite weather
p atterns, new TMDLs fi na li zed or approved by E PA , new 303 (d) li s ti ngs approved by EPA , or man ufactu rer
sp ecifica ti ons f or sp ecific con tro l techn o logies;
(b) Th e CBM PP sha ll be amended if in sp ections or investi ga ti ons by s ite s taff or by local, sta te, or f edera l offic ia ls
de termine th a t th e exis tin g sedim ent con tro l measures , erosion co ntro l measures, or o th er s ite managemen t
p rac ti ces are in effecti ve or do no t meet th e req uirements of this p ermit. All necessary modifica ti o ns to th e CBM PP
sha ll be mad e w ithin seven (7) ca lendar days f o llowin g no tifica ti on of th e in sp ecti on unless gra nted an extension of
tim e by th e D ep artm ent;
(c) If exis tin g sedim ent contro l measures , erosion co ntro l measures , or o th er s ite managemen t p ractices prove
in effecti ve in p ro tectin g wa ter qua li ty or need to be modifi ed; or if additiona l sedimen t contro l measures, erosion
con tro l measures, or o th er s ite man agement p ractices are necessary to meet th e req uirem ents of this p erm it,
implem enta tion shall be co mpleted as soon as p ossible, bu t no t to exceed fi ve (5) days of th e observa ti on or s ite
in sp ecti on unless p revented by un saf e wea th er co nditions. If unsaf e weath er conditions are p resent, th ey should be
docum ented. If implementa ti on before th e next s torm event is impractica ble, th en new land d is tu rbance acti vities
mus t cease until th e modified or additi ona l co ntro ls can be implemented ; ... "
A log entry will be made to the Grading and Stabilization log in Appendix G when the following activities
occur: Date(s) when major grading activities occur, Date(s) when construction activities temporarily or
permanently cease on a portion of the site, Date(s) when an area is either temporarily or permanently
stabilized.
A copy of the CBMPP will be maintained onsite or be available electronically upon request. Records are
also stored electronically and kept at the EcoSolutions Inc. office.
5.2 Inspection Procedures and Requirements
(NPDES General Permit Part Ill H 1-3)
Before any land disturbing activities commence, a preconstruction inspection must be conducted by QCP
or qualified person under the supervision of the QCP. Inspection will identify all areas of proposed land
disturbance , storage of materials and stormwater conveyances to determine if there are any pre-existing
areas of concern. The inspection must be documented , photographed and available to ADEM upon
request. (NPDES General Permit Part Ill H 1 a-f)
Each day there is activity at the site , the operator , QCI , QCP , person under the direct supervision of the
QCP , other qualified consultant , or other qualified persons , shall visually observe that portion of the
construction project where active disturbance , work or construction occurred and report any BMP
deficiencies observed to the operator , QCP , or QCI as stated in ADEM Ad min. Code Ch. 335-6-6
Permittee shall maintain a log of all daily observations and records , as well as record any rainfall. Daily
Log in Appendix Dis available electronically. (NPDES General Permit Part Ill H 2)
Retain a qualified QCP to conduct precipitation and monthly inspections in compliance with NPDES
General Permit Part Ill H 3. Inspections will be made monthly and after every 0.75" rain event, whichever
occurs first by a qualified QCP, QCI , or person under the direct supervision of the QCP Inspections will be
initiated within 24 hours after resuming construction and completed within 72 hours of qualifying event.
An inspection report will be sent to the responsible official with deficiencies noted and corrective action to
Windrow by Two Hands Design & Development LLC CBMPP 2024 16
be taken. Inspection reports will be reviewed and corrective actions taken immediately upon receipt of
report. (NPDES General Permit Part Ill H 3)
5.3 CBMPP Evaluations
(NPDES General Permit Part Ill H 4)
The QCP will meet with responsible official or their representative , on site , to evaluate and update
necessary modifications of the CBMPP at a minimum of once every three months for priority watersheds
and every six months for all other sites. All modifications or additions to erosion and sediment controls
will be updated in accordance with NPDES Part Ill E 4
5.4 Corrective Action
(NPDES General Permit Part 11111-3, Part IV J 1&2)
If for any reason , permittee discharge does not comply with any limitation or condition of this permit,
permittee will verbally notify the Director within 24 hours of the noncompliant event followed by a the non-
compliance notification written report within five (5) days of the event. All deficiencies will be corrected as
soon as practicable , but not to exceed five (5) days of the inspection unless prevented by unsafe weather
conditions. The operator shall promptly take all reasonable steps to remove, to the maximum extent
practical , pollutants deposited offsite or in any waterbody or stormwater conveyance structure.
Contact QCP immediately for assistance in developing remediation plan to repair the damage to the
offsite areas.
Corrective Action Log in Appendix E is available by contacting EcoSolutions Inc. office .
5. 5 Records Retention
(NPDES General Permit Part IV K)
Retain records of all inspection records , monitoring information , copies of all reports required by the
permit , and records of all data used to create such reports , for a period of three years from the date of the
inspection or report.
All records and plans required under the permit will also be kept at the QCP office at 1290 Main Street ,
Suite D, Daphne AL 36526. The documents are available for review during business hours or by
appointment.
Windrow by Two Hands Design & Development LLC CBMPP 2024 17
SECTION 6: CERTIFICATION AND NOTIFICATION
I certify under penalty of law that a Comprehensive Construction Best Management Practices
Plan (CBMPP) for the prevention and minimization of all sources of pollution in stormwater and
authorized related process wastewater runoff has been prepared under my supervision for this
site/activity, and associated regulated areas/activities. The CBMPP meets the requirements of
this permit and if properly implemented and maintained by the Operator, discharges of
pollutants in stormwater runoff can reasonably be expected to be effectively minimized to the
maximum extent practicable according to the requirements of ADEM Administrative Code
Chapter 335-6-6-.23 and this Permit. The CBMPP describes the erosion and sediment control
measures that must be fully implemented and regularly maintained as needed at the permitted
site in accordance with sound sediment and erosion control practices to ensure the protection of
water quality.
QCP Designation/Description: Certified Professional in Erosion and Sediment Control
Name and Title: Lewis Cassidey, CPESC 8771
Signature DRAFT
Date Signed November 21, 2024
Prepared by Lewis Cassidey, CPESC 8771
Windrow by Two Hands Design & Development LLC CBMPP 2024 18
CBMPP APPENDICES
Appendix A -General Location Map
Appendix B -Site Map
Appendix C -NOi and Acknowledgement Letter from ADEM
Appendix D -Inspection Reports and Logs
Appendix E -Corrective Action Log
Appendix F -CBMPP Amendment Log
Appendix G -Grading and Stabilization Activities Log
Appendix H -List of Subcontractors working under Permittee
Appendix I -BMP Installation Details, Maintenance and Inspection
Appendix J -Training Log
Windrow by Two Hands Design & Development LLC CBMPP 2024 19
Appendix D Inspection Reports and Logs
DAILY RAINFALL AND NPDES INSPECTION CHECKLIST
Project Name: Windrow
CBMPP Contact: Lewis Cassidey, EcoSolutions, Inc .
In an effort to improve compliance , Daily Rainfall and Inspection records are stored
electronically . Please contact EcoSolutions Inc . at 251.621 .5006 for copies of the
report.
RECORDS WILL BE KEPT FOR:
Initial Preconstruction Inspection
Daily LOG
Monthly/ Rainfall Driven Inspections
Windrow by Two Hands Design & Development LLC CBMPP 2024 20
Appendix E Corrective Action Log
Project Name: Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
The following information is recorded electronically. Please contact EcoSolutions Inc . at
251 .621 .5006 for access.
Corrective Action Date Action
Inspection Inspector BMP deficiency (Planned Date/ was Taken/
Date Name (Attach additional Responsible Party) Responsible
sheets as needed) Party
Logs are maintained in the EcoSolutions office and are available upon request.
Windrow by Two Hands Design & Development LLC CBMPP 2024 21
Appendix F CBMPP Amendment Log
Project Name : Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
Per the permit , the CBMPP is reviewed every three months and replaced in entirety .
