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HomeMy WebLinkAbout09-04-2025 Planning Commission Agenda PacketSherry Sull ivan Mayor Council Members Kevin G. Boone Jack Burrell, ACMO Jimmy Conyers Corey Manin Jay Robinson Lisa A. Hanks , MMC CicyC!t'fk Kimberly Creech Ci{Y Treasurer 161 North Section Stree1 P.O. Drawer 429 Fairhope , Al abama 36533 251-928 -2136 25 l -928-6 T76 Fax www.falrhopeal.gov Prlntt"if vn n:,:_rckd pttpff 1. 2. 3. City of Fairhope Planning Commission Agenda 5:00 PM Council Chambers September 4, 2025 Call to Order Consent Agenda Approval of Minutes -August 4, 2025 Regular Agenda Old Business • SD 22.18 Greenfields -Request of Applicant, S.E. Civil, for an additional one-year extension for preliminary plat approval New Business A. SD 25.13 Public hearing to consider the request of the Applicant, Jay Broughton, on behalf of the Owner, Acre Investments, for preliminary plat approval of Ashford Court Subdivision, a 9-lot subdivision. The property is zoned R-1, Low Density Single-Family Residential District. The property is approximately 5.20 acres and is located at O Gayfer Road Extension. PPIN #: 13818 B. SR 25.04 Request of the Applicant, Chris Lieb, on behalf of the Owner, Avrend, LLC, for Site Plan Approval of Rock Creek Commercial. The property is approximately 2.23 acres and is zoned PUD -Planned Unit Development. The property is located on Rock Creek Parkway east of US 98. PPINs #: 347922, 242236 C. SD 25.14 Public hearing to consider the request of the Applicant, Chris Lieb, on behalf of the Owner, Avrend LLC, for preliminary plat approval of Rock Creek Commercial, a 4-unit multiple occupancy project. The property is zoned PUD, Planned Unit Development. The property is approximately 2.23 acres and is located on Rock Creek Parkway east of US 98. PPINs #: 347922, 242236 Sherry Sullivan Mqyor Council Members Kevin G. Boone Jack Burrell. ACMO Jimmy Conyers Corey Martin Jay Robinson Lisa A. Hanks, MMC City Clerk Kimberly Creech Ciry Treasurer 161 North Section Street P.O. Drawer 429 Fairhope . Alabama 36533 251-928-2136 251 -928 -6776 fax www.fairhopeal.gov 4. D. SD 25.15 Public hearing to consider the request of the Applicant, Chris Lieb, on behalf of the Owner, G Real Estate LLC, for preliminary plat approval of Ross Givens Office Building, a 4-unit multiple occupancy project. The property is zoned M-1, Light Industrial District. The property is approximately 0.53 acres and is located on Nichols Avenue east of Greeno Road. PPIN #: 276903 E. ZC 25.06 Public hearing to consider the request of the Applicant, Lieb Engineering, on behalf of the Owner, Katrina Schonemann, for conditional annexation to R-1B, Low Density Single­ Family Residential District. The property is approximately 30 acres and is located at 8505 County Road 34. PPIN #: 5735 F. ZC 25.07 Public hearing to consider the request from the City of Fairhope Planning and Zoning Department, for various proposed amendments to the City of Fairhope's Zoning Ordinance. Adjourn August 4, 2025 Planning Commission Minutes The Planning Commission met Monday, August 4, 2025, at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas; Hunter Simmons, Planning and Zoning Director; Mike Jeffries, Development Services Manager; Payton Rogers, Planning and Zoning Manager; Chris Williams, City Attorney, and Cindy Beaudreau, Planning Clerk. Absent: Rebecca Bryant Chairman Turner called the meeting to order at 5:02 PM. Chris Williams, City Attorney, recommended an Executive Session at the end of the meeting to discuss pending litigation and stated that it should only take about 15 minutes. Erik Cortinas made a motion to add the Executive Session at the end of the meeting. Kim McCormick seconded the motion and the motion carried unanimously. Consent Agenda • Approval of the Minutes July 7, 2025 John Worsham made a motion to approve the consent agenda including the minutes. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None • UR 25.07 Request of Verizon for an 11.52.11 Utility Review and approval of the proposed replacement of existing wooden small cell pole with a metal pole at 201 N Summit Street. Hunter Simmons, Planning and Zoning Director, explained that these utility reviews will need to go to the City Council, due to being small cell. Current electric poles are too small to accommodate additional utilities. Mike Jeffries, Development Services Manager, explained that there are five separate utility reviews. Two of the locations have been modified. Mike Jeffries, Development Services Manager, shared the information for the UR 25.07, which has the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Follow-up activities below required by staff and the applicant: August 4, 2025 Planning Commission Minutes a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 3. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 4. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 5. Co-location shall be required if a viable option is determined. Hollie MacKellar asked for the time frame for the work. Willis Wilcox, Verizon representative, stated that work should take six-eight weeks except for the new proposed locations which will be an additional 90-120 days. John Worsham made a motion to approve UR 25.07, with staff recommendations. Harry Koher seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None • UR 25.08 Request of Verizon for an 11.52.11 Utility Review and approval of the proposed replacement of existing wooden small cell pole with a metal pole at 101 S Mobile Street. Mike Jeffries, Development Services Manager, shared the information for the UR 25.08, which has the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 3. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 4. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 5. Co-location shall be required if a viable option is determined. John Worsham made a motion to approve UR 25.08, with staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None • UR 25.09 Request of Verizon for an 11.52.11 Utility Review and approval of the proposed replacement of existing wooden small cell pole with a metal pole at the northwest corner of Morphy Street and Summit Street. August 4, 2025 Planning Commission Minutes Mike Jeffries, Development Services Manager, shared the information for the UR 25.09, which has the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 3. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 4. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 5. Co-location shall be required if a viable option is determined. John Worsham made a motion to approve UR 25.09, with staff recommendations. Harry Koher seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None • UR 25.10 Request of Verizon for an 11.52.11 Utility Review and approval of the proposed replacement of existing wooden small cell pole with a metal pole at intersection of Pier Street and Mobile Street. Mike Jeffries, Development Services Manager, shared the information for the UR 25.10, which has the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 3. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 4. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 5. Co-location shall be required if a viable option is determined. John Worsham made a motion to approve UR 25.10, with staff recommendations. Harry Koher seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None • UR 25.11 Request of Verizon for an 11.52.11 Utility Review and approval of the proposed replacement of existing wooden small cell pole with a metal pole at 26 Bay Breeze Lane. August 4, 2025 Planning Commission Minutes Mike Jeffries, Development Services Manager, shared the information for the UR 25.11, which has the following conditions: 1. A pre-construction meeting shall be held with the City prior to issuance of any permits. 2. Follow-up activities below required by staff and the applicant: a. Upon satisfactory review and approval by ROW Construction Inspector, as-builts will be submitted to the GIS technician for inclusion in GIS utility maps. 3. Provide a Traffic Control Plan to ROW Inspector prior to commencement of any work. 4. Applicant shall contact Alabama One Call to locate all existing utilities (1000ft max per day). 5. Co-location shall be required if a viable option is determined. John Worsham made a motion to approve UR 25.11, with staff recommendations. Hollie MacKellar seconded the motion and the motion carried unanimously with the following vote: AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None Old Business None New Business None John Worsham made a motion to move to Executive Session. Erik Cortinas seconded the motion and the motion carried unanimously. Planning Commission left the dais at 5:16pm and returned at 5:37pm. Adjournment John Worsham made a motion to adjourn. AYE: Lee Turner; John Worsham; Harry Kohler; Kevin Boone; Paul Fontenot; Kim McCormick; Hollie MacKellar; Erik Cortinas Nay: None Adjourned at 5:38pm. _______________________ ________________________ Lee Turner, Chairman Cindy Beaudreau, Secretary 9969 Windmill Road Fairhope, Alabama 36532 251-990-6566 August 4th, 2025 Mike Jeffries City of Fairhope Development Services Manager 451 South Pecan Street Ste. 200 Fairhope, AL 36532 RE: Greenfields- Preliminary Plat Extension Dear Mike, S.E. Civil would like to request a 1-year extension to Greenfields Preliminary Plat. We requested a 1-year extension on September 5, 2024. This is our second extension request for this subdivision. The original reason for the delay to this development was Baldwin County wanting the developer to wait until the roundabout was completed to conduct a new traffic study. The roundabout has now been completed, and a new traffic study was done. This site is currently under construction with storm ponds/structures, power conduit, and water main installed. Water services are beginning to be connected. We would like ask to be placed on the agenda for the September 4th Panning Commission meeting for this request. Please let me know if you need any additional information at this time. We look forward to hearing from you. Sincerely, Aaron S. Collins Planning Director 251-990-6566 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. City of Fairhope Planning Commission September 4, 2025 SD 25.13 -Ashford Court Subdivision Pr oject Name : Ashford Co urt Subdivision Site Data: 5 .20 acres Pro ject Type: Prel m nary approva l of 9-lot svbdivision Jurlsd/ctlon: Fai r hope Plan ni , Jurisdic ·on Zoni Dlstrld; R-1. Low De sity Single-Fam i ly R id • ti I 01 tri(t PPIN Number: 13,8 8 General t.ocatfon ~ orth o Gayfer Roa.d El<tens·on between Jub llee Trail an d 8 shop Road SuM!lyor of Record; J y Sfooghton Engineer of Record: J y Srooghton Owner I De11eloper: Fai r hope Elementary School alrhope M ddfe and H h Schoo Recommendation: App rw d w/ Condi on Prepared by: ________ .. --Road D HTD -High w ay Tra nsition al District D PUD • Planned Uni t Devel opment c:J R-1 Low Density Single-Fam ily D R·2 Medium Density Single-Famil y D R-3 High Density Single-Fa mily -R-4 Low Den sity Multi-Fam ily D R·S High Density Dwelling D Pa rce l D Corporate Li mit GAYEERAVE N ~ WW E APPLICATION FOR SITE PLAN APPROVAL Application Type : [] Site Plan Attachments: D Articles of Incorporation or List all associated investors Date of Application : 6/24/2025 -~------ Property Owner / Leaseholder Information Name of Property Owner: ACRE INVESTMENTS Phone Number: (251) 605·8316 Address of Property Owner: s_04_c_o_NG_R_E_ss_ST_RE_ET ______________ _ City: MOBILE State: AL Zip: 36603 Proposed Site Plan Name: M_A_D_D_O_X_LA_N_E_S_U_B_D_IVI_S_I_O_N __________ _ Site Acreage: 5.20 AC Sq. Footage: Parcel No: 05-46-02-09-0-000-013.000 Current zoning:R_-1 ______ _ Authorized Agent Information Name of Authorized Agent: JAY BROUGHTON Address: 314 MAGNOLIA AVE, SUITE 115 Phone Number: (251) 6l0-8966 City: FAIRHOPE State: A_L ____ _ Zip: 36532 Contact Person: JAY BROUGHTON Engineer/ Architect Information Name of Firm: BROUGHTON & ASSOCIATES Phone Number: (251) 610-8966 Address: 314 MAGNOLIA AVE, SUITE 115 City: FAIRHOPE State: AL Zip: _3_65_3_2 __ _ Contact Person: JAY BROUGHTON 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 . Cory Bronenkamp ----C~~-~-------- Property Owner/ Leaseholder Printed Name Signature 6/24/25 Date Fairhope Single Tax Corp . (If Applicable) 1 SD 25.13 Ashford Court – September 4, 2025 Summary of Request: Public hearing to consider the request of the Applicant, Jay Broughton, on behalf of the Owner, Acre Investments, for preliminary plat approval of Ashford Court Subdivision, a 9 -lot subdivision. The property is approximately 5.20± acres, is located at 0 Gayfer Road Extension and is currently zoned R-1, Low Density Single-Family Residential District. Proposed Setbacks Excerpt from Table 3-2: Dimension Table – Lots and Principle Structure Dimension District or Use Min. Lot Area / Allowed Units Per Acre (UPA) Min. Lot Width Front Setback Rear Setback Side Setback Street Side Setback Max. Total Lot Coverage by All Structures Max. Height R/A 3 acres/ - 198’ 75’ 75’ 25’ 50’ none 30’ R-1 15,000 s.f./ - 100’ 40’ 35’ 10’ b 20’ 40% 30’ a R-1a 40,000 s.f./ - 120’ 30’ 30’ 10’ b 20’ 25% 35’ R-1b 30,000 s.f./ - 100’ 30’ 30’ 10’ b 20’ 25% 35’ R-1c 20,000 s.f./ - 80’ 30’ 30’ 10’ b 20’ 25% 35’ Site History: At its meeting on December 2, 2024 the Planning Commission recommended denial to the City Council of a request for Conditional Annexation to R-2, Medium Density Single-Family Residential District (ZC 24.09) for the subject site. Following discussion before the City Council, the Applicant revised their initial request from R -2 to R-1, Low Density Single-Family Residential District. As such, at its meeting on March 24, 2025 the City Council approved the Applicant’s request for Conditional Annexation to R-1, Low Density Single-Family Residential District. There have been no other applications associated with this site. Staff Comments: General The purpose of this request is to create nine (9) legal lots of record from one (1) existing metes -and-bounds parcel. The site will be served by Fairhope Utilities for Electric, Water, Sewer, and Gas. SITE DATA TOTAL SITE ACERAGE: 5.20 ACRES± TOTAL ACERAGE OF COMMON AREA: 0.62 ACRES± PROPOSED DENSITY: 1.73 LOTS/AC SMALLEST LOT SIZE: 0.35 ACRES± TOTAL NUMBER OF LOTS: 9 LINEAR FEET OF STREETS: 632 .43 FEET± CURRENT ZONING: R-1 LOW DENSITY SINGLE-FAMILY RESIDENTIAL DISTRICT OWNER INFORMATION: PARCEL NUMBER: 05-46-02-09-0-000-013.000 TALLAWAMPA PROPERTIES LLC GAYFER ROAD EXT, FAIRHOPE, AL 36532 0 0 g .... N 89'43'36" W 155 00' I 10' MBSL I ,---------7 I I ,,1 I ~I c11 I g' LOT 1 I~ S1 0 ,I :'.I :<ii 15,500.0 1 SQ. FT. 1: 0 -1 0 I 0.36ACRES± I~ 0 I I I ~ I I I I I I L----,v-= ___ _J I N 89'43'36 " w 155.02' I 2 SD 25.13 Ashford Court – September 4, 2025 All nine (9) lots will have frontage on Maddox Lane, a local street illustrating a compliant 50-foot right-of- way (ROW) on the Preliminary Plat, which should be retained on the Final Plat, if approved. Maddox Lane connects to Gayfer Road Extension, a Baldwin County maintained ROW. As such, it should be noted that all work performed within County ROW will require permitting from the Baldwin County Highway Department. The preliminary plat illustrates a compliant minimum lot width for all proposed lots and properly labels lot area for all lots in both square feet and acres. If approved, this information should be retained on the Final Plat; or provision of a table on the Final Plat with the same information will suffice. Additionally, the preliminary plat illustrates a 40-foot front yard setback along all street frontages, 10-foot side yard setbacks, and 35-foot rear yard setbacks for all proposed lots, in compliance with Article V Section E.4.a of the Subdivision Regulations and Article III Section C.1. of the Zoning Ordinance. All setbacks as illustrated should be retained on the Final Plat. However, the preliminary plat also includes a note stating that front setbacks shall be 35 feet. As such, the preliminary plat should be revised to remove Surveyor’s Note numbers two (2) and three (3) and a separate data table detailing compliant front, rear, and side yard setbacks should be provided. Various access and utility easements are depicted on the preliminary plat. If approved, a note should be placed on the Final Plat stating that no structures shall be constructed in any easement without permission of the easement holder. It should be noted that a pre-construction meeting will be required prior to issuance of any building permits associated with the proposed development. Utilities All work and connections within Baldwin County rights-of-way require permitting from the Baldwin County Highway Department. Utility service providers for the subject site include Fairhope Utilities for electric, water, sewer, and gas, as well as AT&T for communications. Electric service will require upgrades at the owner/developer’s expense, with aid-to-construction costs determined upon review of final drawings. Water and sewer connections will be subject to all applicable tap fees and system development c harges (SDCs), and any required infrastructure improvements will be the developer’s responsibility. As proposed, water infrastructure will be tying into Fairhope Utilities at Gayfer Road and sewer infrastructure will be extending 635± feet North along the proposed Maddox Lane. Gas service installation for the subdivision will also be determined based on final drawings. Traffic A Traffic Concurrence Verification letter was submitted with the application and is attached to this packet. As proposed the 9-lot subdivision is estimated to generate seven (7) trips during peak AM hours and nine (9) trips during peak PM hours. As such, no further traffic study was conducted. Drainage The storm water runoff is designed to be collected by six (6) onsite drainage areas and directed into one (1) dry detention pond. The Storm Water Report submitted with the application indicates that the runoff from the post-development catchment will be routed through the detention pond. However, the report does not specifically state that the proposed development’s runoff will have no adverse effects to adjacent 3 SD 25.13 Ashford Court – September 4, 2025 properties. As such, if approved the Engineer of Record should revise the Storm Water Report to state as such. Wetlands The Applicant submitted a wetland report prepared by Wetland Sciences which details a “wetland feature” in the Northeast corner of the proposed subdivision. The report states that it is the opinion of Wetland Sciences that this feature is not jurisdictional wetlands nor an ephemeral stream. However, the Applicant was unable to receive a formal delineation from the Army Corps of Engineers (USACE) confirming the report, and as such, has elected to voluntarily include a 30-foot wetland buffer in accordance with Article V Section F.4. of the Subdivision Regulations. As such, if approved, the 30-foot wetland buffer should be retained on the Final Plat. Tree & Landscaping The Tree and Landscape Plan illustrates compliant street trees in the ROW between the sidewalk and roadway as required by Article V Section D.5.a(8) of the Subdivision Regulations. The subject site has a Net Density of 2.23 Dwelling Units / Acre (DU/A) and as such a minimum of 15% (34,000± sqft) greenspace area is required in accordance with Article V Section C.2 of the Subdivision Regulations. The Tree and Landscape Plan illustrates approximately 17.90% (41,768± sqft) greenspace area being provided by two (2) greenspace types, Green and Preserve. However, according to staff calculations these numbers are inaccurate. The area located in the Northeast corner of the subject site proposed as “Green” greenspace type does not qualify as such due to it lacking frontage on two public ROWs and not being bordered by front building facades. As such, this area must be removed from consideration as currently proposed (see “Proposed Greenspace Plan” below). The area located in the Northeast corner of the subject site proposed as “Preserve” greenspace type may qualify to an extent but is inflated as currently shown. The Applicant appears to be including the dry detention pond and surrounding grassed area within the total square footage of Preserve being proposed (see “Proposed Greenspace Plan” below). Unfortunately, Article V Section C.3 and the description provided for Preserve under Article V Section C Table 4-1 of the Subdivision Regulations disqualify the dry detention pond and surrounding grassed area from being counted towards the amount of Preserve greenspace being provided. Proposed Greenspace Plan ---.... ,,.. GREEN , ✓ ' / .,,,_, \ : G 1' : \ I \ 4 SD 25.13 Ashford Court – September 4, 2025 Proposed Landscape Plan Upon removing the Green area and trimming the Preserve area staff calculates that the overall amount of Greenspace being provided is 15,620± square feet located in the Northeast corner of the subject site (see “Qualifying Greenspace Provided” below). Qualifying Greenspace Provided Though it is not reflected on the submitted plans it is important to note that historically staff have interpreted Section 20.4-4 Lands Adjacent to the Following Roads within the City of Fairhope Trees and Landscaping Ordinance to allow the 20-foot landscape buffer required along Gayfer Road to be counted towards required greenspace as Preserve. Additionally, the submitted Landscape Plan does illustrate “Existing Vegetation” within the Northwest corner of the subject site (though the greenspace type is incorrectly labeled) and as well as around the Northwest and Southeast corners of the wetland buffer zone. As such, if these additional areas are factored into the greenspace area calculation s there is a potential for the proposed site to provide a compliant 37,869± sqft of Preserve greenspace area (see “Potential Qualifying Greenspace” below). EXISTING VEGETATION I ~ ! ,--1:1\Wt' !:~ EXISTING~ I I I I ( \ '---\ I I (3 483 sf) Tif 419 Berrtiuda Grass I I I I I I I I I I I I I I L __________ j I I I I I I I I r--------- 1 I I I I I I 7 5' T ree Ring (TYP) (49°) Wax Myrtle I t _(316) Sand Cordgrass )/ ' -, (8 601 sf) Tit 419 Bermuda Grass 5 SD 25.13 Ashford Court – September 4, 2025 Potential Qualifying Greenspace It is important to note, however, that Staff is concerned by the lack of specificity in the Landscape Plan if utilizing the additional areas when calculating total amount of Preserve greenspace. As such, if approved, a revised Landscape Plan should be provided to staff prior to issuance of any development permits . The revised plan should illustrate accurate labeling and calculations for greenspace types and their area as well as sufficient detail within the areas being counted for greenspace to demonstrate compliance with Article V Section C Table 4-1 of the Subdivision Regulations. Lastly, it should be noted that Section 20.5-4(11) Buffer Zone Landscaping within the City of Fairhope Trees and Landscaping Ordinance requires storm water detention/retention areas to be screened from direct view from all abutting properties. As proposed the Landscape Plan illustrates compliant screening on the South and West sides of the detention pond and the Applicant intends to utilize the existing vegetation as the required screening along the Northeast side of the pond in compliance with the Trees and Landscaping Ordinance. However, if approved, following installation of all roadways but prior to submittal for Final Plat approval the applicant shall coordinate with Planning Staff to perform a site inspection for the purposes of evaluating the existing vegetation buffer around the detention area. If staff determines the buffer to be insufficient the City of Fairhope reserves the right to require new plantings to bring the screening into compliance with the Trees and Landscaping Ordinance Subdivision Considerations: Standards of Review In accordance with Article V.B.2 of the City of Fairhope Subdivision Regulations 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: ,,, ............. _ \/ ! r------.----, (3 483 sf) Tit 419 Bermuda Grass 1 : ... I ' ' (~~~\::::::::; \ •~'=/:/ I (2721 sf)Tif-419~:ss i , .. -~1 c ••••...... , ' ' \ Ring(rYP) ax Myrtle Sand CordgnlSS 1' sf)\ Tif 419 Bermuda Grass ) ___j --_/ 6 SD 25.13 Ashford Court – September 4, 2025 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; or • 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 of SD 25.13 Ashford Court preliminary plat with the following conditions: 1. Revision of the Final Plat to remove Surveyor’s Note numbers two (2) and three (3) and provision of a separate data table detailing compliant front, rear, and side yard setbacks; 2. Provision of a note on the Final Plat stating that no structures shall be constructed in any easement without permission of the easement holder; 3. Revision of the Tree & Landscape Plan prior to issuance of any development permits to illustrate accurate labeling and calculations for greenspace types and their area as well as provision of sufficient detail within the areas being counted for greenspace to demonstrate compliance with Article V Section C Table 4-1 of the Subdivision Regulations; and 4. After installation of all roadways but prior to submittal for Final Plat approval, the Applicant shall coordinate with Planning Staff to perform a site inspection for the purposes of evaluating the existing vegetation buffer around the detention area. If staff determines the buffer to be insufficient the City of Fairhope reserves the right to require new plantings to bring the screening into compliance with the Trees and Landscaping Ordinance. PO C SW C O R N E R O F T H E S E 1 / 4 O F SW 1 / 4 S E C T I O N 9 T- 6 - S , R - 2 - E PO B GA Y F E R R D E X T (A L S O K N O W A S G A Y F E R S T R E E T E X T E N S I O N ) 50 ' R / W FE N C E C O R N E R 1. 5 ' O N FE N C E C O R N E R 0. 9 ' O N FE N C E C O R N E R 2. 3 ' S O U T H FE N C E C O R N E R 1. 3 ' S O U T H 7. 5 ' W E S T FE N C E C O R N E R 7. 1 ' O N FE N C E C O R N E R 11 . 0 ' O N 20.20' F F F F 30.00' 30.00' PR O P O S E D R E Q U I R E D M A I L K I O S K IS O L A T E D W E T L A N D S A S I D E N T I F I E D B Y WE T L A N D S E R V I C E S I N T H E I R R E P O R T DA T E D A P R I L 1 0 , 2 0 2 5 ST O R M W A T E R MA N A G E M E N T A R E A 7, 7 1 8 . 0 6 S Q . F T . 0. 1 8 A C R E S ± 50. 0' 50. 0' OP E N S P A C E 5, 7 9 4 . 5 8 S Q . F T . 0. 1 3 A C R E S ± LO T 1 15 , 5 0 0 . 0 1 S Q . F T . 0. 3 6 A C R E S ± LO T 2 15 , 5 0 0 . 0 1 S Q . F T . 0. 3 6 A C R E S ± LO T 3 15 , 5 0 0 . 0 1 S Q . F T . 0. 3 6 A C R E S ± LO T 4 15 , 5 0 0 . 0 1 S Q . F T . 0. 3 6 A C R E S ± LO T 5 15 , 4 9 5 . 3 9 S Q . F T . 0. 3 6 A C R E S ± CA - 2 8 5 11 , 8 1 1 . 5 7 S Q . F T . 0. 2 7 A C R E S ± OP E N S P A C E 5, 6 5 3 . 7 4 S Q . F T . 0. 1 3 A C R E S ± LO T 9 15 , 2 9 3 . 0 0 S Q . F T . 0. 3 5 A C R E S ± LO T 8 15 , 3 0 1 . 8 6 S Q . F T . 0. 3 5 A C R E S ± LO T 7 15 , 3 1 0 . 6 7 S Q . F T . 0. 3 5 A C R E S ± LO T 6 15 , 3 1 9 . 5 1 S Q . F T . 0. 3 5 A C R E S ± CA - 2 8 8 21 , 0 1 0 . 7 3 S Q . F T . 0. 4 8 A C R E S ± OP E N S P A C E 8, 8 6 5 . 8 0 S Q . F T . 0. 2 0 A C R E S ± MADDOX LANE 50' R/W 15.0' UTILITY EASEMENT WE T L A N D B U F F E R S I G N S PL A C E D E V E R Y 1 0 0 ' A L O N G W E T L A N D B U F F E R SIGNSIGN SIGN 12.0' PO R C H P L A C E W A Y VI C I N I T Y M A P M:\ ! ! ! D r a w i n g s \ 2 0 2 5 \ 2 5 0 6 \ 2 5 0 6 - 0 1 4 4 \ D W G \ 2 5 0 6 - 0 1 4 4 . d w g , A u g 2 6 , 2 0 2 5 - 8 : 1 6 : 2 1 A M , T r a v a r u s F r a n k l i n SH E E T N O . DR A W N B Y : CH E C K E D B Y : FI E L D D A T E : SU R V E Y D A T E : SC A L E : FI L E N A M E : 2 5 0 6 - 0 1 4 4 1 " = 4 0 ' 06 / 1 3 / 2 0 2 5 04 / 1 6 / 2 0 2 5 TD F A . D . L . 24 " x 3 6 " P R I N T 1 S- ( 4 1 ) OF RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : RE V I S E D B Y : DA T E : NO T E : 1 CO R P O R A T E O F F I C E 55 8 8 J A C K S O N R D MO B I L E , A L 3 6 6 1 9 P: ( 2 5 1 ) 6 6 6 - 2 0 1 0 WW W . P O L Y S U R V E Y I N G . C O M SE R V I N G A L A B A M A , GE O R G I A , F L O R I D A & M I S S I S S I P P I W S N N E SITE SU B D I V I S O N O F L A N D AS H F O R D C O U R T GA Y F E R R D E X T . F A I R H O P E , A L A B A M A PR E L I M I N A R Y P L A T SI T E D A T A PR E L I M I N A R Y E W S N N CU R V E D A T A LI N E T A B L E “ ” ’ ’ “ ” ' r j I I I - I l I I I I I I I I I I I ! 11!!1!1 ll 1111:1,!,! 11 Im: 1111 i 1•! ,1 I 1 ~ 1'. ···I i ,:,ji! ' :11;1!! I ,ir !~ .. ~; ii, !11:!I il,·111 l!:ij ,!l, 1ii 11 . ,i i--i 111:, iii I_,_ !I ii1, 1!11·! !I Iii •111 I•(•, 111, 1:1 l!!'il M' !11' ;11 I . I .... ! i•I ljj i ·1iill1' i, !•1! M I i!"" -i~ 111 ml 11, ·:I I 1ilil Iii r ,i ! '1!11 ;•,:1 i,I ,! i '111·11 d! !', I! I !ii l,l, ·Ii ;1-! il;;iJ% !jl i,i 'll L --~~----7 I I I I I I ,. J :, j : ~: I .I ---w----~ L----~-- 11 ::I !!i I !_!I I !1,,i 11 .. 1 I 1: ·I ' • i 11• 1,1 • 1 i ' l, i Iii, i1 :1i !11 I ii i i• !·1 ll I ' 111 t : 11 !: !I iii ii! ' I !, 'i-!I ,,, 111' 'I , i1· ,, 11·1 'I h i. ii ;' l !, '! -! ,,I I ,; ' 11 '1 h i 111 !· li § I 11 i! ii I l! ll 11 i I ! 1! Ii f I I 111 II !· i I !!llli! l!rl 1i1li •;'I II !1111: 1ii 11 1Jit i 1i,1 11,11 1:1 ' i!! 1i1ll !!, !i!j= Ill !111; ~Ii j;1l1 •·1 jl-~1lji i:! 1r11 !i• 1,t1 i! .. ;;: ill i'1!ii 11! I• i~::: ' '' •11:p jl I , Hiil , r i1! 111 ·,1 ,, ,. 'I' 11! H !ii i I ! ! Ii t-------- 1 I I I I .a-@-- _J PO B GA Y F E R R D E X T (A L S O K N O W A S G A Y F E R S T R E E T E X T E N S I O N ) 50 ' R / W 22 6 , 4 9 3 . 1 3 S Q F T 5. 2 0 A C R E S 3R 8P 12 R 19 R 24 R 5R 11 R 17 R 26 R 28 R 4M 3M 2M 1M 29 R 21 R 1R 2R 4R 7R 8R 9R 18 R 22 R 23 R 25 R 27 R 31 R 34 R 30 R 10 R 14 R 15 R 16 R 32 R 33 R 20 R 13 R 6R 1P 2P 3P 4P 5P 6P 7P 9P 10 P 11 P 12 P D1 . 0 8 5 5 . 5 3 9 . 5 0 8 6Fairhope, ALSCALE:JUNE 2025DATE: 0 fe e t 80 1" = 4 0 ' 40 12 0 8 5 5 . 5 3 9 . 5 0 8 6 TREE REMOVAL & MITGATION PLANS FOR: TALLAWAMPA DEVELOPMENT 1" = 40'-0"SCALE:DATE: EX I S T I N G S I T E T R E E R E M O V A L N O T E S : 1. B E F O R E A N Y T R E E S S H O W N F O R R E M O V A L O N T H I S P L A N A R E T A K E N D O W N , T H E CO N T R A C T O R M U S T C O O R D I N A T E W I T H T H E L A N D S C A P E A R C H I T E C T A N D E N G I N E E R T O HA V E T H E T R E E S P H Y S I C A L L Y F L A G G E D F O R A P P R O V A L . T H E A R C H I T E C T A N D LA N D S C A P E A R C H I T E C T M U S T R E C E I V E A T L E A S T 4 8 H O U R S ’ N O T I C E T O R E V I E W A N D AP P R O V E T H E F L A G G E D T R E E S B E F O R E T H E D E M O L I T I O N C O N T R A C T O R B E G I N S T H E RE M O V A L P R O C E S S . 2. A L L D E M O L I T I O N A N D R E M O V A L W O R K S H A L L B E E X E C U T E D I N C O N F O R M A N C E W I T H AL L C O D E S A N D O R D N A N C E S A S S E T F O R T B Y T H E G O V E R N I N G A U T H O R I T I E S . 3. T H E C O N T R A C T O R S H A L L C O N F O R M T O T H E G O V E R N I N G A U T H O R I T I E S R E Q U I R E M E N T S FO R T H E P R O T E C T I O N O F A L L T R E E S T O R E M A I N O N S I T E . 4. T H E C O N T R A C T O R S H A L L O B T A I N A L L R E Q U I R E D P E R M I T S B Y T H E G O V E R N I N G AU T H O R I T I E S , I N C L U D I N G B U T N O T L I M I T E D T O , S I G N A G E A N D T R E E TR I M M I N G / R E M O V A L P E R M I T S . NO R T H STATE OF A A AA L BM A A AR R REGISTEE E E DL NDSC P CHI CTT r~1rT1 111~§1r~§§~p~nt§1 1111 ~ 10 ~ ' ' ~ ~ GA Y F E R R D E X T (A L S O K N O W A S G A Y F E R S T R E E T E X T E N S I O N ) 50 ' R / W 8P 4M 3M 2M 1M 1P 2P 3P 4P 5P 6P 7P 9P 10 P 11 P 12 P 1D1 . 1 2D1 . 1 GR E E N PR E S E R V E EX I S T I N G V E G E T A T I O N EX I S T I N G V E G E T A T I O N D1 . 1 8 5 5 . 5 3 9 . 5 0 8 6 TREE PROTECTION PLANS FOR: TALLAWAMPA DEVELOPMENT Fairhope, AL1" = 40'-0"SCALE:JUN 2025DATE: STATE OF A A AA L BM A A AR R REGISTEE E E DL NDSC P CHI CTT TR E E P R O T E C T I O N D E T A I L N. T . S . 18"4' 123 DR I P L I N E 1 SE T M E T A L " T " P O S T @ 6 ' - 0 " O . C . A S FE N C E S U P P O R T S 2 4' - 0 " H E I G H T C O N S T R U C T I O N F E N C E A T TH E D R I P L I N E O F A L L E X I S T I N G T R E E S TO B E P R O T E C T E D . I F F E N C I N G C A N NO T B E L O C A T E D A T D R I P L I N E A R E A , EQ U I V A L E N T T O T H E S I D E O F T H E D R I P LI N E M U S T B E P R O T E C T E D . 3 CO N S T R U C T I O N F E N C E PL A N V I E W TR E E P R O T E C T I O N N O T E S : 1. E X I S T I N G T R E E S S H O W N T O R E M A I N A R E T O B E P R O T E C T E D D U R I N G C O N S T R U C T I O N . CO N S T R U C T I O N F E N C I N G ( M I N . 4 ' - 0 " ) S H A L L B E I N S T A L L E D A T T H E D R I P L I N E O F A L L T R E E S O R TR E E G R O U P S T O R E M A I N B E F O R E A N Y S I T E D E V E L O P M E N T A C T I V I T Y T A K E S P L A C E . P A R K I N G O F VE H I C L E S , E Q U I P M E N T O R P E R F O R M I N G W O R K W I T H I N T H E S E A R E A S O T H E R T H A N S H O W N O N TH E P L A N I S N O T P E R M I T T E D . T H E T R E E P R O T E C T I O N S H A L L R E M A I N D U R I N G C O N S T R U C T I O N . 2. D I S P O S A L O F A N Y W A S T E M A T E R I A L S U C H A S , B U T N O T L I M I T E D T O , P A I N T , A S P H A L T , O I L SO L V E N T S , C O N C R E T E , M O R T A R , E T C . W I T H I N T H E C A N O P Y A R E A O F T H E E X I S T I N G T R E E S I S N O T PE R M I T T E D 3. N O A T T A C H M E N T S O R W I R E S O F A N Y K I N D , O T H E R T H A N T H O S E O F P R O T E C T I V E N A T U R E , S H A L L BE A T T A C H E D T O A N Y T R E E . 4. N O F I L L O R E X C A V A T I O N O F A N Y N A T U R E S H A L L O C C U R W I T H I N T H E D R I P L I N E O F A T R E E T O B E PR E S E R V E D , U N L E S S T H E R E I S A S P E C I F I E D W E L L O R R E T A I N I N G W A L L S H O W N O N T H E G R A D I N G PL A N . 5. N O M A T E R I A L S S H A L L B E S T O R E D W I T H I N T H E D R I P L I N E A R E A O F A T R E E T O B E P R E S E R V E D . P- C P - T R E - 0 1 1 EX I S T I N G T R E E P R U N I N G & F E R T I L I Z A T I O N NO T T O S C A L E EX I S T I N G T R E E N O T E S : 1. P R E A N D P O S T C O N S T R U C T I O N F E R T I L I Z A T I O N O F E V E R Y E X I S T I N G T R E E S H A L L B E A C C O M P L I S H E D B Y T H E CO N T R A C T O R B Y M E T H O D S U S E D B Y N A T I O N A L T R E E P R E S E R V A T I O N 6 6 2 - 2 6 9 - 2 4 1 4 O R A P P R O V E D E Q U A L . P R O O F OF T R E A T M E N T S O N A L L T R E E S S H A L L B E R E Q U I R E D I N O R D E R T O R E C E I V E S U B S T A N T I A L C O M P L E T I O N . 2. C O N T R A C T O R S H A L L C O O R D I N A T E W I T H T H E C I T Y / U N I V E R S I T Y R E G A R D I N G A N Y P E R M I T S F O R T R E E P R U N I N G . 3. T H I S D E T A I L I S F O R A L L E X I S T I N G T R E E S I N T H E P R O J E C T A R E A - C O O R D I N A T E W I T H O W N E R ' S R E P R E S E N T A T I V E I N TH E F I E L D P R I O R T O P R U N I N G . 4. A C E R T I F I E D A R B O R I S T M U S T A C C O M P L I S H T H E S U G G E S T E D P R U N I N G A L O N G W I T H T H E R E M O V A L O F A N Y D E A D O R DI S E A S E D L I M B S . PR U N E A N D R E M O V E DE A D O R D E C E A S E D BR A N C H E S SO U N D P R U N I N G PR A C T I C E S S H A L L B E CA R R I E D O U T A T A L L TI M E S EX I S T I N G T R E E T O B E PR U N E D 3" O F S E T T L E D M U L C H A R O U N D AL L E X I S T I N G T R E E S . 6 ' O F F TR U N K O F T R E E O N A L L S I D E S RO O T S Y S T E M (U N D I S T U R B E D ) FI N I S H E D GR A D E EX I S T I N G L I M B S T O BE P R U N E D A N D WO U N D T R E A T E D WI T H A P P R O V E D DR E S S I N G PR U N E L I M B S A N D S U C K E R G R O W T H 12 - 2 0 F T . A B O V E F I N I S H E D G R A D E A S DI R E C T E D B Y L A N D S C A P E A R C H I T E C T . AF T E R P R U N I N G , A P P L Y A P P R O V E D WO U N D D R E S S I N G 2 P- C P - T R E - 0 2 CO D E D E S C R I P T I O N QT Y DE T A I L 01 G e n e r a l TR E E P R O T E C T I O N 4 6 5 0 L F 1/ D 1 . 1 01 - 5 6 - 3 9 RE F E R E N C E N O T E S S C H E D U L E TR E E P R O T E C T I O N N O T E S 1. T e m p o r a r y F e n c i n g : W h e r e n o t a l r e a d y i n s t a l l e d b y o w n e r , i n s t a l l t e m p o r a r y f e n c i n g ar o u n d t r e e p r o t e c t i o n z o n e s t o p r o t e c t r e m a i n i n g t r e e s a n d v e g e t a t i o n f r o m c o n s t r u c t i o n da m a g e . M a i n t a i n t e m p o r a r y f e n c e a n d r e m o v e w h e n c o n s t r u c t i o n i s c o m p l e t e . 2. P r o t e c t t r e e r o o t s y s t e m s f r o m d a m a g e c a u s e d b y r u n o f f o r s p i l l a g e o f n o x i o u s m a t e r i a l s wh i l e m i x i n g , p l a c i n g , o r s t o r i n g c o n s t r u c t i o n m a t e r i a l s . P r o t e c t r o o t s y s t e m s f r o m po n d i n g , e r o d i n g , o r e x c e s s i v e w e t t i n g c a u s e d b y d e w a t e r i n g o p e r a t i o n s . D o n o t t i l l d i r t wi t h i n t h e d r i p l i n e o f a t r e e . 3. D o n o t s t o r e c o n s t r u c t i o n m a t e r i a l s , d e b r i s , o r e x c a v a t e d m a t e r i a l i n s i d e t r e e p r o t e c t i o n zo n e s . D o n o t p e r m i t v e h i c l e s o r f o o t t r a f f i c w i t h i n t r e e p r o t e c t i o n z o n e s ; p r e v e n t s o i l co m p a c t i o n o v e r r o o t s y s t e m s . 4. M a i n t a i n t r e e p r o t e c t i o n z o n e s f r e e o f w e e d s a n d t r a s h . 5. D o n o t a l l o w fi r e s w i t h i n t r e e p r o t e c t i o n z o n e s . 6. C o n s t r u c t i o n t r a f f i c s h a l l n o t b e p e r f o r m e d w i t h i n t h e d r i p l i n e o f t h e e x i s t i n g o a k a n d ma p l e t r e e s t o r e m a i n . S p e c i a l c o n s i d e r a t i o n s m u s t b e m a d e f o r c o n s t r u c t i o n t r a f f i c t h a t ma y b e r e q u i r e d w i t h i n t h e t r e e ’ s d r i p l i n e a s a t e m p o r a r y m e a n s . I f t h e l o c a t i o n o f t h e pr o t e c t i o n f e n c i n g n e e d s t o b e a d j u s t e d f o r c o n s t r u c t i o n t r a f f i c , e x t r a m u l c h s h o u l d b e ad d e d o u t s i d e t h e f e n c i n g t o p r o t e c t t h e r o o t s f r o m d a m a g e . I f f o r t e m p o r a r y p e r i o d s o f ti m e , h e a v y e q u i p m e n t i s n e e d e d , t e m p o r a r y g r o u n d m a t s s h o u l d b e i n c l u d e d d u r i n g u s a g e . 7. W h e r e t r e e p r o t e c t i o n f e n c i n g i s t o b e i n s t a l l e d , a 6 ” l a y e r o f r e c y c l e d h a y m u l c h i s t o b e pl a c e d o v e r t h e c r i t i c a l r o o t a r e a s o f t h e t r e e s . N o t e : C a r e i s t o b e t a k e n n o t t o m o u n d mu l c h a g a i n s t t h e t r u n k s o f t h e t r e e s . 8. N o c o n s t r u c t i o n a c t i v i t i e s , e q u i p m e n t , o r m a t e r i a l s s h a l l b e s t o r e d o r t a k e p l a c e i n s i d e th e t r e e p r o t e c t i o n f e n c i n g . 9. F u l g h a m T r e e P r e s e r v a t i o n , I n c . o r a n a p p r o v e d c e r t i fi e d a r b o r i s t m u s t s u p e r v i s e a n y r o o t pr u n i n g w h e r e c o n s t r u c t i o n i s t o t a k e p l a c e , a n d t o h a v e a n y d e a d o r b r o k e n b r a n c h e s pr u n e d f r o m t h e c a n o p y b y a n a p p r o v e d c e r t i fi e d a r b o r i s t . T h e o w n e r a n d e n g i n e e r m u s t be n o t i fi e d p r i o r t o a n y r o o t p r u n i n g o r c u t t i n g o f a n y b r a n c h e s . 10 . A p r e - c o n s t r u c t i o n m e e t i n g w i l l b e r e q u i r e d t o d e t e r m i n e s c h e d u l e a n d o b s e r v a t i o n s o f su b g r a d e w o r k n e a r t h e e x i s t i n g t r e e s t o r e m a i n . 11 . A n y e x c a v a t i o n o r t r e n c h i n g w i t h i n 5 0 ’ o f a t r e e ’ s d r i p l i n e i s t o b e p e r f o r m e d w i t h i n a tr e n c h - b o x t o m i n i m i z e r o o t i m p a c t s w h e r e r e q u i r e d t o m e e t O S H A r e q u i r e m e n t s . 12 . T r e e s a p p r o v e d f o r r e m o v a l s h a l l b e r e m o v e d i n a m a n n e r w h i c h d o e s n o t i m p a c t t r e e s to b e p r e s e r v e d . 13 . A n y r o o t s e x p o s e d b y c o n s t r u c t i o n a c t i v i t y s h a l l b e p r u n e d fl u s h w i t h t h e s o i l . B a c k fi l l ro o t a r e a s w i t h g o o d q u a l i t y t o p s o i l a s s o o n a s p o s s i b l e i f e x p o s e d r o o t a r e a s a r e n o t ba c k fi l l e d w i t h i n 2 d a y s . C o v e r t h e m w i t h o r g a n i c m a t e r i a l i n a m a n n e r w h i c h r e d u c e s s o i l te m p e r a t u r e a n d m i n i m i z e s w a t e r l o s s d u e t o e v a p o r a t i o n . 14 . A n y t r e n c h i n g r e q u i r e d f o r t h e i n s t a l l a t i o n o f l a n d s c a p e i r r i g a t i o n s h a l l b e p l a c e d a s f a r fr o m e x i s t i n g t r e e t r u n k s a s p o s s i b l e . A l l t r e n c h i n g w i t h i n t h e d r i p l i n e s h a l l b e d o n e b y a n ai r s p a d e . 15 . N o l a n d s c a p e t o p s o i l d r e s s i n g g r e a t e r t h a n 2 i n c h e s s h a l l b e p e r m i t t e d w i t h i n t h e d r i p li n e o f t r e e s . N o s o i l i s p e r m i t t e d o n t h e r o o t fl a r e o f a n y t r e e . 16 . P r u n i n g t o p r o v i d e c l e a r a n c e f o r s t r u c t u r e s , v e h i c u l a r t r a f f i c , a n d e q u i p m e n t s h a l l t a k e pl a c e b e f o r e c o n s t r u c t i o n b e g i n s . T h e e n g i n e e r a n d o w n e r s h a l l b e n o t i fi e d o f w h e r e t h i s i s re q u i r e d d u r i n g t h e p r e - c o n s t r u c t i o n m e e t i n g . 17 . A l l fi n i s h e d p r u n i n g m u s t b e d o n e a c c o r d i n g t o r e c o g n i z e d a p p r o v e d s t a n d a r d s o f t h e in d u s t r y ( r e f e r e n c e t h e n a t i o n a l a r b o r i s t a s s o c i a t i o n p r u n i n g s t a n d a r d s f o r s h a d e t r e e s av a i l a b l e u p o n r e q u e s t f r o m t h e c i t y a r b o r i s t ) . 18 . A n y a r b o r i s t r e l a t e d o b s e r v a t i o n s t o b e a p p l i e d t o t h e a l l o w a n c e a d d e d i n A d d e n d u m #1 m u s t fi r s t b e a p p r o v e d b y t h e e n g i n e e r a n d o w n e r . A n y a d d i t i o n a l a r b o r i s t r e l a t e d ob s e r v a t i o n s b e y o n d t h o s e a p p r o v e d t o b e a p p l i e d t o t h e a l l o w a n c e s h a l l b e i n c l u d e d i n th e c o n t r a c t o r ’ s b a s e b i d . 19 . D e v i a t i o n s f r o m t h e a b o v e n o t e s w i l l b e c o n s i d e r e d s p e c i f i c a t i o n s v i o l a t i o n s . I f t h e r e i s su b s t a n t i a l n o n c o m p l i a n c e o r i f a t r e e s u s t a i n s d a m a g e a s a r e s u l t , t h e c o n t r a c t o r w i l l b e re s p o n s i b l e f o r a l l r e p l a c e m e n t s o r c o r r e c t i v e a c t i o n s a t h i s o w n e x p e n s e . 0 fe e t 80 1" = 4 0 ' 40 12 0 NO R T H PL A N T I N G I N S T A L L A T I O N N O T E S : AL L P L A N T I N G W I T H I N T H E D R I P L I N E O F A T R E E S H A L L B E I N S T A L L E D B Y HA N D T O A V O I D A L L D A M A G E T O R O O T S . N O M A C H I N E R Y S H A L L B E U S E D WI T H I N T H E D R I P L I N E . T H E C O N T R A C T O R S H A L L N O T H A R M T H E T R E E O R T H E TR E E S ' R O O T S I N A N Y W A Y S H A P E O R F O R M . I F P L A N T M A T E R I A L N E E D S T O BE R E L O C A T E D T O A V O I D C O N F L I C T S W I T H R O O T S , T H E C O N T R A C T O R S H A L L CO O R D I N A T E W I T H T H E L A N D S C A P E A R C H I T E C T P R I O R T O I N S T A L L A T I O N F O R PR O P O S E D A D J U S T M E N T S . 000 _J \_ I I I I l ED - 1 0 1 LA W N 30'- 3 " (3 4 8 3 s f ) T i f 4 1 9 B e r m u d a G r a s s 8P 4M 3M 2M 1M 1P 2P 3P 4P 5P 6P 7P 9P 10 P 11 P 12 P (3 1 6 ) S a n d C o r d g r a s s (8 6 0 1 s f ) T i f 4 1 9 B e r m u d a G r a s s EX I S T I N G V E G E T A T I O N (1 ) J a p a n e s e Z e l k o v a (4 8 4 s f ) T i f 4 1 9 B e r m u d a G r a s s (2 7 2 1 s f ) T i f 4 1 9 B e r m u d a G r a s s (1 ) J a p a n e s e Z e l k o v a EX I S T I N G V E G E T A T I O N EX I S T I N G V E G E T A T I O N EX I S T I N G V E G E T A T I O N EX I S T I N G V E G E T A T I O N 5' T r e e R i n g ( T Y P ) PR O P O S E D D R I V E W A Y WE T L A N D WETL A N D B U F F E R WET L A N D B U F F E R EX I S T I N G V E G E T A T I O N DE T E N T I O N PO N D PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y PR O P O S E D D R I V E W A Y (4 9 ) W a x M y r t l e L1 . 0 8 5 5 . 5 3 9 . 5 0 8 6 LANDSCAPE PLANS FOR: TALLAWAMPA DEVELOPMENT Fairhope, AL1" = 40'-0"SCALE:JUNE 2025DATE: STATE OF A A AA L BM A A AR R REGISTEE E E DL NDSC P CHI CTT GE N E R A L P L A N T I N G N O T E S : 1. C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R T H E S I T E I N S P E C T I O N P R I O R T O L A N D S C A P E C O N S T R U C T I O N I N O R D E R T O AC Q U A I N T H I M S E L F / H E R S E L F W I T H E X I S T I N G C O N D I T I O N S . C O N T R A C T O R S H A L L B E R E S P O N S I B L E F O R L O C A T I N G A L L E X I S T I N G UN D E R G R O U N D U T I L I T I E S B E F O R E B E G I N N I N G C O N S T R U C T I O N . 2. C O N T R A C T O R S H A L L V E R I F Y P L A N T Q U A N T I T I E S F R O M T H E P L A N A N D R E P O R T D I F F E R E N C E S T O T H E O W N E R ' S RE P R E S E N T A T I V E F O R A D J U S T M E N T S . 3. A L L P L A N T M A T E R I A L S A R E S U B J E C T T O A P P R O V A L O R R E F U S A L B Y T H E O W N E R S R E P R E S E N T A T I V E A T T H E J O B S I T E . 4. C O N T R A C T O R S H A L L L A Y O U T A L L P L A N T M A T E R I A L F O R R E V I E W B Y O W N E R ' S R E P R E S E N T A T I V E S A P P R O V A L P R I O R T O PL A N T I N G . A M I N I M U M 4 8 H O U R S N O T I C E S H O U L D B E G I V E N A N D A N T I C I P A T E D B Y T H E C O N T R A C T O R F O R T H I S R E V I E W . 5. C O N T R A C T O R S H A L L A M E N D A L L P L A N T I N G A R E A S W I T H 6 0 % A P P R O V E D O R G A N I C S O I L M I X A N D 4 0 % A P P R O V E D S A N D Y LO A M T O P S O I L . P R O P E R D R A I N A G E S H A L L B E O B T A I N E D I N A L L A R E A S . D O N O T B A C K F I L L H O L E S W I T H E X I S T I N G S U B - G R A D E . 6. P L A N T S S H A L L B E W E L L F O R M E D , V I G O R O U S , G R O W I N G S P E C I M E N S W I T H G R O W T H T Y P I C A L O F V A R I E T I E S S P E C I F I E D A N D SH A L L B E F R E E F R O M I N J U R Y , I N S E C T S A N D D I S E A S E S . P L A N T S S H A L L E Q U A L O R S U R P A S S Q U A L I T Y A S D E F I N E D I N T H E CU R R E N T I S S U E O F N U R S E R Y " A M E R I C A N S T A N D A R D S F O R N U R S E R Y S T O C K " A S P U B L I S H E D B Y T H E A M E R I C A N N U R S E R Y M E N , IN C . 7. A L L P L A N T M A T E R I A L S H A L L B E B A L L E D A N D B U R L A P P E D O R C O N T A I N E R G R O W N U N L E S S O T H E R W I S E S P E C I F I E D . 8. A L L P L A N T I N G P I T S S H A L L B E D O U B L E T H E S I Z E O F T H E R O O T B A L L O R C O N T A I N E R . 9. P R O V I D E A W A T E R P E R C O L A T I O N T E S T F O R A L L T R E E P I T S . F I L L E A C H T R E E P I T W I T H W A T E R , I F T H E W A T E R D O E S N O T PE R C O L A T E O U T W I T H I N 1 2 H O U R S , P R O V I D E T R E E P I T D R A I N A G E . A U G E R A 8 " D I A M E T E R H O L E 3 6 " D O W N A T T H E B O T T O M O F TH E T R E E P I T A N D F I L L W I T H C R U S H E D S T O N E . T E S T A G A I N F O R P R O P E R P E R C O L A T I O N . 10 . F R O N T R O W O R S H R U B S S H A L L B E P L A N T E D A M I N I M U M O F 2 4 " B E H I N D B E D L I N E A T L A W N S O R W A L K S A N D M I N I M U M 3 6 " BA C K O F C U R B A T P A R K I N G A R E A S . 11 . B A C K R O W O F S H R U B P L A N T I N G S H A L L B E P L A N T E D 3 6 " O F F F A C E O F B U I L D I N G W A L L . G R O U N D C O V E R S S H A L L B E 1 2 " O U T FR O M B U I L D I N G A S R E Q U I R E D B Y P L A N T S P E C I F I C A T I O N S . 12 . E X C A V A T E E D G E O F A L L P L A N T I N G B E D S T O 4 " D E P T H T O F O R M A N E A T C R I S P D E F I N I T I O N . 13 . P L A N T I N G B E D S S H A L L B E 6 - 8 " A B O V E S O D G R A D E . 14 . A L L P L A N T I N G B E D S A N D T R E E P I T S S H A L L B E M U L C H E D W I T H A 3 " S E T T L E D L A Y E R O F P I N E S T R A W O N L E V E L A R E A S A N D PI N E P I N E S T R A W M U L C H O N S L O P E S . 15 . G R A D E A L L A R E A S F O R A P P R O V A L B Y L A N D S C A P E A R C H I T E C T B E F O R E S O D D I N G . 16 . S E A S O N A L C O L O R S H A L L B E P L A N T E D I N F L O W E R I N G S T A T E . 17 . C O N T R A C T O R S H A L L G U A R A N T E E A L L P L A N T M A T E R I A L , I N C L U D I N G G R A S S F O R O N E F U L L Y E A R F R O M D A T E O F W R I T T E N SU B S T A N T I A L C O M P L E T I O N . 18 . A L L T R E E S S H A L L B E S T A K E D A N D T I E D I N T H E F I E L D B Y A N A P P R O V E D M E T H O D . R E M O V E A L L G U Y W I R E S A N D S T A K E S A T TH E E N D O F T H E G U A R A N T E E P E R I O D . 19 . T O P S O I L : T O P S O I L S H A L L B E F E R T I L E , F R I A B L E , S A N D Y L O A M A N D A N A T U R A L S U R F A C E S O I L O B T A I N E D F R O M W E L L A R E A S RE V I E W E D B Y T H E L A N D S C A P E A R C H I T E C T A N D P O S S E S S I N G C H A R A C T E R I S T I C S O F R E P R E S E N T A T I V E S O I L S I N T H E P R O J E C T VI C I N I T Y T H A T P R O D U C E H E A V Y G R O W T H S O F C R O P S , G R A S S O R O T H E R V E G E T A T I O N . -T O P S O I L S H A L L B E F R E E O F S U B S O I L , B R U S H , O R G A N I C L I T T E R O R O B J E C T I O N A B L E W E E D S , C L A Y , C L O T S , S T U M P S , ST O N E S , R O O T S O R O T H E R M A T E R I A L H A R M F U L T O P L A N T M A T E R I A L S . S H O U L D R E G E N E R A T I V E M A T E R I A L S B E P R E S E N T IN T H E S O I L , C O N T R A C T O R S H A L L E R A D I C A T E A N D R E M O V E S U C H G R O W T H , B O T H S U R F A C E A N D R O O T , W H I C H M A Y AP P E A R I N T H E I M P O R T E D M A T E R I A L W I T H I N ON E Y E A R F O L L O W I N G A C C E P T A N C E O F T H E W O R K . -T O P S O I L S H A L L N O T B E H A N D L E D I N A F R O Z E N M U D D Y C O N D I T I O N . T H E A C I D I T Y R A N G E S H A L L B E B E T W E E N 5 A N D 7 , IN C L U S I V E . T H E M E C H A N I C A L A N A L Y S I S O F T H E S O I L S H A L L B E A S F O L L O W S : SI E V E S I Z E PE R C E N T P A S S I N G 1 I N C H M E S H 99 - 1 0 0 % 1/ 4 I N C H M E S H 97 - 9 9 % NO . 1 0 0 M E S H 40 - 6 0 % NO . 2 0 0 M E S H 20 - 4 0 % 20 . S T O C K P I L E M A T E R I A L T H A T D O E S N O T M E E T T H E R E Q U I R E M E N T S M A Y , A T T H E O P T I O N O F T H E C O N T R A C T O R , B E IM P R O V E D B Y S C R E E N I N G A N D T H E A D D I T I O N O F O R G A N I C M A T T E R A N D C H E M I C A L A D M I X T U R E S . 21 . M A I N T A I N A L L L A N D S C A P E W O R K F O R 3 0 D A Y S A F T E R S U B S T A N T I A L C O M P L E T I O N H A S B E E N P R O V I D E D I N W R I T I N G . 22 . A P P R O V E D P R E - E M E R G E N T W E E D C O N T R O L S H A L L B E S P R E A D P E R M A N U F A C T U R E R ' S R A T E S A F T E R A L L P L A N T I N G S H A V E BE E N I N S T A L L E D , I N A L L P L A N T E D A R E A S P R I O R T O M U L C H I N G W I T H P I N E S T R A W . 23 . T H E L A N D S C A P E A R C H I T E C T I S N O T R E S P O N S I B L E F O R T H E M E A N S A N D M E T H O D S O F A P P R O P R I A T E N E S S O F T H E IN S T A L L A T I O N P R O C E D U R E S U N D E R T A K E N B Y A N Y C O N T R A C T O R A N D I S N O T R E S P O N S I B L E F O R J O B S A F E T Y . 0 fe e t 80 1" = 4 0 ' 40 12 0 NO R T H NO T E : Q U A N T I T I E S S H O W N I N T H E " P L A N T S C H E D U L E " A R E S O L E L Y F O R T H E C O N V E N I E N C E O F T H E L A N D S C A P E C O N T R A C T O R . CO N T R A C T O R T O V E R I F Y Q U A N T I T I E S S H O W N O N T H E " P L A N T I N G P L A N " A G A I N S T T H O S E S H O W N I N T H E " P L A N T S C H E D U L E " , A N D PL A N T T H O S E Q U A N T I T I E S S H O W N O N T H E " P L A N T I N G P L A N " . PL A N T S : L A N D S C A P E C O N T R A C T O R S H A L L S U B M I T P H O T O S W I T H S C A L E R E F E R E N C E S O F A L L P L A N T S & T R E E S T O T H E L A N D S C A P E AR C H I T E C T F O R A P P R O V A L I N W R I T I N G P R I O R T O H A V I N G T H E M D E L I V E R E D T O T H E S I T E . IR R I G A T I O N N O T E : C O N T R A C T O R T O P R O V I D E A D E S I G N / B U I L D I R R I G A T I O N S Y S T E M F O R AL L P R O P O S E D T R E E S , P L A N T E D B E D , A N D N E W S O D E D A R E A S . I R R I G A T I O N S H A L L B E IN S T A L L E D T O A L L C I T Y O R D N A N C E S A N D C O D E S . C O N T R A C T O R I S T O C O O R D I N A T E W I T H OW N E R / G E N E R A L C O N T R A C T O R F O R I R R I G A T I O N C O N T R O L L E R L O C A T I O N . H E A D S S H A L L BE P L A C E D I N T H E F I E L D T O A C H I E V E H E A D T O H E A D C O V E R A G E . CO D E D E S C R I P T I O N QT Y DE T A I L MF G . MA T E R I A L T Y P E SI Z E C O L O R Ed g i n g RO O T B A R R I E R 58 0 L F 8/ L 2 . 0 N D S S M - 2 4 2 0 R O O T B A R R I E R S H E E T M A T E R I A L 24 " H X 2 0 ` L BL A C K ED - 1 0 1 RE F E R E N C E N O T E S S C H E D U L E QT Y BO T A N I C A L / C O M M O N N A M E CO N T C A L SI Z E TR U N K T Y P E TR E E S 32 ZE L K O V A S E R R A T A / J A P A N E S E Z E L K O V A 45 G A L 2 " C A L 10 ` - 1 2 ` H X 6 ` - 8 ` W QT Y BO T A N I C A L / C O M M O N N A M E CO N T M A I N T E N A N C E SI Z E SP A C I N G T Y P E SH R U B S 49 MO R E L L A C E R I F E R A / W A X M Y R T L E 7 G A L . C O N T I N I O U S H E D G E 36 " - 4 8 " H x 2 4 " - 3 6 " W TR I A N G U L A R @ 9 ' - 0 " O . C . QT Y BO T A N I C A L / C O M M O N N A M E CO N T M A I N T A N A N C E SI Z E SP A C I N G T Y P E SH R U B A R E A S 31 6 SP A R T I N A B A K E R I / S A N D C O R D G R A S S 1 G A L . C O N T I N U O U S H E D G E / M A S S I N G 12 " - 1 8 " H X 1 2 " - 1 8 " W TR I A N G U L A R S P A C I N G QT Y BO T A N I C A L / C O M M O N N A M E CO N T M A I N T E N A N C E SI Z E SP A C I N G T Y P E SO D D I N G 23 6 7 0 S F C Y N O D O N D A C T Y L O N ` T I F 4 1 9 ` / T I F 4 1 9 B E R M U D A G R A S S S O L I D S O D PL A N T S C H E D U L E S I T E OW N E R T O C O O R D I N A T E I R R I G A T I O N / W A T E R I N G WI T H C O N T R A C T O R P R I O R T O P R I C I N G . 12 " RE M O V E I M P E R V I O U S D E B R I S LO O S E N S U B G R A D E A N D PR E V E N T S E T T L I N G CO M P A C T P L A N T M I X T O MI N . RO O T B A L L SE T T R U N K P L U M B RE M O V E E X C E S S DO N O T C U T M A I N L E A D E R 80 m m / 3 " A P P R O V E D M U L C H PL A N T I N G M I X B A C K F I L L FI N I S H G R A D E 13 0 m m / 5 " S O I L S A U C E R TY P . NO S C A L E PL A N ST A K E WIR E RO O T B A L L 12 0 TH A N F I N I S H G R A D E 8" D I A . ( T O E X . 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C O M SE R V I N G A L A B A M A , GE O R G I A , F L O R I D A & M I S S I S S I P P I W S N N E SITE SU B D I V I S O N O F L A N D AS H F O R D C O U R T GA Y F E R R D E X T . F A I R H O P E , A L A B A M A PR E L I M I N A R Y P L A T SI T E D A T A PR E L I M I N A R Y E W S N N CU R V E D A T A LI N E T A B L E “ ” ’ ’ “ ” ' ! 11!!1!1 ll 11 11:11,1 11 Im: 1111 I!: m11.p1:r11.1 I i !•!'1! I !•!1•• ···I l ·I,,, ,,! ,,·I I i ~:~ ~ ia ~ ;~1~1~ ~ I ,ir !~ .. ~; ' . : I!' Iii •1 ' ' !11!11 11·:'11·' l!:ij '', i ., !I •• li I ,!l, i !! 1:1 !I! l1! 11 . ,i 1 ·!1 111:, 1ii 1ii i :1 ii:111 !I Iii I Ii 11 •11 iii ' ·•Ii I I•(•, 21 i (} " li!'!I :Mi 1,,, 1:1 'j; !I 'l• 111 !11' ;11 ii! ii 111 l1· l,, 1 i, .. i i•I ,, 'll I ·1ill1' !,,: M ,; ,1 11 -11 I i!" -!~ 111 , 1 I d ,i1 I •i1I ml 11, I !1 j• 11 r·11 1 il1h Iii § ,1 11 ii il'li i,I ' , WI' d! i i! ll i1 ,! I 111·11 !', I! I !ii l,l, ·Ii ! 1! Ii f I i,i ;1-! il;;iJ" !jl 'll L 1: 111 !!llli! ·I II •;'I II !· l, 'ii 11 ii j 1Jit i 11 I 1:1 ' !, 'I !!, h Ill l I ~Ii h •·1 jl- 11 i:! !i• i i! .. ;;: I ill 11! I I• ' l!rl •11:p 1i1li jl I , Hiil !1111: 1i,1 , r 11,11 i1! i!! 111 1i1ll ·,1 !i!j= ,, ,. !111; 'I' j;1l1 11! ~1lji H !ii 1r11 1,t, i I i'1!ii ! ! i~::: Ii '' t-------- 1 I I I I .a--@-- _J 20460 Bishop Road Fairhope, Alabama 36532 Page 1 of 23 PROPOSED MADDOX LANE SUBDIVISION CITY OF FAIRHOPE, BALDWIN COUNTY, ALABAMA STORMWATER ANALYSIS JUNE 2025 Prepared for: Acre Investments, LLC 504 Congress St Baldwin, AL 36603 Prepared by: Broughton & Associates, LLC 20460 Bishop Rd Fairhope, Alabama 36532 BROUGHTON & ASSOCIATES, LLC ENGINEERING THE FUTURE Saltgrass Landing Subdivision BA Project No.: 25-002 Page 2 of 23 TABLE OF CONTENTS PROPOSED RESIDENTIAL SUBDIVISION ....................................................................................... 1 TABLE OF CONTENTS ................................................................................................................... 2 1. INTRODUCTION ....................................................................................................................... 3 1.1 REPORT PURPOSE .............................................................................................................. 3 1.2 PROJECT SUMMARY ............................................................................................................ 3 2. EXISTING CONDITIONS ............................................................................................................ 4 2 EXISTING SITE CONDITIONS .................................................................................................. 4 2.2 DRAINAGE AREA ................................................................................................................. 4 3.1 HYDROLOGIC ANALYSIS ..................................................................................................... 5 3.2 HYDRAULIC ANALYSIS ........................................................................................................ 5 APPENDIX A – SITE VISUAL AIDS ................................................................................................... 6 APPENDIX B: DESIGN CALCULATIONS .......................................................................................... 8 PRE-DEVELOPMENT ANALYSIS ................................................................................................. 8 POST-DEVELOPMENT ANALYSIS.............................................................................................. 14 CLOSED SYSTEM DESIGN ANALYSIS ....................................................................................... 