Amendment
Amendment# Description of Amendment Date prepared by
(Name and Title)
Windrow by Two Hands Design & Development LLC CBMPP 2024 22
Appendix G Grading and Stabilization Activities Log
Project Name : Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
Grading and stabilization activities are included within the corrective action Log of
Appendix E
Windrow by Two Hands Design & Development LLC CBMPP 2024 23
Appendix H List of Subcontractors Working under Permittee
Project Name : Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
To be determined: please contact site supervisor for list of subcontractors
Windrow by Two Hands Design & Development LLC CBMPP 2024 24
Appendix I BMP Installation Details, Maintenance and Inspection
Project Name : Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
Appendix I contains the BMP 's specific to this site.
Modifications to the CBMPP will be made to the CBMPP Log found in Appendix F.
Windrow by Two Hands Design & Development LLC CBMPP 2024 25
BMP Installation Details, Maintenance and Inspection
The goal of construction phasing is to minimize onsite erosion and offsite sedimentation
by establishing land disturbance activities on a pre-determined schedule . This
coordinates the timing of activities with the installation of erosion and sediment control
practices . The timeline below is a guideline for installation and phasing .
The most effective erosion and sediment control practice is preserving the existing
vegetation on site through minimization of the area of ground disturbance . Vegetation
provides erosion control , stormwater detention , biofiltration , and aesthetic values to a
site during and after construction activities .
If work on the project temporarily cease for a period of 10 days or more , temporary
stabilization of disturbed areas must be initiated immediately . (NPDES General Permit
Part Ill B).
Phase I -Initial
□ Duration of phase (tbd)
• Meet with EcoSolutions Inc. onsite for pre-construction conference to review CBMPP
and construction phasing to minimize potential for offsite impacts .
• Ensure all NPDES permits and clearances are obtained .
• Construction exit (CE). See BMP diagram in Appendix I
• Maintain filter strips by clearing areas only necessary for home construction . See
BMP diagram in Appendix I.
• Install Perimeter Controls . Install perimeter silt fence (SF) around all flat or
downgrade sides of lot. See BMP diagram in Appendix I.
• Establish General Housekeeping Measures (GH). Designate onsite areas for
equipment cleaning , maintenance and repair . Provide and identify sanitary facilities .
Develop debris containment area . Establish concrete and paint wash areas . See
BMP diagram in Appendix I.
Phase 11 -Land Clearing and Grading / Home Construction
□ Duration of phase (tbd)
• Clear I Grub Construction area.
• Grade site to rough grades
• Install Curb Inlet Protection as indicated in BMP diagram in Appendix I.
Windrow by Two Hands Design & Development LLC CBMPP 2024 26
• Maintain filter strips as indicated in BMP diagram in Appendix I.
• Maintain and/or repair perimeter controls on a daily basis . Check silt fence to
determine if needs maintenance or repair . Confirm construction exit is functioning
and there is no vehicle tracking off site . See BMP diagram in Appendix I.
• Maintain General Housekeeping Measures (GH). See BMP diagram in Appendix I.
• Install Temporary Vegetation (TV) on all slopes and bare areas that are left exposed
10 days or more . Seasonally appropriate vegetation must be installed . See
Appendix for seeding rates and seasons . The site is located in the south zone .
• Install SOD in each disturbed area as soon as work is completed . See Appendix I for
installation and maintenance details .
• Maintain General Housekeeping Measures (GH). See BMP diagram in Appendix I.
Phase 111 -Final phase
□ Duration of phase (tbd)
• Review NPDES inspection reports and make corrections as indicated .
• Ensure that all disturbed areas have been graded and SOD is well established in all
areas of the project.
• Ensure all construction debris has been removed .
• Ensure that all impacted areas are clear of sediment and debris .
• Ensure that all sediment and temporary erosion controls devices are removed (silt
fences, inlet protection, etc .)
• Terminate permit with ADEM .
Windrow by Two Hands Design & Development LLC CBMPP 2024 27
BMP Description : Vegetative Filter Strip (FS)
Installation Schedule : After rough grading of the lot , install vegetative filter strips
(minimum two rows of sod or 4 feet wide) on the north, east and south sides of the lot.
These strips will serve as infiltration areas , intercept sediment and reduce stormwater
flow and velocity. Vegetation must be permanent herbaceous vegetation of a single
species or a mixture of grasses or legumes , which have stiff stems and a high stem
density near the ground surface .
Maintenance and Inspection : Inspect and maintain FS daily . Do not use filter strips for
the storage of construction materials or as dumping grounds for construction debris.
The filter strip must be replaced when the vegetation has died or is damaged to the
point where stem spacing exceeds one inch .
Responsible Staff: Site Superintendent or his/her designee
BMP Description : Street Sweeping (SS)
Installation Schedule : Streets will be inspected daily and swept daily when vehicle
tracking noted . Sweeping may be conducted either mechanically or with person utilizing
dustpan and broom .
Maintenance and Inspection: Streets must be inspected daily for accumulated
sediments . Sediment must be returned to suitable onsite sediment stockpile or trucked
off site and deposited in an appropriate dirt storage facility .
Responsible Staff: Site Superintendent or his/her designee
BMP Description : Top Soiling (TS) is the removal of a desirable soil surface at a site
prior to construction and using it on areas to be vegetated .
Installation Schedule : Remove topsoil immediately after clearing of vegetation . Store
topsoil in a designated stockpile and stabilize with temporary vegetation. Storage piles
of soil left for longer than three (3) days shall be completely encircled with silt fence. If
left inactive or unused for longer than thirteen (13) days the pile shall be seeded ,
sodded , or covered with a mulching fabric or tarpaulins. Locate stockpile out of
drainage ways and traffic routes . Do not place stockpiles on sleep slopes . Seed
stockpile and install silt fences around base of stockpile to prevent sediment movement.
Maintenance and Inspection : Inspect top soiled areas weekly , or after any heavy rain
event, until vegetation is established. Repair eroded or damaged areas and revegetate.
Responsible Staff: Site Superintendent
BMP Description : Building materials handling
Installation Schedule : Only store enough materials onsite to complete the job . Store all
materials in an orderly fashion and assure proper labeling . All materials must be tightly
sealed and covered by a tarp . Once the roof of the structure is complete , store all paint
and chemicals (tightly sealed) in the garage area . All construction debris will be
disposed of at a permitted construction and demolition landfill.
Maintenance and Inspection: Inspect material staging area daily and repair material
containers and covers as needed . All state and local regulations pertaining to material
storage areas must be researched and followed.
Windrow by Two Hands Design & Development LLC CBMPP 2024 31
socks or pads . All spills will be reported and appropriate remediation measures will be
taken .
Maintenance and Inspection: Onsite inspections of fueling activities will be responsibility
of the site contractor or his/her designee and must be made and logged daily .
Responsible Staff: Site Superintendent or his/her designee
BMP Description : Paint Wash Water
Installation Schedule : Designate a paint and drywall wash area and basin as needed.
Paint wash water can be disposed of in the concrete wash area . Check with the local
water and sewer authority before disposing of water based paint wash water in the
sanitary sewer. Oil based paint and solvents must be disposed of as required by local or
state regulations. Paint wash water must not be allowed to leave the site or enter the
storm drains. Recommended size of washout is a minimum of 2' x 2' but will be sized to
adequately retain solids , slurry and rainwater. Minimum depth of the washout is 15
inches . The impermeable plastic sheeting liner shall be a minimum of 10 millimeters
thick and free of any holes or tears .
Maintenance and Inspection: Onsite inspections of areas where painting is taking place
will be responsibility of the site contractor or his/her designee and must be made daily .
Install a new plastic liner after every cleaning.
Responsible Staff: Site Superintendent or his/her designee
BMP Description : Sanitary Waste Systems
Installation Schedule : Place sanitary facilities at least 10 feet from any inlets on a flat
surface as soon as land clearing is complete.
Maintenance and Inspection: Inspect and verify that activity-based BMPs are in place
prior to the commencement of associated activities . Arrange for regular waste
collection . If high winds are expected , portable sanitary facilities must be secured with
spikes or weighed down to prevent over turning .
Responsible Staff: Site Superintendent or his/her designee
Windrow by Two Hands Design & Development LLC CBMPP 2024 33
Concrete Wash Area
G ND
Stabilized E trance Pa
BMP Description : Concrete/ Paint Washout Facility
Installation Schedule : Install a concrete washout basin or prefabricated washout
container before concrete work begins. Do not place concrete washout facilities
adjacent to storm drains, open ditches, or water bodies . Allow convenient access for
concrete trucks, preferably near the area where the concrete is being poured . If trucks
need to leave a paved area to access washout, prevent track-out with a construction
exit. Vehicle tracking control will utilize exit pad with 1.5" - 3 .5" crushed stones .