20 BROUGHTON & ASSOCIATES, LLC EN GINEERING THE FUTURE Saltgrass Landing Subdivision BA Project No.: 25-002 Page 3 of 23 1. INTRODUCTION 1.1 REPORT PURPOSE Broughton and Associates (BA) was retained to produce design plans, including stormwater calculations for a 5.20-acre site located in Baldwin County along Gayfer Road Ext. The work proposed in this project is for a residential development and will develop 0.35-acres for a single-family residential community with site related infrastructure. The report documents the hydrology and hydraulic (H&H) analysis and subsequent design to address increased storm water runoff and drainage that would result from the development of this site. 1.2 PROJECT SUMMARY Proposed Residential Subdivision – Fairhope, Alabama The subject site is located within the jurisdiction of the City of Fairhope, which serves as the local development authority. Acre Investments, LLC is the developer of the proposed project, which will convert approximately 5.20 acres of land zoned R-1 (Single-Family Residential) into a single-family residential community. The development proposes 9 single-family lots, with a minimum lot size of 15,000 square feet. The average lot size is approximately 15,413 square feet, and the smallest lot is 15,293 square feet. All lots meet the minimum lot width requirement of 100 feet. The total tract includes: • 0.20 acres of wetlands (to remain undisturbed), • 0.80 acres of private right-of-way, and • 0.14 acres reserved for stormwater management. The developable area of the site is approximately 4.80 acres. The project also provides 0.62 acres (11.9%) of dedicated common area, which exceeds the City of Fairhope’s 10% minimum requirement. The proposed subdivision includes approximately 650 linear feet of streets, designed with a 50- foot-wide right-of-way and 5-foot sidewalks on both sides for pedestrian access and safety. Setbacks for each lot will conform to zoning requirements: • Front yard setback: 35 feet • Side yard setback: 10 feet • Rear yard setback: 10 feet BROUGHTON & ASSOCIATES, LLC EN GINEERING THE FUTURE Saltgrass Landing Subdivision BA Project No.: 25-002 Page 4 of 23 The net residential density is proposed at 1.73 lots per acre, in line with the intended character and zoning of the area. 2. EXISTING CONDITIONS 2 EXISTING SITE CONDITIONS The site being analyzed is located in the City of Fairhope within Baldwin County and encompasses approximately 5.20 acres. It is bounded along Gayfer Road Extension and is surrounded by undeveloped properties to the left and developed properties to the right. The current land use is undeveloped timberland with no existing impervious surfaces. The high point of the site is located at the southern corner of the project limits, and the land generally slopes from south to north with an average existing slope of approximately 2.0%. Wetlands are present in the northern corner of the property. Onsite soils are classified as Malbis fine sandy loam, which belongs to Hydrologic Soil Group C, as identified by the NRCS Soil Survey. 2.2 DRAINAGE AREA The 5.20-acre site drains naturally from south to north under existing conditions. The site consists of previously cleared and reforested timberland, with no offsite runoff entering the property. All stormwater generated onsite flows toward the north end of the property. The proposed development maintains this existing flow direction. The project includes 9 residential lots and a cul-de-sac street. Runoff from rooftops, driveways, and the street will be collected by curb inlets along both sides of the road and conveyed through a storm sewer system to a detention basin located at the north end of the site. The detention basin has been designed to control the peak discharge for the 2-, 10-, and 25-year storm events using the Modified Rational Method. This method allows for the use of variable runoff coefficients and time of concentration values to more accurately reflect the mixed land cover of the site. The system is designed to ensure that post-development runoff rates do not exceed pre-development conditions. 3. DRAINAGE DESIGN CRITERIA & ANALYSIS BROUGHTON & ASSOCIATES, LLC EN GINEERING THE FUTURE Saltgrass Landing Subdivision BA Project No.: 25-002 Page 5 of 23 3.1 HYDROLOGIC ANALYSIS The drainage analysis for the proposed 5.20-acre residential development was conducted using Autodesk Storm and Sanitary Analysis 2025. A hydrograph-based method was used to determine peak runoff rates and stormwater volumes for the required design storm. The site was modeled as a single drainage catchment, with consistent boundaries applied in both the pre- and post-development conditions for accurate comparison. The post-development composite curve number was determined to be 72.89, accounting for the mix of pervious and impervious surfaces introduced by the development. In accordance with City of Fairhope and Baldwin County stormwater design standards, a time of concentration of 15 minutes was used for the hydrologic modeling. Stormwater runoff from rooftops, driveways, and the proposed roadway (Maddox Lane) will be collected via curb inlets and conveyed through a storm sewer network to a detention basin located at the north end of the site. The basin is designed to manage peak flows and stormwater volume, with an engineered outlet control structure and emergency spillway included to ensure safe discharge during design storm events. 3.2 HYDRAULIC ANALYSIS The runoff generated from the post-development catchment was routed through the detention pond. Various configurations of pond sizing and outlet structure/outlet configurations were modeled until one was found that met the County’s requirements. BROUGHTON & ASSOCIATES, LLC EN GINEERING THE FUTURE • Outlook RE: Case: 5D25.13 Ashford Ct Subdivision From Joe Comer <joe@espalierdesign.com> Date Fri 8/22/25 10:40 AM To Hunter Simmons <hunter.simmons@fairhopeal.gov>; Payton Rogers <payton .rogers@fairhopeal.gov> Cc Cindy Beaudreau <cynthia .beaudreau@fairhopeal.gov> @ 5 attachments (26 MB) IMG_4776.jpg ; East Prop Corner.jpg ; IMG_4778Jpg ; looking NWJpg; looking NEJpg; Yes see attached photos. One I am standing on Creels property to the East looking West over the property corner down the property line. The trees on the East side are on the line and in the ROW. Its hard to see the elevation change in pies but its a 20-24" drop along the property line into the row ditch where the walk is proposed. I don't see any contours on this plan? Also , there isn 't really any vegetation where they are showing existing vegetation. The vegetation you see in the looking NE & NW pies is along the 24" bank in the right of way. !;'..A close up of a logo Description automatically generated Joe Comer IV, ASLA Espalier, LLC P.O. Box 1247 (36533) 8390 Gayfer Road Ext. Fairhope, AL 36532 251-454-3500 • jQg@esP-alierdesign.com esP-alierdesign.com From: Hunter Simmons <hunter.simmons@fairhopeal.gov> Sent : Friday, August 22, 2025 10 :06 AM To: Joe Comer <joe@espalierdesign .com>; Payton Rogers <payton .rogers@fairhopeal.gov> Cc: Cindy Beaudreau <cynthia.beaudreau@fairhopeal.gov> Subject : RE: Case: SD25 .13 Ashford Ct Subdivision Joe, It is our intent to leave as much of the vegetation along the ROW as possible , including the area 20' area inside the property line listed as existing vegetation below. A blow up of the tree survey/tree protection is below. They didn 't show any ROW trees on the east side. Are you sure they are in the ROW? If so, we can have them revisit and work the sidewalk through the "existing vegetation " area to avoid trees. From: Joe Comer <jQg_@esP-alierdesign.com > Sent: Friday, August 22, 2025 9:23 AM To : Payton Rogers <P-E.'{.!on.rogers@fairhoP-eal.gov> Cc: Cindy Beaudreau <£v.nthia.beaudreau@fairhoP-eal.gov>; Hunter Simmons <hunter.simmons@fairhoP-eal.gov> Subject: RE: Case: SD25 .13 Ashford Ct Subdivision Morning Payton, Doing well! Congrats on your move to City of Fairhope. This plan helps but what is missing is all the other trees/vegetation that is actually along the right of way that will have to be removed to install this walk. As well as the 24" drop in grade that happens right along the property line. Its hard to see in a photo. There are many more trees along this 24" bluff that are in the right of way exactly where the new walk is proposed . And the walk would be in the ditch in the shown location. Also, where existing vegetation is shown on the plan , it is actually very open with very few trees or vegetation so there wouldn 't be much in the 20' landscape buffer. The East walk would need to do something like the West side , inside the property. But there will still be an issue at each end where the walk ties into each adjacent property. I know these walks are required for subdivisions but these walks to no where are more destructive and unsightly than useful in my opinion . There needs to be another option where they change the character of an area . There isn 't a single walk along Gayfer. I'm not against this development but keeping this vegetation along the right of way is valuable to this corridor as I've mentioned and I would think the developer would value that as a buffer to the new homes . Unless they plan to plant new trees but it doesn't appear that way. It would be worth a drive by to see what I am talking about. The corners are staked and flagged. Thanks for hearing my concerns . Joe [;'..,A close up of a logo Description automatically generated Joe Comer IV, ASLA Espalier, LLC P.O. Box 1247 (36533) 8390 Gayfer Road Ext. Fairhope, AL 36532 251-454-3500 • jQg_@esP-alierdesign.com esP-alierdesign.com From: Payton Rogers <P-E.v.ton.rogers@fairhoP-eal.gov> Sent: Friday, August 22, 2025 8:23 AM To : Joe Comer <jQg_@esP-alierdesign.com > Cc : Cindy Beaudreau <£v.nthia.beaudreau@fairhoP-eal.gov> Subject: Re: Case : SD25 .13 Ashford Ct Subdivision Morning, Joe , I hope you're doing well. I have included a screenshot from the applicant's submittal documents that illustrates the proposed landscaping and sidewalks along Gayfer Rd Ext that I believe may address some of your concerns. As proposed the applicant is preserving existing vegetation on either side of the entrance to the subdivision. West of the entrance they are proposing the sidewalk to come out of ROW and go into the front common area in order to meander around the existing trees located within ROW and preserve as many as possible. The City has required a 12-foot public easement along the sidewalk for city maintenance and required a note on the plans stating that "The proposed sidewalk will not disturb any critical root zone of nearby tree plantings." East of the proposed entrance the applicant is again preserving the existing vegetation and will be laying a standard sidewalk within ROW. On both sides of the entrance the applicant is required to have a 20-foot landscape buffer measured from the front property line adjacent to Gayfer. Let me know if you have any other questions. Best Regards, Payton Rogers, CAPZO Planning & Zoning Manager (251) 928-8003 ext. 452 129y.!Qn.rQg~@.ra.i.ctlQl'.2eal.gov ~ From: Cindy Beaudreau <£v.nthia.beaudreau@fairho12eal.gov> Sent : Fr iday, August 22, 2025 7 :06 AM To: Joe Comer <jQ.g@.es12alierdesign.c0m > Cc: Payton Rogers <P-g'{.!on .rogers@fairho12eal.gov > Subject : FW: Case : SD25 .13 Ashford Ct Subdivision Good morning Mr. Comer, Thank you for your e-mail. I have included Payton Rogers, Planning and Zoning Manager, in my reply. He may be able to answer some of your concerns. I will also include your e-mail in the packet. Cindy Beaudreau Planning Clerk 451 Pecan Avenue Fairhope , AL 36532 ~ynthia .beaudreau@fairhopeal .gov From: Joe Comer <jQ.g@.es12alierdesign .c0m > Sent : Thursday, August 21 , 2025 3:51 PM To: planning <glanning@.fairhogeal.gov> Subject : Case : SD25 .13 Ashford Ct Subdivision Ms. Beaudreau, Regarding the above case we received a letter on addressed to AJ4 Project LLC , I wanted to express a couple of comments. I am located at 8390 Gayfer Ext., directly across the street to the South from the above site. I have already mentioned some of this to the engineer, Mr. Broughton. Its hard to read the plan on 8x11 and maybe there is more information that I can 't see. 1. The sidewalk , along Gayfer, shown on the site plan appears to be right outside the Gayfer property line . Currently there is a nice wooded strip about 6-8 ' wide in that area as well as a +/-24 " vertical bank down into the drainage ditch along the right of way. That wooded strip , which is mostly in the right of way, along with neighboring properties , defines this corridor of Gayfer with a tree canopy, tunnel effect. This provides a unique character that I feel benefits all surrounding properties. Attached are a few photos. Its hard to see the grade change without standing there . 2. Is it the intent to remove the wooded strip to place the sidewalk? Or could the walk meander through the "open space" area inside the property line which has less trees. Removal of these trees to place a sidewalk to nowhere would be the QRROSite of the character of this street. 3. This same tree line would also greatly benefit these new homes sites, providing privacy and separation from Gayfer. 4. The walk in this location, which appears to be in the right of way, would be in the ditch. Will the ditch be filled in? 5. The neighboring property to the East has gone to great effort to preserve their trees along Gayfer, which connects with the above site. Thank you for your consideration of these comments / concerns. Hopefully the existing character of this corridor can be preserved, while allowing new development. Sincerely, Joe [;'.;,A close up of a logo Description automatically generated Joe Comer IV, ASLA Espalier, LLC P.O. Box 1247 (36533) 8390 Gayfer Road Ext. Fairhope, AL 36532 251-454-3500 • jQg_@.es12alierdesign.c0m esgalierdesign.com 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 18, 2024 Re: Proposed subdivision on Gayfer Rd Ext., PIN 13818, Tallawampa Property Gas: Gas is available on the north side of Gayfer Rd . Ext. through Fairhope Public Utilities. Main installation for subdivision will be determined upon final drawings. Electric: Electric is available through Fairhope Public Utilities. Upgrades will be required at Owner/Developer expense. Aid to construction will be determined upon final d r awings . Utilities require a 15 ft easement behind right of way . Sincerely, Sid Grose Gas Construction Supervisor Marshall King Electrical Engineering Technician 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 May 8, 2025 Re: PPIN 13818, Tallawampa Property, 9-lots This letter of availability is only valid based on what was proposed at the utility review meeting. Any changes or deviations of the proposed plan will require another 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 & Sewer: Based upon review of the proposed development, water and sewer service by Fairhope Public Utilities is currently available. All tap fees and system development charges (SDC's) will apply, and all necessary infrastructure improvements will be at the developer's expense. Sincerely, ~intendent BROUGHTON & ASSOCIATES, LLC E NGINEERING TH E FUTUR E JULY 15, 2025 To: The City of Fairhope Planning Department 451 Pecan Avenue, Suite 200 Fairhope, AL 36532 Attn: Mr. Mike Jeffries Cc: Mr. Hunter Simmons www.broughtonllc.com 314 Magnolia Ave, Suite 115 Fairhope, Alabama 36532 251.610.8966 RE: Ashford Court Subdivision -Traffic Concurrence Verification Broughton & Associates Project Number: 25-010 Mr. Jeffries, The purpose of this letter is to discuss the traffic impacts associated with the Ashford Court Subdivision. The 9-lot subdivision will generate 7 trips during the AM peak hour (2 entering/5 existing) and 9 trips during the PM peak (6 entering/3 exiting). This calculation is based on the ITE Trip Generation Manual. These results do not warrant the need for a traffic study, as the impacts associated with this project will not cause any adverse impacts to existing traffic flow or place a strain on existing infrastructure. It was also discussed at the pre-application meeting that a development of this size does not trigger the need for a Traffic Impact Study. The above findings were confirmed by the Baldwin County Highway Department ( email correspondence is included with this letter) siting that subdivisions less than 50 lots and those on roads with no known infrastructure issues do not require a traffic impact study or additional off-site improvements. Please don't hesitate to give me a call if you have any questions or comments. Sincerely, Broughton & Associates, LLC Jay Broughton, P .E. BROUGHTON & ASSOC IA TES, LLC ENGINEERING THE FUTURE CEl..l: (251) 61()-8966 EMAIL: JAY@BROUGHTONLLC.CXJM WWW.BROUGHTONLLC.COM 314 MAGNOLIA AVE, SUITE 115 FAIRHOPE, Al.ASAMA 36532 Ga Outlook RE: Ashford Court Subdivision -Fairhope From Seth L. Peterson <SPETERSON@baldwincountyal.gov> Date Tue 7/15/2025 12:27 PM To JAY BROUGHTON <jay@broughtonllc.com>; Josh Newman <Josh.Newman@baldwincountyal.gov> Cc Tucker Stuart <Tucker.Stuart@baldwincountyal.gov> fflJ 1 attachment (1 MB) 25-010 MADDOX LANE.pdf; The name on the plat doesn't seem to match the title of the email, but I am good with Josh's statements below. Thanks, Seth From: JAY BROUGHTON <jay@broughtonllc.com> Sent: Tuesday, July 15, 2025 11:44 AM To: Josh Newman <josh.newman@baldwincountyal.gov> Cc: Seth L. Peterson <SPETERSON@baldwincountyal.gov>; Tucker Stuart <Tucker.Stuart@baldwincountyal.gov> Subject: Re: Ashford Court Subdivision -Fairhope This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Awesome, Josh. Thank you for your quick response. Seth and Tucker, would you mind confirming that y'all are good with it? lay Broughton, P .E. BROUGHTON & ASSOCIATES, LLC ENGINEERING THE FUTURE CELL; (251) 610-8966 EMAIL: JAY@BROUGHTONLLC.COM WWW.BROUGHTONLLC.COM 314 MAGNOLIA AVE, SUITE 115 FAIRHOPE, ALABAMA 36532 From: Josh Newman <josh.newman@baldwincountv.al.gov> Sent: Tuesday, July 15, 202511:08 AM To: JAY BROUGHTON <jg_y.@broughtonllc.com> Cc: Seth L.Peterson<SPETERSON@baldwincountyal.gov>; Tucker Stuart <Tucker.Stuart@baldwincountyal.gov> Subject: RE: Ashford Court Subdivision -Fairhope We aren't going to require a traffic study on a residential development unless the project is over 50 homes or there's a concern with the road. Unless you hear differently from Tucker or Seth, you should not need anything from us. Thank you, Josh Newman, PE Baldwin County Permit Engineer -Planning and Zoning Dept 22251 Palmer Street Robertsdale, AL 36567 (251) 580-1655 ext 7230 BALDWIN ~~ir:JA /Jl"""":7,.,wl, Z,,w ~IQiulft" From: JAY BROUGHTON <jg_y..@broughtonllc.com> Sent: Tuesday, July 15, 202511:05 AM To: Josh Newman <josh.newman@baldwincountv.al.ggy> Subject: Ashford Court Subdivision -Fairhope This message has originated from an External Source. Please use proper judgment and caution when opening attachments, clicking links, or responding to this email. Josh, Hope you have been doing well my friend. I have a little subdivision on Gayfer Rd Extension in Fairhope that we are trying to get submitted. The City of Fairhope has planning jurisdiction over the project but Gayfer Rd Extension is under County maintenance. The subdivision is only 9 lots and the City is looking to you to confirm that a traffic study or any off-site improvements are not needed. Would you mind taking a look at the site plan and letting me know your thoughts? Thank you in advance and look forward to catching up soon. Jay Broughton, P .E. BROUGHTON & ASSOC IA TES, LLC ENGINEERING THE FUTURE CELL; (251) 610-8966 EMAIL: JAY@BROUGHTONLLC.COM WWW.BROUGHTONLLC.COM 314 MAGNOLIA AVE, SUITE 115 FAIRHOPE, ALABAMA 36532 October 22, 2024 Jay Broughton Broughton & Associates, LLC RE: Service Availability – Proposed Subdivision – Gayfer Rd Ext. – PIN 13818 Dear Mr. Broughton, 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 ~at&t ~ Proud Sponsor of the U.S. Olympic Team Subdivision: Tallawampa Subdivision location: north off Gayfer Rd Ext - Fairhope Requested by: Jay Broughton - Broughton & Assoc LLC Email: jay@broughtonllc.com Phone: 251-610-8966 Reservation valid through: 6/23/2026 This letter serves as formal approval for the use of the new road names listed below, as well as the extension of existing approved road names. We confirm that all proposed road names comply with relevant naming conventions and standards, ensuring clarity and consistency in road identification. The road names listed in this letter are reserved for one year (365 days) from the date of issuance. If any changes are made to the road names as listed, please contact our office to obtain approval. If you require an extension of the reservation beyond one year, you must submit a formal request. Otherwise, the road names will be automatically released and designated as “available for use.” PreMod PreDir PreType PreSep Street Name PosTyp PosDir PosMod Signed: Samantha Roberts Date: 6/23/2025 RAYMOND LOVELL Chairman ANTHONY LOWERY Vice Chairman ROY GLENN Secretary/Treasurer KRISTI STAMNES Director PAUL MUELLER AL TOLBERT MARK SEALY DAVID WILSON MARK D. RYAN General Counsel 911 TELECOMMUNICATOR CIRCLE, ROBERTSDALE, ALABAMA 36567 EMERGENCY POLICE • FIRE • MEDICAL DIAL 9-1-1 City of Fairhope Planning Commission September 4, 2025 SD 25.04 -Rock Creek Commercial - !Project Name: Rock Creek Commercial •Site Data: 2.23 acres ..... Proiect Tvoe: Site Plan Approval Jurisdiction: Fairhope Planning Jurisdiction Zonina District: PUD PPIN Number: 347922,242236 General Location: East of intersection of U.S. 98 and Rock Creek Parkway Surve~or ot Record: Chris Lieb Eng_ineer ot Record: Chris Lieb Owner L Develoe,er: Avrend, LLC ----- School District: Fairhope Elementary School Fairhope Middle and High Schools -~ --- Recommendation: Ap e roved w/ Conditions Preoared bv: Name --Road D PUO -Planned Unit Development D R·l PGH High Density Single -Family D Parcel N * . W E s APPLICATION FOR SITE PLAN APPROVAL IZ] Site Plan Application Type: Attachments: D Articles of Incorporation or List all associated investors Date of Application: _______ _ Property Owner / Leaseholder Information Name of Property Owner: Avrend, LLC Phone Number: Address of Property Owner: _1_0_26_S_t_an_t_on_R_d_S_t_e_A _____________ _ City: Daphne State: AL Zip: 36526 Proposed Site Plan Name: Site Acreage: _2_.2_3 _______ _ Sq. Footage: _20_,o_o_o _____ _ Parcel No: 05-43-09-32-0-001-164.002 & 05-43-09-32-0-001-154 .00 I Current Zoning: _P_U_D ______ _ Authorized Agent Information N f A th . d A tChris Lieb, Lieb Engineering CompaAY N b 2519789779 ame o u onze gen : __________ .t'Ilone um er: _____ _ Address: 1290 Main Street Ste E City: Daphne State: AL Zip: _3_65_2_6 __ _ Contact Person: Chris Lieb Engineer/ Architect Information Name of Firm: Lieb Engineering Company Phone Number: 2519789779 Address: 1290 Main Street Ste E City: Daphne State: AL Zip: _2_65_2_6 __ _ Contact Person: Chris Lieb 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. Devon L. Harris Property Owner/Leaseholder Printed Name Signature Date Fairhope Single Tax Corp. (If Applicable) 1 SR 25.04 Rock Creek Commercial – September 4, 2025 Summary of Request: Request of the Applicant, Chris Lieb, PE with Lieb Engineering, on behalf of the Owner, Avrend, LLC, for Site Plan Approval of Rock Creek Commercial. The property is approximately 2.23 acres and is zoned PUD – Planned Unit Development. The property is located on Rock Creek Parkway east of US 98. Comments: General Comments: • Rock Creek PUD was adopted in the early 90’s and has been amended several times and has had several subdivisions and re-subdivisions. The last revision that affected this property built the existing building (Bank) on lot 1 which included drainage for all three lots. The proposed project combines lots, 2 and 3. The shared drive is being utilized with no new curb cuts being required. Building: • The building is two stories with parking underneath. The height requirement per the PUD is not to exceed 35’ measured from grade level to the roof line. The proposed building is 30’. Parking: • A traffic study was not required. The shared drive is being utilized with no new curb cuts being required. • The required 91 parking spaces are provided. Part of the parking provided is underneath the building utilizing the topography of the property. Connectivity: • A sidewalk and pedestrian bridge/stairs will connect the proposed building to the sidewalk along Rock Creek Parkway. Drainage: • The existing drainage patterns are not changing. The site is tying into the existing drainage. The drainage was reviewed in more detail during the MOP review SD 25.14. WEST ELEVAT ION 2 SR 25.04 Rock Creek Commercial – September 4, 2025 Locations, intensity, and heights of exterior lights: • No issues with the proposed lighting plan. Mechanical equipment: • The building drops down in height towards the rear and the mechanical equipment is located on this lower roof and not visible from the street. Dumpster location and screening: • Garbage is collected in a dumpster in the northeast corner of the property. Landscaping: • Landscape buffering has been revised per the City’s Horticulturalist comments. Location and size of all Signage: • Signage will be reviewed at time of a sign permit submittal. Utilities: • A utility plan was submitted and has been reviewed and approved by the appropriate providers. No utility upgrades are required. ADA Requirements: • ADA requirements per the Architect are met and at time of building permit will be further verified. Recommendation: Staff recommends approval with conditions of case SR 25.04 Rock Creek Commercial. 1. A re-plat is completed combing the property together. 2. Revise the site plan to reflect the wetland buffer signs at the wetland buffer line and not the wetland line. 3. Approval of SD 25.14 Rock Creek Commercial MOP ISSUED FOR REVIEW NORTH 0 30'60' SCALE: 1" = 30' REVISIONS A REQ'D: +• WIDE WHITE PAINT STRIPE REQ'D: (3D} COMPACT SIGNS REQ'D: 18" CURB & GUTTER (SEE DETAIL SHT.) REQ'D: HANDICAP SIGN, SYMBOL, AND STRIPING (SEE DET.C) REQ'D: 12" RIBBON CURBING (SEE DET~L SHT.) REQ'D: FIRE DEPARlMENT CONNECTION REQ'D: FIRE HYDRANT ASSEMBLY (SEE DETAIL SHT.} REQ'D: 6" M.J. 90' BEND W/ THRUST BLOCK REQ'D: 9' WIDE CONCRITE SIDEWALK (SEE DETAIL SHT.) REQ'D: STANDARD DUTY ASPHALT PAVING (SEE DET~L SHT.) REQ'D: (2) 6" M.J. 9rr BENO W/ THRUST BLOCK ISSUED FOR INFORMATION REQ'D: STAIRS W/ RETAINING WAl.l 5 19 2025 REC'D: DUMPSTER ENCLOSURE (SEE ARCHITECTURAL. PLANS) WETLANOLIHEASSCALEDrfIDMPlJl,TOr RESUEDVISIOH or LOT 177C -RESLllDMS!J~ f!ECORDED I~ SLOE, 2'485-D \ \ \ \ EXISTING DITENTION POND REQ'D: 6" PVC SEWER LATERAL. (MIN. 1.0, SLOPE} ,., NOTES: 1. SEE SHEIT C2.0 FOR GENERAL NOTES. LEGEND c=:zJ C=::J ~ TOTAL SITE DATA: 1. ZONING: 2. LOT SIZE: 3. PROPOSED BUILDING HEIGHT: PROPOSED CDNCRITT PROPOSED ASPHALT EXISTING ASPHALT 4. TOTAL GROSS FLOOR AREA PROPOSED: 5. PROPOSED / OF PARKING SPOTS: 6. REQU~ED f OF PARKING SPOTS: 7. BUILDING SETBACKS: PUC 2.23± ACRES 38'-5" 2D,DDD S.F. 91 9D.5 FRONT: O' BACK: 40' SIDE: O' ~~:=!;~~~__\,_;~----------REQ'D: /4 CORE BORE EXISTING REQ'D: STAIRS W/ RETAINING WU REC'D: 6" BACKFl.OW PREVENTOR (PER CITY OF FAIRHOPE ummES STANDARDS&: SPECIFlCATIDNS) LIEB ENGINEERING COMPANY MANHOLI D EL.=57.84± REO'D: (4) J/4" WATER SERVICE TAPS W/ WATER METER&: BACKFLOW PREVENTOR (PER CITY OF FAIRHOPE UTILJTIES STANDARDS&: SPECIFlCATKlNS) AVREND, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. SITE & UTILl1Y PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e----------------------------, 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: AVREND, LLC PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R--D-R-AW_N_B-Y:-J-LG ___ DA-T-E:_7_/_28_/_2_02-5--S-CA-L-E:--1,.-~-30-,--+--S-HE_E_T_N_U_M-BE_R_~-------------~--ff 2024-122 CHECKED BY: ---9.L APPROVED BY: ~ ENGR: --9..b_ 4 OF 10 C 4. 0 A 38 ' - 5 " KEY DESCRIPTION BRICK VENEER PRE-FINISHED PARAPET COPING STANDING SEAM METAL ROOFING DECORATIVE METAL COLUMN DECORATIVE METAL RAILING ALUMINUM SINGLE HUNG WINDOW DECORATIVE SHUTTER CONCRETE LOW WALL OPEN TO PARKING GARAGE 3/16" = 1'-0" A201 EXTERIOR ELEVATIONS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/16" = 1'-0" F ~ 01 re ~' I I I I I I I I I I I I I I I I I I I I I I I I [oi} i$Wi ~ ~ ~ ~~ ~~ 1= = ~ ==~ii H ■ I~ ~ ,------El [oi}----1~ I= ·~ ~ ~ ~ -= = I= l==a;== '" 1,J . .JJ:.1,JJI U'\•·.i., ,t,.',·'<"•· ,·\\.•·.•·,,·,:,. ,·'<"•'·/·.i/A',/,..:,:; /f(!:': \:/.,:'/,\':: \'.! •·/J,I ··.(X/•'··.:·t[i·,-,,-.(,·"/•'·-.t,,t[i' u ·./H ~ [oi}----•CC ~ • I~,; ~ [oi}----~ §i t E~i ; ~ * ~ ~ ~ ~ ~ ~ ~ ~ " "D DD * D DD * ~ □~ 0 WEST ELEVATION ~ ,' :r 1=====~•=•1 ~ = ~ 1,II II 11,, 0 NORTH ELEVATION II 11 111 II ,Ill II 1,111 1,111 11i 1 , 1 ;ii • '1, 'I ra-1111 '111' I 111 11 11 11i' I 111 11 111 ~ ~ Ill "'1 11 11 111 1 I 111 1 I ,I I 111 11 111 11,,,1 . 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' -'--"r-§ ~ ~ ~□ □ □ ~ D D □ D _, EXTERIOR FINISH SCHEDULE [oi} [ii] [ii] [ii] [ii] [ii] [ii] [ii] [ii] 3/16" = 1'-0" A202 EXTERIOR ELEVATIONS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/16" = 1'-0" H F -@] / r 01 I I 1111111 I 111 11 I 1111 11 11 111 I 11 111 I 1111111 I 111 11 I 1111 11 11 111 I 11 111 I 11111 . 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PMrrri;:T;T'rl ,, . -,-, ~ -' ,W,.J, :-•J); ;-•-.!/v.'} )'-, .. ,,_.,_, '!,I.JI ·I .' ),<) i.\ ,..,,, I I I I I I I I I I I I I I Ill~·' ' ' ' ' I I , ,' §---;~ a ~ ~ '•_ •_' ~ ~ I II II I I I Ill II I I~ I §--: : : I 1'1 ' ~· ··~ ~ ' ' ' ' = ' :.:.: . J rfnl(~ ~I 1Dlllmf11 N , ~ ~ 711 "'"' _,_ 11 I '' 1; 111;;1 ; ;111; I 1;;;1 ; ;111; 1;;;1 111;; ;;;11 1;;; ;111 1111 11'1 11 11 111 11 11 I II I II I II I 111 11 -Ill- ~m~ ~iiilk - ~mil_ ~~-~-~-;~~ -Lmll I 1·_ ~-· ·~ ~ill~t"=_=w ,, i;c.