Recommended size of washout is a minimum of 1 O' x 1 O' but will be sized to adequately
retain solids, slurry and rainwater . Minimum depth of the washout is 2 feet. The
impermeable plastic sheeting liner will be a minimum of 10 millimeters thick and free of
any holes or tears . Class A silt fence will be utilized for perimeter control. Signs will be
placed to indicate location of wash out.
Maintenance and Inspection: During periods of concrete work, inspect daily to verify
compliance . The facility needs to be cleaned or changed when 75% full. Inspect self-
installed washouts daily to ensure that plastic linings are intact and sidewalls have not
Windrow by Two Hands Design & Development LLC CBMPP 2024 34
Table SOD-1 Grasses Adapted for Sodding in Alabama
Warm Season Variety Area Adapted
Species
Bermuda grass Trfway, Trfgreen, Tlflawn, Common North, Central, South
Bahiagrass Pensacola Central, South
Centipede No Improved Varieties Central, South
St Augustine Bitterblue, Raleigh, Common South
Zoysia Emerald, Meyer Central, South
Cool Season
Species
Tall Fescue Kentucky 31 North
Table SOD-2 Adaptation and Maintenance of Grasses Used for Sodding
Species Tolerance Ratings Maintenance
Shade Heat Cold Drought Wear Mowing Mowing
Height Frequency
Bermudagrass No Good Poor Excel. Excel. 1" High
Bahiagrass Fair Good Poor Excel. Good 2-3" High
Centipede Fair Good Poor Good Poor 1 ½" Low
Tall Fescue Good Fair Good Good Good 3" High
St. Augustine Good Good Poor Poor Poor 2-3" Medium
Zoysia Fair Good Fair Excel. Good 1· High
Windrow by Two Hands Design & Development LLC CBMPP 2024 38
TEMPORARY VEGETATION
BMP Description : Temporary Vegetation (TV)
Installation Schedule : Prior to start of installation , plans and specifications will be
developed by a qualified design professional.
Maintenance and Inspection : If vegetation fail to grow, test soil to determine pH and
proper nutrient levels. Mow and keep height as indicated per species . Inspect weekly
until stand develops and then monthly thereafter . Eroded areas will be refilled , fertilized
and seeded upon identification .
Responsible Staff: Site Superintendent or his/her designee
Seedbed Preparation
• Grade and loosen soil to a smooth firm surface to enhance rooting of seedlings
• and reduce rill erosion . If compaction exists , loosen the surface to 6" to 8".
• Break up large clods and loosen compacted , hard or crusted soil surfaces with a
disk , ripper , chisel , harrow or other tillage equipment .
• Avoid preparing the seedbed under excessively wet conditions .
For broadcast seeding and drill seeding
• loosen the soil to a depth of 6''.
For no-till drilling
• The soil surface does not need to be loosened unless the site has surface
compaction .
• If shallow compaction exists , the area will be chiseled across the slope at least
6''.
• If compaction exists between 6" and 12 " the area will be chiseled or subsoiled at
least 12 ".
Fertilizing
• If vegetation fails to grow, have the soil tested to determine whether pH is in the
correct range or nutrient deficiency is a problem .
• Satisfactory establishment may require refertilizing the stand , especially if the
planting is made early in the planting season .
• Follow soil test recommendations or the specifications provided to establish the
planting .
Mowing
• Temporary plantings may be mowed and baled or simply mowed to compliment
the use of the site .
• Millet , sorghum-sudan hybrids , sudangrass , rye and wheat may be mowed , but
no lower than 6" (closer moving may damage the stand).
• Ryegrass is tolerant of most mowing regimes and may be mowed often and as
close as 4 " to 6" if this regime is started before it attains tall growth ( over 8'').
• Bermudagrass is tolerant of most mowing regimes and can be mowed often and
close , if so desired , during its growing season .
Windrow by Two Hands Design & Development LLC CBMPP 2024 39
Reseeding
• Inspect seedlings weekly until a stand is established and thereafter at least
monthly for stand survival and vigor. Also , inspect the site for erosion.
• Eroded areas will be addressed appropriately by filling and/or smoothing, and
Re-application of lime, fertilizer, seed and mulch . A stand will be uniform and
dense for best results. Stand conditions , particularly the coverage, will determine
the extent of remedial actions such as seedbed preparation and reseeding .
• A qualified design professional will be consulted to advise on remedial actions.
Consider no-till planting.
TS-1 Commonly Used Plants for Temporarv Cover
Species Seeding North Central South Rate/Ac
Seeding Dates
Millet, Browntop or 40Ibs May 1-Aug 1 Apr 1-Aug 15 Apr I-Aug 15 German
Rye 3 bu Sept l•Nov 15 Sept 15-Nov 15 Sept 15-Nov 15
Ryegrass 30Ibs Aug I-Sept 15 Sept I-Oct 15 Sept 1 -Oct 15
Sorghum-Sudan 40Ibs May I-Aug 1 Apr 15-Aug 1 Apr I-Aug 15 Hybrids .
Sudangrass 40Ibs May I-Aug I Apr 15-Aug 1 Apr I-Aug 15
Wheat Common 3 bu Sept l•Nov 1 Sept 15-Nov 15 Sept 15-Nov 15
Common 10Ibs Apr 1-July 1 Mar 15-July 15 Bermudagrass Mar 1-July 15
Crimson Clover 10Ibs Sept 1-Nov 1 Sept 1.Nov 1 Sept 1-Nov 1
Windrow by Two Hands Design & Development LLC CBMPP 2024 40
Table MU-1 Mulching Materials and Application Rates
Rate Per Acre Notes
Material and
(Per 1000 ft. 2)
Straw . 1 ½ -2 tons Spread by hand or machine; anchor when subject to
(with Seed) (70 lbs -90 lbs) blowing.
Straw Alone 2 ½ -3 tons Spread by hand or machine; anchor when subject to
(no seed) (115 lbs -160 lbs} blowing.
5-6 tons
Wood Chips (225 lbs -270 lbs) Treat with 12 lbs. nitrogen/ton.
35 cubic yards
Bark (0.8 cubic yard) Can apply with mulch blower.
1-2 tons
Pine Straw (45 lbs·-90 lbs} Spread by hand or machine; will not blow like straw.
10-20 tons
Peanut Hulls ( 450 lbs -900 lbs) Will wash off slopes. Treat with 12 lbs. nitrogen/ton.
Windrow by Two Hands Design & Development LLC CBMPP 2024 41
INSTALLATION
Place a 6 foot wide section of filter cloth under the wattle and anchor in place with sod
staples. When installing running lengths of straw wattles , you must butt the second
wattle tightly against the first wattle . DO NOT overlap the ends on top of each other.
Overlapping behind each other has been done with some success . Stakes will be
placed in an X pattern over the wattle and will not pierce the wattle. Stakes must be
driven 12 inches in the ground and wired together where they cross above the wattle .
Use sod staple, at 2 foot intervals , to anchor the wattles to the ground.
25 foot wattle uses 6 stakes
20 foot wattle uses 5 stakes
12 foot wattle uses 4 stakes
FLAT GROUND APPLICATIONS
For installations along sidewalks or behind curbs it may not be necessary to stake the
wattles , however, trenches must still be dug . If you have not yet back-filled behind the
sidewalk or curb , lay the wattle snuggly against it first , then backfill behind the wattle .
STAKING
Utilize wood stakes to secure the straw wattles . Utilize stakes that are long enough to
protrude several inches above the wattle : 18" is a good length for hard , rocky soil. For
soft , loamy soil use a 24" stake for greater security . Drive the first end stake of the
second wattle at an angle to help them about one another. The diameter of the stake
will be approximately 1" for ease of driving through the soil.
BMP Description : Buffer Zones (BZ) are a natural or cultivated strip of plants located
adjacent to land disturbance or bordering streams , lakes and wetlands which provide
streambank or site stability through the reduction of scour, erosion , and stormwater
runoff velocities. They also act as filters to remove sediment from stormwater flows.