=,, - - - --- --- - ---1 IJ!I -1jL ,w11-11f'-Jjl I -llill IJ!I 11_! ,ll_ i-llUI L I i-1 -1-I 11 ,11 1 111 11 11 ,111 11 111 1111 1111 1 111 11 111 11 111 111 11 11 111 11 11 11 I Ill II II Ill II I II 11 I I Ill I 0 SOUTH ELEVATION TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) FRAME, LONG LEG FACING OUT, WELD AND GRIND ALL JOINTS SMOOTH, TYPICAL (PAINT) 6"Ø STEEL PIPE BOLLARD, FILL WITH CONCRETE AND PAINT DUMPSTER EQUIPMENT BY OTHERS BRICK VENEER. MATCH FIELD COLOR OF CAR WASH 12 ' - 0 " 13'-4" 2' - 8 " 5'-0"3'-6" 9" TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) DUMPSTER PAD PAVEMENT, SEE DUMPSTER PAD PAVEMENT DETAIL 24" DIAMETER, 3000 PSI CONCRETE FILL PRECAST CONCRETE CAP, SECURE TO TOP ON 3/8" MORTAR BED SIMILAR TO BLOCK COURSE MORTAR BED HORIZONTAL :DURO-WALL" TRUSS TYPE REINFORCEMENT AT 16" ON CENTER 8" CONCRETE MASONRY UNITS NO. 5 BARS @ 16" O.C., MAXIMUM, FILL ALL CELLS WITH REINFORCING WITH 2500 PSI CONCRETE @ 28 DAYS NO. 5 DOWELS SPACED SAME AS VERTICAL BARS DUMPSTER PAD PAVEMENT, SEE DUMPSTER PAD PAVEMENT DETAIL 1-NO. 5 BAR, CONT. SUBGRADE COMPACTED TO 95% OF MODIFIED PROCTOR DENSITY 3-NO. 5 BARS, CONT. NO. 3 TIES @ 18" O.C., MAX. BRICK VENEER WITH TIES @ 32" O.C. VERT. & HORIZ. DUMPSTER GATE WITH L3X2X1/4 ANGLE FRAME, LONG LEG FACING OUT, WELD AND GRIND ALL JOINTS SMOOTH, TYP. (PAINT TREX PICKETS, SECURED TO METAL FRAME 1 1/2"X 1 1/2"X1/4" ANGLE BACKER BETWEEN ANGLE GATE FRAME ON INSIDE OF ENCLOSURE (2 EA. GATE) 1 1/2" DIAMETER STRIKE HOLES IN PAVING TO RECEIVE LOWERED CANE BOLT, AS REQ'D, SEE CANE BOLT DETAIL. CANE BOLT MOUNTED TO OUTSIDE OF ENCLOSURE. TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) 7" BARREL TYPE SURFACE WELDED BALL BEARING HINGES WITH FORCED LUBRICATION CAPABILITY (PAINT) BRICK VENEER 1/2" DIA. X 2" HEADED STUD WELDED TO GATE FRAME (OFFSET TO REST TOP OF CANE BOLT) TS 2"X2"X3/16" WITH 3/4" HOLE TO RECEIVE CANE BOLT, FILLET WELD ALL SIDES TO GATE. 5/8" DIAMETER CANE BOLT, FIELD WELD "STOP" TO PREVENT CANE FROM BEING REMOVED TS 2"X2"X3/16" X 21" WITH 1/4" PLATE EA. END, DRILL HOLES IN CAP TO ALLOW FREE BOLT MOVEMENT. 1" DIA. X 8" LONG BOLT AT BOTTOM OF CANE DRILL 1 1/2" DIA. STRIKE HOLE IN PAVING TO RECEIVE LOWER CAN BOLT 1/4" PLATE 4" X 12" WITH RECEPTION HOLES FOR CANE BOLT 2 5/8" QUIK BRIK BOLTS EA. END OF PLATE CONCRETE CAP BRICK VENEER WITH TIES @ 32" O.C. VERT. & HORIZ. 7' - 0 " TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER. PAINT TO MATCH BRICK 6' - 6 " A203 DUMPSTER ENCLOSURE PLANS AND DETAILS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/8" = 1'-0"1/2" = 1'-0" 1/2" = 1'-0" 3/8" = 1'-0" 3/4" = 1'-0" 3/8" = 1'-0" "~ ~ l F' pc ~ >= pa a= >= Ce> pa So [ ""' >= es a= ""' F' pc Sa ?" M ? pa a= >= ,_ >= 0 DUMPSTER PLAN -- ,,,.,,,,., '1---- vv ', ,,,.,,,,., I'--, ,,,.,,,,., 'r---.. '1----r---, v,,,., ,/ ' ,,,,.,,,,., . . DUMPSTER ENCLOSURE 0 GATE ELEVATION " C ~ 0 CANE BOLT DETAIL ~ - - ] - - - DJ I ., I " V ~ f--- 0 GATE POST DETAIL SIDE DUMPSTER ENCLOSURE OELEVATION 0 WALL DETAIL PRESERVE HERITAGE SHORT LEAF PINE TO REMAIN HERITAGE TWIN LAUREL OAK TO REMAIN HERITAGE SHORT POPLAR TO REMAIN HERITAGE SHORT LEAF PINE TO BE REMOVED TREE PROTECTION FENCE TREE PROTECTION ZONE TREE PROTECTION LEGEND 00 20'40' N O R T H Scale: 1" = 20' TREE PROTECTION PLAN1 Safely.Dig 800-292-8525 #DIG (Cellular) HERITAGE TREE TO BE REMOVED, TYP. HERITAGE TREE TO REMAIN, TYP. TREE PROTECTION FENCE, TYP. TREE PROTECTION ZONE, TYP. TREE PROTECTION FENCE, TYP. TREE PRESERVATION CREDITS Total Trees To Be Preserved· -Sec. 20.5-4 (m) Total Tree Credits Earned· • Total Tree Credits Used: • ~~SH.ill£ 26 ., echinata Pi nus echinata uercus laurifolia COMMON NAME Shortleaf Pine Shortleaf Pine Tw in Laurel Oak CREDITS PER TREE 2 3 3 Trees 7Credits 2Credits TOTAi CREDITS 2 3 1 Trees 2 Debits OTrees OTrees TOTA L DEBITS 2 D Alabama i Call - :~~~5 ~f6neni~;chitecture placemaking Foley, Alabama P. 251.948.7181 Mobile, Alabama P. 251.344.4023 D E S I ::0. ~ ~ t~c~;z~"79~1;~~flppl GN Pensacol □.-Florida I d P. 850.203 4252 an scape architects www.was-d~sign.com ~ Date Revisions / Submissions -07.31.25 P=E=RM~[ccSe,U,eBM!"'ITT~AL~--- -08.25.25 PERM[ SUBMITTAL YJ '"""' DM Project Manager LCW Princlpol 254058-001 Project No. 07.25.25 Sheel:lille =--""""~-- TREE PROTECTION PLAN ShNI: No. TPlOO PRESERVEPRESERVE (2) QV (18) SB (2) TD (2) TD (3) AS (1) QV (1) QV (1) LN (1) MA (1) LN (1) MA(1) MA (1) QV (1) LN (1) MA (1) AS (1) QV (1) QV (1) AS (1) AS (2) AS (1) AS (1) AS (2) QV (8) WM (6) OF (5) WM (6) OF (6) WM (6) OF (6) WM 00 20'40' Safely.Dig 800-292-8525 #DIG (Cellular) N O R T H LANDSCAPE PLANTING PLAN1 I I I \ ------ ' --------- ' ' ' ' '~ ' ' ' --------------- ' ' ' ' ' ' 'C'> ],a LANDSCAPING PERCENTAGE REQUIREMENTS -Sec. 20.5-4(c) Total Site Area: Required Landscape Area (20¼)· Proposed Landtcape Area: Required Landscape btwn Building & ROW (60% req. ldsc area): Proposed Landscape Area btwn Building tc ROW: PERIMETER REQUIREMENTS -Sec. 20.5-4(d-e) Road Frontage Bock Creek Parkway 1 tree per 30 LF ROW @ 1597LF • Required Frontage Over:;:lory Trees· •Provided Frontag e Over :i:tor}' Trees: 1 shrub per 10 LF ROW @ 159.7LF = Required Frontage Shrubs: Pro..,;ded Frontage Shrubs: Remai □i □ o Qql;;:;ide I ot Perimeter ll'ru 1 tree per 30 LF ROW @ DJ.5LF = tlorlb Required Perimeter □Yer:;:tory Trees· Provided Perimeter Over :i:tor_y Trees: 1 tree per 30 LF Per ineter @ 311 6LF = Required Perimeter Overstor.v Trees: Provided Perimeter □Yer:;:tor_y Trees· 1 tree per 30 LF Per in eter @ 112.0LF • Required Perimeter Overstory Trees· Provided Perimeter Overstory Trees ~ Proposed Parking Lot Area­ Required Landscape Area (10%) Provided Landscape Island Area 1 tree per 12 spaces @ 69 spaces= Required Parking Trees· Provided Parking Trees: Y,c _,,,,- _,,,,-~-_____. 'a. _____. 0----- 't, ------­ ---------i --- ----_f:,- / _,,,,-'6c. \ / ,{'!J\\, -.-.;, ?:) •Q '\ ,f'> '✓,9_~'9c'-~~<.9A --,9c'--~ -~ -.)-.)~,:-; n.. .J" ~'%':.,9~ . '}. "c}, 1,, ,,, / / / 121,964 ,.I. 24,393 s.f 47,712 s.f. 14.636 d. 14.636 ,.I. 532trees 6 trees 0 tre es 16.0srf ubs 16 shrubs 16 shrubs 11.28trees 12 trees 7 tre es 10 39 tr ees 11 trees 11 trees 3.73trees 4 tre es 4 trees 29,356 s.f 2,936 s.f. 2,936 s.f. 5.75trees 6 trees 6 tre es / / / / / \ ;::;:::-:;-:---;;;;;-----------------------------------------~~~-~~~I ~ lscale: 1" -20' ~ landscape architecture londplonning placemaking Foley, Aloboma ,!!!! P. 251.948.7181 .; Mobile, Alobamo P. 251.344.4023 i._ ~ ~ ~ Jackson, Mississippi D ES I G N :~:,~;:,!~~~~:da P. 850.203.+252 landscape architects www.was-design.com ~@U ii"(ffl~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RMion_, ___________ _ ~ ~ Revisions/ Submissions _ 07.31.25 ~P=ER=M~IT~S=UB~M~ITT~AL~----- -08.25.25 _P~ER~M_IT~S~UB~M~ITT~AL~----- --------------- --------------- --------------- --------------- --------------- --------------- © Copyright 2025 WAS Desi;n Inc. These documents and their contentsaretheproperlyofW>SDe91!1n.hryn,productio1111, revisions, modifications or 111e of th111111 documents without. the expr=s writhm consent of WIS Deogin is prohibited by law. YJ DM Project Manager LCW Princlpol 254058-001 Project No. 07.25.25 Date Shootllllo LANDSCAPE PLANTING PLAN ShNI: No. LPlOO SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL HT TREES AS 10 ACER BARBATUM / SOUTHERN SUGAR MAPLE FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` LN 3 LAGERSTROEMIA INDICA `NATCHEZ` / `NATCHEZ` CRAPE MYRTLE STANDARD TRUNK; FULL HEAD B&B OR CONT 1.5"CAL 8' MA 4 MAGNOLIA VIRGINIANA / SWEETBAY MAGNOLIA 3 TRUNKS; FULL HEAD B&B OR CONT 1.5"CAL 8' QV 9 QUERCUS VIRGINIANA / SOUTHERN LIVE OAK FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` TD 4 TAXODIUM DISTICHUM / BALD CYPRESS FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT HT SPACING SHRUBS WM 25 MYRICA CERIFERA / COMMON WAX MYRTLE SHRUB FORM, FULL TO GROUND CG 48" 60" o.c. OF 18 OSMANTHUS FRAGRANS / SWEET OLIVE SHRUB FORM, FULL TO GROUND CG 48" 60" o.c. SB 18 VIBURNUM ODORATISSIMUM / SWEET VIBURNUM FULL TO GROUND CG 48" 48" o.c. SOD/SEED SOD 21,745 SF CYNODON DACTYLON `TIFWAY 419` / TIFWAY 419 BERMUDA GRASS SOD PLANT SCHEDULE 2 X ROOTBALL UNDISTURBED SUBGRADE ROOTBALL AT BACKFILL AWAY FROM ROOTBALL. AT WATER WELL. MULCH TO DEPTH FINISHED GRADE. 1 " HIGHER SLOPE FINISHED GRADE FINISHED GRADE. THAN SURROUNDING SET ROOTBALL CROWNFORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING SOIL, PER SPECS, FROM ADJACENT PLANTING AREA PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. SHRUB PLANTING 1" = 1'-0"1 329333.13-01 A A B B TYPICAL PLANT SPACING2 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. . FINISHED GRADE 3 x x x x x x x x x x x x x x x x x x x GENERAL PLANTING NOTES 1" = 1"329399-024 Safely.Dig 800-292-8525 #DIG (Cellular) QUANTITY TAKEOFF DISCLAIMER: ------- 0 0 0 0 0 ------- ® CB 0 ----~ . -- I Alabama I Call - QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR FOR BID PURPOSES ONLY. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. ---- ------ CURB SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. PLANTING AT LAWN AREAS TRENCH EDGE RE: DETAIL FINISHED GRADE AT LAWN SIT ROOTBALL CROWN 1 1 /2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. 2X ROOTBALL KEEP MULCH 2--3- FROM BASE OF TREE 3-HIGH WATER WELL AT SHRUB AREA FINISHED GRADE A SHRUBS 0--------------------------0 NOT TO SCALE 329399-04 0'"1---_-1-·--0-----------------32_9_3_43_.2_6 ___ 0_2 GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR ONE FULL YEAR FROM DATE OF INSTALLATION. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. PLANTING BED PREPARATION ONLY CERTIFIED BEACH SAND SHALL BE USED AS BACKFILL OR AS PLANTING SOIL ON THIS PROJECT. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. THE SOIL SURFACE SHALL BE REASONABLY FREE OF LARGE CLODS, ROOTS, STONES GREATER THAN 2 INCHES, AND OTHER MATERIAL 'M-1ICH 'WILL INTERFERE WITH PLANTING AND SUBSEQUENT SITE MAINTENANCE. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANT BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. PLANT MATERIAL ANO PLANTING PL.ANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PL.ANTS SHALL EQUAL OR SURPASS #1 QUALITY AS DEFINED IN THE CURRENT ISSUE OF '"GRADES AND STANDARDS FOR NURSERY PLANTS", PART I, CURRENT EDITION, AND PART II, STATE OF FLORIDA, DEPARTMENT OF AGRICULTURE, TALLAHASSEE, FLORIDA. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PL.ANT A MINIMUM OF 24'" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ ;t DEPTH PINE BARK □ 4• DEPTH SHREDDED HARDWOOD MLlCH ~ 3• DEPTH PINESTRAW □ MINERAL MULCH, RE: SPECS. TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 0---- landscape architecture land planning placemaking Foley. Alabama r~ P. 251.948.7181 ,::;;;;;;;; .; Mobile, Alabama P. 251.344.4023 i._~ ~ ~ Jackson, Mississippi D ES I G N :~:.~~:,~~~~~:,, P. 850.203.4252 landscape architects www.was-deslgn.com ~@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... 0) C J2 E C: C .8 C C: u C 1: < --<D ::J (J) Keo a. 0 .Q -E ~ Q) :E ~o ~~ ~o -g 0 _g -<C Q) .0 0 RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER~M~[~S=UB=M~ITT~AL~----- -08.25.25 _P_ER_M_[_S_UB_M_ITT_AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- ©Copyrif,llt 2025 WAS Dnit;1n Inc. These documents and their contents ani the property of WAS Dnign. M/ reproductions, lffllions,rnodificalioneorU11eafhmdocumentewilhoullhe expreeewrittenooneentafWASDesgin is prohibited by law. YJ '"""' Project Manager LCW Principal 25405B-001 Project No. 07.25.25 Oat, Sheet Title LANDSCAPE PLANTING DETAILS Sheet No. LP500 PRESERVE 00 20'40' N O R T H SITE LIGHTING PLAN1 LUMINAIRE SCHEDULE CALLOUT SYMBOL LAMP DESCRIPTION (1) "1SIONAIRE LIGHTING LLC '~ ~ 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 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 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 0.0 MOUNTING POLE 0.0 0. 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 MODEL VOLTS NOTE 3 /-----­ / / LSO-M_T3L_15L_3K_pTD_HS 120V 1P 2W Visionaire Lighting Photometric Laboratory, 7 /// 04/15/21, 01/21/21, 10418, 120VAC, 99W, B2-UO-G3 / / 0.0 0.0 0.0 0.0 0.0 z 0 >' >' 0 '-' 0.0 0.0 0.0 0.0 0.2 0.1 0.1 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 ~;i;;~ .oc0-i.i.ii o.'o 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 6.o / 0 '\ •,.-,., 0.0·✓..9.'.\_0--~& --&c;>, ,i> if .£1 ..;,, ~..--: ,J'\ 0.0 O.(bf:...9~-0 0.0 ~'c}, o.o Bid' o.o &~ \ 0.0 ~~ 0.0 \ 0.0 0.0 0.0 0.0' 0.0 0.0 0.0 \--S-ca-le-,-1"'•---20"'•-------------------------------------------------------------------------------------------------------...!L....~-~=~===~I ~ landscape architecture land planning placemokin~ Foley, Alabama r~ P. 251.948.7181 ,::;;;;;;;;; ii Mobile, Alabama P. 251.344.4023 1._-~ ~Jackson,Mlsslss!ppl D ES I G N :~:.~~:,~~;~~:,, P. 850.203.4252 landscape architects www.was-design.com [NI]@lJ lil@ffil ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER"'M"'[_,S~UB"'M"'ITT"'AL~----- -08.25.25 ~P=ER"'M"-[_,S~UB"'M"-ITT"-'AL~----- --------------- --------------- --------------- --------------- --------------- --------------- ©~ 2025 WAS Oesi11n Inc. These documents and their contents OR! the property «WAS Design.hr, reproductions, l'Mions, modifications or 1m of theee documents without. tht ,xpresa written coneent of WAS Deegin is prohibited by law. AS '"""' Project Manager LCW Principal 254058-001 Projlcl.Na. 07.25.25 Sheet T1tle SITE LIGHTING PLAN LElOO STREET LIGHT DETAIL NOT TO EXCEED MAX. HEIGHT PER AHJ REQ'S 6" 3' 1Q,;2·-1'-Q" ENGINEERING COORDINATION 1 \ NOTE: CONTRACTOR IS / ', RESPONSIBLE TO I \ VERIFY/PROVIDE STRUCTURAL \ I REQUIREMENTS AND/OR \ ,'"'-L WIND LOADING. "--------LUMINAIRE, PER PLAN POLE, PER PLAN ANCHOR BOLTS, NUMBER, SIZE, AND LOCATION TO BE PER FIXTURE/POLE MANUFACTURER REQUIREMENTS. GROUND ROD, GROUND AS ' l_ ---~~~8F:C\uii~E AND L coNDUIT, TO LIGHT FIXTURE FOOTING, PIP CONCRETE WITH VERTICAL REBAR AND HORIZONTAL TIES 265613-01 831@1 ■ i't::1-MM ARCHJTEC TU RAL -L SO-M-PT-AR-09 08 2022 I LUSSO ARRAY M-PT LED Specifications M-,YS _,,, PostTop -- Ordering Information Pos!Top Doob<Am> Conlemp:nry cl8sgl mools the ~ gener!ltion of LED green technology In this sto..ming UTI«llft, the LuHo Arrsy. The l.uSllo Mrf aeries provides ~fihy:ieroent-oy~ow.,-traditi::lnalHIOli!;tltl$()lX{;6$;m'ldotter& ~u«:ellent~oonlrolandLEDifebeyond 100,000hounllOI' 1400mlllamp syste<ns.TheLussotvrayisofferedintenopticalo>str'bulions. Thelussl~'sflAr,;ooloohousaigfoo.1ures!>'le><ceplionallywel-d8signed ~11;1!1t1W11,;ifl~i.yst1:trnttiatpR,1','i(;lefi,5Ul)liliorh8aldiS!iPlltion. ThelussoAm<ylbrture islxJl:wilhea,teli.mh.m. The Lus10Atra y istheperfec:toornpfm1111110t!lff/l.fWel'Sitycampus,buslnes8 pa.'1<.,o,walkwaypn:,jectv.tierecon1~.&rdlilectlxalclesiQ"lisdesjred MODEL OPTICS LUMENS KELVIN VOLTAGE MOUNTING FINISH OPTK>NS OPTIONS k so-M ll r~~~~~c=Jc=J ~ LSO-M T1 SL 3K UNV PT$ Typc:1 10L =>K 12'1'277\1 ""'"" T2 4K 8 --Typo2 15L «lOOK :wv PTD T3 20L SK -..n., s """-""' Type3 2SL """"' -nw T3L M<,,1..,.,.F'ollT( Typo3 wlliiil>o..-• ""' 3'0:)U'Ttft.r-,:r, T4 Type4 T4A '""" """"""'" T4L ,,,,.. -T5LR ,,,,., ""'""'"" T5LS ,,,,., --~ TOSII ,,,,., . ..,,_ Vf/l VISIONAIRE LICiHTINCi Vl -PA-I NG-001-F37 REV.O BK -SBK """"'""' 82 -GP -GY ..., SL SlverMetalc WH -SWH --FG Fon!ISIGr~ VD VerdiQrisGraen cc CustomOOlor PCR-120 PCR-208 PCR-240 PCR-277 PCR-347 PCR-480 '"""""'"' --PER ~PINPEA DFM o-10v~rmg Mo~~5<>< 8'Moun!lng Heil)hl WSC-20 Molion5ensor 9-20'MounmQ ""'" WSC-40 Mo1ionSensor 2 1-4~~ng "TheWSC °f~wewil (1JFSIR100 remote/or """"'""' CLS Cutofflouver '"""' ROT-R RotatedOptics Righ!Si(le ROT-L Rt~~ics HS -­"""' landscape architecture land planning placemoking Foley, Alabama '.;.a. ~ P. 251.948.7181 ,::;;;;;;; ii Mobile, Alabama P. 251.344.4023 1.._-~ ~Jackson,Mlsslss!ppl D ES I G N :~:.~~:,!~~~~:,, P. 850.203.4252 landscape architects www.was-design.com ~@lJ lii@ffil ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER~M~[~S~UB~M~ITT~AL~----- -08.25.25 ~P=ER~M~[~S~UB~M~ITT_AL~----- --------------- --------------- --------------- --------------- --------------- --------------- © Copyright 2025 WAS Oeaion Inc. These documents and their contentsoR!theproperlyofW,SDesign,Mjreproductlons, revisions, modifications or use of these documents without the expresswrittenconsentofW,SDesgi'lisprohibitedbylaw. AS """"' DM Project Manager LCW Principal 254058-001 Project.No. 07.25.25 Dot, Sheet T1tle SITE LIGHTING DETAILS Sheet No. LE500 RIVIERA UTILITIES 413 East Laurel Avenue - Foley, AL 36535 Phone (251) 943-5001 7/24/2025 Mary Kate O’Connell Lieb Engineering 1290 Main Street, Suite E Daphne, AL 36526 RE: Parcel 05-43-09-32-0-001-164.001 and Parcel 05-43-09-32-0-001-164.002 This letter is to confirm based on the site plan received; Riviera Utilities is willing and able to provide electric service to the 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, Tony L. Schachle Jr. 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. fa i rho pea I .gov July 30, 2025 Re: ROCK CREEK COMMERCIAL, PIN'S 242236 AND 347922 This letter of availability is only valid based on what was proposed at the utility review meeting. Any changes or deviations of the proposed plan will require another 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 & Sewer: Based upon review of the proposed development, water and sewer service by Fairhope Public Utilities is currently available. All tap fees and system development charges (SDC's) will apply, and all necessary infrastructure improvements will be at the developer's expense. Sincerely, ater Superintendent City of Fairhope Planning Commission September 4, 2025 SD 25.14 -Rock Creek Commercial (T Project Name: LRock Creek Commercial Site Data: 2.23 acres Proiect Tvae: 4-unit multiple occupancy project -- Jurisdiction: - Fairhope Planning Jurisdiction Zoning_ District: PUD ...__ PPIN Number: 347922,242236 General Location: East of intersection of U.S. 98 and Rock Creek Parkway Surve~or ot Record: Chris Lieb Engineer ot Record: Chris Lieb Owner L Develoe,er: Avrend, LLC '-- School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: A£proved w/ Conditions Preoared bv: Name --Road D PUO -Planned Unit Development D R·3 PGH High Density Single-Family CJ Parcel D Corporate Limit N * . W E s CITY OF FAIRHOPE P.O. Box 429 Fairhope, AL 36533 (251) 928-8003 SUBDIVISION PLAT APPLICATION Page 2 of 10 SUBDIVISION PLAT APPLICATION Authority: The City of Fairhope is authorized under the Code of Alabama, 1975 Title 11, Chapter 52 as amended to require that the division of land in the Corporate Limits be approved by the City in order to promote the health, safety, morals, and general welfare of present and future residents and to effect the coordinated and efficient development of the City of Fairhope. The City also is given the authority to govern the division of land outside of Corporate Limits within certain boundaries. Land proposed to be platted or divided outside of the Corporate Limits of the City of Fairhope may require the review of the Baldwin County Engineering Department. Conformity: All proposed subdivisions in the City of Fairhope shall conform to the approved Comprehensive Land Use Plan the requirements of the Zoning Ordinance at the time of plat application. Responsibility of the Subdivider: The applicant shall be responsible for providing all engineering services and plans such as are required by the approved City of Fairhope Subdivision Regulations. The applicant is also responsible for providing any additional plans or engineering a required as part of plat review to ensure that the interests of both the applicant and the City are adequately protected. Responsibility of the City: The City shall, after approval and recording of the final Plat, receipt of maintenance bounds and other documents necessary, by resolution of the City Council accept the public streets and utilities for public maintenance. Plat Application Submission: The plat application is not deemed submitted to the City unless all of the requirements (see attached checklist for abbreviated requirements; full requirements are included in the Subdivision Regulations) are provided at the time of application. If an incomplete application is submitted rejection or suspension of further review of the subdivision may occur. Deadlines: The City of Fairhope wishes to expedite the subdivision process in the best and most effective manner possible. To that end, it is important that deadline times and dates are adhered to by the applicant (refer to the attached schedule for dates and times) Page 3 of 10 PRELIMINARY PLAT FLOW CHART Consultation with Staff Prelim Plat Submission Comments to Applicant from Staff Response From Applicant Staff Review of Submission Planning Commission Review Approval Disapproval Submit Final Plat Resubmit Prelim Plat Page 4 of 10 FINAL PLAT FLOW CHART Consultation with Staff Final Plat Submission Comments to Applicant from Staff Response From Applicant Staff Review of Submission Planning Commission Review Approval Disapproval Record Plat at Probate Resubmit Final Plat i Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL Application Type: D Village Subdivision D Preliminary Plat D Minor Subdivision D Informal (No Fee) □ Final Plat [ii Multiple Occupancy Project Attachments: 0 Articles of Incorporation or List all associated investors Date of Application: ________ _ Property Owner / Leaseholder Information Name of Property Owner: Avrend LLC Phone Number: :2 5 /. L/-IJ I · i/. '7 o Address of Property Owner: _1_02_6_S_ta_n_to_n_R_d_S_t_e_A ______________ _ City: Daphne State: AL Zip: 36526 Proposed Subdivision Name: No. Acres in Plat: _2_.2_3 _________ No . Lots/Units: _1 _______ _ Parcel No: 05-43-09-32-0-001-164.002 and .001 Current Zoning: _P_U_D ______ _ Authorized Agent Information Plat must be signed by the property owner before acceptance by the City of Fairhope Name of Authorized Agent: Chris Lieb with Lieb Engineering Phone Number: 2519789779 Address: 1290 Main Street Ste E City: D_a_p_hn_e __________ _ State: AL ------Zip: _3_65_2_6 __ _ Contact Person: Chris Lieb Surveyor /Engineer Information Name of Firm: Lieb Engineering Company Phone Number: _____ _ Address: 1290 Main Street Ste E City: Daphne State: AL Zip: _3_65_2_6 __ _ Contact Person: Chris Lieb Plat Fee Calculation: Reference : Ordinance 1269 Signatures: I certify that I am the property owner /leaseholder of the above described property and hereby submit this plat to the City for review. *If property is owned by Fairhope Single Tax Corp. an authorized Single Tax representativ~ shall sign this ap~ ])JlVOrt l ·Harris iu-1 'S Property Owner /Leaseholder Printed Name Signature 7/1 ., I .-1 l)-2 ~ Date / Fairhope Single Tax Corp. (If Applicable) Page 6 of 10 Preliminary Plat Application Checklist* *This checklist is intended for convenience purposes only. Refer to the Subdivision Regulations for a complete list of requirements.  2 Copies of the Plat  2 Sets of construction plans  1 Copy of the plat in PDF format on disk  Subdivision Application with Articles of Incorporation Attached  Errors and Omission Insurance  Drainage Plan (stand alone document)  O & M Plan  BMP Plan (stand alone document)  Street Plan  Pedestrian Circulation Plan  Landscape Plan including street trees and tree preservation plan (stand alone document)  Traffic Study, if applicable (stand alone document)  Aerial With Topographic Overlay  Utility plans and Profiles  A street lighting plan  Proof of Receipt from the County, if applicable  Certificate of County Zoning, (must be signed and zoning of property, if any, indicated)  Memorandum of Transmittal signed indicating County’s receipt of plat/plans for development being submitted before Planning Commission.  Flow Modeling  Other engineering and pertinent documents: (including but not limited to Floodplain/floodway information, CLOMR, LOMR applications or correspondence, wetlands reports, and ADEM correspondence, ADEM Notifications, ALDOT correspondence, etc.)  All applicable permits (e.g. ALDOT, ADEM, COE, etc.) Please note that if your site is located outside the City of Fairhope limits, but in the planning jurisdiction, the County documentation is required and your application will be considered incomplete without the County documentation. Page 7 of 10 Final Plat Application Checklist* *This checklist is intended for convenience purposes only. Refer to the Subdivision Regulations for a complete list of requirements.  2 Copies of the Plat  2 Sets of As-Builts  1 Copy of the Plat on PDF format on disk  Proof of 911 approval of street names  1 Copy of As-Builts on GIS for Water/Sewer Department  Water: bacteria tests, pressure test, flow test  Sewer: video, pressure test, vacuum test  Roads: core samples and test data  Electric: street light invoice  Financial Guaranty, if applicable (only after 90% complete)  Errors and Omission Insurance  Maintenance Bond  Operations and Maintenance Plan for Storm Water Pond (stand alone document)  Street Tree Plan  Final Plans and calculations for utility layouts  Certificate of County Engineer’s approval for extra-territorial plats  Certificate of County Zoning, (must be signed and zoning of property, if any, indicated)  Memorandum of Transmittal signed indicating County’s receipt of plat/plans for development being submitted before Planning Commission.  Digital and/or video image, reflecting a date and time stamp, of the storm drains  Engineer’s Certificate of design conformance. Please note that if your site is located outside the City of Fairhope limits, but in the planning jurisdiction, the County documentation is required and your application will be considered incomplete without the County documentation. Page 8 of 10 CERTIFICATE OF COUNTY ZONING To: Fairhope Planning Commission This Zoning Certificate is issued for the subject lands the description of which has been furnished by the developer’s surveyor/engineer. The subject property lies within Baldwin County Zoning District No. . Zoned For (Type of development) Currently has no zoning established Name of Chairperson for this District: . By: Date For the County Zoning Officer Subdivider’s Name Name of Designer Name of Development Tax Parcel I.D. # Location of Subdivision proposed: . □ □ Page 9 of 10 MEMORANDUM OF TRANSMITTAL Date: ______________________ To: Fairhope Planning Commission Applicant certifies that submittals have been made for the following identified extra-territorial development to the Baldwin County Engineer and the County Planning Officer as evidenced by the certificate affixed below: Name of Subdivision: ______________________________________ Signature of Applicant: _____________________________________ I, the undersigned, hereby acknowledge receipt of plat and/or plans for the proposed development named above. (Signature on this acknowledgement shall not constitute any approval of such plans whatsoever.) Received: __________________ ______________________________________ Date By: For the Engineer/Planner Page 10 of 10 CERTIFICATION OF PROPERTY OWNER NOTIFICATION LIST As Required by the City of Fairhope Hearings on Subdivision plat applications require notification to all property owners adjacent to the proposed subdivision. This list must be the most current property owners’ records available from the Baldwin County Revenue Office. By signing below, I _________________________, (applicant) do hereby certify that the property owner list attached to this application was obtained from the Baldwin County Revenue Office and is a complete list of all real property owners/lessees adjacent to the property submitted from Subdivision approval. _____________________________________ __________________________ Signature of Applicant or Authorized Agent Date of Application Chris Lieb 1 SD 25.14 Rock Creek Commercial MOP – September 4, 2025 Summary of Request: Request of the Applicant, Chris Lieb, PE with Lieb Engineering, on behalf of the Owner, Avrend, LLC, for preliminary plat approval of Rock Creek Commercial, a 4-unit multiple occupancy project. The property is zoned PUD, Planned Unit Development. The property is approximately 2.23 acres and is located on Rock Creek Parkway east of US 98. Comments: General Comments: • Rock Creek PUD was adopted in the early 90’s and has been amended several times and has had several subdivisions and re-subdivisions. The last revision that affected this property built the existing building (Bank) on lot 1 which included drainage for all three lots. The proposed project combines lots, 2 and 3. The shared drive is being utilized with no new curb cuts being required. Utilities: • A utility plan was submitted and has been reviewed and approved by the appropriate providers. No utility upgrades are required. Parking: • A traffic study was not required. • The required 91 parking spaces are provided. Part of the parking provided is underneath the building utilizing the topography of the property. Drainage: • The existing drainage patterns are not changing. The site is tying into the existing drainage. The EOR has provided a letter stating the existing detention pond will be restored to its originally constructed state and over excavated 4’ to retain the volume of water necessary to treat the first flush from the proposed site. • An O&M plan was not a requirement at the time the original site was developed. An O&M is required to be recorded to bring it into current Subdivision requirements. Landscaping: • Landscape buffering has been revised per the City’s Horticulturalist comments. Recommendation: Staff recommends approval with conditions of case SD 25.14 Rock Creek Commercial MOP. 1. A re-plat is completed combing the property together. 2. An O&M plan is recorded reflecting the drainage and maintenance requirements. 3. Provide a stormwater inspection report from the EOR certifying the improvements and maintenance to the stormwater pond have been completed. ISSUED FOR REVIEW NORTH 0 30'60' SCALE: 1" = 30' REVISIONS A REQ'D: +• WIDE WHITE PAINT STRIPE REQ'D: (3D} COMPACT SIGNS REQ'D, 18" CURB & GUTTER (SEE DETAIL SHT.) REQ'D: HANDICAP SIGN, SYMBOL, AND STRIPING (SEE DET.C) REQ'D: 12• RIBBON CURBING (SEE DET~L SHT.) REQ'D: FIRE DEPARlMENT CONNECTION REQ'D: FIRE HYDRANT ASSEMBLY (SEE DETAIL SHT.