Installation Schedule : Maintain the 20 foot undisturbed vegetative area at the rear of the
lot during all construction phases.
Maintenance and Inspection : Replant trees , grass , and shrubs to maintain cover for
erosion control.
Responsible Staff: Site Superintendent or his/her designee
Windrow by Two Hands Design & Development LLC CBMPP 2024 44
Appendix J Training Log
Project Name : Windrow
CBMPP Contact: Lewis Cassidey , EcoSolutions , Inc .
(Supporting materials are noted behind where applicable)
Traininq Date Topic
Windrow by Two Hands Design & Development LLC CBMPP 2024 46
ADEM Form 166 8/19 (ADEM-COE Joint Application) Page 2 of 3
6.DREDGING: For projects with dredging, show locations and dimensions of proposed dredge area(s) on attached plans. Include
existing and proposed depths. N/A (check here if dredging is not proposed)
a.New Work Maintenance Work
b. Volume (cubic yards) of material to be removed: ______________________________
c.Type of material (sand, muck, hard bottom, etc.): ______________________________
d.Surface area (square feet) impacted: _______________________________
e.Method of dredging or excavation (hydraulic pump, mechanical, etc.):_________________________________________________
f.Nature of area to be dredged (check all that apply) Upland Wetland Waterbottom Other (explain): ________
_________________________________________________________________________________________________________
7.DISCHARGE OF DREDGED OR FILL MATERIAL: For projects with discharge of dredged or fill material, show locations and
dimensions of all disposal or fill areas on attached plans. N/A (check here if discharge of dredged or fill material is not proposed)
a.Volume (cubic yards) of fill: ______________________________
b.Type of fill (sand, clay, rip-rap, etc.): ______________________________
c.Surface area (square feet) impacted: ______________________________
d.Source of fill material (check all that apply): Commercially obtained Dredged material Borrowed on-site
Other (explain): ________________________________________________________________________________________
e.How will discharge material be contained? Specify containment and/or erosion control measures (i.e. Best Management Practices):
_________________________________________________________________________________________________________
f.Nature of disposal/fill area(s) (check all that apply.) Upland Wetland Waterbottom Other (explain): _______
_________________________________________________________________________________________________________
8.ADDITIONAL INFORMATION: Provide information below relating to the proposed activity.
a.Are oyster reefs located within or near the project area? Yes No If yes, explain: _______________________________
___________________________________________________________________________________________________________
b.Will this project result in the siting, construction, and/or operation of an energy-related facility? Yes No
c.Is the project area greater than 5 acres in size? Yes No
d.Is any portion of the activity for which authorization is sought now complete? Yes No If yes, explain: _____________
___________________________________________________________________________________________________________
_____________________________________ Month and year activity took place: _________________________________________
e.If project is for maintenance work of existing structures or channels, describe legal authorization for the existing work. Provide
permit number, dates, or other form of authorization: ______________________________________________________________
9.PURPOSE AND NEED: Describe the purpose and need of the project. Describe any public benefit, if applicable. Describe the
relationship between the project and any secondary or future development the project is designed to support: ___________________
___________________________________________________________________________________________________________
___________________________________________________________________________________________________________
Intended use: Public Private Commercial Other (explain): ____________________________________________
10.PROJECT SCHEDULE:
Proposed start date: _________________________ Proposed completion date: _________________________
11.ADJACENT PROPERTY OWNER NAMES AND MAILING ADDRESSES: Provide the names and mailing addresses of
adjoining property owners, lessees, etc. whose property adjoins the project. Also, identify the location of each owner’s property on
the plan view drawings. Attach additional sheets as needed.
Owner’s Name: _______________________________________ Owner’s Name: _______________________________________
Mailing Address: ______________________________________ Mailing Address: ______________________________________
____________________________________________________ ____________________________________________________
12.OTHER AUTHORIZATIONS OR CERTIFICATIONS: List all authorizations or certifications requested, received, and/or
required from other federal, state, or local agencies for any structures, construction, discharges, or other activities described in or directly
related to this application. Note: The signature in Section 14 certifies that application has been made to or that permits are not required
from the following agencies. If permits are not required, place “N/A” in space for Type of Approval.
Name of Federal, State, or Local Agency Type of
Approval
Identification
No.
Date of
Application
Date of
Approval
Date of
Denial
U.S. Army Corps of Engineers
Alabama Dept. of Environmental Management (ADEM)
Alabama Dept. of Conservation and Natural Resources,
State Lands Division (ADCNR-SLD)
Alabama State Docks
City/County/Other: ________________________
4
1,015 cubic yards of fill
loam soil and rip rap
.465 acres
4 4
Rip rap will be commercially obtained; soil fill (loam) will be borrowed from on site
Spoil will be dewatered according to plan provided; best management practices will be followed
4
Spoil will be dewatered and left on site in an upland area, 25' from wetlands.
4
4
4
4
Wetland fill is for access road and for stormwater detention area in upcoming subdivision.
4 subdivision "Windrow"
2/1/2025 2/1/2026
See attached See attached
Nationwide
ALGP
ALGP
n/a
City of Fairhope Land disturbance, wetland
ADEM Form 166 8/19 (ADEM-COE Joint Application) Page 3 of 3
13.ATTACHMENTS: In addition to the completed application form, the following attachments are REQUIRED:
Vicinity Map: Show the location of the proposed site in relation to major highways, landmarks, and nearby streets.
Drawings: Provide plan view and cross-section or elevation view drawings of the project site. Drawings must:
1.Show fully-dimensioned and accurate representations of the existing and proposed structures and activities.
2. For projects located in or adjacent to waterways, clearly indicate the location of the Mean High Water and Mean Low Water lines
(in tidally influenced areas) or the Ordinary High Water mark (in non-tidal creeks, rivers, etc.) along the shoreline or bank.
3.For projects located in or adjacent to waterways, include the width of the waterbody at the site location.
14.SIGNATURE OF APPLICANT OR AGENT (REQUIRED): Application is hereby made for authorization to conduct the
activities described herein. I agree to provide any additional information/data that may be necessary to provide reasonable assurance or
evidence to show that the proposed project will comply with the applicable state water quality standards or other environmental protection
standards both during construction and after the project is completed. For projects within the coastal area of Mobile and Baldwin
Counties, I certify that the proposed project for which authorization is sought complies with the approved Alabama Coastal Area
Management Program and will be conducted in a manner consistent with the program. I agree to provide entry to the project site for
inspectors from the environmental protection agencies for the purpose of making preliminary analyses of the site and monitoring
permitted works. I certify that I am familiar with and responsible for the information contained in this application, and that to the best of
my knowledge and belief such information is true, complete and accurate. I further certify that I possess the authority to undertake the
proposed activities or I am acting as the duly authorized agent of the applicant.
_______________________________________ _________________________________
Signature of Applicant or Agent Date
18 U.S.C. Section 1001 provides that: Whoever, in any manner within the jurisdiction of any department or agency of the United States knowingly and willingly falsifies,
conceals, or covers up by any trick, scheme or device a material fact or make any false, fictitious or fraudulent statements or representations or makes or uses any false
writing or document knowing same to contain any false, fictitious or fraudulent statement or entry, shall be fined not more than $10,000 or imprisoned not more than five
years or both.
15.APPLICATION SUBMISSION INFORMATION: Contact the U.S. Army Corps of Engineers prior to submitting the applicationif you have any questions or to request acceptable alternate content/format. For electronic submittals (preferred method), please usethe email addresses listed below. An instruction package, example SPCC plans, and other information are available upon request.NOTE: Fees may be required in conjunction with ADEM certification. ADEM will contact the applicant with fee requirements. Feesmay also be required by the ADCNR-SLD for dredging activities and projects impacting State-Owned Submerged Lands. ADCNR-SLDwill contact the applicant with fee requirements.
Submit the completed and signed application (with original or digital signature) and attachments to the appropriate U.S. Army Corps of Engineers office below:
Additionally, submit a signed paper or electronic copy of the application package to the appropriate state agencies below:
For activities in the following counties in Alabama:
Baldwin, Butler, Choctaw, Clarke, Coffee, Conecuh, Covington, Crenshaw, Dale, Escambia, Geneva, Henry, Houston, Marengo, Mobile, Monroe, Washington, and Wilcox
For activities in all other counties in Alabama:
(Portions of northern Alabama counties may be within the U.S. Army Corps of
Engineers Nashville District area of responsibility. Please contact the Nashville
District Regulatory Division at (615) 369-7500 for more information)
U.S. Army Corps of Engineers, Mobile District Attention: Regulatory Division, North Branch 218 Summit Parkway, Suite 222 Homewood, Alabama 35209 Phone: (205) 290-9096 Web: www.sam.usace.army.mil
Email: RD-N2@usace.army.mil
For activities in the following counties in Alabama:
Baldwin, Mobile, and Washington
Coastal Section-Mobile Branch Field Operations Division, ADEM 3664 Dauphin Street, Suite B Mobile, AL 36608
Phone: (251) 304-1176 Fax: (251) 304-1189 Web: www.adem.state.al.us
Email: coastal@adem.alabama.gov
ADCNR, State Lands Division Coastal Section 3115 Five Rivers Boulevard Spanish Fort, AL 36527
Phone: (251) 621-1216 Fax: (251) 621-1331 Web: www.outdooralabama.com
For activities statewide in Alabama:
(For northern counties, contact the Nashville District as noted above)
Field Operations Division, ADEM Post Office Box 301463 Montgomery, AL 36110-2059
Phone: (334) 394-4311 Fax: (334) 394-4326 Web: www.adem.state.al.us
Email: fieldmail@adem.alabama.gov
Alabama State Port Authority Attn: Harbormaster P.O. Box 1588 Mobile, AL 36633
Phone: (251) 441-7074 Fax: (251) 441-7390 Web: www.asdd.com
Email: harbormaster@asdd.com
All attachments must be of reproducible quality. For hard copy applications, attachments must be on 8 ½ inch x 11 inch paper.
U.S. Army Corps of Engineers, Mobile District Attention: CESAM-RD-APost Office Box 2288 Mobile, Alabama 36628-001 Phone: (251) 690-2658 Web: www.sam.usace.army.mil
Email: CESAM-RD@sam.usace.army.mil
1/2/2025
P.O. Box 361 Montrose, AL 36559 251.621.5006
Mail@EcoSolutionsinc.net
Windrow subdivision Wetland Fill – South Section Street, Fairhope, AL
Applicant Jason Tickle requests a permit to fill isolated wetlands, that may not be under USACE
jurisdiction. If the wetlands are jurisdictional permitting is proposed through Nationwide permit 29 since
fill will be less than 0.5 acres. Fill material will consist of rip rap and native loam soils.
Site Description: The applicant, Jason Tickle of Two Hands Design & Development LLC, is developing an
18 acre / 19 lot subdivision on South Section Street in Fairhope, AL. Property ID number is 18518, Parcel
number 05-46-09-29-0-000-047.000. This property lies within the Point Clear Creek Watershed. The
site is zoned R-1 in the City of Fairhope.
Description of the proposed activity:
The Windrow project is a residential subdivision with wetland areas incorporated into the design of the
stormwater system. The existing wetlands are 1.73 acres which were delineated in March 2023 and it
appears the wetlands are not under USACE jurisdiction due to Sackett, see jurisdictional opinion letter
dated July 15, 2024 below. Please provided a written explanation of jurisdictional status of the wetlands
on this site once the determination is completed. If the wetlands are determined to be under USACE
jurisdiction then the client wants to move forward with wetland fill permitting under NWP 29.
Proposed Work: The proposed work includes the following:
1. Access road: Wetland fill for the access road is required to allow access to the majority of the
uplands and the site from South Section Street.
2. Stormwater Detention: Wetland fill is required for the construction of the stormwater detention
system and outfall structures. The remaining wetlands on the site will be enhanced by the
removal of invasive species and replanting with native wetland species
3. Total wetland impact area (access road and stormwater detention) proposed is 0.465 acres. The
wetland impact area have been minimized by using the dam of the southern stormwater basin
as part the access road into the site.
4. Wetland fill quantities: 970 cubic yards of loamy soil; 45 cubic yard of rip rap.
See supporting documents attached.
1 SD 25.05 Battles Trace Phase 9 – February 3, 2025
Summary of Request:
Public hearing to consider the request of the Applicant, Sawgrass Consulting, on behalf of the Owner, PCH
Hotels and Resorts/RSA, is requesting Preliminary Plat approval of Battles Trace Phase 9, an 81-lot major
subdivision. The property is approximately 22.4 acres and is located on the north side of Battles Road, on the
east and west sides of Colony Drive. The property is zoned TR – Tourism Resort District.
Comments:
- The subject property is part of the TR District and if approved will be the next phase of Battles Trace.
The TR District requires that the overall gross density for residential areas shall be no greater than
3.5 units per gross area and the TR District shall provide at least 20% open/green space. Both
conditions are met. Currently “3-4 additional phases are anticipated to be similar in nature to phase
9 and other previous phases.”
Utilities:
- Water, Sewer, and Gas: City of Fairhope and aid to construction costs will be determined once the
final construction designs have been reviewed.
- Power: Riviera Utilities
- Communications: AT&T
Drainage:
- Battles Trace PH 9 contains approximately 22.4 acres and is located to the North and West of the
intersection of Geranium Dr. and Lobelia Ln. There is a ridge running through the middle of the site
which generally separates the drainage to the east and the west directions. The site is currently
wooded consisting mostly of planted pines. One detention pond is proposed in the SW corner of the
site to detain the area that generally lies on the west side of the ridge. This pond will be routed to an
existing 18” HDPE pipe that was stubbed out during the construction of PH 5 and will ultimately be
2 SD 25.05 Battles Trace Phase 9 – February 3, 2025
routed to the existing 18-acre lake and adjacent 1- acre pond prior to being discharged from the
western portion of the development. Water quality requirements for the developed area (generally
located on the west side of the ridge) will be accommodated by the existing 18-acre lake and 1-acre
pond noted above. All water on the east side of the ridge will drain (un-detained) to the existing 2-
acre wet detention pond located on the golf course (located NW of the intersection between Battles
Road and Section St, and along the east side of Battles Trace PH 7 and PH 8). This detention pond
was constructed during Battles Trace PH 7 and was designed to accommodate both water quality
and detention requirements for the proposed developed area located within PH 9 (generally located
on the east side of the ridge).
Citizen Comments:
- Staff has received several phone calls and emails regarding this next phase. Citizen correspondence
is included in the packet along with two petitions that were received from the Hill Top Subdivision
and Battles Trace Subdivision property owners.
The City of Fairhope Subdivision Regulations contain the following criteria in Article V.B.2. Approval Standards.
“2. Consistency with Plans, Regulations and Laws - The Planning Commission shall not approve the
subdivision of land if the Commission makes a finding that such land is not suitable for platting and
development as proposed, due to any of the following:
a. The proposed subdivision is not consistent with the City’s Comprehensive Plan, and/or the City’s Zoning
ordinance, where applicable;
• Meets
b. The proposed subdivision is not consistent with the City’s Comprehensive Plan or any other plan or
program for the physical development of the City including but not limited to a Master Street Plan, a Parks
Plan, a Bicycle Plan, a Pedestrian Plan, or the Capital Improvements Program;
• Meets
c. The proposed subdivision is not consistent with these Regulations;
• Meets
d. The proposed subdivision is not consistent with other applicable state or federal laws and regulations;
• Meets
e. The proposed subdivision otherwise endangers the health, safety, welfare or property within the
planning jurisdiction of the City.”
• Meets
Recommendation:
Staff recommends approval SD 25.04 Battles Trace Phase 9 preliminary plat.
1.
November 5, 2024
Tim Lawley
Sawgrass Engineering
RE: Service Availability – Battles Trace, Phase 9
Dear Mr. Lawley,
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
October 19, 2023
Sawgrass Consulting, LLC
30673 SGT El Boots Thomas Dr
Spanish Fort. AL 36527
RE: Battles Trace Phase 9, PPINs 378695, 373725, 373726, 373727, 63315, 5499,
20948
Water, Sewer and Gas are available with Fairhope Public Utilities. Aid to
construction will be determined once the final construction designs have been reviewed.