} REQ'D: 6" M.J. 90' BEND W/ THRUST BLOCK REQ'D: 9' WIDE CONCRETE SIDEWALK (SEE DETAIL SHT.) REQ'D: STANDARD DUTY ASPHALT PAVING (SEE DET~L SHT.) REQ'D: (2) 6" M.J. 9rr BENO W/ THRUST BLOCK ISSUED FOR INFORMATION ADDRESSING Cl1Y COMMENTS B REC'D, DUMPSTER ENCLOSURE (SEE ARCHITECTURAL. PLANS) REQ'D: STAIRS W/ RETAINING WAl.l 5 19 2025 8 22 2025 REQ'D: WETLAND BUFFER SIGNAGE PLACED EVERY 100' (SEE DETAIL ON THIS SHT.) REQ'D: STAIRS W/ RETAINING WU REC'D: 6" BACKFLOW PREVENTOR (PER CITY OF FAIRHOPE ummES STANDARDS & SPECIFICATIONS) WET=OLIHEASSCALEDrfIDMPlJl,TOf RESUEDVISIOH or LOT 177C -RESLllDMS!JN f!E:CORDEDINSLOE,2+95-D EXISTING DITENTIO~ POND REQ'D: SEWER CLEANOUT ----------(SEE DET~L SHT.) -------REQ'D: 6" PVC SEWER LATERAL (•IN. 1.0, SLOPE} REQ'D: \ _./ I I \ J CORE BORE EXISTING f.lANHOLE O EL.=50.94± MANHOLI SHAll BE BROUGHT UP TO CITY OF FAIRHOPE STANDARDS FOR VACUUM TESTING. REO'D; {4) 1" TYPE "K" COPPER WATER SERVICE LINES WITH TAPS W/ WATER MITER & BACKFLOW PREVENTOR (PER CITY OF FAIRHOPE UTIUTIES STANDARDS & SPECIFICATIONS) CERTiflr.AJEOECYfdfRSHfNtlDEilH'rtlTION·(LOT2) THIS IS TO CERTIFY Tli\T I, THE IJUlRSr.NEO, AM THE OYINER CF THE LANO SHOWN AND DESCRIBEDINTHEPI.AT,ANDTli\TIHAVEOOSEDTHES.WETOIEREPI.ATTEDI-EREON, FOR THEIJSESANDPURPOSESIIREINSETFOlmiNIDIXJHEREBY.ICKNOWI..EDGEANDADOPTTHE SN.IE UNID THE DESK:N NfJ TITl£ 1-EREON INDK:ATED. DI.TED THIS_~ Dt.YOF ______ ~2020 BIWIDIHOOVER .IQ<NQWIFDGQIFNTCFNOTAKCEWIK:; STATEOFAl.liWM) COUNTYCFIW.DWIN) I, __________ t,IJTARY PUil.i: INAND FCJllHE COUNTY CF IW.DWIN N THE STATE CF >UBNIA, 00 HEREBY CERTIFY THAT WHOOE NN.IE(S) IS (ARE) SlBSCRIBED TO THE C~llON OF IJ#NERSHIP MD DEDICATION, NlPEMED BEFCH: ME TIIS DAY IN PERStJI AND ACKl«lWI..EDGE THAT 1£ (THEY) SIGNED, SfM..ED AND DEl.MIEll BEFOREMETHISDAYINPERSOIAlrl>ACKNOWI..EIJGETW.THE(THEY)So.lED,SE1LEDAND DEL.NERED SAID INSTRUMENT AT HIS (THER) FREE AND YWJNTARY ACT RE THE USES AND PURP<reiTHEREINSETFOOTH. GIVEN UNDER MY IWIIANDSEAL lHIS_. DAY DF ______ 2020 NOTARYPUII.JC MY COMMISSION EXPIRES: <IRilffi\TE OC OWNfRSHIP AND PnrJ.IDN· (LOT 3) THISISTOCERTIFYTIMT _______ ~ ___ THEUNDERSK;NED, ASANAUTHORIZEDREPRESENTATIVECFAVREND,LlC,lHEIMNER(S)CFTHEIANDgf(lWNAND DESCRIIEllNTIEPIAT,ANDTHATlij\\o£r.AIJSEDTHESAMETOBESUBIWIIEDHEREON. DATED THIS__, DAY OF _________ ~ 2025 ~IZEDREPRESENTAM N:ICNQWI FOOOfNT IJ tKUARY PUii P STATECFIJ..AIWU.} COl.lflYOFIW..DWIN) I, __________ NOTARYPUBL.ICtlANDFORTHECOONTYOF IW..IMININTHESTATEOFAI.AIWM,OOHEREB'r'CERllFYTW.TWHOSEN.WE{S)IS{ARE)SUBSCRIIED TO THE CERTIFIC'.ATK:w CF OWNERSHIP AND DErr.ATION, lff'EARED IEFORE ME THIS DAY IN PERSOI AND ACKNJ'M.EIX£ THAT HE (THEY) SIGNED, SEALED MD DELNERED BEFOOE ME THIS DAY IN PERSCII ANDACKNJ'M.EIX£THATHE(THEY)SIGNED,SEALED.WJDELNEREDSAIDINSTRUMENTATHIS(THEIR) FREE AND VCH..UNTAR'f ACT RE THE USES AND PURPOSES llEREN SET FORTH. Gl'v£N UNDER MYHAND AND SEAL THIS_. DAY CF _______ 2025 t()TARYPUlll Ill' CIMIISSION EXPIRES: CERTFICATE OF APPROVAL BY THE PLANNING DRECTOR OF FAIRHOPE AIABAMA THE UNDERSIGNED, IS AUTHORIZED BY THE Cl1Y OF rnRHOPE PLANNING COMMISSION, HEREBY APPRDVES THE Wl1H~ RE-PLAT AND THE RECORDING OF THE SAME IN THE OFFICLIL RECORDS OF THE JUDGE DF PROBATE OF BAl.ll\l!N COUNTY, ALABAMA. BY APPROVAL OF rns PLAT THE PLANNING DIRECTOR OF F~RHOPE ISSUMES NO RESPONSIBILJlY FOR SURVEY ERRORS DR FOR DEFEClS DR DEFlCIENCIES IN THE mLE TD rnE PROPERTY AFFECTED BY THIS PLAT AND ANY SUCH RESPONSIBIUlY IS HEREBY AFFIRMATIVELY DISCLJJMED. PLANNING DIRECT.DR DATE CITY OF FAIRHOPE: THEUNDERSIGNED,.I.SAUTHDRIZE□BYTHEClTYCJ"FAIRH<PEHEREBYAPPRO',£STHE 'MTHINPLATFOORECOfmlNG IJ"THESAMEINTHEPROBATECfFICEIJ"BALD'MN COONTY, ALABAMA, THISTHE __ c, ____ 20_ AUTHCRIZEDREPRESENTAM B -- NOTES: 1. SEE SHEET C2.0 FOR GENERAL NOTES. LEGEND e:::::::=::J C=::J ~ TOTAL SITE DATA: 1. ZONING, 2. LOT SIZE: 3. PROPOSED BUILDING HEIGITT; PROPOSED CONCRETE PROPOSED ASPHALT EXISTING ASPHALT 4. TOTAL GROSS FLOOR AREA PROPOSED: 5. PROPOSED # OF PARKING SPOlS: 6. REQ!ARED j OF PARKING SPOlS, 7. BUILDING SETBACKS: 1'-6" (min.) PUD 2.23± ACRES 38'-5" 20,000 S.F. 91 90.5 FRONT: O' BACK; 40' SIDE: O' WHITE BACKGROUND BLACK LETTERING SIGN POST: 9 GAUGE WIRE 6.7"WIDEx17.7"TAl.l DOUBLE "H " SIG~ STAKES l~ST.4J...LED >S TYPICAL BUFFER BOUNDARY t"fEXT SHALL BE SCALED TO FIT THE SIGN FACE .A.ND APPLIED TO BOTH SIGN FACES AVREND, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. SITE & UTILl1Y PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e---------------------------, 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: AVREND, LLC LIEB ENGINEERING PH: (251 ) 978 -9779 e---J-OB_N_U-MB_E_R--D-R-AW_N_B-Y:-J-LG ___ DA-T-E:_7_/_28_/_2_02-5--S-CA-L-E:--1 .. -~-30-,--+--S-HE_E_T_N_U_M-BE_R_~-------------~--ff 2024-122 CHECKED BY: ---9.L APPROVED BY: ~ ENGR: --9..b_ 4 OF 10 C 4. 0 B COMPANY VICINITY MAP N.T.S. 1 O' WIDE PEDESTRIAN ACCESS EASEMENT (NOT A UTILITY OR VEHICULAR EASEMENT) FROM PLAT OF RESUBDIVISION OF LOT 177C - RESUBDIVISION RECORDED IN SLIDE: 2485-0 ------ LOT 1 05-43-09-32-0-001-164.000 PIN: 114852 BANKCORPSOUTH 2100 3RD AVENUE N BIRMINGHAM, AL J520J ZONED; PUO BALDWIN COUNTY ALABAMA --------------- ------------ LOT 2 AND LOT 3, RfSUBDMSION DF LOT me -RfSUBDMSION. ROCK CRITK. A PLANN[D UNIT DEVELOPMENT, PHAS[ ON[ /<S R[COROW IN SUD[ 2485-0 IN TH[ OFFIC[ OF TH[ JUDG[ DF PRDBAlE, BALDWIN CDUIITY, AWJAMA I H£R[BY C£RTIFY THAT ALL PARTS OF THIS SURV['( AND DRAWING HAVE B[EN COMPtmD IN ACCOR/WIG[ WITH TH[ CURR[NT R[QU/R£M[NTS DF TH[ STANDARDS OF PRACTIC[ FOR SUR\/EYING IN TH[ STAT[ DF ALABAMA TD TH[ BfST OF 1,/Y KNDWlEDG£, INFORMATION, AND B£U£F. L1 N 74"28'30" E (O 12.02' (O L1 N 74"27'22M E R 12.02' R L2 N 74"28'30" E (0 10.00' (0) L3 N 15".31'30M W O 14.03' 0 L3 S 15"32'38" E R 14.03' R L4 S 74"28'30" W O 10.00' 0 L4 S 74"27'22" W (R) 10.00' (R) L5 N 15".31'30" W (O 14.03' (O L5 N 15".32'38" W R 14.03' R 00!.INLWlYl.EGEND 6.CRF CAPPED!RONROOFOUNI} 8.CTF CRtlrlPEDTOPP!PfFOUND DCMF COHCRfTE 1,/()/1!/MOO FOUND /j,.QTF OPENTOPIRONPfPEFOUNO 8RBF Rffi4RIRONFOUND 6.IPF JRON PJN FOVND 0CRS CAPPfD!RONROOSU (R) RECORD (0) 0"""'1) R.O.W. RIG/ffOf WAY P.O.C. POINT OF COMMENCEMENT P.0.8. POINTOfBfGJNNlNG -0---CIWN LJNK ro/CE -X-WIRfFD/Cf -/-WOODro«:E 05-43-09-32-0-001-167 .000 PIN: 114855 OCF LLC 636 TUTHILL LANE MOBILE, AL 36608 ZONED; R-3 PGH WETl.AND LINE AS SCALED FROM PLAT OF RESUBDIVISION OF LOT 177C -RESUBDIVISION V RECORDED IN SLIDE: 2485-0 I 30' WETLAND / BUFFER LINE--------f I I I I I CRF (HMR #4) ------TO BE RECORDED AS A SUDE ------ LOT 3 ----- LOT 2A 121,967± SF 2.800± AC ---~ ~ ~-\ . --------- --------- \ \ \ \ LOT LINE HEREBY REMOVED DETENTION POND COMMON AREA SIIE....llArA; LOT 2 PIN: 242236 PARCEL ID: 05-43-09-32-0-001-164.001 BRANDI HOOVER ZONED: PUD LOT 3 PIN: 347922 PARCEL ID: 05-43-09-32-0-001-164.002 AVREND LLC ZONED: PUD TOTAL ACREAGE: 121,967± SQ. FT. 2.800± ACRES CERTIFlCAlE OF APPROVAL BY lHE PLANNING DIRECTOR OF FAIRHCl'E ALABAMA THE UNDER~GNED, AS AUlHORIZED BY lHE CITY OF FAIRHCl'E PLANNING COMMISSION, HEREBY APPROVES lHE \\llHIN RE-PLAT AND lHE RECORDING OF lHE SAME IN lHE OFFICIAL RECORDS OF lHE JJDGE OF PROBATE OF BALD\\IN COUNTY, ALABAMA. BY APPROVAL OF lHIS PLAT lHE PLANNING DIRECTOR OF FAIRHOPE ASSUMES NO RESPONSIBILITY FOR SURVEY ERRORS OR FOR DEFECTS OR DEFICIENCIES IN lHE TITLE TO lHE PROPERTY AFFEClID BY lHIS PLAT AND ANY SUCH RESPONSIBIJTY IS HEREBY AFlFlRMATIVELY ~SCLAIMED. PLANNING DIRECTOR DATE NOlES: l. nff a'" SUMY: RE PUT 2. RECORDD/MENSIONSBASEDONPiATOFRESUBDMS/ONR£COR~/NSLJOE2485-D/N1HE OfFJCE OF 11,'[ JUDGE OF PR084.1£, BALDWIN COUNTY, ,1,1..,1,B,iMA. J. THISDRi1\l'ING~DE'5CRIP110NOOESNQTRffiECTANY117!.f:ORfASElrlENTR!SEARCH OTHER 11WI Wl«T lS W518LE OR PROVIDED fJf THE CUENT'S OO'MYANCE. SETBACK UNES £STABl../SHED er STAlUJf, ORDINANCE OR RE51RICM CrMNANTS Nif NOT SHOWN. 4. 1HIS DR,1\l'ING IS THE PROPERTY Of SMITH, CLARK & ASSOCl'.1ES. rr rs SOLE!.Y FOR TH£ USE OFTlfE CLJENT NNiED HEREON ANO IS NOHTRmSFERNJLE TON«01HER PNITY, fT AMY NOT BE USED 11,ID()IJT PRIOfl CONSENT tROM SU!T/1, CIARK & ASSOClA.1E5. 5. 1HISDRAWING/S10500.EWHENPRIHTHJONUXJ6PAPER/NPORTRNT'r'IEWwmlNO SCII.ING. 6.aAgSOFfEN?ING:BEARINGSESTNl.lSHED/-JEREONAREREFERENCEDroTIJENJIYM'.WEST STATEf'I..NolECOORD/NATESYSID/ANDE5TABLJS/£DflfRfAl..7!1rfEKINEMA11CGPS OBSDNATIONS W.OC USING 7!-1£ Af.OOT CORS NETWORK. 7. 11-1£ P1JRPOSE OF THIS R£PU.T IS TO RfCONFIGURf LOT LJNES. NO AOO/TIONAI. LOTS ARE BElNG c~rrn. 8. Ail DEVEl.OPMENT SHAU BE IN ACCOR!WICf WITH THE APPRm-tll PUD. A REP/AT OF \ \ \ \ ------ 05-43-09-32-0-001-164.00+ PIN: 347924 ROCK CREEK PARKWAY COMMERCIAL PROPERTY OWNERS ASSOCIATION INC. 200 ROCK CREEK PARKWAY FAIRHOPE, AL .36532 ZONED: PU □ CRF (HMR #4) CFRllfP.TFOfOWNfR.5HIP,I.NQQFiljr,ATX)N·(LOT2) THISISTOCERTIFYTHATl,THEUNOCRSIGNED,AIITHEO't!NEROFTI-IELANDSI-KlWNAND DESCRIBED IN THE Pl.AT, AND THAT I HAVE CAUSED TI£ SAt.£ TO BE REPLATIID HEREON, FOR THE USES 00 PURPOSES HEREIN SEf FCRIH AND DO HEREBY ACKNOWI..EDGE AND AOCPI' THE SAME UtaR THE DESIGN AND TTTlI HEREON INDICATED. DATED THIS_~ MY°'------~- BRANJIHOOVER .ltKNOWIF!XfMOO OF NOTARY PUFIK;: STATECJ"~A) COUN'TYOFBAl..llWN) (========~= NOTARYPUBL.K: NANDfORTl-lE COUN1YOFBALOWNINTHESTATEOF~DOHEREBYCERTIFY1HATWHO!:f:NA1,E(S)IS (AAE) SUBSCRIBED TO THE CERTIFICA'OON OF OWNERSHIP AND DEDICATION, N'PEARED BEFOOE t.lE THIS DAY N PERSON AND 10:NOWL.Bx;E lH.A.T 1-£ ('THEY) S6NED, SEAi.ID AND DELNERED BEFOREMETI-IISDAYINPERSONANDACKNOW\.IDGETI-mHE('JHEY)SIGNED,SEAL.EDN-0 DELIVEREDs.aJDINSTRUMENTATHIS('JHEIR)FREEANDVOLUNT.ARYACTFORTHEUSESAND POOPOSESTHEREINSErFORTH. Gl'\6i UNDER UY HAND AND SEAL TiilS __. DAY OF _____ ~2025 NOTAAYPUBLJC lll'COMMISSK)NEXPIRES: CEUfl:AJE OF OWNERSHIP AND IEJICATION: (LOT J) THISISTO CERTIFYlH.A.T_====~=====-=-'THE lNlERSIGNED, 1-S AN AUTHORIZED REPRESENfAlNE OF AVREND, LlC,11-E OWNER(S) OF THE [JljD SI-OWN NlD l:BCRIBED ti Th£ PLAT, AND THAT I H.\VE CAUSED THE SAME TO IE SUBDMDED HEREON. DAlED TiilS_. DAY OF _________ ~ 2025 AUTI-tJRIZED REPIBENTATIVE ACKNQIYI IJJGFUENI Cf NOTARY eua11c~ srAlEOfAI.ABNilA) COUNTYOFIW..DWIN) '·======~=== NOTARY PUil.iC INAND FORlHECOUNlYOF BALDWIN INTIEsrATEOF>UBAUA, 00 HEREErr'CERTIFYTHATWIKISENAME(S) IS(ARE)SUBSCRIBED TO THE CERTFICATION OF OWNERSHIP NlD DElllrATKlN, APPEARED BEFORE ME THIS DAY IN PERSON .-INDACKNOWI..EOOElH.A.THE(ll-lEY)SIGNED,SE,U[)ANDDEl.NEREDBEFOREMETHISDAYINPERSON AND ACKNO'M..EOOE TI-iAT HE (THEY) SIGNED, S&lED AND DEI.NERED ~ INSIRUMENT AT HIS (THEIR) FREEANDWWNTARYACTFORTIEUSESANDPURPOSESTHEREINSETFORTH. GIVEN UNDER~ ija,NQ AND SEAL TI-1IS __. DAY OF ______ ~"'25 t-m.ARYPUll.I: t.lYCOMMISSIONEXPIRES: Physical Address: 11111 U.S. Hwy 31 Ste A Spanish Fort, AL 36527 (251) 626-0404 11: ASSOCIATES land surveyors Mailing Address: 30941 M111 Lane Suite G, Box 258 Spanish Fort, AL 36527 LOT 2 AND LOT 3 OF THE RESUBDIVISION OF LOT 177C OF ROCK CREEK, A PlANNED UNIT DEVELOPMENT, PHASE ONE DC REPLAT OF LOT 2 AND LOT 3, RESUBDIVISION OF LOT 177C -RESUBDIVISION 1"=20' ROCK CREEK PARKWAY 25-119 233/40 FAIRHOPE, AL PRESERVE HERITAGE SHORT LEAF PINE TO REMAIN HERITAGE TWIN LAUREL OAK TO REMAIN HERITAGE SHORT POPLAR TO REMAIN HERITAGE SHORT LEAF PINE TO BE REMOVED TREE PROTECTION FENCE TREE PROTECTION ZONE TREE PROTECTION LEGEND 00 20'40' N O R T H Scale: 1" = 20' TREE PROTECTION PLAN1 Safely.Dig 800-292-8525 #DIG (Cellular) HERITAGE TREE TO BE REMOVED, TYP. HERITAGE TREE TO REMAIN, TYP. TREE PROTECTION FENCE, TYP. TREE PROTECTION ZONE, TYP. TREE PROTECTION FENCE, TYP. TREE PRESERVATION CREDITS Total Trees To Be Preserved· -Sec. 20.5-4 (m) Total Tree Credits Earned· • Total Tree Credits Used: • ~~SH.ill£ 26 ., echinata Pi nus echinata uercus laurifolia COMMON NAME Shortleaf Pine Shortleaf Pine Tw in Laurel Oak CREDITS PER TREE 2 3 3 Trees 7Credits 2Credits TOTAi CREDITS 2 3 1 Trees 2 Debits OTrees OTrees TOTA L DEBITS 2 D Alabama i Call - :~~~5 ~f6neni~;chitecture placemaking Foley, Alabama P. 251.948.7181 Mobile, Alabama P. 251.344.4023 D E S I ::0. ~ ~ t~c~;z~"79~1;~~flppl GN Pensacol □.-Florida I d P. 850.203 4252 an scape architects www.was-d~sign.com ~ Date Revisions / Submissions -07.31.25 P=E=RM~[ccSe,U,eBM!"'ITT~AL~--- -08.25.25 PERM[ SUBMITTAL YJ '"""' DM Project Manager LCW Princlpol 254058-001 Project No. 07.25.25 Sheel:lille =--""""~-- TREE PROTECTION PLAN ShNI: No. TPlOO PRESERVEPRESERVE (2) QV (18) SB (2) TD (2) TD (3) AS (1) QV (1) QV (1) LN (1) MA (1) LN (1) MA(1) MA (1) QV (1) LN (1) MA (1) AS (1) QV (1) QV (1) AS (1) AS (2) AS (1) AS (1) AS (2) QV (8) WM (6) OF (5) WM (6) OF (6) WM (6) OF (6) WM 00 20'40' Safely.Dig 800-292-8525 #DIG (Cellular) N O R T H LANDSCAPE PLANTING PLAN1 I I I \ ------ ' --------- ' ' ' ' '~ ' ' ' --------------- ' ' ' ' ' ' 'C'> ],a LANDSCAPING PERCENTAGE REQUIREMENTS -Sec. 20.5-4(c) Total Site Area: Required Landscape Area (20¼)· Proposed Landtcape Area: Required Landscape btwn Building & ROW (60% req. ldsc area): Proposed Landscape Area btwn Building tc ROW: PERIMETER REQUIREMENTS -Sec. 20.5-4(d-e) Road Frontage Bock Creek Parkway 1 tree per 30 LF ROW @ 1597LF • Required Frontage Over:;:lory Trees· •Provided Frontag e Over :i:tor}' Trees: 1 shrub per 10 LF ROW @ 159.7LF = Required Frontage Shrubs: Pro..,;ded Frontage Shrubs: Remai □i □ o Qql;;:;ide I ot Perimeter ll'ru 1 tree per 30 LF ROW @ DJ.5LF = tlorlb Required Perimeter □Yer:;:tory Trees· Provided Perimeter Over :i:tor_y Trees: 1 tree per 30 LF Per ineter @ 311 6LF = Required Perimeter Overstor.v Trees: Provided Perimeter □Yer:;:tor_y Trees· 1 tree per 30 LF Per in eter @ 112.0LF • Required Perimeter Overstory Trees· Provided Perimeter Overstory Trees ~ Proposed Parking Lot Area­ Required Landscape Area (10%) Provided Landscape Island Area 1 tree per 12 spaces @ 69 spaces= Required Parking Trees· Provided Parking Trees: Y,c _,,,,- _,,,,-~-_____. 'a. _____. 0----- 't, ------­ ---------i --- ----_f:,- / _,,,,-'6c. \ / ,{'!J\\, -.-.;, ?:) •Q '\ ,f'> '✓,9_~'9c'-~~<.9A --,9c'--~ -~ -.)-.)~,:-; n.. .J" ~'%':.,9~ . '}. "c}, 1,, ,,, / / / 121,964 ,.I. 24,393 s.f 47,712 s.f. 14.636 d. 14.636 ,.I. 532trees 6 trees 0 tre es 16.0srf ubs 16 shrubs 16 shrubs 11.28trees 12 trees 7 tre es 10 39 tr ees 11 trees 11 trees 3.73trees 4 tre es 4 trees 29,356 s.f 2,936 s.f. 2,936 s.f. 5.75trees 6 trees 6 tre es / / / / / \ ;::;:::-:;-:---;;;;;-----------------------------------------~~~-~~~I ~ lscale: 1" -20' ~ landscape architecture londplonning placemaking Foley, Aloboma ,!!!! P. 251.948.7181 .; Mobile, Alobamo P. 251.344.4023 i._ ~ ~ ~ Jackson, Mississippi D ES I G N :~:,~;:,!~~~~:da P. 850.203.+252 landscape architects www.was-design.com ~@U ii"(ffl~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RMion_, ___________ _ ~ ~ Revisions/ Submissions _ 07.31.25 ~P=ER=M~IT~S=UB~M~ITT~AL~----- -08.25.25 _P~ER~M_IT~S~UB~M~ITT~AL~----- --------------- --------------- --------------- --------------- --------------- --------------- © Copyright 2025 WAS Desi;n Inc. These documents and their contentsaretheproperlyofW>SDe91!1n.hryn,productio1111, revisions, modifications or 111e of th111111 documents without. the expr=s writhm consent of WIS Deogin is prohibited by law. YJ DM Project Manager LCW Princlpol 254058-001 Project No. 07.25.25 Date Shootllllo LANDSCAPE PLANTING PLAN ShNI: No. LPlOO SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT CAL HT TREES AS 10 ACER BARBATUM / SOUTHERN SUGAR MAPLE FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` LN 3 LAGERSTROEMIA INDICA `NATCHEZ` / `NATCHEZ` CRAPE MYRTLE STANDARD TRUNK; FULL HEAD B&B OR CONT 1.5"CAL 8' MA 4 MAGNOLIA VIRGINIANA / SWEETBAY MAGNOLIA 3 TRUNKS; FULL HEAD B&B OR CONT 1.5"CAL 8' QV 9 QUERCUS VIRGINIANA / SOUTHERN LIVE OAK FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` TD 4 TAXODIUM DISTICHUM / BALD CYPRESS FULL HEAD, SPECIMEN QUALITY B&B OR CONT 2"CAL 10` SYMBOL CODE QTY BOTANICAL / COMMON NAME CONT HT SPACING SHRUBS WM 25 MYRICA CERIFERA / COMMON WAX MYRTLE SHRUB FORM, FULL TO GROUND CG 48" 60" o.c. OF 18 OSMANTHUS FRAGRANS / SWEET OLIVE SHRUB FORM, FULL TO GROUND CG 48" 60" o.c. SB 18 VIBURNUM ODORATISSIMUM / SWEET VIBURNUM FULL TO GROUND CG 48" 48" o.c. SOD/SEED SOD 21,745 SF CYNODON DACTYLON `TIFWAY 419` / TIFWAY 419 BERMUDA GRASS SOD PLANT SCHEDULE 2 X ROOTBALL UNDISTURBED SUBGRADE ROOTBALL AT BACKFILL AWAY FROM ROOTBALL. AT WATER WELL. MULCH TO DEPTH FINISHED GRADE. 1 " HIGHER SLOPE FINISHED GRADE FINISHED GRADE. THAN SURROUNDING SET ROOTBALL CROWNFORM 3" CONTINUOUS SAUCER AROUND PLANTING PIT BACKFILL WITH A MIXTURE OF PLANTING PIT SPOIL AND PREPARED PLANTING SOIL, PER SPECS, FROM ADJACENT PLANTING AREA PLANTING TABLETS, AGRIFORM OR EQUAL, PER MANUF. RECOMMENDATIONS. SHRUB PLANTING 1" = 1'-0"1 329333.13-01 A A B B TYPICAL PLANT SPACING2 STAKING DETAIL PLANT PIT DETAIL TREE PLANTING - GUY STRAP SPECIFIED PLANTING MIX. WATER AND TAMP TO REMOVE AIR POCKETS. . FINISHED GRADE 3 x x x x x x x x x x x x x x x x x x x GENERAL PLANTING NOTES 1" = 1"329399-024 Safely.Dig 800-292-8525 #DIG (Cellular) QUANTITY TAKEOFF DISCLAIMER: ------- 0 0 0 0 0 ------- ® CB 0 ----~ . -- I Alabama I Call - QUANTITIES NOTED ON PLANS ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR FOR BID PURPOSES ONLY. CONTRACTOR SHALL VERIFY ALL QUANTITIES AND REPORT ANY DISCREPANCIES TO THE LANDSCAPE ARCHITECT. ---- ------ CURB SHRUBS AND GROUNDCOVERS ADJACENT TO STRAIGHT EDGES SHALL BE TRIANGULAR -SPACED IN ROWS PARALLED TO THE STRAIGHT EDGE. SHRUBS AND GROUNDCOVERS ADJACENT TO CURVED EDGES SHALL BE PLANTED IN ROWS PARALLEL TO THE CURVED EDGES. CURVED EDGES TO BE VERY SMOOTH RADII. PLANTING AT LAWN AREAS TRENCH EDGE RE: DETAIL FINISHED GRADE AT LAWN SIT ROOTBALL CROWN 1 1 /2" HIGHER THAN THE SURROUNDING FINISHED GRADE. SLOPE BACKFILL AWAY FROM ROOTBALL FOR POSITIVE DRAINAGE. 2X ROOTBALL KEEP MULCH 2--3- FROM BASE OF TREE 3-HIGH WATER WELL AT SHRUB AREA FINISHED GRADE A SHRUBS 0--------------------------0 NOT TO SCALE 329399-04 0'"1---_-1-·--0-----------------32_9_3_43_.2_6 ___ 0_2 GENERAL CONDITIONS CONTRACTOR SHALL BE RESPONSIBLE FOR THE SITE INSPECTION PRIOR TO LANDSCAPE CONSTRUCTION AND INSTALLATION IN ORDER TO ACQUAINT HIMSELF WITH EXISTING CONDITIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING ALL EXISTING UNDERGROUND UTILITIES BEFORE BEGINNING CONSTRUCTION. CONTRACTOR IS RESPONSIBLE FOR PROTECTION OF LANDSCAPE MATERIAL AT ALL TIMES. LANDSCAPE CONTRACTOR TO COORDINATE SAFE STAGING AREA WITH GENERAL CONTRACTOR AND/OR OWNER. CONTRACTOR SHALL GUARANTEE ALL PLANT MATERIAL, INCLUDING GRASS, FOR ONE FULL YEAR FROM DATE OF INSTALLATION. ALL AREAS IMPACTED NEGATIVELY BY CONSTRUCTION PROCESSES SHALL BE RETURNED TO ORIGINAL CONDITION OR BETTER PRIOR TO SUBSTANTIAL COMPLETION. PLANTING BED PREPARATION ONLY CERTIFIED BEACH SAND SHALL BE USED AS BACKFILL OR AS PLANTING SOIL ON THIS PROJECT. RAKE SOIL SURFACE SMOOTH PRIOR TO PLANTING. THE SOIL SURFACE SHALL BE REASONABLY FREE OF LARGE CLODS, ROOTS, STONES GREATER THAN 2 INCHES, AND OTHER MATERIAL 'M-1ICH 'WILL INTERFERE WITH PLANTING AND SUBSEQUENT SITE MAINTENANCE. WATER THOROUGHLY AFTER PLANTING. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING 3% POSITIVE DRAINAGE IN ALL PLANT BEDS. ANY OTHER PROPOSED DRAINAGE METHODS SHALL BE COORDINATED WITH PLANTING EFFORTS TO MINIMIZE CONFLICTS AND MAINTAIN PROPER FUNCTION OF DRAINAGE SYSTEMS. PLANT MATERIAL ANO PLANTING PL.ANT QUANTITIES ARE OFFERED AS A CONVENIENCE TO THE CONTRACTOR, AND ARE NOT ABSOLUTE. CONTRACTOR SHALL VERIFY PLANT COUNT FROM PLAN AND REPORT DIFFERENCES. ALL PLANT MATERIALS ARE SUBJECT TO APPROVAL OR REFUSAL BY THE OWNER OR LANDSCAPE ARCHITECT AT THE JOB SITE. PLANTS SHALL BE WELL FORMED, VIGOROUS, GROWING SPECIMENS WITH GROWTH TYPICAL OF VARIETIES SPECIFIED AND SHALL BE FREE FROM INJURY, INSECTS AND DISEASES. PL.ANTS SHALL EQUAL OR SURPASS #1 QUALITY AS DEFINED IN THE CURRENT ISSUE OF '"GRADES AND STANDARDS FOR NURSERY PLANTS", PART I, CURRENT EDITION, AND PART II, STATE OF FLORIDA, DEPARTMENT OF AGRICULTURE, TALLAHASSEE, FLORIDA. UNLESS NOTED SPECIFICALLY, ALL PLANT MATERIAL SHALL BE BALLED AND BURLAPPED OR CONTAINER GROWN. FRONT ROW OF SHRUBS SHALL BE PLANTED FROM CENTER OF PL.ANT A MINIMUM OF 24'" BEHIND BED LINE @ LAWNS OR WALKS AND A MINIMUM OF 36" BACK OF CURB @ PARKING SPACES. NO PRUNING SHOULD BE PERFORMED DURING FIRST GROWING SEASON EXCEPT FOR REMOVING DAMAGED OF DEAD GROWTH. WOUND PAINT IS NOT RECOMMENDED FOR ANY CUTS. ALL PLANTING AREAS, TREE PITS, AND OTHER AREAS INDICATED ON PLANS SHALL BE MULCHED WITH A SETTLED LAYER OF THE INDICATED MULCH: □ ;t DEPTH PINE BARK □ 4• DEPTH SHREDDED HARDWOOD MLlCH ~ 3• DEPTH PINESTRAW □ MINERAL MULCH, RE: SPECS. TRENCH EDGE TO BE LOCATED BETWEEN ALL PLANTING AREAS AND LAWN, UNLESS NOTED OTHERWISE. TREE STAKING SHALL BE PROVIDED TO KEEP TREES PLUMB AND PROTECTED FROM EXCESSIVE WINDS. ALL TREE-STAKING APPARATUS SHALL BE REMOVED AT THE END OF THE ONE-YEAR WARRANTY PERIOD. ONE YEAR OF LANDSCAPE MAINTENANCE FROM SUBSTANTIAL COMPLETION SHALL BE INCLUDED AS AN OPTIONAL BID ITEM TO THE OWNER. 0---- landscape architecture land planning placemaking Foley. Alabama r~ P. 251.948.7181 ,::;;;;;;;; .; Mobile, Alabama P. 251.344.4023 i._~ ~ ~ Jackson, Mississippi D ES I G N :~:.~~:,~~~~~:,, P. 850.203.4252 landscape architects www.was-deslgn.com ~@lJ lil@ffl! ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. ... 0) C J2 E C: C .8 C C: u C 1: < --<D ::J (J) Keo a. 0 .Q -E ~ Q) :E ~o ~~ ~o -g 0 _g -<C Q) .0 0 RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER~M~[~S=UB=M~ITT~AL~----- -08.25.25 _P_ER_M_[_S_UB_M_ITT_AL _____ _ --------------- --------------- --------------- --------------- --------------- --------------- ©Copyrif,llt 2025 WAS Dnit;1n Inc. These documents and their contents ani the property of WAS Dnign. M/ reproductions, lffllions,rnodificalioneorU11eafhmdocumentewilhoullhe expreeewrittenooneentafWASDesgin is prohibited by law. YJ '"""' Project Manager LCW Principal 25405B-001 Project No. 07.25.25 Oat, Sheet Title LANDSCAPE PLANTING DETAILS Sheet No. LP500 PRESERVE 00 20'40' N O R T H SITE LIGHTING PLAN1 LUMINAIRE SCHEDULE CALLOUT SYMBOL LAMP DESCRIPTION (1) "1SIONAIRE LIGHTING LLC '~ ~ 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 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 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 0.0 MOUNTING POLE 0.0 0. 0.0 0.0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 MODEL VOLTS NOTE 3 /-----­ / / LSO-M_T3L_15L_3K_pTD_HS 120V 1P 2W Visionaire Lighting Photometric Laboratory, 7 /// 04/15/21, 01/21/21, 10418, 120VAC, 99W, B2-UO-G3 / / 0.0 0.0 0.0 0.0 0.0 z 0 >' >' 0 '-' 0.0 0.0 0.0 0.0 0.2 0.1 0.1 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 ~;i;;~ .oc0-i.i.ii o.'o 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 6.o / 0 '\ •,.-,., 0.0·✓..9.'.\_0--~& --&c;>, ,i> if .£1 ..;,, ~..--: ,J'\ 0.0 O.(bf:...9~-0 0.0 ~'c}, o.o Bid' o.o &~ \ 0.0 ~~ 0.0 \ 0.0 0.0 0.0 0.0' 0.0 0.0 0.0 \--S-ca-le-,-1"'•---20"'•-------------------------------------------------------------------------------------------------------...!L....~-~=~===~I ~ landscape architecture land planning placemokin~ Foley, Alabama r~ P. 251.948.7181 ,::;;;;;;;;; ii Mobile, Alabama P. 251.344.4023 1._-~ ~Jackson,Mlsslss!ppl D ES I G N :~:.~~:,~~;~~:,, P. 850.203.4252 landscape architects www.was-design.com [NI]@lJ lil@ffil ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER"'M"'[_,S~UB"'M"'ITT"'AL~----- -08.25.25 ~P=ER"'M"-[_,S~UB"'M"-ITT"-'AL~----- --------------- --------------- --------------- --------------- --------------- --------------- ©~ 2025 WAS Oesi11n Inc. These documents and their contents OR! the property «WAS Design.hr, reproductions, l'Mions, modifications or 1m of theee documents without. tht ,xpresa written coneent of WAS Deegin is prohibited by law. AS '"""' Project Manager LCW Principal 254058-001 Projlcl.Na. 07.25.25 Sheet T1tle SITE LIGHTING PLAN LElOO STREET LIGHT DETAIL NOT TO EXCEED MAX. HEIGHT PER AHJ REQ'S 6" 3' 1Q,;2·-1'-Q" ENGINEERING COORDINATION 1 \ NOTE: CONTRACTOR IS / ', RESPONSIBLE TO I \ VERIFY/PROVIDE STRUCTURAL \ I REQUIREMENTS AND/OR \ ,'"'-L WIND LOADING. "--------LUMINAIRE, PER PLAN POLE, PER PLAN ANCHOR BOLTS, NUMBER, SIZE, AND LOCATION TO BE PER FIXTURE/POLE MANUFACTURER REQUIREMENTS. GROUND ROD, GROUND AS ' l_ ---~~~8F:C\uii~E AND L coNDUIT, TO LIGHT FIXTURE FOOTING, PIP CONCRETE WITH VERTICAL REBAR AND HORIZONTAL TIES 265613-01 831@1 ■ i't::1-MM ARCHJTEC TU RAL -L SO-M-PT-AR-09 08 2022 I LUSSO ARRAY M-PT LED Specifications M-,YS _,,, PostTop -- Ordering Information Pos!Top Doob<Am> Conlemp:nry cl8sgl mools the ~ gener!ltion of LED green technology In this sto..ming UTI«llft, the LuHo Arrsy. The l.uSllo Mrf aeries provides ~fihy:ieroent-oy~ow.,-traditi::lnalHIOli!;tltl$()lX{;6$;m'ldotter& ~u«:ellent~oonlrolandLEDifebeyond 100,000hounllOI' 1400mlllamp syste<ns.TheLussotvrayisofferedintenopticalo>str'bulions. Thelussl~'sflAr,;ooloohousaigfoo.1ures!>'le><ceplionallywel-d8signed ~11;1!1t1W11,;ifl~i.yst1:trnttiatpR,1','i(;lefi,5Ul)liliorh8aldiS!iPlltion. ThelussoAm<ylbrture islxJl:wilhea,teli.mh.m. The Lus10Atra y istheperfec:toornpfm1111110t!lff/l.fWel'Sitycampus,buslnes8 pa.'1<.,o,walkwaypn:,jectv.tierecon1~.&rdlilectlxalclesiQ"lisdesjred MODEL OPTICS LUMENS KELVIN VOLTAGE MOUNTING FINISH OPTK>NS OPTIONS k so-M ll r~~~~~c=Jc=J ~ LSO-M T1 SL 3K UNV PT$ Typc:1 10L =>K 12'1'277\1 ""'"" T2 4K 8 --Typo2 15L «lOOK :wv PTD T3 20L SK -..n., s """-""' Type3 2SL """"' -nw T3L M<,,1..,.,.F'ollT( Typo3 wlliiil>o..-• ""' 3'0:)U'Ttft.r-,:r, T4 Type4 T4A '""" """"""'" T4L ,,,,.. -T5LR ,,,,., ""'""'"" T5LS ,,,,., --~ TOSII ,,,,., . ..,,_ Vf/l VISIONAIRE LICiHTINCi Vl -PA-I NG-001-F37 REV.O BK -SBK """"'""' 82 -GP -GY ..., SL SlverMetalc WH -SWH --FG Fon!ISIGr~ VD VerdiQrisGraen cc CustomOOlor PCR-120 PCR-208 PCR-240 PCR-277 PCR-347 PCR-480 '"""""'"' --PER ~PINPEA DFM o-10v~rmg Mo~~5<>< 8'Moun!lng Heil)hl WSC-20 Molion5ensor 9-20'MounmQ ""'" WSC-40 Mo1ionSensor 2 1-4~~ng "TheWSC °f~wewil (1JFSIR100 remote/or """"'""' CLS Cutofflouver '"""' ROT-R RotatedOptics Righ!Si(le ROT-L Rt~~ics HS -­"""' landscape architecture land planning placemoking Foley, Alabama '.;.a. ~ P. 251.948.7181 ,::;;;;;;; ii Mobile, Alabama P. 251.344.4023 1.._-~ ~Jackson,Mlsslss!ppl D ES I G N :~:.~~:,!~~~~:,, P. 850.203.4252 landscape architects www.was-design.com ~@lJ lii@ffil ~ THESE PLANS HAVE NOT BEEN APPROVED AND ARE SUBJECT TO CHANGE. RIIYision_, ___________ _ ~ ~ Revisions / Submissions _ 07.31.25 ~P=ER~M~[~S~UB~M~ITT~AL~----- -08.25.25 ~P=ER~M~[~S~UB~M~ITT_AL~----- --------------- --------------- --------------- --------------- --------------- --------------- © Copyright 2025 WAS Oeaion Inc. These documents and their contentsoR!theproperlyofW,SDesign,Mjreproductlons, revisions, modifications or use of these documents without the expresswrittenconsentofW,SDesgi'lisprohibitedbylaw. AS """"' DM Project Manager LCW Principal 254058-001 Project.No. 07.25.25 Dot, Sheet T1tle SITE LIGHTING DETAILS Sheet No. LE500 38 ' - 5 " KEY DESCRIPTION BRICK VENEER PRE-FINISHED PARAPET COPING STANDING SEAM METAL ROOFING DECORATIVE METAL COLUMN DECORATIVE METAL RAILING ALUMINUM SINGLE HUNG WINDOW DECORATIVE SHUTTER CONCRETE LOW WALL OPEN TO PARKING GARAGE 3/16" = 1'-0" A201 EXTERIOR ELEVATIONS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/16" = 1'-0" F ~ 01 re ~' I I I I I I I I I I I I I I I I I I I I I I I I [oi} i$Wi ~ ~ ~ ~~ ~~ 1= = ~ ==~ii H ■ I~ ~ ,------El [oi}----1~ I= ·~ ~ ~ ~ -= = I= l==a;== '" 1,J . .JJ:.1,JJI U'\•·.i., ,t,.',·'<"•· ,·\\.•·.•·,,·,:,. ,·'<"•'·/·.i/A',/,..:,:; /f(!:': \:/.,:'/,\':: \'.! •·/J,I ··.(X/•'··.:·t[i·,-,,-.(,·"/•'·-.t,,t[i' u ·./H ~ [oi}----•CC ~ • I~,; ~ [oi}----~ §i t E~i ; ~ * ~ ~ ~ ~ ~ ~ ~ ~ " "D DD * D DD * ~ □~ 0 WEST ELEVATION ~ ,' :r 1=====~•=•1 ~ = ~ 1,II II 11,, 0 NORTH ELEVATION II 11 111 II ,Ill II 1,111 1,111 11i 1 , 1 ;ii • '1, 'I ra-1111 '111' I 111 11 11 11i' I 111 11 111 ~ ~ Ill "'1 11 11 111 1 I 111 1 I ,I I 111 11 111 11,,,1 . 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' -'--"r-§ ~ ~ ~□ □ □ ~ D D □ D _, EXTERIOR FINISH SCHEDULE [oi} [ii] [ii] [ii] [ii] [ii] [ii] [ii] [ii] 3/16" = 1'-0" A202 EXTERIOR ELEVATIONS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/16" = 1'-0" H F -@] / r 01 I I 1111111 I 111 11 I 1111 11 11 111 I 11 111 I 1111111 I 111 11 I 1111 11 11 111 I 11 111 I 11111 . I 11111 ' ~ §------------II:= 00 tij •· 11 : ~ ·tm · ''''00 ·tm ·· ' ' B El ' ' I I I I ''" l'..t:ti r:1TTT I I ll lJ '.111:U ll t JIL.JJLIJ T',-' TT'-n-,' ' ' ' '' rrrrTT ' ' ' TTTTTr ' ' ' ITT,TTI ' in TT '/rrnn-,' ' ' ' '' ,;rri-r ' ' ' ' ' ,---r;n ' ~,T ,TllT lT ,TTl '' ,', 'ITT TTTTT ' I I I 1 1~ -il ' I I i_olJ - ~ 00 • -~ i~~lr I I I I I f/':~~:: I '°'-, -~ 1-11-_, U -11-1 ,_ -111-U -111--11-111--11-1-1-11--U -1-111-1 -111-11--111-U -111 I II I Ill I I 11 II I II II II II Ill I I II 11 II I 11 II II 11 I Ill II Ill II II I I I Ill Ill II I Ill I II II I Ill I II Ill I Ill I 11 I 0 EAST ELEVATION ~ . ~ ~-~ ;::,.._, 01 01 . -I I I I I I I I I I I I I I I I I I I I I I I I I I I § ~ ~ ' ;g I I--------@ l~r-=I~ =:!:::tt = =1'=$~ -~~ ~§- ~~ = ~ ~;~~;1~ ~ i!"J ~·=~ ~:== '' ~ ~ ~ e=--~ ~~ --i!"J : :11 -' ' ,,, k ··c,-L·_< C. ''"' ~ XII .w ,,_ L<,c; ,, .... PMrrri;:T;T'rl ,, . -,-, ~ -' ,W,.J, :-•J); ;-•-.!/v.'} )'-, .. ,,_.,_, '!,I.JI ·I .' ),<) i.\ ,..,,, I I I I I I I I I I I I I I Ill~·' ' ' ' ' I I , ,' §---;~ a ~ ~ '•_ •_' ~ ~ I II II I I I Ill II I I~ I §--: : : I 1'1 ' ~· ··~ ~ ' ' ' ' = ' :.:.: . J rfnl(~ ~I 1Dlllmf11 N , ~ ~ 711 "'"' _,_ 11 I '' 1; 111;;1 ; ;111; I 1;;;1 ; ;111; 1;;;1 111;; ;;;11 1;;; ;111 1111 11'1 11 11 111 11 11 I II I II I II I 111 11 -Ill- ~m~ ~iiilk - ~mil_ ~~-~-~-;~~ -Lmll I 1·_ ~-· ·~ ~ill~t"=_=w ,, i;c.