Tim Manuel
Water/W astcwater Assistant Superintendent
Fairhope Public Utilities
Wes Boyett
Gas Superintendent
Fairhope Public Utilities
1:: SctwJ~s-5 ct ~d +l{_ 0.t+-~ ~t hti '1.ore,
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RIVIERA UTILITIES
413 East Laurel Avenue - Foley, AL 36535
Phone (251) 943-5001
11/6/2024
Heather Bell
Sawgrass
30673 SGT E.I. “Boots” Thomas Drive
Spanish Fort, AL 36527
RE: Battles Trace Ph.9
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’ easement along all side property lines and a 15’ easement along all front
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
WGRASS November 21, 2024 MARY BLACKWOOD 811 GERANIUM DR
FAIRHOPE, AL 36532
Hello MARY,
30673 Sgt E.I ... Boots" Thomas Dr Spanish Fort, AL 36527 P: 251-544-7900 www.sawgrassllc.com
Sawgrass Consulting, LLC would like to invite you to a community meeting on Tuesday, December
3, 2024. The meeting will be held at the Lakewood Tennis Building, 6515 Battles Road, Fairhope,
AL 36526 to review and discuss a s1ngle-fam1ly subd1v1sion (Battles Trace Phase 9). Phase 9 of
Battles Trace will be located to the north of Battles Trace Phase 5 and to the west of Battles Trace
Phase 6.
You are being contacted due to being an adjacent property owner to the residential subdivision.
and we would like the opportunity to present the preliminary plat to you and answer any questions
you may have.
If you can't attend, please email any questions or concerns you have to my assistant Heather Bell
at l1l;ell@snwgmssllc.corn, we can also be reached at 251-544-7900.
Thank yOLJ and we look forward to hearing from you.
�dJy
Timothy D. Lawley, PE
Vice President
SAMPLE of ORIGINAL LETTER
WGRASS November 26, 2024 TWO HANDS DESIGN ANO DEVELOPMENT
23389 MAIN ST
FAIRHOPE, AL 36532
Hello TWO HANDS DESIGN,
30673 Sgt E.I. "Boots•· Thomas Dr. Spanish Fort, AL 36527 P: 251-544-7900 www.sawgrassllc.com
The previous letter you received from Sawgrass Inv1ting you to a community meeting on Tuesday.
December 3, 2024 inadvertently left off the t,me of the meeting. The meeting will be held at 1 :30
p.m. at the Lakewood Tennis Building, 6515 Battles Road, Fairhope, AL 36526 to review and
discuss a s1ngle-fam,1y subdrv1sron (Battles Trace Phase 9). Phase 9 of Battles Trace will be
located to the north of Battles Trace Phase 5 and to the west of Battles Trace Phase 6.
You are being contacted due to being an ad1acent property owner to the res1dent1al subdivision,
and we would like the opportunity to present the preliminary plat to you and answer any questions
you may have
If you can't attend, please email any questions or concerns you have to my assistant Heather Bell
at . we can also be reached at 251-544-7900.
Thank you and we look forward to heanng from you.
�.� reerl. 1 /
� ci,. ) ./
Timothy D. Lawley, pf}
Vice President
SAMPLE OF REVISED LETTER
ORIGINAL SITE PLAN
REVISED SITE PLAN
COLONY AT THE GRAND RESIDENT ISSUES & CONCERNS -PHASE 9
The following points are submitted to the Fairhope Planning Commission by Colony residents
regarding the current development and future planning of The Colony at the Grand. The
homeowners of The Colony at The Grand respectfully request that the current plan submitted to
the City of Fairhope for Phase 9, which includes multi-family units and carriage homes, be
disapproved. The homeowners would like the developer to continue the original plan for
development of single-family homes. The following points by the residents' Phase 9 petition are
underscored by the fact most residents have not been able to obtain a current Phase 9
development plan through either the developer or the City Planning Commission.
1 . With the proposed Phase 9 planning underway, it is our understanding that townhomes
and carriage homes will be included in the plan. If this is the case, The Colony at the
Grand has evolved far away from what was originally promised to the City and
residents/homeowners. The original vision of a community of single family homes will be
lost.
2. Phase 9 infrastructure concerns:
a. Housing density:
i. Townhomes and carriage homes will increase the area population and
density, while changing the promised subdivision build-plan. Large
parking lots are unsightly and noisy in a subdivision setting.
ii. Very narrow two-lane roads provide entry into the proposed Phase 9
subdivision. There is currently no room for turn-offs into the subdivision,
creating a congestion and safety problem. Has the City conducted
feasibility studies for the large increase in traffic flow on small two-lane
roads with no shoulders (i.e. Section Street)?
iii. Close housing would increase susceptibility and risk to loss by fire. Has
access by fire trucks been studied for human and property safety? Fire
department response to a recent house fire was delayed by at least 5
minutes due to subdivision entry issues.
iv. The City has viewed a proposed rezoning for an apartment complex on
Greeno Road north of Publix at Point Clear in a negative way. Primary
reasons included over-burdening existing infrastructure and community
support. The proposed apartment complex was less than . 7 miles from
the proposed Phase 9 on a much better road system (Greeno Rd).
v . One comment from a recent home purchaser regarding Phase 9
development: " ... there was never any mention of the planned development
less than 100 yards from our front door. We had conversations with the sales
office about the road that has been cut into the woods -meaning more homes
in the near future; however, there was never mention that this next phase
would be any different than what we have seen throughout this development."
1. This is at best a failure to properly disclose material information to a
buyer and at worst a deceptive omission by the developer's sales
office.
2. Note: The Colony website and marketing media for The Colony at
the Grand continue to portray only single-family homes in future
phases.
b. Retention Lakes/Pond:
i. Retention lakes/ponds: Additional high volume rainwater run-off will affect
the surrounding areas and retention ponds/Sweetwater Lake. This run-off
is exacerbated by the proposed development forestry clearcutting.
ii. Sweetwater retention lake is already stressed by current phases. After
several past rain events, the levee has seeped water for days. Water
run-off is close to reaching maximum capacity of the existing lake. With
the potential of up to five more retention ponds draining into Sweetwater,
residents neighboring Sweetwater Lake have major concerns over a
levee breach and residential flooding in the future.
iii. Sweetwater Lake has been filled with run-off, silt and construction debris,
and no action or mitigation plan has been put in place by the developer to
fix the issues.
iv. Mobile Bay Keeper issues from previous complaints regarding drainage
and runoff have not been corrected.
3. Other concerns:
a. During Phase 8 construction, many additional trees were clear cut other than
originally projected to the residents. Will the City follow-up to ensure the builders
and contractors adhere to the approved plan for Phase 9?
The residents of the Colony are tax paying citizens of Fairhope and would like the City Planning
Commission to not permit the Retirement Systems of Alabama (RSA) and their contractors
considerations and approvals other builders would not receive, without serious consideration of
public opinion.
Residents are concerned of the perceived inappropriate relationship between Sawgrass and the
City of Fairhope. Sawgrass should not receive any preferred treatment for approval of the
Phase 9 development. (Refer to pro-Sawgrass comments made by the Mayor at the January
13, 2025 Fairhope City Council Meeting.) There also exists a perception of a potential conflict
of interest in approval of this project as RSA holds the city employees' retirement fund.
The Planning Commission should also be aware that the residents have the following issues
with Retirement Systems of Alabama (RSA), resulting in the residents' initiating petitions like
these:
• Colony at the Grand residents have not been told what the plan for Lakewood expansion
and fee impact would be if Phase 9 is approved. The Lakewood facilities are at or near
their current capacity limits, per local fire codes. Moving away from single family homes
as proposed in the Phase 9 plan would greatly impact current residents' quality of life
and facility use.
• Will Phase 9 allow leasing and short-term rentals?
• How will current resident HOA fees be impacted by Phase 9, since the facility and
greenspace support have a different construct from single family homes?
• RSA does not allow residents a voice at the table to express concerns regarding on-
going development, maintenance, and issues impacting The Colony at the Grand. To
date, none of the seven completed Phases within The Colony have been turned over to
the residents, nor does a resident have a seat on the HOA board, contrary to what is
stated in their own Colony at the Grand brochure. This has resulted in a gradual erosion
of trust and sense of community that was once an attraction to reside in The Colony.
Moreover, RSA continues to hurt their reputation by this no-contact, "do it our way"
conduct, which has unfortunately forced this petition.
• The citizens of The Colony want the City to be aware of these issues the residents have
repeatedly attempted to address.
Sincerely,
~Signed~
Phase 9 Petition Signers
January 23, 2025
Attachments:
1) Phase 9 marketing materials 1
2) Phase 9 marketing materials 2
3) Signed petitions
Atch 1
;}::ff~~,~~~:. ;j
~-~· ....
~ ·~~ ----
Colony at the Grand marketing materials 1/23/2025
Atch2
Copy of Colony at the Grand marketing materials
for Phase 9
from website 1/23/2025
To: Planning and Zoning
Commission
City of Fairhope, Alabama
January 6, 2025
We, the undersigned of this petition, being residents of The
Colony at The Grand, (hereafter known as The Colony) located
in the city of Fairhope, AL, do hereby request that the
application by Retirement Systems of Alabama, Stuart
Construction and Sawgrass Engineering for development of
Phase 9 of the Colony at The Grand be disapproved under the
current plan as submitted. Phase 9 is a 25-acre parcel of a larger
100-acre tract to be developed by RSA. Phases 1-8 of The
Colony consists of single-family homes, apart from the original
condominium building, Bayview II. The plan for Phase 9 as
proposed will consist of multi-family housing and carriage
homes, multiple large parking areas and high-density occupancy
as compared to the current single-family housing in The Colony.
Phase 9 will completely change the appearance of the current
neighborhood and devalue existing homes, which currently
range in value from $600,000 to well over $1 million. Moreover,
this current plan will also put additional strain on city
infrastructure, emergency services, medical services, schools
and traffic in an already well-traveled thoroughfare. We ask the
planning commission to require the developer and builder to
continue building Phase 9 of The Colony under its original plan
ofsingJe-family homes, which is what was presented to
purchasers of homes in Phases 1-8 and as depicted on their
website as of January 3, 2025.
Homeowner(s) Name (Printed) Address
Signature
A-r k-l:<-7 G u.__ lj A;q_ f-vuu..L
:I S-\---cL~ Ga,v u.....1 _
____ ~Uo=1:J
To: Planning and Zoning
Commission
City of Fairhope, Alabama
January 6, 2025
We, the undersigned of this petition, being residents of The
Colony at The Grand, (hereafter known as The Colony) located
in the city of Fairhope, AL, do hereby request that the
application by Retirement Systems of Alabama, Stuart
Construction and Sawgrass Engineering for development of
Phase 9 of the Colony at The Grand be disapproved under the
current plan as submitted. Phase 9 is a 25-acre parcel of a larger
100-acre tract to be developed by RSA. Phases 1-8 of The
Colony consists of single-family homes, apart from the original
condominium building, Bayview II. The plan for Phase 9 as
proposed will consist of multi-family housing and carriage
homes, multiple large parking areas and high-density occupancy
as compared to the current single-family housing in The Colony.
Phase 9 will completely change the appearance of the current
neighborhood and devalue existing homes, which currently
range in value from $600,000 to well over $1 million. Moreover,
this current plan will also put additional strain on city
infrastructure, emergency services, medical services, schools
and traffic in an already well-traveled thoroughfare. We ask the
planning commission to require the developer and builder to
continue building Phase 9 of The Colony under its original plan
of single-family homes, which is what was presented to
purchasers of homes in Phases 1-8 and as depicted on their
website as of January 3, 2025.
Homeowner(s) Name (Printed) Address
~~ c=JYw -ftPf?'laJT oJ 1 n'l1.r2/-/0f1e--,4 L 3&>s.z
>1 t?6 1/p@«zT LIJ ,~E,./1-L ~3~
To: Planning and Zoning Commission
City of Fairhope, Alabama
January 6, 2025
We, the undersigned of this petition, being residents of The Colony at The Grand, (hereafter known
as The Colony) located in the city of Fairhope, AL, do hereby request that the application by
Retirement Systems of Alabama, Stuart Construction and Sawgrass Engineering for development of
Phase 9 of the Colony at The Grand be disapproved under the current plan as submitted. Phase 9 is
a 25-acre parcel of a larger 100-acre tract to be developed by RSA. Phases 1-8 of The Colony
consists of single-family homes, apart from the original condominium building, Bayview II. The plan
for Phase 9 as proposed will consist of multi-family housing and carriage homes, multiple large
parking areas and high-density occupancy as compared to the current single-family housing in The
Colony. Phase 9 will completely change the appearance of the current neighborhood and devalue
existing homes, which currently range in value from $600,000 to well over $1 million. Moreover, this
current plan will also put additional strain on city infrastructure, emergency services, medical
services, schools and traffic in an already well-traveled thoroughfare. We ask the planning
commission to require the developer and builder to continue building Phase 9 of The Colony under
its original plan of single-family homes, which is what was presented to purchasers of homes in
Phases 1-8 and as depicted on their website as of January 3, 2025.
From:Robert Newsome
To:planning
Subject:Case SD25 04 Battles Trace Phase 9
Date:Wednesday, January 22, 2025 4:44:42 PM
I received the Sawgrass Consulting Information on Fairhope City Latter-head Dated 1/20/25 via certified mail on the
afternoon of 1/22/25 with a response deadline of 1/24/25. This is an insufficient timeline for owners and
stakeholders to make serious evaluations and responses. It smacks of last minute trickery in the hopes that people
will not have sufficient time or information to make thoughtful evaluations and timely responses.
1st) The map attached is too small to read and understand. A 27 acre development is crammed into the top left 1/4 of
an 81/2 by 11 piece of paper. (Really) When I asked Sawgrass people at their initial meeting for a copy of their
proposal they declined and said I could take a picture on my phone. When I asked if the plat was on their website
they said NO.
2nd) When I purchased lot BT 216 in Battles Trace nobody ever mentioned that future phases would have
substantial increased density changes. (Patio Homes or Carriage Houses were not discussed or contemplated) This is
inconsistent with existing build outs.
3rd) I so no added amenities only Detention ponds. You can't just keep cramming people and houses into a small
area and not add pools, dog parks, walking paths etc. if they are on the attached plat you can’t read it or see them.
4th) There is already drainage issues in the Colony. The houses on the slope north of the road near the entrance from
CR 3 will add to the existing drainage problems.
I am opposed to the plan as presented but I understand and appreciate that the developer has the right to build and
add new phases to the Colony. I just think they should be more in line with the plans and lot sizes like in the earlier
phases 1-6.
Thank You,
Robert Newsome
From:A ScottTo:planningSubject:RSADate:Friday, January 24, 2025 11:58:31 AM
Anya
From:Amy Siembida
To:Amy Siembida; planning
Subject:Battles Trace Phase 9
Date:Friday, January 24, 2025 11:37:09 AM
I am writing to voice concern for Phase 9.
-The gates are rarely working and it is already backed up on Section Street entrance. They
aren’t shut at the times the sales office isn’t opened after hours.
-There is NO PEDESTRIAN entrance or way to exit the development off of Section St. if you
are not in a vehicle.
-The additional 81 homes in Phase 9 that will utilize this gate as their primary entrance and
exit will be a major congestion problem.
-Phase 6 was sold lots on Geranium Dr. with the map that showed a lushly landscaped area
between Phase 9. It was sold to us that it would look like the area behind Cubin Lily. That is
not what they are proposing.
-RSA as a private entity are developing each phase, not adhering to current city codes
regarding widths, lanes for roadways and sidewalks. But as a tax paying citizen it is your
responsibility, as the City of Fairhope to the Colony residence’ if you are approving these
phases to ensure that these developments you are approving has standards that homebuyers
will be able to live with.
-There is already a drainage problem behind Phase 6 which was a known problem as they built
Phase 6. It is now Phase 9 and they are finally suggesting a fix, but we are still in the dark as
to what that fix is. Why are they not doing these fixes as they sell these homes? If Phase 6
was approved why was the drainage not addressed with the City of Fairhope at that time?
-As the City of Fairhope, you are responsible for ensuring the plans that you approve meet
codes and safety for your tax paying residence regardless of who the developer is.
-The original agreement to develop The Colony in conjunction with the purchase of Lakewood
Country Club has far exceeded the size and scope of the original agreement. It is the
responsibility of the City of Fairhope to ensure the residence of The Colony have each
continuing phase meet the standards of the original agreement.