=,, - - - --- --- - ---1 IJ!I -1jL ,w11-11f'-Jjl I -llill IJ!I 11_! ,ll_ i-llUI L I i-1 -1-I 11 ,11 1 111 11 11 ,111 11 111 1111 1111 1 111 11 111 11 111 111 11 11 111 11 11 11 I Ill II II Ill II I II 11 I I Ill I 0 SOUTH ELEVATION TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) FRAME, LONG LEG FACING OUT, WELD AND GRIND ALL JOINTS SMOOTH, TYPICAL (PAINT) 6"Ø STEEL PIPE BOLLARD, FILL WITH CONCRETE AND PAINT DUMPSTER EQUIPMENT BY OTHERS BRICK VENEER. MATCH FIELD COLOR OF CAR WASH 12 ' - 0 " 13'-4" 2' - 8 " 5'-0"3'-6" 9" TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) DUMPSTER PAD PAVEMENT, SEE DUMPSTER PAD PAVEMENT DETAIL 24" DIAMETER, 3000 PSI CONCRETE FILL PRECAST CONCRETE CAP, SECURE TO TOP ON 3/8" MORTAR BED SIMILAR TO BLOCK COURSE MORTAR BED HORIZONTAL :DURO-WALL" TRUSS TYPE REINFORCEMENT AT 16" ON CENTER 8" CONCRETE MASONRY UNITS NO. 5 BARS @ 16" O.C., MAXIMUM, FILL ALL CELLS WITH REINFORCING WITH 2500 PSI CONCRETE @ 28 DAYS NO. 5 DOWELS SPACED SAME AS VERTICAL BARS DUMPSTER PAD PAVEMENT, SEE DUMPSTER PAD PAVEMENT DETAIL 1-NO. 5 BAR, CONT. SUBGRADE COMPACTED TO 95% OF MODIFIED PROCTOR DENSITY 3-NO. 5 BARS, CONT. NO. 3 TIES @ 18" O.C., MAX. BRICK VENEER WITH TIES @ 32" O.C. VERT. & HORIZ. DUMPSTER GATE WITH L3X2X1/4 ANGLE FRAME, LONG LEG FACING OUT, WELD AND GRIND ALL JOINTS SMOOTH, TYP. (PAINT TREX PICKETS, SECURED TO METAL FRAME 1 1/2"X 1 1/2"X1/4" ANGLE BACKER BETWEEN ANGLE GATE FRAME ON INSIDE OF ENCLOSURE (2 EA. GATE) 1 1/2" DIAMETER STRIKE HOLES IN PAVING TO RECEIVE LOWERED CANE BOLT, AS REQ'D, SEE CANE BOLT DETAIL. CANE BOLT MOUNTED TO OUTSIDE OF ENCLOSURE. TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER (PAINT) 7" BARREL TYPE SURFACE WELDED BALL BEARING HINGES WITH FORCED LUBRICATION CAPABILITY (PAINT) BRICK VENEER 1/2" DIA. X 2" HEADED STUD WELDED TO GATE FRAME (OFFSET TO REST TOP OF CANE BOLT) TS 2"X2"X3/16" WITH 3/4" HOLE TO RECEIVE CANE BOLT, FILLET WELD ALL SIDES TO GATE. 5/8" DIAMETER CANE BOLT, FIELD WELD "STOP" TO PREVENT CANE FROM BEING REMOVED TS 2"X2"X3/16" X 21" WITH 1/4" PLATE EA. END, DRILL HOLES IN CAP TO ALLOW FREE BOLT MOVEMENT. 1" DIA. X 8" LONG BOLT AT BOTTOM OF CANE DRILL 1 1/2" DIA. STRIKE HOLE IN PAVING TO RECEIVE LOWER CAN BOLT 1/4" PLATE 4" X 12" WITH RECEPTION HOLES FOR CANE BOLT 2 5/8" QUIK BRIK BOLTS EA. END OF PLATE CONCRETE CAP BRICK VENEER WITH TIES @ 32" O.C. VERT. & HORIZ. 7' - 0 " TS 6"X6"X1/4" WITH CAP PLATE, SET MINIMUM 36" INTO 24" CONCRETE PIER. PAINT TO MATCH BRICK 6' - 6 " A203 DUMPSTER ENCLOSURE PLANS AND DETAILS REVISIONS OBERA CONNECT ROCK CREEK PKWY. FAIRHOPE, AL 36532 PROJECT NO: - NO. DATE DESCRIPTION Submittal Set KEY PLAN DATE:2025-07-25 DESIGNER SEAL NEW OFFICE AND RETAIL BUILDING DESIGNER SIGNATURE Mark B. Hammond, Architect 1207 Captain O'Neal Drive Daphne, Alabama 36526 251.209.3649 - mark@mbharchitect.com 3/8" = 1'-0"1/2" = 1'-0" 1/2" = 1'-0" 3/8" = 1'-0" 3/4" = 1'-0" 3/8" = 1'-0" "~ ~ l F' pc ~ >= pa a= >= Ce> pa So [ ""' >= es a= ""' F' pc Sa ?" M ? pa a= >= ,_ >= 0 DUMPSTER PLAN -- ,,,.,,,,., '1---- vv ', ,,,.,,,,., I'--, ,,,.,,,,., 'r---.. '1----r---, v,,,., ,/ ' ,,,,.,,,,., . . DUMPSTER ENCLOSURE 0 GATE ELEVATION " C ~ 0 CANE BOLT DETAIL ~ - - ] - - - DJ I ., I " V ~ f--- 0 GATE POST DETAIL SIDE DUMPSTER ENCLOSURE OELEVATION 0 WALL DETAIL 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 Page 1 of 1 August 22, 2025 City of Fairhope Attn: Staff Re: Obera Office Building – Drainage Letter Staff, This letter is to confirm that the proposed Obera site will utilize the existing master detention pond for its detention and water quality treatment. The existing pond will be restored to its originally constructed state, freeing it of any vegetation and or debris. In addition, the pond will also be over excavated 4 feet to retain the volume of water necessary for treating the first flush from the proposed site. Any pollutants, sediment, trash or other impurities will sink to the bottom before any runoff is discharged. Sincerely, Christopher Jay Lieb, PE LIEB ENGINEERING COMPANY ·--- LIEB ENGINEERING COMPANY From:DONALD G ERB To:planning Subject:Case 25.14 Rock Creek Commercial Date:Tuesday, August 19, 2025 11:58:22 AM Dear Sirs: I am a resident of Rock Creek since 1995. I live at 208 South drive. When we built here, the neighborhood was sold as a purely residential community and priced accordingly. It is unfair to come back later and include an apartment complex in the neighborhood as this goes against all previous expectations. I am objecting to the proposed development which is being reviewed on Sep 4. Sincerely; Donald Erb 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. fa i rho pea I .gov July 30, 2025 Re: ROCK CREEK COMMERCIAL, PIN'S 242236 AND 347922 This letter of availability is only valid based on what was proposed at the utility review meeting. Any changes or deviations of the proposed plan will require another 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 & Sewer: Based upon review of the proposed development, water and sewer service by Fairhope Public Utilities is currently available. All tap fees and system development charges (SDC's) will apply, and all necessary infrastructure improvements will be at the developer's expense. Sincerely, ater Superintendent RIVIERA UTILITIES 413 East Laurel Avenue - Foley, AL 36535 Phone (251) 943-5001 7/24/2025 Mary Kate O’Connell Lieb Engineering 1290 Main Street, Suite E Daphne, AL 36526 RE: Parcel 05-43-09-32-0-001-164.001 and Parcel 05-43-09-32-0-001-164.002 This letter is to confirm based on the site plan received; Riviera Utilities is willing and able to provide electric service to the 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, Tony L. Schachle Jr. 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 Page 1 of 1 July 10, 2025 City of Fairhope Planning and Zoning Attn: Staff Re: Obera - Fire Flow Staff, The static and residual pressures at the test hydrant were 68 and 42 psi respectively. The flow hydrant was flowing 1,060 GPM at 40 psi. This test was performed on 07/10/25 at 8:15 A.M. The available fire flow is 1,418 GPM at 20 psi. The water system will meet all requirements of the 2021 International Fire Code. Sincerely, Christopher Jay Lieb, PE LIEB ENGINEERING COMPANY LIEB ENGINEERING COMPANY i OO ' BUFFER REPORT FOR PIN#24 2236 I Parcel Number Pin Owner Name 05-43 -09 -32 -0-001-164.001 242236 HOOVER, BRANDI ROCK CREEK PARKWAY COMMERCIAL 05-43 -09-32-0-001-164.003 347923 PROPERTY O AND WNERS ASSOCIAT ION INC ROCK CREEK PARKWAY COMMERCIAL 05 -43 -09 -32-0-001-164.004 347924 PROPERTY O AND WNERS ASSOCIAT ION INC 05-43-09-32-0-001-164.000 114852 BANCORPSOUTH 05-43-09-32-0-001-164.002 347922 AVREND LL C - 05-43-09-32-0-001-163.000 114851 CLEARPO INT PROPERT IES LL C 05 -43 -09 -32-0-001-167.000 114855 DCF L L C 05-43-09-32-0 -001-161.000 114849 CLEARPO INT PROPERTIES L L C 05 -43-09-32-0-001-172.000 114860 ROCK CREEK PROPERTY OWNERS ASSOC INC --f- 05 -43-09 -32-0-001-168.000 114857 ROCK CREEK PROPERTY OWNERS ASSOC INC Add ress Ad dr ess2 27542 TECUMSEH CT 200 ROCK CREEK PKWY 200 ROCK CREEK PKWY 2100 3RD AVE N - 1026 STANTON RD STE A -f-- - I 561 FAIRHOPE AVE STE 201 636 TUTHILL LN 561 FA IRHOPE AVE STE 201 - PO BOX 2296 PO BOX 2296 STATE OF ALABAMA BALDWIN COUNTY I I ffiy State DAPHNE AL FA IRHOPE AL FA IRHOPE AL BIRM INGHAM AL DAPHNE AL - 1-- FA IRHOPE AL MOB ILE AL FA IRHOPE AL DAPHNE AL DAP HNE AL I, TEDDY J. FAUST, JR., Revenue Commlnlontr In and for said State and County, do hereby certify that this Is a true and comet copy of the recorda of this office, ~f!Jri::;; ~ Street Ii.Q Number Pro11erty Street Name Subdivision Name ROCK CREEK PH I RESUB OF L 177 - 36526 0 ROCK CREEK PKWY C ROCK CREEK PH I RESUB OF L 177 - 36532 0 ROCK CREEK PKWY C ROCK CREEK PH I RESUB OF L 177 - 36532 0 ROCK CREEK PKWY C ---- ROCK CREEK PH I RESUB OF L 177 - 35203 101 ROCK CREEK PKWY C ROCK CREEK PH I RESUB OF L 177 - 36526 0 ROCK CREEK PKWY C ROCK CREEK PHASE IP-LAT BOOK 1395B PAGE DEED DATE 36532 200 ROCK CREEK PKWY 05/06/1993 ROCK CREEK PHASE I PLAT BOOK 1395B PAGE DEED DATE 36608 0 MONTROSE WOODS DR 05/06/1993 -ROCK CRE EK PHASE I PLAT BOOK 1395B PAGE DEED DATE 36532 202 ROCK CREEK PKWY 05/06/1993 ROCK CREEK PHASE I PLAT BOOK 13958 PAGE DEED DATE 36526 0 ROCK CREEK PKWY 05/06/1993 -- ROCK CREEK PHASE I PLAT BOOK 1395B PAGE DEED DATE 36526 0 ROCK CREEK PKWY 05/06/1993 Parce l Numb er Pin ~-- 05-43-09-32-0-001-164.001 242236 05-43-09-32-0-001-164.003 347923 05-43-09-32-0-001-164.004 347924 05-43-09-32-0-001-164.000 114852 05-43-09-32-0-001-164.002 347922 05-43-09-32-0-001-167.000 114855 05-43-09-32-0-001-168.000 114857 OS-43-09-32-0-001-001.000 114681 300 ' BUFFER REPORT FOR PIN#347922 Owner Name Address illY c-- HOOVER, BRAND I 27542 TECUMSEH CT DAPHNE ROCK CREEK PARKWAY COMMERCIAL PROPERTY OWNERS ASSOCIATION INC 200 ROCK CREEK PKWY FAIRHOPE ROCK CREEK PARKWAY COMMERCIAL PROPERTY OWNERS ASSOCIATION INC BANCORPSOUTH AVREND L LC DCF L L C ROCK CREEK PROPERTY OWNERS ASSOC INC DYAS, MARION TAYLOR 200 ROCK CREEK PKWY 2100 3RD AVE N 1026 STANTON RD STE A 636 TUTHILL LN PO BOX 2296 11210 WEEKS BAY RD STATE OF ALABAMA BALDWIN COUNTY FAIRHOPE BIR MINGHAM DAPHNE MOBILE DAPHNE FOLEY I, TEDDY J. FAUST, JR., Revenue Commlnloner In and for uld State and County, do hereby certify that this Is a true and coned copy of the records of this office. ~l1ri-:i;;; I I Property Street State ~~ Number Property Street Name Subdivision Na me AL 36526 0 ROCK CR EE K PKWY ~CK CREEK PH I RESUB OF L 177 -C AL 36532 0 ROCK CREEK PKWY ROCK CREEK PH I RESUB OF L 177 -C AL 36532 0 ROCK CREEK PKWY ROCK CREEK PH I RESUB OF L 177 -C -- AL 35203 101 ROCK CREEK PKWY ROCK CREEK PH I RESUB OF L 177 -C AL 36526 0 ROCK CREEK PKWY ROCK CREEK PH I RESUB OF L 177 -C 'ROCK CREEK PHASE I PLAT BOOK 13958 PAGE AL 36608 0 MONTROSE WOODS DR 1DEED DATE 05/06/1993 ROCK CREEK PHASE I PLAT BOOK 13958 PAGE AL 36526 0 ROCK CREEK PKWY DEED DATE 05/06/1993 AL 36535 0 I ROCK CREEK PHASE I PLAT BOOK 13958 PAGE DEED DATE 05/06/1993 City of Fairhope Planning Commission September 4, 2025 SD 25.15 -Ross Givens Office Building Proiect Name: Ross Givens Office Building Site Data: --- 0.53 acres Project Tvoe: 4-unit multiple occupancy project Jurisdiction: - £airhope Planning Jurisdiction Zoning_ District: M-1 Light Industrial District PPIN Number: 276903 General Location: Nichols Avenue east of Greeno Road - Surve"t_or ot Record: Chris Lieb Enaineer of Record: Chris Lieb Owner L Develoe.er: G Real Estate, LLC School District: Fa i rhope Elementary School £.airhope Middle and High Schools - Recommendation: Approved w/ Conditions Pre~ared by:: Name --Road D B-2 General Business Oisb"ict CJ M·l Light Industria l District D R-3 PGH High Density Single-Family CJ Parcel LJ Corporate Limit N ~ WW E s N ~ WW E s 4 Page 5 of 10 APPLICATION FOR SUBDIVISION PLAT APPROVAL A pp li cation T y pe: D Vi llage Subdivi si on D Prel i m in ary Plat D Minor Sub di v ision D I nform al (N o Fee) 0 Final Plat fZI Mu lt ip l e Occupancy Project Attachments: D Art icles of I ncorporati on or Li st all assoc i ated in v estor s Date of App l icatio n : _?_11s_12_s ______ _ Property Owner / Leaseholder Information Name of Property Own er: G Rea l Estate LLC P h one Numb e r : Address of Property Owner: _6_40_H_er_m_it_ag=--e_C_t ________________ _ C ity: Fairhope State : AL Zip: 36532 Proposed Subdivi s ion Name: Ross G iven s Office B uild ing No. Acres in P lat: 0.53 -----------No. Lots/Units: Parcel No : 05-46-05-21-0-000-008.004 Current Zo n ing : _M_-_1 ______ _ Authorized Agent Information Plat must be signed by the property owner before acce p tance by the City of Fairhop e Name of Authorized Agent: Chris Lieb with Li eb Engineering Phone Number: 2519789779 Address: 1290 Ma in St reet Ste E C ity: Daphne State : AL Zip: _3_65_2_6 ___ _ Contact Person: Ch r is Lieb Surve yor /Engineer Information Name o f Firm: Lieb Eng ineering Com pany Phone Number: 25 19789779 Address : 1290 Main Street Ste E City: Daphne State: A L Zip: _3_65_2_6 __ _ Contact Person: Chris Lieb Plat Fee C a lculation: Reference: O r dinance 1269 Signatures: I certify that I am the property owne r / leaseholder of t he a bove describe d property a n d he r e b y submit this p la t t o t h e City for r eview . *If p roperty is own e d by Fa irh o pe Single Tax Co rp . an a uthorized Single T~ repre senta t ive shall s ign~his applicat~~ _ R...os.s 6 1vttt.s ~~· =~----- Property O wner /Le a s e holder Print ed Name i n a t 7(1 <,/ zs Date I F airhop e Single Tax Corp . (If Applicable) 1 SD 25.15 Ross Givens Office Building MOP – September 4, 2025 Summary of Request: Public hearing to consider the request of the Applicant, Chris Lieb, on behalf of the Owner, G Real Estate LLC, for preliminary plat approval of Ross Givens Office Building, a 4-unit multiple occupancy project. The property is zoned M-1, Light Industrial District. The property is approximately 0.53 acres and is located on Nichols Avenue east of Greeno Road. Comments: General Comments: • The property is proposed for 4 office units and provides the required parking, connectivity, and buffering. Garbage collection will be roll out cans stored at the southeast corner of the building. Utilities: • A utility plan was submitted and has been reviewed and approved by the appropriate providers. No utility upgrades are required. Parking: • A traffic study was not required. • 18 parking spaces are required and 20 spaces are being provided. • The parking area is all impervious except the drive apron at the ROW. Drainage: • The drainage has been designed to exceed the 100-yeat storm event. The site utilizes a bio- retention swale providing detention, infiltration, and treatment of the stormwater runoff. The downstream impacts are reduced. Landscaping: • Landscape buffering has been provided. A waiver to allow the 20’ buffer along Nichols Ave to count towards the greenspace requirements has been requested. Waiver Request: “We are requesting a waiver from Article V Section C.4.f Types of Greenspace to allow for the area of Landscaping required adjacent to Nichols Ave be used as a “Natural Greenspace” type. The property itself is only ½ an acre fronting on one Rights of Way disqualifying most of the possible options listed in Table 4-1 Greenspace Categories and Types.” Staff supports the waiver request to allow a “Natural Greenspace” type as this particular site size and location does not allow the project to meet the Table 4-1 green space types. Waiver Recommendation: Staff recommends approval of the waiver request to allow the landscaped area adjacent to the ROW to count as a “Natural Greenspace” type and be utilized for the green space. Recommendation: Staff recommends approval with conditions of case SD 25.15 Ross Givens Office Building MOP. 1. Planning Commission approval of Greenspace waiver. 2. An O&M plan is recorded reflecting the drainage and maintenance requirements. I -----NICHOLS STREET (50' R.O.W.) EDGE OF PAVEMENT ------ L__ ____ ¼---------------------------------------------------=:::-- - ---- 1 V, ----116-- EDGE OF PAVEMENT __ -_ :.$-MASONRY NAIL SET 8" PVC 8" PVC r:.--N 89"55'12· W 127.00' (0) pp ~ TBM ELEVATION=115.72' --SAN ---~ --SAN_--=_'-_-'-_=---==-SIIIII ___ IH'_.,...,.____ '~ill Nm lU>--llf--lll'--111'--~ -,-IH'--111'--111'--IH'--IH'--111'--111'-'el' Ill' ·Ill' ___..,irr ~ ~ m• S"" ~~---SAN ----SA!f SAN ----SAN ----SAN ( f}~H.E Ill' RBF \ N 89°46'02" W 126.64' (0) RBF ---- ~-~------I ~ .. INV = 110.43' \ ,• C (ILLEGIBLE 0. 17' FIRE HYDRANT @ ., I SOUTHEAST) 294' EAST OF \ \ FRONT SETBACK IS THE AVERAGE PROPERTY CORNER FENCE 1 o· WEST I ' OF EXISTING STRUCTURES WITHIN ( f r -------------...._ • I \ 100· ON EITHER SIDE OF THE '-.. PROPOSED STRUCTURE '-..__ I j +115.08' I ,' 4" PVC WOOD PRIVAC;f FENCE NbR:[H CHAIN LIN F( FENCE SOUTl't \ I \ 0.7' WEST ~ \ I /~ I \ \ (:\11.~ ·)1 \\ l / \ I \ <>/ ).✓ I ) \ / \ I \ J3 ~I ~) ;1 \ I \_,,/~jg Ii ,,----1 -----/ 11 LOT 1 ~ ~ ,v ~ / ) i~ NICHOLS ~ I >' <:, ~ EAST :' w j ~I __/'' LOT 2 I ZONED M-1 //f~ll ~ 23159 SQ. FT.± / : ._J g:-t-0.53 AC± / 1- ~, <!II( II +11482. ) II /~~> ; I I ,,~,,., //''\\ ~, I / I / /1 \ \ I I // FENCEOJ' "i / 1 \1 ~1 / L - - - - / --_J \ \ I )..._ 0 ........ • 'ii2' LO .....,. I'-. • Ill I") r-­ lX) ,,; ~ <Xl 1 W Lu I . 'in I'-~ 0.,., LO ~ No b z 0 z.. r I I I I I l "-,~ ' M & B ZONED M-1 ----i I I 20' MINIMUM ~G SETBACK--~~) ,o•~ FENCE 0.2' EAST / t[~l / ~RNOl._£)_,f!?~, __ 1 __ 1 _ FENCE 1.6' w~, ::__,,.--r ', 4.6' CfJ UTH ....,_ BALDWIN COUNTY AlABAMA ✓-N T 27 / S~G WT RUN 28 PLACE "- LOT 2, NICHOLS SUBDIVISION AS RECORDED ON SLIDE 2243-F IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA. I HEREBY CERTIFY THAT ALL PARTS OF THIS SURVEY AND DRAWING HAVE BEEN COMPLETED IN ACCORDANCE WITH THE CURRENT REQUIREMENTS OF THE STANDARDS OF PRACTICE FOR SURVfY/NG IN THE STAT£ OF ALABAMA TO THE BEST OF MY KNOWLEDGE, INFORMATION, AND BELIEF. "-"-.... -,~--1--1--I ~ ""\. :;,.---: I N 89"54' 4~W 125.20' (0) N 89"54'40" \\'-.....__!25.36' (R) ~ , BASIS OF BEA~S ----:ENCE 3.2 SOUTH ......_ LOT 15-D -..., -......'-....._ GREENO PARK " " +115.60' DRAWN: CHECKED: APPROVED: CLIENT: PTS DOC DOC S.E. CIVIL DATE: SCALE: TITLE: SANITARY SEWER MANHOLE @ 297' EAST OF PROPERTY CORNER TOP EL = 115.23' INV= 112.51' LEGEND ACRF CAPPED IRON ROD FOUND AcTF CRIMPED TOP PIPE FOUND AoTF OPEN TOP IRON PIPE FOUND ARBF REBAR IRON FOUND AIPF IRON PIN FOUND OCRS CAPPED IRON ROD SET (R) RECORD (0) OBSERVED R.0.W. RIGHT OF WAY P.0.C. POINT OF COMMENCEMENT P.0.B. POINT OF BEGINNING 0 0 CHAIN LINK FENCE -X-X-WIRE FENCE -,-,-WOOD FENCE ::c( LP LIGHT POLE ~ PP POWER POLE ®> SANITARY SEWER MANHOLE C@(I SANITARY SEWER VALVE [I] ELECTRICAL TRANSFORMER t:8::1 GAS METER ~ WATER METER ~WV WATER VALVE µFH FIRE HYDRANT DTP TELEPHONE PEDESTAL ~~ t <~i)l OAK TREE ~ NOTES: I. TYPE OF SURVEY: BOUNDARY &: TOPOGRAPHIC 2. RECORD DIMENSIONS BASED ON PLAT OF SUBDIVISION RECORDED ON SLIDE 2243-F IN THE OFFICE OF THE JUDGE OF PROBATE, BALDWIN COUNTY, ALABAMA. J. THIS DRAWING AND DESCRIPTION DOES NOT REFLECT ANY TITI.E OR EASEMENT RESEARCH OTHER THAN WHAT IS VISIBLE OR PROVIDED BY THE CLIENT'S CONVEYANCE. SETBACK LINES ESTABLISHED BY STAWTE, ORDINANCE OR RESTRICTIVE COVENANTS ARE NOT SHOWN. 4. THIS DRAWING IS THE PROPERTY OF SMITH, CLARK & ASSOCIATES. IT IS SOLELY FOR THE USE OF THE CLIENT NAMED HEREON AND IS NONTRANSFERABLE TO ANY OTHER PARTY. IT MAY NOT BE USED WITHOUT PRIOR CONSENT FROM SMITH, CLARK & ASSOCIATES. 5. THIS DRAWING IS TO SCALE WHEN PRINTED ON IIX17 PAPER IN LANDSCAPE VIEW WITH NO SCALING. 6. ELEVATION ESTABLISHED USING RTK GPS ON ALD0T C0RS NETWORK (NAVO BB). 7. CONTOURS RUN AT 0.5' INTERVALS. 3/4/19 1"=30' BOUNDARY & TOPOGRAPHIC SURVEY DRAWING NUMBER: FB/PG: DANIEL D. CLARK AlABAMA LICENSE # 27720 190208 78/09 LOT 2 -NICHOLS EAST FAIRHOPE, ALABAMA Phys ica l A ddress : Ma lli ng Address: 11 111 U.S. H wy. 31 P.O. Box 7082 Sul l e E S11aoish Fort, AL 36527 S11anlsh Fort , AL 36527 (25 1) 626-0404 NORTH 0 20'40' SCALE: 1" = 20' SITE PLAN DATA: 4" PVC REVISIONS A ISSUED FOR REVIEW 7 11 2025 B ADDRESSED CITY COMMENTS 8 15 2025 ------SAN ---8-~PV~C~_ ~ TOP EL -116.39' INV= 110.43' FENCE 1.0' WEST WOOD PRIVACY FENCE NORTH CHAIN LINK FENCE SOUTH~ I 0.7' WEST "-..j LOT 1 NICHOLS EAST ZONED M-1 REQ'D: GRAVEL PAVING (SEE DET.L) REQ'D: 6" RIBBON CURB (SEE DETAIL) FENCE 1.6' t:s~OLD)CRF --/--- 4.6' SOUTH LOT 27 SPRING RUN PLACE LOT 28 IS! PROPOSED BUILDING BUILDING FOOTPRINT = 5,362 S.f. REQ'D: 5' WIDE CONCRETE SIDEWALi( (SEE DETAIL) --1---1---1---/ N 89"54°40" W 125.20' (0) N 89'54' 40" W 125.36' (R) BASIS OF BEARINGS LOT 15-D GREENO PARK REC'D: M & B ZONED M-1 a 5'x1 O' CONCRETE PAD FOR ROLL-OUT CANS TO BE SCREENED WITH 4' TAlL WOOOEN FENCE fu ONLYSICN FENCE 0.2' EAST FENCE 3.2' SOUTH FIRE HYDRANT 0 294' EAST OF PROPERTY CORNER SANITARY SEWER MANHOLE O 297' EAST OF PROPERTY CORNER TOP EL = 115.23' INV= 112.51' c- NOTES: 2. TRASH LL E COLLE D VIA OLL OUT CANS. 3. .AJ.1 WATER TAPS ON LIVE LINES REQUIRE CONSOLOATED PIPE AND SUPPLY TO ~STALL TAPPING SER'.1CE. 4. INSTALL CUSTOMER WATER SHUTOFF VALVES ON CUSTOll,IERS SIDE OF WATER SERVICE 5. FPU INSPECTORS REQUIRE CONTRACTOR TO NOTIFY WITHIN 48 HOURS NOTICE FOR OBSERVING BACKFILLING AND COMPACTION OPERATIONS NO BACKFILL IS AUTHORIZED ~ UNTIL FPU INSPECTOR HAS APPROVED INSTALLATION HO LEGEND ~ GRAVEL PA~NG ~ CONCRETE PA~NG ~ EXISTNG ASPHALT PA~NG i;?,:?::.::1 PROPOSED 810-RETEN]ON SWALE PEDESTRIAN ROUTE MJA ROUTE TOTAL ACRES: 0.53 AC.± PARCEL ID: 05-46-05-21-0-000-008.004 PROPOSED USE: OFFICE ZONING: FRONT SETBACK: REAR SETBACK: SIOE SETBACK, PARKING SPACES REQUIRED: PARKING SPACES PROVIDED: BUILDING SIZE: BUILDING COVERAGE: LANDSCAPE AREA PROVIDEO, PERVIOUS AREA: IMPERVIOUS AREA: S-1 30' 20' 10' 18 20 5,362 SF 23.15¾ 3•.8•" 3-4.8.,4." 65.16" G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. SITE, PEDESTRIAN CIRCULATION AND UTILITY PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e-----'-----------------------4 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC LIEB ENGINEERING PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R--D-R-AW_N_B-Y:_N_T_B ---DA-T-E:_7_/_11_/_2-02-5--S-CA-L-E:--1 .. -=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~---i 2025-064 CHECKED BY: -9.L APPROVED BY: -9.b_ ENGR: -91_ 4 OF 8 C 4 . 0 B COMPANY 08/15/2025 ISSUED FOR REVIEW SITE LOCATION INDEX TO SHEETS: NICHOLS AVENUE FAIRHOPE, AL. 36532 VICINITY MAP NOT TO SCALE  PROJECT CONTACT INFORMATION: REVISIONS A G REAL ESTATE, LLC OFFICE BUILDING SHEET NO. SHEET NAME C1.0 TITLE SHEET C2.0 CIVIL GENERAL NOTES C3.0 EXISTING AND DEMO PLAN C4.0 SITE, PEDESTRIAN CIRCULATION AND UTILITY PLAN C5.0 AERIAL SITE PLAN C6.0 GRADING, DRAINAGE AND EROSION CONTROL PLAN C7.0-C8.0 CIVIL DETAILS ISSUED FOR REVIEW 7/11/2025 + NICHOLS AVENUE OWNER: STOIC EQUITY PARTNERS LLC P .0. BOX 1799 FAIRHOPE, AL 36533 ENGINEER: LIEB ENGINEERING COMPANY, LLC 1290 MAIN STREET, SUITE E DAPHNE, AL. 36526 (251) 978-9779 CONTACT: CHRIS LIEB, PE SURVEYOR: SMITH CLARK AND ASSOCIATES 11111 U.S. HWY 31, SUITE E SPANISH FORT, AL. 36527 (251) 626-0404 SPRING RUN DRIVE FLOOD ZONE: THIS PROPERTY IS IN ZONE -X-AS PER THE MAP BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY, FEDERAL INSURANCE M>MINISTRATION COMMUNITY PANEL NUMBER 644 FOR BALDWIN COUNTY AND MAP NUMBER 0100JC0644M AS PER REVISED MAP DATED APRIL 19, 2019. CJ IS! LIEB ENGINEERING COMPANY G REAL ESTATE, LLC OFFICE BUILDING """""""'""" NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. TITLE SHEETii ~,.;,~c,GTE:11.<'-'; LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P,E, LICENSE NUMBER 31204 f------------------------< I f'<-"v-''T(J 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL No. 31204 DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC PROFES~ONAL PH: (251 ) 978 -9779 e---JO_B_N-UM_B_E_R __ ~ID-R-AW-N-BY_:_N_TB ___ DA-T-E:_7_/_11-/-20_2_5--SC_A_L-E:_A_S_S_H_O_W_N_-+-S-HE_ET_N_U_M-BE_R_~l-------------~---,0,,i 2025-064 CHECKED BY: --9.L APPROVED BY: __I,&_ ENGR: ---9..b_ 1 OF 8 C 1 . 0 A 07/11/2025 ISSUED FOR REVIEW REVISIONS A B GENERAL NOTES: 1. IT IS THE RESPONSIBIUTY OF THE CONTRACTOR TO OBTAIN ALL NECESSARY PERMITS REQUIRED TO CONSTRUCT THIS PROJECT AND PAY ALL PERMIT FEES. A1..1 PERMITS MUST BE IN-HAND PRIOR TO CONSlRUCTION. 2. THE CONTRACTOR IS RESPONSIBl.f FOR ALL METHODS, PROCEDURES, MD SEQUENCES OF CONSTRUCTION. 3. CONSTRUCTION SITE SAFETY, INCLUDING ALL ADEQUATE TEMPORARY BRACING AND SHORING, IS THE SOl..f RESPONSIBILITY OF THE CONTRACTOR. 4. THE CONTRACTOR SHAl..1 MAKE EVERY REASONABLE EFFORT TO FIELD LOCATE ANY AND ALL UTILITIES PRIOR TO ORDERIIIIG MATERIALS AND/OR BEGINNING CONSTRUCTION. AN( AND ALL DISCREPANCIES SHALL BE REPORTED TO LIEB ENGINEERING IMMEDIATELY. THE CONTRACTOR SHALL EXERCISE DUE CARE TO PROTECT THEM FROM DAMAGE DURING EXCAVATION AND CONSTRUCTION. 5. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO PROTECT ADJACENT PROPERTIES AND IS RESPONSIBl.f FOR MIY DAMAGE TO EXISTING lf.4PROVEMENTS ON OR OFF SITE DUE TO THE CONSTRUCTION OF THIS PROJECT. Alff DAMAGE WILL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. 6. ALL EXCAVATIONS SHALL ADHERE TO THE PROVISIONS OF THE MOST CURRENT OSHA STANDARDS AND SPECIFICATIONS. 7. THIS PROPERTY IS IN ZONE "x" AS PER THE MAP BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY, FEDERAL INSURANCE ADMINISTRATION COMMUNITY PANEL NUMBER 644 OF 1100 FOR BALDWIN COUNTY AND MAP NUMBER 01003C0644M AS PER REVISED ldAP DAlED APRIL 19, 2019. 8. SURVEY DATA WAS COMPlfD FROM A BOUNDARY ANO TOPOGRAPHIC SURVEY PROvlDED BY THE SMITH CLARK &: ASSOCIATES, LLC. SITE DE~OLITION NOTES: 1. ALL EXISTING IMPROVEMENTS SHALL REMAIN WITHIN THE LJMITS OF CONSTRUCTION UNLESS SPECIFICALLY NOTED,iO BE REMOVED". 2. CONTRACTOR SHALL COORDINATE WITH OWNER REGARDING ITEMS TO BE SALVAGED, REMOVED AND REUSED, ETC. CONTRACTOR TO USE CAUTION NOT TO DAMAGE THESE ITEMS DURING REMOVAL AND/OR REUSE. ANY DAMAGED ITEMS SHALL BE REPAIRED/REPLACED AT CONTRACTOR'S EXPENSE. 3. ANY AND ALL UllLITIES ~ CONFL~T WITH PROPOSED IMPROVEMENTS SHAll BE REMOVED OR RELOCATED. COORDINATE WITH UTILilY PRO~DER PRIOR TO REMOVAL/RELOCATKJN. 4. SAWCUT EXISTING HARDSCAPES AT LIMITS OF REMOVAL. ASPHALT PAVING SHALL BE MILLI□ A MINIMUM OF 8" TO ENSURE A SMOOTH TRANSITION TO PROPOSED ASPHALT PAVING. 5. CONTRACTOR TO DISPOSE OF ALL DEMOLITION 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 EXISllNG lf.lPROVEMENTS THAT ARE IN CONFUCT 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 ANY 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 OTHERWISE NOTED. 3. IT ~ THE CONTRACTOR'S RESPONSIBILITY TO PROTECT ALL BENCHMARKS AND PROPERlY CORNERS. ANY REPLACEMENT WILL BE AT THE CONlRACTOR'S EXPENSE. 4. VERIFY ALL DIMENSIONS AND CONDITKJNS 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 SCALE. SCALE IS FOR GUIDEUNE PURPOSES ONLY. IF DIMENSIONS ARE UNCLEAR, DO NOT SCALI. 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 LISS. 2. THE OWNER SHALL BE RESPONSIBLE FOR PROVIDING COMPACTION TESTING. 3. ALL TOP SOIL WITHIN LIMITS OF CDNSTRUCTKJN (5' BEYDNO THE BUILDING FOOTPRINT AND 3' BEYOND PAVDJENTS ANO WITHIN THE LIMITS OF GRADING) SHALL BE STRIPPED AND STOCKPILED ON SITE IN AN APPROVED MANNER. TOPSOIL SHALL BE SPREAD 6" DEEP ON ALL NON HARDSCAPE AREAS TO BRING TO FINISHED GRADE. AfN EXCESS TOPSOIL SHALL BE DISPOSED OF OFF SITE IN AN APPROVED MANNER. 4. IN CUT AREAS, SUBGRADE SHALL BE SCARIFIED A MINIMUf.t OF 1' AND RECOMPACTED BEFORE PLACING FILL OR ANY OTHER lf.4PROVEf.4ENTS. RECOl,WACTION SHALL MEET THE SPECIFIED DENSITY AND MOISTURE CONTENT IN GRADING NOTE #6 AND /7. 5. CONTRACTOR SHALL BE RESPONSIBLE FOR RESTORING THE SUBGRADE AFTER IT HAS BEEN INITIALLY PREPPED DUE TO INCLEMENT WEATHER AND CONSTRUCTION TRAFFIC. 6. ALL STRUCTURAL FILL MATERIAi... SHALL EXHIBIT CL, SP, SP-SM, SM OR SC CLASSIFICATION ACCORDING TO THE UNIFIED SOIL CLASSIFICATION SYSTEM HAVE A MAXIMUM OF 10~ SOIL FlNES PASSING THE NO. 200 SIEVE HAVE A MAXIMUM LKlUID LIMIT (LL) OF 50 HAVE A PLASTK:llY INDEX (PL) OF 25 HAVE A MINIMUM STANDARD PROCTOR (ASTM D-698) MAXIMUM DRY DENSllY OF 110 PCF. MATER~L SHAll BE PLACED IN 8" LOOSE LIFTS AND EACH LIFT COMPACTED TO 98 PERCENT STANDARD PROCTER DENSITY AS PER ASH,1-D698, AT A FIELD MOISTURE WITHIN ±2 PERCENT OF OPTIMUM. ON SITE SOILS FREE OF ORGANICS AND DELETERIOUS MATERIALS AND SATISFYING THE SPECIFICATIONS PROVIDED ABOVE MAY BE STOCKPILED AND USED AS STRUCTURAL FILL. 7. PIPE BEDDING SHALL BE •sELECT SAND." THE MATERIAL SHALL CONTAIN LESS THAN 10% PASSING THE #200 SIEVE AND 90% OR LESS PASSING THE #40 SIEVE, BY WEIGHT. MATERIAL SHALL BE PLACED IN 8" LOOSE LIFTS AND EACH LIFT COMPACTED TO 95 PERCENT STANDARD PROCTOR DENSITY AS PER ASTM-D698, AT A FIELD MOISTURE WITHIN ±3 PERCENT OF OPTIMUM. ON SITE SOILS FREE OF ORGANICS AND DELETERIOUS f.lATERIALS AND SATISFYING THE SPECIFlCATIONS PRO~DED ABOVE MAY BE STOCKPILED AND USED AS STRUCTURAL FlLL. 8. SUBGRADE SHALL BE PROOF ROLLED WITH A HEAVILY LOADED DUMP TRUCK AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACING FILL FOUNDATIONS, PAVING, ETC .. ANY AREAS SHOWING SIGNS OF PI.Jf.lPING, RUffiNG, OR ANf UNSUITABLE (ORGANIC, SOFT, WET, LOOSE) MATERIAL FOUND IN PLACE SHALL BE UNDERCUT AND REPLACED, OR MOISTURE CONDITIONED AND COMPACTED TO THE SPECIFIED DENSITY AND MOISTIJRE CONTENT SPECIFIED. 9. FINISHED GRADES ARE SHOWN ON THIS PLAN. CONTRACTOR SHALL MAKE THE APPROPRIATE HOLDDOWNS FOR SUBGRADE ELEVATIONS. 10. STORM DRAINAGE INLETS SHALL BE LOCATED AT THE LOWPOINTS. NOTIFY LIEB ENGINEERING OF ANY DISCREPANCIES. 11. CONTRACTOR SHALL 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) FEET 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 RESPONSIBILllY OF THE CONTRACTOR. 13. COMPACTKJN TESTS SI-W.l BE TAKEN AT THE RECOMMENDATION OF THE ON-SITE GEOTECHNICAL ENGINEER. 14. COMPACTKJN WITHIN LIMITED SPACES (I.E. MANHOLES, INLETS, UTILITY TRENCHES) SHOULD BE BACKFILLED 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 RESPONSIBILilY OF THE CONTRACTOR. PREVENT SURFACE WATER AND GROUND WATER FROM ENTERING EXCAVATIONS, FROM PONDING ON PREPARED SUBGRADES, AND FROM FLOODING PROJECT SITE AND SURROUNDING AREA. PROTECT SUBGRADES FROM SOFTENING, UNDERMINING, WASHOUT, AND DAMAGE BY RAIN OR WATER ACCUMULATION. REROUTE SURFACE WATER RUNOFF AWAY FROM EXCAVATED AREAS. DO NOT ALLOW WATER TO ACCUMULATE IN EXCAVATKJNS. DO NOT USE EXCAVATED TRENCHES AS TEMPORARY DRAINAGE DITCHES. INSTALL A DEWATERING SYSTEf.t TO KEEP SUBGRADES DRY AND CONVEY GROUND WATER AWAY FROM EXCAVATIONS. MAINTAIN UNTIL DEWATERING IS NO LONGER REQUIRED. 16. CONTRACTOR SHALL ENSURE POSITIVE DRAINAGE IS MAINTAINED THROUGHOUT CONSTRUCTION. PONDING AND STANDING WATER SHALL BE KEPT TO A MINIMUM. 17. THE MAXIMUM SLOPE IN HANDICAP PARKING AREAS SHALL NOT EXCEED 2.0% GRADE IN Attf DIRECTION. THE SLOPE IN ALL HANDICAP ACCESS ROUTES SHALL NOT EXCEED 5.0% GRADE IN THE DIRECTION OF TRAVEL AND 2.0% CROSS SLOPE. HANDICAP RAMPS SHALL NOT EXCEED 1: 12 SLOPE IN THE DIRECTION OF TRAVEL AND 2.0'1.: CROSS SLOPE. 18. THE FINISHED GRADE SHALL SLOPE AWAY FROM THE BUILDING(S) AT LEAST 1.0X. THE FINISHED GRADE SHALL BE 5• 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 7/11/2025 ADDRESSED CITY COMMENTS 8/15/2025 EROSION CONTROL NOTES: 1. SITE EROSION CONTROL MEASURES SHALL BE IN ACCORDANCE WfTH ALL FEDERAL, STATE, AND LOCAL LAWS, CODES, AND REGULAllONS. 2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBmNING A "NOTICE OF REGISTRArnN'(NOR) FROM ADEM. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MONITORING, INSPECTKJNS, ETC. TO ENSURE THE OWNER THAT THE SITE IS AT ALL TIMES IN ACCORDANCE WITH ADEM RULES & REGULATKJNS. DOCUf.lENTATION OF INSPECTIONS BY A Q.C.I. OR Q.C.P. SHALL BE MAINTAINED BY THE CONTRACTOR AND PROVIDED TO THE OWNER AT HIS/HER REQUEST. ANY AND ALL FEES, FINES, ETC., SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. 3. ALL EROSION CONTROL DEVICES SHALL BE PROPERLY MAINTAINED DURING THE CONSTRUCTION PROCESS AND UNTIL ALL DISTURBED AREAS HAVE BEEN PERMANENTLY STABILIZED. ALL EROSION CONTROL INSTALLATION AND M~NTENANCE SHALL BE SOLELY THE RESPONSIBILilY OF THE CONlRACTOR AND SHAll BE AT NO ADDITIONAL COST TO THE OWNER. 4. EROSION CONTROL DEVICES SHOWN ON THESE PLANS ARE A MINIMUM. ADDITIONAL DEVICES SHALL BE INSTALLED AS REQUIRED TO PREVENT SILTATION, EROSION AND OTHER DEGRADATION OR POLLUTION TO THE SITE OR ADJACENT PROPERTIES, STREAf.lS, DITCHES, AND PUBLIC ROADWAYS. 5. EROSION CONTROL DEVICES SHALL INCLUDE, BUT NOT LIMITED, TO THE FOLLOWING DEVICES: SILT FENCING, BRUSH BERMS, SEDIMENT BASINS, DETENTION PONDS, STRAW WATTLES , CHECK DAMS, FlLTER BERMS, JUTE MATTING, VEGETATIVE FILTER STRIPS, TURF RE~FORCEMENT MAT, DWERSION BERMS, ETC. 6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING ALL EROSION CONTROL DEVICES IN GOOD OPERATING CONDITION DURING ALL LAND DISTURBING ACTMTIES. THIS RESPONSIBILITY SHALL INCLUl)E THE CLEANUP AND/OR REPAIRS TO THE DEVICES AT NO ADDmONAL COST TO THE OWNER. 7. EROSION CONTROL DEVICES SHALL BE MONITORED AND 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 AfN SUSTAINED WINDS GREATER THAN 20 MPH IN A 24 HOUR PERIOD. 8. AFTER ALL LAND DISTURBANCE ACTIVfTIES HAVE CEASED AND AFTER ALL DISTURBED AREAS HAVE BEEN PERMANENTLY STABIUZED, 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 POLLUTION TO ADJACENT PROPERTIES, STREAMS, DITCHES, OR PUBLIC ROADWAYS. 10. A GRAVELED ACCESS DRIVE OF SUFFICIENT SIZE SHALL BE AT EACH SITE ENTRANCE/EXIT TO PREVENT TRACKING OF DIRT AND SEDIMENT ONTO PUBLIC OR PRWATE ROADWAYS. IF SEDIMENT REACHES THE ROADWAY, THEN IT MUST BE CLEANED AT THE END OF EACH WORKDAY. 11. ALL LAND DISTURBANCE ACTIVITES SHALL BE CONDUCTED IN A LOGICAL SEQUENCE TO MINIMIZE THE EXPOSURE OF BARE AREAS AT ANY 12. ALL PREVIOUSLY GRADED AREAS SHALL RECEIVE 4 INCHES OF TOPSOIL AND PERMANENT GRASSING UNLESS OTHERWISE INDICATED ON THE LANDSCAPE PLAN. 13. PRIOR TO SITE CLEARING, ALL PERIMETER SILT FENCING, BRUSH BERf.lS, ETC. AND GRAVELED ACCESS DRIVES SHALL BE INSTAl..lID. 14. ALL EXISTING STREM1S, DITCHES, ETC. SHALL BE PROTECTED FROM SEDIMENTS AND SILTS BY SILT FENCING, WATTLES, BRUSH BERMS, ETC. 15. WATTLES OR SILT FENCING SHALL BE INSTALLED AT ALL INLETS UPON THE COMPLETION OF EACH INLET AS INSTALLED. 16. GEOTEXTILE SHALL BE PLACED ON ALL 3:1 SIDE SLOPES. GEOTEXTILE SHALL 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 PLACED ON ALL DITCH BOTTOMS &: 1' UP EACH SIDE. GEOTEXTILE SHALL BE NORTH AMERICAN GREEN SC250 OR APPROVED EQUAL UNLESS OTHERWISE NOTED ON PLANS. ALL GEOTEXTILES SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS. 18. GOOD HOUSEKEEPING PRACTICES AND PREVENTATIVE MAINTENANCE SHALL BE PERFORMED ON SITE DAILY TO PREVENT POLLUTION SOURCES FROM CONTACTING STORMWATER AND GROUND WATER. THIS INCLUDES, BUT IS NOT Llf.llTED TO: EQUIPMENT INSPECTION FOR LEAl<S OF H.AZARDDUS MATERIALS, PICKUP AND PROPER DISPOSAL OF WASTE MATERIALS TO APPROVED DISPOSAL SITES, STORING CONTAINERS AND BAGS AWAY FROM TRAFRC ROUTES, PUBLICIZING POLLIJTION PREVENTION CONCEPTS THROUGH POSTERS, WASHING EQLHPWENT AND VEHICLES AT APPROVED WASHING LOCATIONS, AND USING ONLY WATER (NO DETERGENTS) FOR WASHING ACTIVITIES. 19. AT A MINIMUM, THE EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED. ADDITIONAL MEASURES MAY BE REQUIRED AND SHALL BE IMMEDIATELY INSTAl..lID UPON ANY ADDITIONAL SILTATKJN, EROSION, AND OTHER DEGRADATION OR POLLUTION TO THE SITE OR ADJACENT PROPERllES, STREAMS, DITCHES, AND PUBLIC ROADWAYS NOT MITIGATED OR UNFORESEEN BY THIS SET OF PLANS. 20. ALL DISTURBED AREAS LEFT INACTIVE FOR MORE THAN 13 DAYS SHALL BE SEEDED AND MULCHED IN ACCORDANCE WITH ALDOT SPECIFICATIONS SECTION 652 AND 656. TRAFFIC CONTROL NOTES: 1. THE CONTRACTOR SHALL ESTABLISH AND f.4AINTAIN TRAFFIC CONTROL DEVICES IN ACCORDANCE WITH THE LATEST EDITION AND REVISION OF PART VI OF THE FEDERAL MANUAL ON UNIFORM TRAFflC CONTROL DE\1CES (MUTCD) AND THE APPROVED lRAFF~ CONTROL PLAN FOR ALL CONSTRUCT~N WITHIN WORK AREAS SHOWN AND DESCRIBED IN PART VI OF THE MUTCD. 2. PERMANENT ROADWAY 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 VISIBILITY. 4. IF TRAFFlC CONTROL DEVICES ARE NECESSARY FOR PROPER WARNING AND TRAFFIC CONTROL AFTER SUNSET, THEN AS A MINIMUM, TYPE •s• WARNING LIGHTS SHALL BE PLACED ON THE FIRST WARNING SIGN AND CHANNELIZING DRUM AND TYPE •A• REFLECTIVE SHEETING SHALL BE REQUIRED ON ALL SIGNS. 5. HAZARDOUS CONDITIONS ON OPEN ROADWAYS SUCH AS PAVDJENT DROP-OFFS IN EXCESS OF 2•; CONSTRUCTION MATERIALS, VEHICLES, OR EQUIPf.lENT STORED OR PLACED WITHIN THE ROADWAY RIGHT-OF-WAY; AND OPEN TRENCHES ACROSS OR NEAR THE ROADWAY SHALL 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 OTHER MATERIAL THAT MAY CAUSE HAZARDOUS DRMNG CONDITIONS. 7. lRAFFlC CONTROL DEVICES SHALL MEIT THE STANDARD MATERIAL AND INSTAl..lATION REQUIREMENTS SPECIFIED IN THE CURRENT EDITION OF THE AL.D.O.T. STANDARD SPECIFICATIONS FOR HIGHWAY CONSTRUCTKJN. 8. ROADWAYS AND DRIVEWAYS SHALL REMAIN OPEN DURING CONSTRUCTION. 9. CHANNELIZING DEVICES SHALL BE PLACED AT 1 O' 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 .AJ...DOT ROUTES. STORM DRAINAGE NOTES: 1. THE CONTRACTOR SHALL SUBMIT SHOP DRAWINGS ON ALL STORM PIPE MATERIALS TO LIEB ENGINEERING PRIOR TO INSTALLATION AND/OR FABRIC'..ATION. 2. ALL PROPOSED STORM INLETS (GRATES, CURB, YARD, AREA DRAINS) ARE TO BE LOCATED AT THE LOWPOINTS. GRADING SHALL BE TO DIRECT RUNOFF TO THESE INLETS. NOTIFY LIEB ENGINEERING OF ANY DISCREPANCIES. 3. STORM DRAINAGE SYSTEMS SHALL BE CONSTRUCTED FROM DOWNSTREAM TO UPSTREAM. VERIFY ALL PIPE SLOPES, INVERTS, AND POINTS OF CONNECTKJN PRIOR TO CONSTRUCTION. NOTIFY LIEB ENGINEERING OF AfN DISCREPANCIES. 4. THE CONTRACTOR SHALL VERIFY ALL EXISTING AND PROPOSED STORM PIPE GRADES AND POINTS OF CONNECTION PRIOR TO INSTALLATION. LIEB ENGINEERING SHALL BE NOllFIED OF ANf DEVIATIONS PRIOR TO CONSTRUCTION. 5. PROPOSED STORM PIPES SHALL BE BEDDED IN 6" OF SAND. 6. All RIP RAP SHALL BE CLASS 2 PER THE ALABAMA DEPT. OF TRANSPORTATION (ALDOT) STANDARD SPECIFlCAmNS UNLESS OTHERWISE NOTED. 7. ALL STORM PIPES 15" AND LISS SHALL BE SMOOTH LINED HIGH DENSITY POLYETHYLENE (HOPE) OR SCHEDULE 40 POLYVINYL CHLORIDE (PVC) WITH WATER-llGHT 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 INSTALLED WITH WATERTIGHT JOINTS UNLESS OTHERWISE NOTED. 9. ALL SLOPE PAVED HEADWALLS SHALL BE PER AL.DOT SPECIAL DRAWING #HW-614-SP. CONCRETE NOTES: 1. ALL NORMAL WEIGHT CONCRETE SHALL OBTAIN A MINIMUM 28 DAY COMPRESSWE STRENGTH OF 3000 PSI UNLESS NOTED OTHERWISE. 2. CALCIUM CHLORIDE AND/OR ADMIXTURES CONmNING CALCIUM CHLORIDE SHALL NOT BE USED IN THE CONCRITT. 3. TEST CYLINDERS SHALL 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 STANDARD 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 CONCRETE UNLESS OTHERWISE NOTED. PORTLAND CEMENT SHALL CONFORM TO C150. ONLY ONE BRAND OF CEMENT SHALL BE USED FOR ALL CONCRETE FOR EXPOSED SURFACES OF ADJACENT STRUCTURES. 9. AGGREGATE, BOTH COARSE AND FINE, USED IN THE MANUFACTURE OF CONCRETE SHALL CONFORM TO ASTM C33 UNLESS OTHERWISE NOTED. 10. CONTRACTOR ~AY SUBSTITUTE CONSTRUCTION JOINTS IN LIEU OF CONTROL JOINTS AS NEEDED. 11. EXPANSION JOINT MATERIAL SHALL BE BITUMINOUS lYPE PER ASTM D994. 12. SEALANT SHALL BE BASF SONOLASTIC SL2, OR OTHER ELASTOMERIC JOINT SEALANT AS APPROVED. ALL SEALANT f.lATERIAL SHALL BE INSTALLED IN STRICT ACCORDANCE WITH MANUFACTIJRER'S RECOMMENDED INSTALLATION INSTRUCTIONS. 13. PAVEMENT SURFACE SHALL HAVE BROOM FINISH. UTILITY NOTES: 1. THE SITE CONTRACTOR IS RESPONSIBLE FOR Cot.lPI..ETING ALL UTILITY SERVICES (WATER, SEWER, GAS, ELECTRICAL, TELEPHONE, CABLE TV) FROM THE POINT THE RESPECTIVE UTILITY COMPANf COMPLETES THEIR WORK TO THE POINT OF CONNECTION AT THE BUILDING. 2. REFER TO ARCHITECTIJRAL, MECHANICAL, PLUMBING, ELECTRICAL, ETC. PLANS FOR ALL PROPOSED UTILITY POINTS OF CONNECTION AT THE BUILDING. NOTIFY ARCHITECT, LIEB ENGINEERING OF ANY DISCREPANCIES. 3. BACKFLOW PREVENTKJN AND METERING SHALL BE PROVIDED ON THE FIRE, DOMESTIC, AND IRRIGATION SERVICES IN ACCORDANCE WITH THE LOCAL UTILITY COMPANY AND FIRE DEPARTMENT'S REQUIREMENTS. 4. WATER WJNS AND SER"1CES SHALL BE INSTALLED IN ACCORDANCE WITH THE LOCAL UTILilY COMPANY'S REQUIREMENTS. All M~NS AND SEIMCES SHALL BE INSTALLED WfTH A MINIMUM OF 36" COVER UNLESS OTHERWISE INDICATED ON PLANS. 5. ALL SANITARY SEWER MAINS ANO LATERALS SHALL BE PVC SCH 40 UNLESS OTHERWISE REQUIRED BY THE LOCAL UTLJTY COMPANY. 6. ALL UNDERGROUND ELECTRICAL, TELEPHONE, AND CABLE TV SHALL BE INSTALLED IN PVC CONDUIT OR CONCRETE ENCASED DUCT BANK WITH PULL WIRE MEETING THE LOCAL UTILITY COMPANy'S REQUIREMENTS. INFORMATKJN SHOWN ON CML DRAWINGS FOR REFERENCE ONLY. REFER TO ELECTRICAL PLANS FOR SPECIFIC INfQRUATIOW.-_ _ _ _ _ _ -& 7. (FPU' IN~PECTO~S REQUIRE CONTRACTOR TO NOflFY wiTHI~ 48 HOUlls NOTICE FOR OBSEIM~G BACKffilNG ANO colAPACTION OPEilATKl~S ~o BA!'KFlll B '-@:[HORIZED UNTIL 2u INSPECTOR HAS APPROVED INSTALLATION METHODS;.. .. ...e.... A A A 8. UTL, ••-v••-DL -=•"•~~v ,.,,, •v,.., ••~~ -l.f\\.,L[,111 <) 1111,n L ~••v• ••~ ~~ vv,.-,,.,,ILLJ IU sa;;i. AND OPTIMUM MOISTURE CONTENT WITHIN ±3X. 9. WHEN INSTALLING UTILITIES IN EXISTING PAVED AREAS OR IN AREAS WHERE SOILS ARE CONSIDERED UNSUITABLE FOR BEDDING OR BACKFILLING, UTILITY TRENCHES SHALL BE BACKFILLED FULL DEPTH WITH SAND. 10. WHERE UTILITIES ARE TO BE INSTALLED IN AREAS OF EXISTING PAI/ING, HARDSCAPE, SIDEWALKS, ETC. CONTRACTOR SHALL SAWCUT AND REMOVE EXISTING PAVING, HARDSCAPE, SIDEWALK ETC. AND REPLACE IN LIKE KIND AND RESTRIPE AS NECESSARY. BACKFILL TRENCH FULL DEPTH WITH SAND. 11. ALL WATER AND SEWER PIPING TO BE INSTALLED AS PER 2018 INTERNATKJNAL PLUMBING CODE AND LOCAL ORDINANCE. CJ IS! LIEB ENGINEERING COMPANY G REAL ESTATE, LLC OFFICE BUILDING """""""'""" NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. CIVIL GENERAL NOTESii ~~6Tc;' :1 LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 I A'-"--<I'~ 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 >-FA_IR_H_O_P_E_, _AL ___________________ -< PRN;FE~~2g:AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC PH: (251 ) 975 -9779 f--JO_B_N-UM_B_E_R __ ~ID-R-AW-N-BY_:_N_TB ___ DA-T-E:_7_/_11-/-20_2_5--SC_A_L-E:_A_S_S_H_O_W_N_--+_S_HE_ET_N_U_M-BE_R_~l-------------~---a0,,i 2025-064 CHECKED BY: -9.L APPROVED BY: _I,&_ ENGR: --9..b_ 2 OF 8 C 2. 0 B 08/15/2025 NORTH 0 20' 40' SCALE: 1" = 20' REVISIONS A ISSUED FOR REVIEW 7 11 2025 • ---_'!!.-N 89"5~'12N-W ,;7,00' (0) -•- @ -----SAN ~ =--.SAftar \ N 89" 45•02" w~ 5-4-•=o==--= SAN ® -. --~. F-0--~ _F_o==-:_==-=-~====--==--= If-=J-rlf'.";;;;~-~: ~ = \ ':oo~~~~l 1 ---"'-. I 20' LANDSCAPE BUFFER '--._ I --------+115.08' 4" PVC wooo PRIVACY! FENCE ';;tRJH \ I CHAIN UN f\\FENg~.s~~ "¾Jj' r --II --30' MINIMUM BUILOING SETBACK ' ~-~ ---\ 7 1 r.,~7117. ·\I \ \ 1 \ I \ ~,) \\ I \ \ 1 ✓ ) \ i /:: f-''" J ; \ I \ L 8 /I -------/ \ "---/:~ --=---1 ----// i lijl LOT 1 §~I ~ / _ NICHOLS -,/ / >- EAST ww JJ ~I /'' LOT 2 I~ ZONED M-1 //2~ 1 ; / 23159 SQ. FT.± / ; ✓ ~-;._ -~ 0.53 AC± 11 n /'", \:~I ;1 ~ >, \ ( I +114.82' / I / '\\ I I ,,.,, /"'-\1/ I EXISTING TREE I / 1' ' (TOREWJNUNDISl\JRBED) / i\l I: L /1 -~ J l fo 00 _ __,,,~~=IM;_r_ ING_._ .. _B'GK --/ 20N ~ ~ 10' ,LANDSCAPE BUFFER / t\10• / (ARNOLl!)B!/J~/--/-- FENCE 1 6' W_f;,'ST/ __,.,.,,.., '--._ --;___.::,.___ /---/--/ N 89"54"4iJ'''-!'I 125 20' (0) (ILLEGIBLE 0.17' SOUTHEAST) \ \ I ,l s /,w ~ r----0;,, I ~~ \ g z z , " r I I I I l FE~--Q.;_3' WEST " M & B ZONED M-1 FENCE 0.2' EAST 4 6:,,,SOUTH t ar 27 / SPRit:!G LOT N 89"54' 40" W-.. 125.36' (R) BASIS OF B~GS r -----..... FENCE 3.2' SOUTH cr:f;Nci 5PJRK'\, " RUN '--._ 28 PLACE '-.._ " " ..........__ ..........__ "' ", +115.60' "- FIRE HYDRANT 0 294' EAST OF PROPERTY CORNER SANITARY SEWER MANHOLE O 297' EAST OF PROPERTY CORNER TOP EL = 115.23' INV= 112.51' c- NOTES: 1. SEE SHEET C2.0 FOR ALL GENERAL NOTES. LEGEND -EXISTING ASPHALT PAVING IS! G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. EXISTING CONDITIONS LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e--------------------------4 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL LIEB ENGINEERING COMPANY DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R-~D-R-AW_N_B-Y:_N_T_B ---DA-T-E:_7_/_11_/_2_02-5--S-CA-L-E:--1 ,,-=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~---i 2025-064 CHECKED BY: -9.L APPROVED BY: _I,&_ ENGR: ...91. 3 OF 8 C 3 . 0 A 07/11/2025 NORTH 0 20' 40' SCALE: 1" = 20' SITE PLAN DATA: 4" PVC REVISIONS A ISSUED FOR REVIEW 7 11 2025 B ADDRESSED CITY COMMENTS 8 15 2025 ------SAN ---8-~PV~C~_ ~ TOP EL -116.39' INV= 110.43' FENCE 1.0' WEST WOOD PRIVACY FENCE NORTH CHAIN LINK FENCE SOUTH~ I 0.7' WEST "-..I LOT 1 NICHOLS EAST ZONED M-1 REQ'D: GRAVEL PAVING (SEE DE'"L) REQ'D: 6" RIBBON CURB (SEE DETAIL) FENCE 1.6' t:s~OLD)CRF --/--- 4.6' SOUTH LOT 27 SPRING RUN PLACE LOT 28 IS! PROPOSED BUILDING BUILDING FOOTPRINT = 5,362 S.f. REQ'D: 5' WIDE CONCRETE SIDEWALi( (SEE DETAIL) --1---1---1---/ N 89"54°40" W 125.20' (0) N 89'54' 40" W 125.36' (R) BASIS OF BEARINGS LOT 15-D GREENO PARK REC'D: M & B ZONED M-1 a 5'x1 O' CONCRETE PAD FOR ROLL-OUT CANS TO BE SCREENED WITH4'TAllWOOOENFENCE fu ONLYSICN FENCE 0.2' EAST FENCE 3.2' SOUTH FIRE HYDRANT 0 294' EAST OF PROPERTY CORNER SANITARY SEWER MANHOLE O 297' EAST OF PROPERTY CORNER TOP EL = 115.23' INV= 112.51' c- NOTES: 2. TRASH LL E COLLE D VIA OLL OUT CANS. 3. .AJ.1 WATER TAPS ON LIVE LINES REQUIRE CONSOLOATED PIPE AND SUPPLY TO ~STALL TAPPING SER'.1CE. 4. INSTALL CUSTOMER WATER SHUTOFF VALVES ON CUSTOll,IERS SIDE OF WATER SERVICE 5. FPU INSPECTORS REQUIRE CONTRACTOR TO NOTIFY WITHIN 48 HOURS NOTICE FOR OBSERVING BACKFILLING AND COMPACTION OPERATIONS NO BACKFILL IS AUTHORIZED ~ UNTIL FPU INSPECTOR HAS APPROVED INSTALLATION HO LEGEND ~ GRAVEL PA~NG ~ CONCRETE PA~NG ~ EXISTNG ASPHALT PA~NG i;?,:?::.::1 PROPOSED 810-RETEN]ON SWALE PEDESTRIAN ROUTE NJA ROUTE TOTAL ACRES: 0.53 AC.± PARCEL ID: 05-46-05-21-0-000-008.004 PROPOSED USE: OFFICE ZONING: FRONT SETBACK: REAR SETBACK: SIOE SETBACK, PARKING SPACES REQUIRED: PARKING SPACES PROVIDED: BUILDING SIZE: BUILDING COVERAGE: LANDSCAPE AREA PROVIDEO, PERVIOUS AREA: IMPERVIOUS AREA: S-1 30' 20' 10' 18 20 5,362 SF 23.15¾ 3•.8•" 3-4.8.,4." 65.16" G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. SITE, PEDESTRIAN CIRCULATION AND UTILITY PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e-----'-----------------------4 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC LIEB ENGINEERING PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R--D-R-AW_N_B-Y:_N_T_B ---DA-T-E:_7_/_11_/_2-02-5--S-CA-L-E:--1 .. -=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~---i 2025-064 CHECKED BY: -9.L APPROVED BY: _I,&_ ENGR: -91_ 4 OF 8 C 4 . 0 B COMPANY 08/15/2025 NORTH 0 20' 40' SCALE: 1" = 20' SITE PLAN DATA: REVISIONS A ISSUED FOR REVIEW 7 11 2025 B ADDRESSED CITY COMMENTS 8 15 2025 LOT 1 NICHOLS EAST ZONED M-1 IS! LIEB ENGINEERING COMPANY M & B ZONED M-1 SAN -F-0---_-_-_-_-_-_-_-_-_~_ nRE H'IDRANT 0 294' £AST OF PROPERTY CORNER c- NOTES: 1. SEE SHEET C2.0 FOR ALL GENERAL NOTES. LEGEND ~ GRAVEL PAVING t>·;(.'_::t:;'j CONCRETE PAVING Im EXISTING ASPHALT PAVING f;';;?(;;'/j PROPOSED 810-RITENllON SWALE PEDESTRIAN ROUTE ADA ROUTE TOTAL ACRES: 0.53 AC.± PARCEL ID: 05-46-05-21-0-000-008.004 PROPOSED USE: OFFICE ZONING: FRONT SETBACK: REAR SETBACK: SIDE SETBACK: PARKING SPACES REQUIRED: PARKING SPACES PROVIDED: BUILDING SIZE: BUILDING COVERAGE: LANDSCAPE AREA PROVIDED: PERVIOUS AREA: ISPERVIOUS AREA: S-1 30' 20· 10' 18 20 5,362 sr 23.15" 3-4.8,4.X 3-4.8.,4." 65.16" G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. AERIAL SITE PLAN LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e--------------------------4 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R--D-R-AW_N_B-Y:_N_T_B ---DA-T-E:_7_/_11_/_2_02-5--S-CA-L-E:--1 .. -=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~---i 2025-064 CHECKED BY: --9.L APPROVED BY: _I,&_ ENGR: --91_ 5 OF 8 C 5 . 0 B 08/15/2025 NORTH 0 20' 40' SCALE: 1" = 20' EROSION CONTROL LEGEND 125 120 115 110 105 100 I BIO-RETENTION SWALE PROFILE I ------SAN ---~~- TOP EL~ 1;6 39' INV= 110 43' J ~ FENCE 1 O' WEST ,---------" 4" PVC WOOD PRIVAC/ FEN~ ~RJH CHAIN UN~ FENCE solfflt I 0.7' WEST I 125 \ ~ +117 : )I l \ /11 \ I I I I i_S, I I I /!E-' \../ ~ :;J _L ______ _,_ ______ _j_ ______ _j _,,,,_ TOTAL VOLW.IE NEEDED FOR 100YR STORM: 2,504 CF LOT 1 NICHOLS EAST ZONED M-1 w ~ SURFACE AREA: 1,531 SF EXCAVATION DEPTH: 3' VOID RATIO: 0.60 SAND VOWt.lE NEEDED: 2,504/(0.60) • 4,173 CF SAND VOLUIIIE PROVIDED: 1,531+{3') = 4,593 CF SW.ALE DEPTH: 1' _,_ ______ __, _______ ,_ ______ _,____ ~=fil :~~ I£P~~~f3tsr SWfil STORAGE VOLUME: 1,295 CF _L ______ _,_ ______ _j_ ______ ~-SAND STORAGE VOWME: 2,775 CF -0+50 0+00 00 00 -..t=~ 0+50 00 00 ~~ 1+00 TOTAL STORAGE VOLUt.lE: 4,050 CF REO'D: BIO-RETENTION SWALE TO BE EXC.AVATED 3' AND BACKFlliD WITH WASHED ~NO. 1+50 120 115 110 105 100 2+00 8 g /~ / \ \ :::\­ '"\'" ~1 I ,_:::_=-) ~/--/-­ '---1:QT 27 SPR\ftG LOT RUN " 28 PLACE "' "' "' REVISIONS A ISSUED FOR REVIEW 7 11 2025 IS! REQ'D: FO M & B ZONED M-1 BIO-RETENTION SWAL.£ TO BE EXCAVATED 3' AND BACKFILLED WITH WASHED SAND WlllllN THE HATCHED REGION. FIRE HYDRANT 0 294' EAST OF PROPERTY CORNER SANITARY SEWER MANHOLE O 297' EAST OF PROPERTY CORNER TOP EL = 115.23' INV= 112.51' c- NOTES: 1. SEE SHEET C2.0 FOR All GENERAL NOTES. 2. Bf.tP'S, SPECIFICALLY SILT FENCE, SHALL BE CLEANED OUT WHEN THEY REACH 1/3 FULL CAPAC11Y. 3. INACTM' PROJECTS ~ORE THAN 7 DAYS REQUIRE TE~P. STABILIZATION. TEMP MULCH SHALL BE APPLIED IF IT REMAINS INACTNE FOR 60 DAYS. TEMP SEED AND Ml.tCH SHALL BE APPLIED IF IT REMAINS INACTIVE FOR 60 DAYS OR MORE. 4. WEEKLY SITE INSPECTIONS OF THE BMPS ADDITIONAL TO THE RAINFALL EVENT INSPECTION. 5. DUST CONTROL SHALL BE IMPLEMENTED IBROUGHOITT THE PROJECT BY LIGHTLY WITTING OR APPL'r1NG IBE APPROPRIATE CHEMICALS TO THE AREAS THAT BECOME EXTREMELY DRY AND SUSCEPTIBLE TO BEING WIND BLOWN. 6. SIDEWALKS SHALL NOT EXCEED A CROSS SLOPE OF 2.0" OR A RUNNING SLOPE OF 5.0%. LEGEND L~i GRAVEL PAVING ~ CONCRETE PAVING -EXISTING ASPHALT PAVING ~/;;';;';;'/j PROPOSED BIO-RETENTION SWAI..E - - -@ SILT FENCING -@ CONSTRUCTION EXIT PAD --1--/---/---/ N 89"54'40" W 125.20' (0) □ @ CONCRffi WASHOUT @ SOLO SOD N 89'54' 40" W 125.36' (R) BASIS OF BEAR!NGS r -----------....__ FENCE 3.2' SOUTH Gr:f:Nci 5PlRK\ "' '--_ +115.60' ~ G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. GRADING, DRAINAGE AND EROSION CONTROL LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e-----'-------------------------4 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC LIEB ENGINEERING PH: (251 ) 978 -9779 e----J-OB_N_U-MB_E_R-~D-R-AW_N_B-Y:_N_T_B ---DA-T-E:_7_/_11_/_2_02-5--S-CA-L-E:--1 .. -=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~---i 2025-064 CHECKED BY: -9.L APPROVED BY: _I,&_ ENGR: ---91_ 6 OF 8 C 6 . 0 A COMPANY 07/11/2025 REVISIONS A SPECIAL NOTE: 1. USE 36 " D.O.T. APPROVED FABRIC. 2. USE STEEL POSTS -ONLY. M.A.X 10' O.C. FABRIC (FEt~tiA~Wi~G TRENCH FRONT VIEW ® SILT FENC~T.s~ TYPE A /SUR~ 1/~ICROm CLASS IV GEOTEXTlLE (SEE NOTES) ISOMETRIC VIEW 50' MINIMUM HARD SURFACE/ PUBLIC ROAD ELEVATKJN Jlii\ili \_ CLASS W GEOTEXTILE (SEE NOTES) 1. A STABILIZED P.All OF CRUSHED STONE SPREAD OVER FILTER FABRIC SHALL BE LOCATED WHERE TRAFFIC WILL BE ENTERING OR LEAVING A CONSTRUCTION SITE TO OR FROM A PUBLIC STREET. THE STONE SHALL BE MOOT GRADATION NO. 1 STONE, FlLTER FABRIC SHALL BE NONWOVEN GEOTEXTllf CLASS IV OR EQUAL 2. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH Will PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC STREETS OR EXISTING PAVEMENT. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH mornONAL STONE AS CONDITIONS DEMAND AND REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. 3. ALL SEDIMENT SPll.lED, DROPPED, WASHED OR TRACKED ONTO PUBLJC STREETS MUST BE REMOVED IMMED~TELY BY STREET CUEANING (NOT FLUSHING). WHEN NECESSARY, WHEELS MUST BE CLEANED TO REMOVE SEDlf.lENT PRIOR TO ENTERING A PUBLIC STREET. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. 4. IF THE PAD SLOPE TOWARDS THE ROAD EXCEEDS 2,C, A DIVERSION RIDGE 5• -8" HIGH WITH 3:1 SIDE SLOPES MUST BE CONSTRUCTED ACROSS THE FOUNDATION APPROXIMATELY 15' AWAY FROf.l THE RO.All AND DRAIN INTO A SEDIMENT TRAP OR BASIN. 5. THIS DESIGN IS FOR SEDIMENT TRAPPING AND REMOVAL. UNDERCUT AND REPLACE UNSUITABlf SOILS FOR CONSTRUCTION TRAFFIC ~ NECESSARY. § CONSTRUSI~ON EXIT PAD ISSUED FOR REVIEW 7 11 2025 NOTE: CAN BE TWO STACKED BALES OR PARTlo\l.LY EXCAVATED TO REACH 3 FT DEPrn 2IN CONSTRUCTlQN SPECIFICATIONS 1. LOCATE WASHOUT SlRUCTURE A MINIMUM OF 50 FEET AWAY FROM OPEN CHANNELS, STORM DRAIN INLETS, SENSITM AREAS, Wm.ANDS, BUFFERS AND WATER COURSES AND AWAY FROM CONSTRUCTION TRAFflC. 10' lYP. STAKE (TYP.} Ji IND~.~ --½-1N STEEL WIRE I 2. SIZE WASHOVT STRUCTURE FOR VOLUME NECESSARY TO CONTAIN WASH WATER AND SOLJDS AND MAINTAIN AT LEAST 4 INCHES OF FREEBOARD. TYPICAL DIMENSIONS ARE 10 FEET X 10 FEET X 3 FEET DEEP. STAPLE DETAI L STAPLES (2 PER Blo\l.E) BINDING WIRE STRAW BALE (TYP.) 3. PREPARE SOIL BASE FREE OF ROCKS OR OTHER DEBRIS lHAT MAY CAUSE TEARS OR HOLES IN THE LINER. FOR LJNER, USE 10 MIL OR THICKER W RESISTANT, IMPERMEABLE SHEETING, FREE OF HOLES AND TEARS OR OTHER DEFECTS THAT COMPROMISE IMPERMEABILITY OF THE MATE™L BM IMPERMEABLE SHEETING WOOD OR METAL STAKES (2 PER Blo\l.E) =tL.ll=fl <. PRO~DE A SIGN FOR THE WASHOUT IN CLOSE PROXIMnY TO THE FACILil'f. CONCRETE WASHOUT STRUCTURE DETAIL 5. KEEP CONCRETE WASHOUT STRUCTURE WATER TIGHT. REPLACE IMPERMEABLE LINER IF DAMAGED (E.G., RIPPED OR PUNCTURED). EMPTY OR REPLACE WASHOUT STRUCTURE THAT IS 75 PERCENT FULL. AND DISPOSE OF ACCUMULATED MATERIAL PROPERLY. DO NOT REUSE PLASTIC LINER. WET-VACUUM STORED UQUIDS THAT HAVE NOT EVAPORATED AND DISPOSE OF IN AN APPROVED MANNER. PRIOR TO FORECASTED RAINSTORMS, REMOVE LIQUIDS OR COVER STRUCTURE TO PREVENT OVERFLOWS. REMOVE HARDENED SOLIDS, WHOLE OR BROKEN UP, FOR DISPOSAL OR RECYCLING. MAINTAIN RUNOFF DIVERSION AROUND EXCAVATED WASHOUT STRUCTURE UNTIL STRUCTURE IS REMOVED. ~ r 4" THICK CONCRETE ~E FINISHED GRACE ~ :X6 W1 4XW1 4 WELDED WIRE REINFORCEMENT SEE PLAN CONTRACTION JOINT ~ I" 3,000 f'Sl q-C JOINT SEALER .1 :\j·?, k<:t: ~ ,_(:. t.· :-: • ••• •• ••• ··::'_.\RE-MOULDED EXPANSION EXPANSION IPINT JOINT FILLER CONFORMING TO ASTM D1751 OR D1752 NOTE: N.T.S. 1. CONTRACTOR SHALL PLACE A CONTRACTION JOINT EVERY 5 TO 10 FEET. 2. CONTRACTOR SHALL PLACE AN EXPANSION JOINT EVERY 15 FEET. 3. MAXIMU~ CROSS SLOPE SHAl.l NOT EXCEED 2.01 (UNLESS OTHERWISE NOTED) TYPICAL SIDEWALK DETAIL N.T.S. 6' 1' 1' BOLT WHEEL STOP TO ASPHlo\l.T PA~NG NOTE: CENTER WHEEL STOP IN PARKING SPACE ASPHALT OR CONCRETE PAVIN CONCRETE WHEEL STOP N.T.S. 4 ~~~~;,;;;;;; ~ //, //, //, //, //, 1. 4" COMPACTED AGGREGATE BASE 2. PAVEMENT 3. COMPRESSIBLE FILLER, CUT BACK AND PROVIDE SEAi.ANT, TYPICAL, AT ALL JOINTS WITH FlllER. <. 1 /8" CONTRACTKlN JOINT EVERY 5' TO 10'; EXPANSION JOINT EVERY 15 FEET. 5. 6" X 6" W1.4 X W1.4 W.W.R. TURNDOWN SIDEWALK DETAIL N.T.S. = 8" DIA. RESERVED PARKING 11 NOTES: 1. HANDICAP PARKING SIGN SHALL CONFORM TO All GOVERNING REGULATIONS. 2. HANDICAP SIGN SHALL BE 12" x 18"x 0.08", FASTENED WITH TWO EACH 3/8" CADIUM BOLTS, NLJTS AND WASHERS. 3. POST SHALL BE 1.75" , 3-1/2" HEAVY DUlY GALVANIZED. FOR VAN ACCESSIBLE SPACES FINISHED GRADE 3,000 PSI CONCRETE HANDICAP SIGN N.T.S. JOINT SEALER DETAIL A SANDBLAST TOP 1" OF JOINT BEFORE SEALING SILICONE JOINT SEALER AT PQIJR BREAKS ANP AO.JACENT TO EXISTING CONCRETE JOINT SEALER DETAIL 8 SAW....CllLllll 1. CONTRACTOR SHALL INSTALL 4" OF CRUSHED AGGREGATE BASE COURSE, lYPE B (ALDOT 825) UNDER ALL CONCRETE PAVING 2. CONCRITE SHALL HAVE 4000 PSI AT 28 DAYS 3. CONTRACTOR SHALL INSTALL CONTROL JOINTS IN CONCRITE PAVING AT 15' MAX SPACING BOTH WAYS. COORDINATE WITH ARCHITEClURAL PLANS FOR SCORING PATTERN. 4. CONTROL JOINT TO BE 1/4 OF THE SLAB THICKNESS TYPICALLY. 5. EXPANSION JOINTS AT POUR BREAKS AND 100' MAA SPACING. COORDINATE WITH CONTROL JOfilS. CONCRETE PAVING DETAIL N.T.S. P.AJNT BLUE 4" WIDE BLUE STRIPING ~ TO SITE PLAN ~ PARKING ST~\L FOR HANDICAP SIGN 5' MIN. (SEE PLANS) LOCATION. HANDICAP SYMBOL AND STRIPING N.T.S. ~,-,,~"' 98¾ STANDARD PROCTER D-698 12" MIN COMPACTED SUB GRADE j"-j" MAX. FINISHED GRADE (SEE PLAN) REQUIRED 4,000 PSI CONCRETE, ~INl~UM GRAVEL PAVING N.T.S. 1 ooi STANDARD PROCTER D-698 NOTE: ALL CURBS TO HAVE 3/4" EXPANSION JOINTS AT MAXIMUM 1 OD FEET WITH DOWELS AND CONTROL JOINTS AT MAX. 20 FEET. 6" RIBBON CURB N.T.S. G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. CIVIL DETAILS LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL IS! LIEB ENGINEERING DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC PH: (251 ) 978 -9779 r--JO_B_N_U-MB_E_R----,D-R-AW_N_B-Y:_N_TB ___ DA-T-E:_7_/_11_/_2_02-5--S-CA-L-E:-1-,.-=-20-,--+--S-HE_ET_N_U_M-BE_R_~-------------~--J 2025-064 CHECKED BY: -9.L APPROVED BY: _I,&_ ENGR: --9..b_ 7 OF 8 C 7 . 0 A COMPANY 07/11/2025 REVISIONS A ISSUED FOR REVIEW 8 15 2025 TRENCH :\ I I I I I I L CITY OF FAIRHOPE SANITARY SEWER MAIN CAST IRON MONUMENT BOX EJIW 1566 WI "S" STAMP TEE WYE OR APPROVED EQUAL INSTALL FLUSH TO GRADE SANITARY SEWER LATERAL BEND STACK REQ'D FOR SAN ITARY SEWER MAINS OVER 8-FT IN DEPTH OR AS DIRECTED BY THE OWNER PLAN VIEW N.T.S . 4"TYP . FINISHED GRADE SOR 26 SEWER LATERAL 18" MIN . ~SDR26BEND (MAX . 45 ') STACK REQ'D FOR SANITARY SEWER MAINS OVER 8-FT IN DEPTH OR AS DIRECTED BY THE OWNER STACK SHALL REST ON UNDISTURBED SOIL TEE WYE ELEVATION VIEW N.T.S. CITY OF FAIRHOPE PUBLIC UTILIES 555 SOUTH SECTION STREET FAIRHOPE, ALABAMA 36532 251 .928.8003 /R/W, PROPERTY , / OR EASEMENT LINE CAP CAST IRON MONUMENT BOX EJIW 1566 WI "S" STAMP OR APPROVED EQUAL INSTALL FLUSH TO GRADE SOR 26 SEWER CLEANOUT WI 2" RECESSED NUT CAP MIN . 4" THICK GRAVEL BASE DOUBLE-SWEEP TEE (BRANCH CONNECTION SHALL BE SOLVENT WELD JOIN AND RUN NOTE: 1. 2. 3. 4 . 5. CONNECTIONS SHALL BE 6. GASKETED PUSH-ON JOINTS TO PROHIBIT ROTATION OF THE RISER SECTION. SOR 26 CAP 7. SANITARY SEWER LATERLS SHALL BE 4" SOR 26 UNLESS DIRECTED OTHERWISE BY THE OWNER , DOUBLE SWEEP TEES SHALL HAVE SOLVENT WELD JOINTS FOR THE BRANCH CONNECTIONS AND GASKETED PUSH-ON JOINTS FOR THE RUN CONNECTIONS . NON-SEIZE GREASE SUITABLE FOR USE WITH PVC FITTINGS SHALL BE APPLIED TO THE THREADS OF THE CLAENOUT CAP . WHERE THE SANITARY SEWER MAIN IS PVC C900, THE TEE-WYE SHALL BE GASKETED C-900 . CLEANOUTS SHALL BE INSTALLED AS NEAR TO THE R/W , PROPERTY, OR EASEMENT LINE AS POSSIBLE . IF A CLEANOUT IS TO BE INSTALLED WHERE SIDEWALK IS EITHER EXISTING OR PROPOSED, IT SHALL BE PLACED BETWEEN THE SIDEWALK AND THE R/W LINE WHERE PRACTICAL. IF THE SIDEWALK IS INSTALLED AT THE R/W LINE , THE CLEANOUT SHALL BE PLACED BETWEEN THE SIDEWALK AND THE EDGE OF PAVEMENT IMMEDIATELY ADJACENT TO THE SIDEWAY. THE CLEAOUT SHALL NOT BE PLACED IN THE SIDEWALK OR A PAVED DRIVEWAY UNLESS APPROVED IN WRITING BY THE FAIRHOPE UTILITIES AND THE CITY OF FAIRHOPE. NO HORIZONTAL BENDS SHALL BE ALLOWED BETWEEN THE MAIN AND THE CLEANOUT UNLESS APPROVED IN WRITING BY THE CITY OF FAIRHOPE. WHERE HORIZONTAL BENDS ARE ALLOWED , AN ADDITIONAL CLEANOUT SHALL BE INSTALLED AT EACH BEND . PVC LATERALS SHALL BE MARKED WITH 14-GAUGE COATED COPPER WIRE BURIED 3 TO 6 INCHES ABOVE THE TOP OF THE PIPE IN ACCORDANCE WITH SECTION 400.07 OF FAIRHOPE UTILITIES' STANDARD SPECIFICATIONS . THE END OF THE LOCATION WIRE SHALL STUB-UP AT THE CLEANOUT INTO THE MONUMENT BOX. STANDARD SANITARY SEWER DETAILS DATE ISSUED 11/25/20 TYPICAL SANITARY SEWER LATERAL CONNECTION SHEET NO. S-6 G REAL ESTATE, LLC OFFICE BUILDING NOT VALID WITHOUT THE DATED SIGNATURE AND SEAL OF AN ALABAMA LICENSED ENGINEER. CIVIL DETAILS IS! LIEB ENGINEERING COMPANY ALABAMA LICENSED ENGINEER: CHRISTOPHER JAY LIEB, P.E. LICENSE NUMBER 31204 e--------------------------< 1290 MAIN STREET, SUITE E ALABAMA CERTIFICATE OF AUTHORIZATION NUMBER: 4938 FAIRHOPE, AL DAPHNE, AL 36526 OWNER: G REAL ESTATE LLC LIEB ENGINEERING COMPANY PH: (251 ) 978 -9779 >---JO-B-NU_M_B_ER--D-R-AW-N-BY_:_N_TB ___ D_AT_E_: _7_/_1 _1 /-2-02-5--SC-A-LE-: -1-"=_2_0,---+--S-HE_ET_N-UM_B_E_R ________________ _, C8.0 A 2025-064 CHECKED BY: --9.L_ APPROVED BY: _I,&_ ENGR: --9..b_ 8 OF 8 08/15/2025 SUITE #1 AREA = 1,913 SQ. FT. (B-BUSINESS) SUITE #2 AREA = 1,359 SQ. FT. (M-MERCANTILE) SUITE #3 AREA = 1,180 SQ. FT. (M-MERCANTILE) SUITE #4 AREA = 595 SQ. FT. (B-BUSINESS) - 2018 INTERNATIONAL BUILDING CODE - 2018 INTERNATIONAL PLUMBING CODE - 2018 INTERNATIONAL MECHANICAL CODE - 2021 INTERNATIONAL FIRE CODE - 2017 NATIONAL ELECTRIC CODE - AMERICANS WITH DISABILITIES ACT (ADA) BUILDING CODES -CONSTRUCTION TYPE VB, UNSPRINKLERED -OCCUPANCY MIXED USE - B-BUSINESS & M-MERCANTILE (VB) STORIES/AREA ALLOWED B = 2/9,000 S.F. & M=1/9,000 (VB) STORIES/AREA ACTUAL 1/5,047 S.F. -TOTAL OCCUPANT LOAD 60 OCCUPANTS B - BUSINESS - 2,508@150 S.F. / PERSON = 17 OCC. M - MERCANTILE - 2,539@60 S.F./PERSON = 43 OCC. -FIRE RATED WALLS 1HR. SEPARATION B/W SUITES U.L. U305 -RATED CORRIDORS NONE (ALL HALLWAYS SERVE LESS THAN 30 OCC.) -REQUIRED EXIT TRAVEL DISTANCE <200' -REQUIRED FIRE EXTINGUISHER/PROVIDED 1 AT EACH SUITE /75' MAX TRAVEL B/W EXTINGUISHER PROJECT CODE DATA 75' EXIT TRAVEL DISTANCE EXIT EXIT SIGN ARROW INDICATES DIRECTIONEXITDIRECTIONAL ARROW EXIT SIGN BATTERY PACK EMERGENCY LIGHT FIRE EXTINGUISHER CABINET (SEMI-RECESSED)FEC LEGEND 2x4 EMERGENCY 1x4 EMERGENCY EMER. EMER. SUSPENDED EMERGENCY RECESSED CAN EMERGENCY NOTE: THIS PROJECT PROVIDES FOR A NEW OFFICE BUILDING, A WOOD FRAMED BUILDING PLUS BUILD-OUT INCLUDING (4) SUITES, EACH SEPARATED BY A 1HR PARTITION. TOTAL OF 5,047 SQ.FT. FEET UNDER ROOF. IF THE OCCUPANT LOAD OF (2) MERCANTILE SPACES @ 60/SQ.FT. ARE FITTED OUT TO BE BUSINESS SPACES IN THE FUTURE, USE 150/SQ.FT. FOR CALCULATED OCCUPANT LOADS. PROJECT SUMMARY EMER. EMER. 45' EXIT EXITEXIT EX I T EXIT 30' 48' 29' DASHED LINE INDICATES 1-HR FIRE RATED PARTITION, TYP. FEC FE C FE C FE C 37' 42' 6 OCCUPANTS EXITING 7 OCCUPANTS EXITING 23 OCCUPANTS EXITING 20 OCCUPANTS EXITING 4 O C C U P A N T S E X I T I N G FIRE RATING: STC RATING: SOUND TEST: SYSTEM THICKNESS: LOCATION:FRAMING TYPE: 1 HOUR 53 USG-161213 7-7/8" INTERIORWOOD STUD (LOAD-BEARING) GYPSUM PANELS: RESILIENT CHANNEL: WOOD STUDS: INSULATION: GYPSUM PANELS: ASSEMBLY REQUIREMENTS: ONE LAYER 5/8" [15.9 MM] SHEETROCK® GYPSUM PANEL (UL TYPE SCX) 1/2" [12.7 MM] RESILIENT CHANNEL, 25 GA. (0.018"), 24" [610 MM] O.C. 2" X 6" [38 X 140 MM] WOOD STUDS, 16" [406 MM] O.C. 6-1/4" [159 MM] FIBERGLASS INSULATION TWO LAYERS 5/8" [15.9 MM] SHEETROCK® GYPSUM PANEL (UL TYPE SCX) RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM 1/4" = 1'-0"1 LIFE SAFETY PLAN LIFE SAFETY PLAN CODE DATA AS NOTED LS1.1 1" = 1'-0"2 U305 1HR FIRE RATED PARTITION DETAIL II ··. -,, 1E C;,i,,,,,,J - l ~============== "======= CI] ◄ [ - ' ,. ' \ \ \ \ \ ' \ ' -\ \ '- \ \ m m I \ 1,,- j ' \ \ ' I I ~.......