Hilltop at Fairhope
Hilltop Residents Petition to the City of Fairhope Planning Commission
1-24-2025
The residents of the Hilltop subdivision located in the City of Fairhope, AL,
request that the permit application for the development of Battles Trace Phase 9
be disapproved as currently submitted. The application proposes 100% clearing of
all trees and natural growth in the designated “Common Areas” abutting the
Hilltop development, which we oppose.
We are asking the planning commission to require the preservation of all trees 6” in
diameter and larger in the “Common Areas” shown in the attached supporting
document. The area of concern, which we have had surveyed by a Certified
Arborist, is approximately 2 acres in size and contains 109 hardwoods and pines
between 6” and 28” in diameter. Ninety (90) of those mature trees are 10” and larger
in diameter.
Today, this area provides natural stormwater drainage mitigation that would work
in concert with manmade stormwater management systems. In addition, this area
significantly adds to the beauty of the area and is home to a wide variety of wildlife,
including fox, fox squirrels, raccoons, opossums, owls, hawks, cardinals,
woodpeckers, wrens, bluebirds, and many, many more.
We’ve been told by the developer that clear cutting this area is needed to facilitate
grading. We believe destroying decades of natural habitat to facilitate grading is
unnecessary, irresponsible, and unneighborly.
We understand that Battles Trace Phase 9 is in a Tourism Resort District which
allows extensive exemptions relative to the ordinances of the City of Fairhope.
However, we also understand that when the TR District was created and
exemptions were granted 15 years ago, buffer zones were set aside to preserve trees.
Ostensibly this was done to naturally enhance the beauty of the area, provide a
natural shield with neighbors and to support the spirit of the Fairhope tree
ordinances. We believe that similar solutions and compromises be required by the
planning committee for the Battles Trace Phase 9 development.
PO Box 669 - Daphne, AL 36526
HilltopAtFairhope@gmail.com - 251.210.1818
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Hilltop at Fairhope
Endorsements Signatures
Name: Lot: Signature:
Andy Callahan 01 _____________________________________________
Chris Knight 02 _____________________________________________
Dennis Gibson 03 _____________________________________________
Craig Miller 04 _____________________________________________
Cynthia Phillips 05 _____________________________________________
Jim Ellis 06 _____________________________________________
Becky Feltus 07 _____________________________________________
Lynn Cummings 08 _____________________________________________
Steve Cowles 09 _____________________________________________
Alex Mirakian 10 _____________________________________________
Timothy Nicoud 11 _____________________________________________
David Ingram 12 _____________________________________________
Clark Burrow 13 _____________________________________________
Lisa Frank 14 _____________________________________________
Stephen Ballard 15 _____________________________________________
Cynthia Jackson 16 _____________________________________________
Jaime Lyon Cooper 17 _____________________________________________
Garfield Johnson, III 18 _____________________________________________
Leif Jensen 19 _____________________________________________
PO Box 669 - Daphne, AL 36526
HilltopAtFairhope@gmail.com - 251.210.1818
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Hilltop at Fairhope
Libby Sykora 20 _____________________________________________
Michael Baine 21 _____________________________________________
Larry Cerf 22 _____________________________________________
Sterling S. Willis 23 _____________________________________________
Frank Boyd 24 _____________________________________________
Mary Ann Scarborough 25 _____________________________________________
Karst Revocable Trust 26 _____________________________________________
Rhonda Blocker 27 _____________________________________________
Claude Rodriguez 28 _____________________________________________
Angie Janes 30 _____________________________________________
Susan Prouse Stringer 31 _____________________________________________
Milam Cotten 32 _____________________________________________
Kathleen Manley 33 _____________________________________________
Point Jubilee, LLC 34 _____________________________________________
Ann White-Spunner 35 _____________________________________________
Gregory Scott Spehar 36 _____________________________________________
Julie Martin 37 _____________________________________________
PO Box 669 - Daphne, AL 36526
HilltopAtFairhope@gmail.com - 251.210.1818
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Intermittent
Stream
PHASE 9 COMMON AREA
FLOWING 2 DAYS POST RAIN
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Phase 9 “Common Area” Adjacent to Hilltop
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Common Area Tree Count and Size
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Additional Concerns
Removal of natural screening increases runoff
History of excessive erosion from home sites
Sediment accumulation at Lilly Lake outflow sites
Existing brush provides ideal
Visual screen at 65’
Document ID: 2
3ab627d-c9bdf6b9d-4-eda8420-5b3
a
Completed Docume
t nudAt iepoRt
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Articlefil
Zoning Districts
Zonin~ District
q
.&> ~ .j,
Uses Cateiories I j ;;:; ;;; '?
Soecilic Uses ..:
Dwellin2
Sin,le-familv • • •
Two-famitv
Townhouse ,
Patio Home
Multiple-family / Apartment
Manufactured Home
Mixed-use
Accessory Dwelling_
Estate
Civic
Elementarv School • • Secon,1..,.,, School • •
Education F acilitv • •
Lib<aIV • •
Place of Worshio
Cemeterv 0 0 0
Hospital
Public l'lno.n Snace • • •
Common nn-Soace • • •
Communitv Center or Club 0 0 0
Public Utilitv 0 0 0 0
Office
General
Professional
Home Occuoation , , , ,
Retail
Gr~=
Convenience Store
General Merchandise
Shnnnin2 Center
Automobile Service Station
Outdoor Sales Limited
Outdoor Sales Lot
Garden Center
Service
Convalescent or NursinP Home 0 0 0
Clinic 0 0 0
Outdoor Recreation F acilitv 0 0 0
Dav Care 0 0 0
General Personal Services
Mortw1rv or-Funeral Home
Automobile Reoair
Indoor Recreation
IJrv Cleaner / Laundrv
Personal Storage
Bed & Breakfast
Hotel I Motel
Boardine House or Dormitorv
Recreatiooal Vehicle Parle
Restaurant
Bar
Entertainment Venue
Marioa
Kennel or Animal Hosoital
Warehouse
Junk Yard or Salvag_e Yard
Maoufacturing
Limited
Li•ht
General
Food Processine
Rum
AJlricultme •
Rural Marlcet •
Plant Nu== •
• Permitted subj ect to general ordinance standards and conditions.
:, Permitted subject to special conditions listed in the ordinance
0 Permitted only on appeal and subject to special conditions
F AIi/HOPE ZONING ORDINAJ,'CE 19
Sectio11 B
Allowed Uses
Table 3-1 : Use table
:i:
(,?
"" .,
'? '? "i ~ '9 ;i; "I '? ..: ..: ..: ..: al al
.&> 0 ~ (.) ~ 0 '? "i ~ "I => ~ !a al al ~ "" (.)
• • • • • • • • • • • • • • • • • • , , , , , , • • • , ,
, • 0 0 , , , 0 ,
• • • • • • • • , , , , , , , , ,
•
• • • • • • • • • • 8 • • • • • • • • • • • • • • i! • • • • • • • • • • • '2 • • • • • • • • • • • • • 0 • • • • .IO
-5 • 0 0 0
0 0 0 0 0 0 0 0 '5 0 0 0
0 0 0 0 0 0 ~ 0 0 0
• • • • • • • • • 1 • • • • • • • • • • • • • • • • •
0 0 0 0 0 0 0 0 a. 0 0 0 0 ..,
0 0 0 0 0 0 0 0 0 0 0 0 ; 0 0 0 0
t • • • • • • • • • • • • • • • ! • • • , , , , , , , , , , " -5
, , , ,
B • • • • • .. • • .6 , • • • , .., • , • • • • • • i • • 0 •
0 0 0 0 ; , , a. 0 0 0 E 0 0 0
0 0 0 ~
0 0 0 0 a. 0 0 0 .2
" ,.
0 0 0 0 0 0 0 0 0 " • • 0 ..,
0 0 0 0 0 0 0 0 " 0 0 0 " 0 0 0 0 0 • 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 1 • • • • • • • .&> • • 1l 0 0 0 0 !;; 0 0 0 • • • l 0 0 • • 0 • • • • • 0 0 0 .8 0 0
0 0 0 = 0 0 , , " • 0 • ii 0 • • • u
0 0 0 ·; ...
0
• • , , 0
0 • 0 • 0 => • • "" • 0 • " -5 • • • 0 0 ·= 0 0
0 0 0 ~ 0 0
0 0 0 0 =>
• •
0 0
0 0 • • • • 0 • •
0 •
0