-~, ~F~~ 71 ' 11 -1--- 11 ' I \ , ..,.,..... l , I II L J L J 65 ' - 2 " 13 ' - 2 " 52 ' - 0 " 65 ' - 2 " 7' - 4 " 13' - 2"14' - 0"28' - 10"14' - 0" 13' - 2" 27' - 2"27' - 2" 83' - 2" 1' - 0"1' - 0" 25' - 8" - --- 13 ' - 2 " 32 ' - 7 " 45 ' - 9 " 19 ' - 5 " 2 A4.1 1' - 0 " 1' - 0 " 8' - 11"9' - 5"11' - 7"5' - 10"19' - 9" 2' - 5 " 16 ' - 4 " 12 ' - 1 0 1 / 2 " 12 ' - 1 0 1 / 2 " 7' - 6 " 7' - 3 " 7' - 1 0 " 10 ' - 4 " 11 ' - 1 0 " 8' - 2 " 3' - 5 " 8' - 0 " 2' - 3 " 6' - 4 " 7' - 9 " 4' - 5 " 6' - 4 " 2 ' - 1 1 / 2 " 10 ' - 0 1 / 2 " 2' - 1 0 " 3 ' - 6 " 4 ' - 0 " 6' - 7 " 6' - 7 " 6' - 7"6' - 7"4' - 3"6' - 4"3' - 5"4' - 5"10' - 0"10' - 0"4' - 5"3' - 5"6' - 4"4' - 3"6' - 7"6' - 7" 6' - 7 " 6' - 7 " 4' - 8 " 6' - 4 " 12 ' - 2 " 6' - 4 " 3' - 1 " 4' - 0 " 6' - 4 " 9' - 1 " 2' - 1"3' - 9" 81' - 2" 4' - 10"1' - 0"8' - 7"11' - 2" 1' - 1 0 1 / 2 " 9' - 6 1 / 2 " 105 MECH./ELEC. 104 OFFICE 2 103 OFFICE 1 102 CONFERENCE 1 100 RECEPTION 112 BRANCH SUPPORT 111 CONF. 2 110 OFFICE 4 109 OFFICE 3 106 BREAK ROOM 108 TOILET 116 SUITE #4 TOILET 113 SUITE #2 114 SUITE #3 115 SUITE #4 101 CORRIDOR 107 EQUIP. SUPPLY D C C E STUD PACK SUPPORT IN WALL, TYP. RE: TO STRUCTURAL STUD PACK SUPPORT IN WALL, TYP. RE: TO STRUCTURAL CENTERLINE OF FIRE RATED PARTITION RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM FLOOR PLAN 1/4"=1'-0" A1.1 1/4" = 1'-0"1 FLOOR PLAN I ' i.. ' " l -+="'~"'=1--~ )-', l 1: - - - -= II ... -- [ ! I ' I ~ I ~ _---:p:\, I 1r-'=I I ' ~ ',,, -!6< -r / = I [Q] 8 / ' I I _J I I I I -L___J L___J ,'\, __ j =" = 1. ! II I I I I I ~ ----' ------------ = ' / ' I '---., ,"__/ ~ - I T - II ... L_ I L_J _B_ I ' ~ L__J ~ I I _ I w I i \----l = I ' ~ I - - - - - - - -- - -! ' - - - - - ------~-------------~--------------------• ------ - - - - - - - - - - - - - - - - -----i-::--- - - - - - - - - - - - - - - -----~ -=---: CC7 ~ ------ - = - ' I I ~ ,---' r ~ -... L_J - ' ' tI = ' - , __ f'-.. c'::-' '- I --f m m L-- I 1 /) \ I ~ ~ ~ 1-------c ~ 711 - ' / ,, ------ - ,/ ------- / / 1/ 2 " / 1 ' - 0 " 1/ 2 " / 1 ' - 0 " RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM ROOF PLAN 1/4"=1'-0" A1.2 1/4" = 1'-0"1 ROOF PLAN MARVIN WINDOW W/ TRANSOM - "ELEVATE" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWS, TYPICAL. MARVIN DOOR W/ TRANSOM - "COMMERCIAL" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWN, TYPICAL BRICK SOLDIER COURSE, TYP. BRICK SILL, TYP. 3' - 6" 9' - 0 " 2' - 0 " 7' - 0 " 1' - 0 " MARVIN DOOR W/ TRANSOM - "COMMERCIAL" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWN, TYPICAL 13 ' - 9 " EXTERIOR ELEVATIONS 1/4"=1'-0" A3.1 RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM 1/4" = 1'-0"1 FRONT ELEVATION 1/4" = 1'-0"2 REAR ELEVATION I 11 I I = I I h / = h = ~ ~ = -~ W&, = ~ ' i ',jj = == ~ = = -! = = - MARVIN WINDOW W/ TRANSOM - "ELEVATE" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWS, TYPICAL. MARVIN WINDOW W/ TRANSOM "STOREFRONT" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWN, TYPICAL MARVIN DOOR W/ TRANSOM - "COMMERCIAL" SERIES OR EQUAL, W/ SDL MUNTINS AS SHOWN, TYPICAL BRICK SOLDIER COURSE, TYP. BRICK SILL, TYP. 11 ' - 0 " 2' - 6 " 8' - 6 " 1' - 0 " 5' - 0" 12 ' - 0 " 2' - 0 " 7' - 0 " 1' - 0 " 3' - 6" 9' - 0 " 11 ' - 0 " 2' - 0 " 7' - 0 " 1' - 0 " 2' - 6 " 8' - 6 " 1' - 0 " 5' - 0" 3' - 6" 9' - 0 " 12 ' - 0 " 10 ' - 0 " EXTERIOR ELEVATIONS 1/4"=1'-0" A3.2 RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM 1/4" = 1'-0"1 RIGHT ELEVATION 1/4" = 1'-0"2 LEFT ELEVATION CJ u i i 1/2 12 10 ' - 0 " 9' - 0 " 12 ' - 0 " 1' - 6 " SUPPORT BEAM SISTERED TRUSSES ACT CEILING 12 ' - 8 " 32' - 10 1/2" TRUSS SIZE TRUSS SIZE 32' - 10 1/2" 2' - 1 0 5 / 3 2 " BUILDING SECTIONS 1/4"=1'-0" A4.1 RO S S G I V E N S FO R A N E W O F F I C E B U I L D I N G 92 8 N I C H O L S A V E . | F A I R H O P E , A L A B A M A 3 6 5 6 1 C O P Y R I G H T 2 0 2 5 , M c C O L L O U G H A R C H I T E C T U R E, I N C. SCALE: SHEET NO.: DATE: REVISION: DRAWN: CHECKED: JOB NO.: P.O. BOX 6310 36547-6310 PHONE: 251-968-7222 GULF SHORES, ALABAMA IACM C OLLOUGH RCHITECTURE, NC. NOT F O R CON S T R U C T I O N 2025.08.21 JAG SBM 1/4" = 1'-0"2 LONGITUDINAL SECTION I \. I I I "I I ~ I I I I ~. I ~ .. \. ---- 77 77 77 n7 ll l l n1 r1 1, 0 7 7 n1 I ~· I Proposed Building (Refer to Architectural/Civil) NICHOLS AVE. SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD SOD 170 1 gal Marc Anthony Liriope 106 1 gal Marc Anthony Liriope 1 30 gal. Sweet Olive 12 3 gal Cinnamon Girl Distylium 4 2" Cal. Min. Autumn Gold Ginkgo 9 15 Gal., 48" Min. At Planting Maki Yew 5 15 Gal., 48" Min. At Planting Maki Yew SOD 1 2" Cal. Min. Autumn Gold Ginkgo 39 1 gal Marc Anthony Liriope 6 3 gal Cinnamon Girl Distylium 3 2" Cal. Min. Bald Cypress Moonglow Sweet Bay 2" Cal. Min. 2 1 2" Cal. Min. Moonglow Sweet Bay 32 3 gal Curly Leaf Ligustrum 6 5 Canes Min., 1" Per Cane Min. Colorama Scarlet Crape Myrtle Cinnamon Girl Distylium 3 gal 12 7 15 Gal., 48" Min. At Planting Maki Yew SO D SO D SOD NOTES: 1. All areas disturbed by construction shall be sodded or mulched unless otherwise noted. (Typ.) 2. NO WORK SHALL BE PERFORMED WITH IN THE CITY RIGHT OF WAY WITHOUT WRITTEN PERMISSION FROM THE GOVERNING AUTHORITY. 3. See sheet L-1.2 for details & schedule. 4. Refer to Civil / Architectural drawings for all grading, drainage, utilities, hardscape, & structures. 5. ALL SOD IN THE RIGHT OF WAY SHALL BE HAND WATERED UNTIL ESTABLISHED. JOSEPH HENRY COMER IV NUMBER539 REGISTERED LANDSCAPE ARCHITECT STATE OF ALABAMA SEA L N O T V ALID UNLE S S S I G NED ESPA L I E R , LLC. Ni c h o l s A v e . GI V E N S O F F I C E B U I L D I N G Fa i r h o p e , A L NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING. 2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BE FIELD 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 IN DRAWINGS OR FIELD CONDITIONS. 8. REFER TO ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE. Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. PLAN L-1.1 LANDSCAPE 0 SCALE: feet102030 1" = 10' __ ,.._ SAN SAN - FO FO /-<t-~ LLE.G E3LE. 0 1 /' \-.) T) F ~NCE. '.u' Vv~S T / "'--, ' ......_ ......_ "- ['; C' E N ()'-{I E\CE SO...,T"-, WOOD ) ~IVACf C AN N~ I ~ l r) f 1 \J r: "7 ()l s t Ac:; f /Cl\t ) M \ \ I I \ \ \ \ \ \ \ "' ( / I CJ.I' WF: S ' / ~ ( \ ~/ :l I I A \ \ ,,-- \ /~ / / / LI) t, " C / / ' . / ' () 0 if, (l \ \ \ // / --- l I, ~ \ \ I r--- 1 I I \ \ \ t I l l \ \ \ \ I <.!> I ~ \. ,.':"'": ~ . , I I I I I I I I I ./ \. \ \ \ \ \ \ \ I I I I \ I I I r I r_) I ~ • ; . .· •··~ ,/ .. ............ ..a! ~ .. -. f.S..., ... .1l I // he I <(7 .I i // 1::1 I l 00~ 11)_ I /1 1 ~ g 'l [ ·~==,al #~~sa=I============.,.~~-;.=. f'=/= .•• = •.•. ·.=•···= .. •·=.=··· .c......_...,,======.= ... =o=:~,lWaciJ: o" / w LO n 0 Z' F N':E 0.2' ---- / / (AR[';Ol l)J;R :-__ 1 __ 1 __ 1 __ 1 __ 1 __ 1 __ 1 __ -~R~ (MOORE.; 'v1 8 /CNt _ --/--/--/--/--/--/-- FE. \JCE. 1.b· wE.;;,-----/ / 1 ~ A'L o· (o) 4 fl ~v T / '-I Es9"i4' 40' Vt---. 12"d6' ~ ~) 1----\ F NCE l.2' SOU H LOT '.J o\. ,,, QT LI / SPR'~C, L UT El.ASS OF BE.~GS FLN "-, 28 "', ("[) [ ~.() 1AD«"--. ~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permittinq 7 /28/25 Permitting 8/1 /25 Permitting 8/18/25 DESIG'-IEDIJY FlLEl'WIIE JC GJVNLA PftOJECTNO, 2553 ~rr 7/24/25 APPROVED NURSERIES: 1. GREEN FOREST NURSERY 2. FLOWERWOOD NURSERY 3. CHERRY LAKE NURSERY Other nurseries may he approved at the discretion of the landscape architect. CITY OF FAIRHOPE LANDSCAPE REQUIREMENTS: PERIMETER REQUIREMENTS: Road Frontage Feet = 127'/30' = 4 Trees in First 25' regardless of tree credits. Remaining Perimeter Feet = 493'/30' = 16 Trees Parking Requirements (1 Tree/12 Spaces) = 20 Spaces/12 = 2 Trees Total Existing Tree Credits = 5 Total Trees Required = 4 Frontage (Overstory) & 13 Perimeter/parking lot Trees (At Least 50% Overstory) GREENSPACE CALULATIONS: Site area = 23,159 SF x .2 = 4,632 SF Landscape space required, 60% in front. Front Landscape Space Required (60% of Site) = 4,632 x .6 = 2,779 SF Required Front Landscape Proposed = 2,944 Total Landscape Space Proposed = 7,994 EXISTING TREE CREDIT TABLE EXISTING FRONTAGE TREES TO REMAIN: #1-25" Oak /8 = 3 #2-20" Oak /8 = 2 Total Frontage Credits = 5 NOTES: 1. LONG LEAF PINESTRAW ALL TREE RINGS & BEDS EXCEPT 4"& 1 GAL. POTS. 2. 4"& 1 GAL. POTS TO BE PLANTED IN 3" OF PLANTING MIX AND TOP DRESSED WITH GROUND PINEBARK. 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. 7. ALL LANDSCAPE AREAS ALONG ROAD FRONTAGE SHALL BE MAINTAINED & GROOMED TO THE LANDSCAPE REVIEW STANDARDS. ALL PLANTINGS SHALL MEET THE LISTED SPECIFICATIONS REGARDLESS OF CONTAINER SIZES. CONTRACTOR SHALL VERIFY AVAILABILITY & PROVIDE PLANTS THAT MEET THE CALIPER AND HEIGHT REQUIREMENTS ONLY. SYMBOL CODE QTY BOTANICAL NAME COMMON NAME CONTAINER CALIPER PLANT UNIT DETAIL REMARKS CITY REQUIRED TREES GA 5 Ginkgo biloba `Autumn Gold` Autumn Gold Ginkgo 2" Cal. Min. 25 Gal. 10' Ht. Min. Hunter Trees, Approve photo with LA. Must meet 2" Cal. LS 6 Lagerstroemia x `JM1` Colorama Scarlet Crape Myrtle 5 Canes Min., 1" Per Cane Min.30 Gal. 8' Ht. Min. Multi. Trunk, Tree Form, 5 Cane Min.,3/4"Cane Min. No B&B. Cherrylake Nursery MM 3 Magnolia virginiana `Moon Glow` Moonglow Sweet Bay 2" Cal. Min. 30 Gal. 10' Ht. Min.Multi. Trunk, 3 Cane Min., 1\"Cane Min., Greenforest Nursery TD 3 Taxodium distichum Bald Cypress 2" Cal. Min. 30 Gal. 10' Ht. Min. SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER DETAIL REMARKS SHRUBS DM 30 Distylium X `PIIDIST-V` TM Cinnamon Girl Distylium 3 gal OF 1 Osmanthus fragrans Sweet Olive 30 gal. PM 21 Podocarpus macrophyllus 'Maki'Maki Yew 15 Gal., 48" Min. At Planting Must be 4' tall at time of installation. CITY REQUIRED SHRUBS LR 32 Ligustrum japonicum `Recurvifolium` Curly Leaf Ligustrum 3 gal Must grow to 6' within 3 full growing seasons. SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER SPACING DETAIL REMARKS GROUND COVERS LM2 315 Liriope muscari 'Marant'Marc Anthony Liriope 1 gal 15" o.c. ZE 6,504 sf Zoysia japonica `Empire`Empire Zoysia sod Contractor shall field verify exact quantity. PLANT SCHEDULELANDSCAPE NOTES: 1. This section covers furnishing and installing all landscape plants and non-plant materials covered by the drawings and these specifications. The work shall include materials, labor, equipment and services as described herein and indicated on the drawings. Also, the work shall include the maintenance of all plants and planting areas until acceptance by the Owner, and fulfillment of all guarantee provisions as herein specified. 2. Before beginning work, the contractor shall thoroughly acquaint himself with the existing site conditions 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 trees and 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. The contractor shall investigate and verify, in the field, the existence and location of all utilities and any existing irrigation piping, and take necessary precautions to prevent their disturbance and avoid interruption of service. Contractor is responsible for calling appropriate line location service. All damaged utilities shall be replaced to owners satisfaction by contractor with no additional charge to owner. 4. Discrepancies between site conditions and conditions on plans shall be call to the attention of the Owner immediately. 5. Existing grades shall be verified in field prior to beginning any work. Discrepancies shall be brought to the landscape architects attention immediately. Landscape contractor to provide fine grading to ensure positive drainage. 6. The landscape architect shall have the right to reject any and all work and/or materials at any stage of progress which in his opinion do not meet the requirements of these plans and specifications. Such rejected 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 required to perform this work. 8. Landscape contractor shall abide by all state and local laws and ordinances. Contractor shall also conform to POA or ARB guidelines if applicable. 9. All work shall comply with the current edition of the Standard Building Code published by the Southern 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 free from roots, stones, debris, noxious weeds, or any substance harmful to plant growth. Quality of Topsoil to be approved by Landscape Architect. 11. Once delivered to the site, the contractor is responsible for the protection, including theft, of all materials. 12. The landscape plan is to serve as a guide for installation. Field adjustment and changes to layout may be made by Landscape Architect. 13. Contractor shall layout all plant material per planting plans and schedule a site meeting with landscape 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 decomposed pinebark or mushroom compost and blended into the top 6" of existing soil. Rake beds smooth and top 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 mix consisting of decomposed pinebark or mushroom compost. 17. All trees shrubs and groundcovers shall be planted with Woodace fertilizer tabs at rates per manufactures recommendations. All planting beds shall also be top dressed with a slow release Osmocote 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 straw free from sticks and pine cones. Groundcover areas with 4" plants or plugs shall be mulched with pulverized 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 plant disease and insect control. 22. All plant material shall be Florida #1 or better and meet the latest standards of the "American Standards 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 landscape architect. 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 of one 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 NOTES NTS LA-161 MULCH TREE RING 3" DEEP (TYP.) KEEP MULCH OFF TRUNK +/-2" SPECIFIED PLANTING MIX. WASH IN BACKFILL TO REMOVE AIR POCKETS AND SETTLE SOIL. 4" SOIL WATER WELL ABOVE FINISH GRADE SET TOP OF ROOTBALL 1.5" ABOVE FINISH GRADE. SLOPE SOIL AWAY FOR POSITIVE DRAINAGE. FINISH GRADE UNDISTURBED SUBGRADE SPECIFIED FERTILIZER TABS ARBORGUY STAKING KITS OR EQUAL. INSTALL PER MANUFACTURERS SPECS AND SIZING. 3 REQUIRED 120° APART. HIGH VISIBILITY FLAGGING TAPE TREE PLANTING N.T.S. ARBORGUY ANCHORS TO BE DRIVEN INTO UNDISTURBED SUBGRADE. NOT PLANTING PIT. LA-012 SHRUB PLANTING DETAIL N.T.S. NOTE: LANDSCAPE CONTRACTOR IS RESPONSIBLE TO ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS AND AWAY FROM ALL STRUCTURES. SHRUBS TO BE PLANTED 1" HIGHER THAN FINISH GRADE. 3" OF MULCH AS SPECIFIED SOIL BACKFILL AS SPECIFIED WITH FERTILIZER TABS AS SPECIFIED AT RATE PER MANUFACTURER SPECIFICATIONS. LIMITS OF MULCH BED. EDGE OF SOD, WALK, OR CURB BUILDING FACADE OR WALL 32" Min.o.c. spacing o.c. spacing 32" Min. 2 x Dia. of Rootball 6" MIN. LA-023 GROUNDCOVER PLANTING DETAIL N.T.S. NOTE: LANDSCAPE CONTRACTOR IS RESPONSIBLE TO ENSURE POSITIVE DRAINAGE IN ALL DIRECTIONS AND AWAY FROM ALL STRUCTURES. PLANTING BED PER SPECIFICATIONS 2" OF PINEBARK MULCH FOR ALL 4" POTS UNLESS OTHERWISE NOTED. MULCH AS SPECIFIED FOR 1 GAL. GROUNDCOVERS. O.C. SPACING (TYP.) UNDISTURBED SUBGRADE LIMITS OF MULCH BED. EDGE OF SOD, WALK, OR CURB BUILDING FACADE OR WALL LA-034 SUBGRADE TRENCH BED EDGE N.T.S. 3" OF MULCH AS SPECIFIED CROWN MULCH AS SHOWN TO ENSURE POSITIVE DRAINAGE MULCH TO BE 1" LOWER THAN FINISH GRADE AT EDGE FINISH GRADE NOTE: TRENCH EDGE SHALL BE LOCATED AT ALL SOFT AND HARD EDGES. 1" 3" 3" 5 LA-04 JOSEPH HENRY COMER IV NUMBER539 REGISTERED LANDSCAPE ARCHITECT STATE OF ALABAMA SEA L N O T V ALID UNLE S S S I G NED ESPA L I E R , LLC. Ni c h o l s A v e . GI V E N S O F F I C E B U I L D I N G Fa i r h o p e , A L Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. LANDSCAPE L-1.2 DETAILS Qi--------- 0------0------ 0------0------ EB ~~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permittin 7 /28/25 Permittin 8 1 25 Permit\in 8 18 25 DESIG'-IEDIJY JC PftOJECTNO, 2553 7/24/25 ,~­ GJVNLA Proposed Building (Refer to Architectural/Civil) NICHOLS AVE. P1 MH: 18 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 W1 MH: 8 P1 MH: 18 P1 MH: 18 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 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 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 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 0.0 0.0 0.00.00.00.00.00.00.10.10.10.10.10.20.20.30.30.30.40.40.40.30.30.30.10.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.8 0.9 0.9 0.8 1.3 1.6 1.8 1.9 1.5 1.3 1.9 2.6 2.5 2.1 2.2 2.2 1.3 2.3 2.6 2.0 1.9 2.6 2.8 2.5 2.0 2.0 1.7 1.2 2.1 2.3 2.3 2.9 5.2 4.9 2.3 1.3 1.1 1.0 0.6 2.1 2.4 2.6 3.9 2.5 2.9 2.8 4.8 2.0 2.4 2.6 4.8 1.3 1.6 2.0 2.9 1.5 1.8 2.0 2.6 2.3 2.5 2.3 2.8 2.3 2.8 2.7 4.0 2.1 2.4 2.9 5.0 2.1 2.6 2.7 4.3 2.3 2.6 2.2 3.1 1.5 1.7 0.6 0.7 6.0 7.5 7.4 7.6 7.1 6.0 4.2 2.8 1.9 1.4 1.2 1.0 0.9 0.8 0.8 0.7 0.7 0.6 0.6 0.5 0.5 0.4 0.3 5.7 5.7 4.9 5.4 4.4 4.0 3.2 2.2 1.6 1.2 1.0 0.8 0.7 0.7 0.6 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.2 5.0 2.6 5.2 3.1 5.8 3.2 5.8 3.9 5.8 4.0 6.0 3.5 5.6 3.0 5.2 2.8 4.1 3.6 3.7 3.8 3.0 2.5 3.8 4.6 4.5 3.8 4.0 5.2 5.7 4.2 4.1 5.3 5.8 4.8 4.1 5.2 5.6 4.9 4.1 5.3 5.8 4.9 4.1 5.3 5.9 4.3 3.9 4.8 4.8 3.9 3.8 4.0 3.2 2.8 4.2 3.7 1.8 1.6 5.1 2.9 5.6 3.1 6.1 3.5 5.8 4.0 5.9 4.0 5.9 3.3 5.3 3.1 3.9 2.7 5.4 5.2 5.7 7.0 5.1 6.3 3.9 4.6 JOSEPH HENRY COMER IV NUMBER539 REGISTERED LANDSCAPE ARCHITECT STATE OF ALABAMA SEA L N O T V ALID UNLE S S S I G NED ESPA L I E R , LLC. Ni c h o l s A v e . GI V E N S O F F I C E B U I L D I N G Fa i r h o p e , A L NORTHNOTES: 1. BASE SURVEY PROVIDED BY LIEB ENGINEERING. 2. LOCATION OF STRUCTURES, HARDSCAPE, AND EXISTING VEGETATION SHALL BE FIELD 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 IN DRAWINGS OR FIELD CONDITIONS. 8. REFER TO ARCH. / CIVIL FOR ALL UTILITIES, GRADING, DRAINAGE, & HARDSCAPE. Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. LIGHTING L-2.1 SITE 0 SCALE: feet102030 1" = 10' LAYOUT ........ ---_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-~----.--------, __ ,.._ SAN I [: ~ • + + 1~1 \ ,,;:I I I + + )~ I + + o, "' + l r) f 1 \J r: "7 ()l s ~ --- \ Lor ·.) o\. ("[) [ ~.() 1AD«"--. 'v1 8 /CNt _ \_ F NCE ~.2' c.;ou H ~ ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesign.com ISSUED/REVISED Permittinq 8/1 /25 Permittinq 8/18/25 DESIG'-IEDIJY FlLEl'WIIE JC GJVNLA PftOJECTNO, 2553 ~" L.::::==============================================================================================================================================================::::.J .__7-'--/2'-'--/25_--'------' Luminaire Schedule Symbol Qty Label Arrangement Manufacturer Description Pole LLF Luminaire Lumens Luminaire Watts Total Watts 3 P1 Single U.S. ARCHITECTURAL LIGHTING VLL-PLED-43W-IV- 40LED-350mA-40K-HS RTS 18-11 1-90 RAL-9005-S (Custom Height) 0.890 5400 42.9 128.7 10 W1 Single Brownlee Lighting 7600-BL-C49-VBO-40K 0.890 4219 47.22 472.2 Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min 5' OFF PROPERTY LINE Illuminance Fc 0.1 0.4 0.0 N.A.N.A. PARKING LOT Illuminance Fc 2.3 5.2 0.6 3.80 8.67 SIDEWALK Illuminance Fc 3.7 7.6 0.2 18.30 38.00 JOSEPH HENRY COMER IV NUMBER539 REGISTEREDLANDSCAPEARCHITECT STATEOF ALABAMA SEA L N O T V ALID UNLE S S S I G NED ESPA L I E R ,LLC. Ni c h o l s A v e . GI V E N S O F F I C E B U I L D I N G Fa i r h o p e , A L Copywright. This drawing and its contents are the property of Espalier, LLC and may not be copied or used in anyway without written permission from Espalier. LIGHTING L-2.2 SITE LAYOUT SITE LIGHT POLE DETAIL 1/2" = 1'-0" 6" Compacted subgrade Concrete Footing with reinforcement & pole mounting hardware as designed by structural engineer. Light pole & fixtures as specified. Mount pole as specified by manufacturer. (typ.) Chamfer top edge of base. (typ.) Sch 40 Conduit w/sweep ells. (typ.) Contractor shall provide & coordinate structural and electrical engineering requirements for all site lighting. (typ.) DETAIL-FILE00 .--.---_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -~ .... r-----------, PR0-22 [H4] gs P,IJ\~~HJTECTURAL Q ROUND TAPERED STEEL POLE RTS -l!ouncl.1-fmmhlgh~slruct\ftJl•-~-- cc,rlumltc,ASfM.A.601-(,8 ,po,cificalic,nL-c,r .-ar,ed, -·-· -""""1.tn,nglh<11 46.000 l>.S.J.Wall'hictrea l l GA. =;:!.."': .. ~;:>..."'~_:..~--= ~~::,'cap ._Pcl9wlllb9-to matdl U.S.~rtm.es. fo-O!IW[Wng MQUired, ploc,oe~DP -IQ-.eddnlll><IIIN>.(...,,,..,.: ,,..., Pai.TopMOl&'II STandotdPololOPMOJl'll•l'f27,latrl0cllodkam 2.5'(2.&75' O.D.)-i>ll>e-'-">n~-tcwPolol<ll>Oploc,oe -Mo..mr-,gcoum.Far0Nrpo&.1ap~ -~-Hond Holeeov.r $1 ... l'lolftl5-0l>dot,c,,,.,•~Wiltl~ ''" 2 $1f•••51r_,,--"9,Hr;r.d_.,,__, ==~~ba,~ ,.,...,..._1,-·~3'>d·•~_,,. ~=::::=.::~"°":.~-= sl..t.~rp,aat..,,__ ,.,,.....,.. <•)anc:l'lO<t:ocJISJabnc<rlo<llr<:mhat--ba-.Minimum .,..... • ...-.glt,OIMI.OOOP.$.1.llc,lo-•l'ber"don"""'oncl =~~:.1:..a::=-~~and lloseCOY9< ~ca-..!:'::::gougequallyccwbon-Two--pl9ce U.$ Pol•Campo ..... lnc I ___ ,,, __ .,._, A"l __ .,_c-._ -(OOIJ m,mo ----- 6l BROWNLEE Th,7r,{X)senes{~7600/01/02/04/10/12/14/16)isavailable in avanetyof """"and 1_, .,ackag,os.rnal<;.,g,thoghljlversatUe 1«e,1eoorta.cadNConlllruCtedofllU'JWU11w,thyo,Kchooceof dl.nble powder coat finost,, sturdy acry1,c diffuser, and sta,ness 1teelh1rdwareUsell'ollfCtutectural1C011Ceforl!l)'applica110n ,equn,g performance and a clec:orabveaesthe!JC Pe'fec1 ror ei.1~101 facades. OOU'M1, breezewaya, pool dects, and more Ver1ical bars oplJOnal lnt'9"8I battery bad<up end cold weatheor ir1teg,albaUerybeckupoptional FINISHES , ... "-)o<t.ly--odl---"'" ...................... - (W0'1111<11--lt'lpll<fll)'lo!t--. DlflUSll 1,~WU>bd....,.otr,lk.~llbmmoide<l ....... foro _,,,_,._,_d0.100'-,.__ ., ~lorrnMAITirU'n,fNnn'likl'l'n.o11trniCll'ISM511/ffifflllSl1 UOPllJOlMANCE-lSOOl(Sl.t.NIWO 1.!0-l7N-3SOOl(.&ZCRl-1111rm-&•r.:ulllln-L;.Jr-.;~-IW.tm~ Nnpt<.,attd.1 10Yrp.C ~--.-~-20'tl ◄'F•l,O"Cllll'F -35CO<.--Conu.-lotptrf<rrr,lraol .. (Cli. (2,l,rJN ,.,.......,.J;Anp.l-21 IO-.Oirrfflattrf)-1tl,l. c.-i .'f9N """""'-AlAnp.l·~m m.Oiomlat.,i.u1,1- MOUNTING =-ls~tobt rnoi.noddnctlflOlhe ..... "'"'1(,ll lr.-..,;,,;nva f lNISM M1600 parn.,..~U!i'f;•-'ll'Jl~-./Jl"OCHS,-ll)'i pcwder coot pm,tfpric:,IO"P1¥"1"Yd lllo-~ihshes. WAAwm ~i-"811ed _,-~onl'wi tmpRJ!Ul.o,,,,,.t:loctayfor delMI. OlltEIING INFORMATION --,-....... 2. FINISH 3. WATTAGE 4. TRIM 5. 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(4000K),aC:OCOWhlle(5000K).M S-LEIY1t>c,,,a o minimtn, o1 70CII.Conoullk>clorvlot-lEO oi:,licn.l.EO~­ nanc•olLQ,o1 101),00l ho<n<4>10 10!llrnA<Jm.~and IJO.O)f)"°""'oll:rni<nAoncll4COM,-c:ur,.-,!(TM-21 - IICI OI O.TMlfima). 11\NAmbe<IED'o mA-ln,a~LED'oamf~in o ran'.Momt..si-:froltxrod-::::"is===-=-lnMl-hcJon.gligir,l&t».J8"11'! UiO Drlller(s) ConO!onl cuuentelectrono=wilho-toc:IOr ~>.900nd o gs P,I HAT~~HJTECTURAL Ro und Tape re d Steel Po le ORDERING INFORMATION OPTIONS CJ ill Mounting = U GfUloo01•actow/C­ D :tU,~w/--.U..C­ -:=.:;:.:..­ Q JW,,,- □:.::- I □~°"'r □~~ □~~ □~~ □ ~ --=:.:.-<..="-=- □::;,..r-.w □~,r- 0 11·-o ,w_ □•----===-...:-=- , .... _ .., __ ,,_ ---- •T-.-r- gs p,-[· f~~HJTECTURAL SPECIFICATIONS 0- □:=,. Q g:: □=:: ... - □=-□:::,.-g □:=: Q □:=:, D □::.:;.. I □=:..:;. □:::.:..■ 0 1711mA □-O llllmA □- U.S1 Pole ~mponylf\C-,._-..n_o,._, Vll SERIES • LED Voltog• Mounting 0--- ~ ESPALIER landscape architecture Espalier, LLC P.O. Box 1247 Fairhope , Alabama 36533 P: 251.454,3500 espalierdesi gn.com ISSUED/REVISED Permittinq 8/1 /25 Permittinq 8/18/25 DESIGNEDIJY JC PROJECTHD. 2553 ~" 7/24/25 300' BUFFER REPORT PIN#276903 I --- Pro('.!ertl,' Street Parcel Number Pin Owner Name Address Q!lr' State ~ Number Pro('.!ertl,' Street Name Subdivision Name HAWTHORNE GLENN PHASE I PLAT FST AND SELLARS, MELISSA BOO K SLIDE PAGE 1391A DEED 05-46-05-16 -0-000-028.690 113455 MCELMURRY 200 HAWTHORNE CIR FAIRHOPE AL 36532 200 HAWTHORNE CIR DATE 10/22/1992 -GRAVES, KENNETH D ETUX OS-46-05-21 -0-000-010 .099 206899 LORENE W 120 REILLY CIR FAIRHOPE AL 36532 120 REILLY CIR SPRING RUN PLACE I 113457 HAWTHORNE GLENN PHASE I PLAT FST AND SMIT H, HERMAN E ETUX BOOK SLIDE PAGE 1391A DEED 05-46-05 -16-0-000-028.692 BETTY J 204 HAWTHORNE CIR FAIRHOPE AL 36532 204 HAWTHORNE CIR DATE 10/22/1992 FST AND MALONE, ANDREW M FA IRH OPE PROFESSIONAL PARK- 05-46-05 -16-0-000-028 . 766 216207 ETAL MALONE , MATTHE AND W D 104 PROFESSIONAL PARK FAIRHOPE AL 36532 104 PROFESSIONAL PARK DR FST HAWTHORNE GLENN PHASE I PLAT FST WILLIAMS KENNETH RAND BOOK SLIDE PAGE 1391A DEED 05-46-05 -16-0-000-028 .694 113459 WILLIAMS TAMARA S 208 HAWTHORNE CIR FAIRHOPE AL 36532 208 HAWTHORNE CIR DATE 10/22/1992 -- 05-46 -05-21-0-000-010.091 206891 SMITH, BONN IE L 115 SPRING PARK DR FAIRHOPE AL 36532 115 SPRING PARK DR SPRING RUN PLACE HERMAN, NORMAN L ETAL I HERMAN , ELENA GRIG AND OREVNA TRUSTEES OF THE NORMAN AND ELENA AND HERMAN LIVING TRUST DATED OS-46-05-21 -0-000-010.090 206890 JUNE 23, 2022 117 SPRING PAR K DR FAIRHOPE AL 36532 I 117 SPRING PARK DR SPRING RUN PLACE LEVERT, EDWARD JONES (2/3 INT) ETAL LEVE AND RT, EUGENE C II 05-46 -05-21-0-000-010 .086 206886 (1/3 INT) 116 SPRING PARK DR FAIRHOPE AL 36532 116 SPRING PARK DR SPRING RUN PLACE 05-46-05-21-0-000-010.087 206887 GRAHAM , STEPHANIE L 118 SPRING PARK DR FAIRHOPE AL 36532 118 SPRING PARK DR SPRING RUN PLACE EWING, KENNETH ETAL EWING, 05-46-05-21-0-000-010 .085 206885 VIRGIN IA 23900 MONTROSE WOODS DR FAIRHOPE AL 36532 114 SPR IN G PARK DR SPRING RUN PLACE HAWTHORNE GLENN PHASE I PLAT FST AND TMS RENTAL PROPERTIES BOOK SLIDE PAGE 1391A DEED 05 -46 -05 -16-0-000 -028. 693 113458 LLC 330 GARRISON BLVD FAIRHOPE AL 36532 206 HAWTHORNE CIR DATE 10/22/1992 FST AND ANDREWS, LYNN HAWTHORNE GLENN PHASE I PLAT HARWELL ETALANDREWS, AND BOOK SLIDE PAGE 1391A DEED 05-46-05-16-0-000-028.689 113454 SAMUELH IV PO BOX 2094 FAIRHOPE AL 36533 182 HAWTHORNE CIR DATE 10/22/1992 HAWTHORNE GLENN PHASE I PLAT FST AND HYDE, FRANKIE ELLEN BOOK SLIDE PAGE 1391A DEED 05-46-05-16-0-000-028.691 113456 (LIFE ESTATE) 202 HAWTHORNE CIR FAIRHOPE AL 36532 202 HAWTHORNE CIR DATE 10/22/1992 BRYANT WILLIAM KAND BRYANT 05-46-05-21-0-000-010 .089 206889 STEPHANIE B 119 SPRING PARK DR FAIRHOPE AL 36532 119 SPRING PARK DR SPRING RUN PLACE GREENO PARK PLAT BOOK 235 MOUNTAIN PAGE 249 DEED DATE 05-46-05-21-0-000-010.029 37279 OG FAIRHOPE COMMONS L LC 30 DEXTER AVE BRK AL 35213 199 SPRING RUN DR 11/25/1985 05-46-05-21-0-000-008.001 200284 VICI<, ELMER L 8636 ROCKWELL FAIRHOPE AL 36532 8178 NICHOLS AVE REGIONS BANK AS TRUSTEE FOR THE BENEFIT AND OF JAMES K MCLEAN JR UNDER INDENTURE OF 05-46-05-21-0-000-007 .001 115007 AND TRUST DATED APRIL 28, 1969 1235 NORTH LOOP WEST STE 205 HOUSTON TX 77008 8204 NICHOLS AVE HAWTHORNE GLENN PHASE I PLAT FST AND PETERSON, RICHARD A BOOK SLIDE PAGE 1391A DEED 05-46-05-16-0-000-028.688 113453 ETAL PETERSON, MAND OLLY M 178 HAWTHORNE CIR FAIRHOPE AL 36532 178 HAWTHORNE CIR DATE 10/22/1992 FAIRHOPE PROFESSIONAL PARK 05-46-05-16-0-000-028. 763 216204 FST AND EVANS, BENTLEY H 95 BLUE ISLAND AVE FAIRHOPE AL 36532 0 PROFESSIONAL PARK DR RES UB LOTS 4,6 AND 8 FST AND WILSON PROPERTIES LL FAIRHOPE PROFESSIONAL PARK 05-46-05-16-0-000-028. 765 216206 C PO BOX 1498 FAIRHOPE AL 36532 108 PROFESSIONAL PARK DR RES UB LOTS 4,6 AND 8 RODRIGUEZ SANDRA BREAUX AND 05-46-05-21-0-000-010.101 206901 RODRIGUEZ CLAUDE ADAM JR 122 REILLY CIR FAIRHOPE AL 36532 122 REILLY CIR SPRING RUN PLACE 05-46-05-21-0-000-010.088 206888 SHREVE, ANDREW T 120SPRING PARK DR FAIRHOPE AL 36532 120 SPRING PARK DR SPRING RUN PLACE 05-46-05-21-0-000-008.002 218179 THE FAIRHOPE BOBS LL C 914 NICHOLS AVE FAIRHOPE AL 36532 918 NICHOLS AVE 05-46-05-21-0-000-008.004 276903 STOIC EQUITY PARTNERS LL C PO BOX 1799 FAIRHOPE AL 36533 0 NICHOLS AVE NICHOLS EAST 05-46-05-21-0-000-008.000 21516 93 PARTNERS LL C 925 NICHOLS AVE FAIRHOPE AL 36532 925 NICHOLS AVE NICHOLS EAST 05-46-05-21-0-000-010 .028 50420 SPRING RUN APARTMENTS LL C 3131 TURTLE CREEK BLVD DALLAS TX STATE OF ALABAMA BALDWIN COUNTV I TEDDY J. FAUST, JR., Revenue C~ I~ and for said State and County, do heftbJ ...,. certify that this ts a true and conect COIJ1 of""' filCOrds of this office. ~!Jlcci-::---J GREENO PARK PLAT BOOK 235 PAGE 249 DEED DATE 75219 201 SPRING RUN DR 11/25/1985 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 Page 1 of 1 July 31, 2025 City of Fairhope Attn: Staff Re:G Real Estate, LLC Office Building – Drainage Letter Staff, As part of the proposed development in Fairhope, Alabama, the site’s stormwater runoff will be managed using a bio-retention swale designed to capture and treat runoff from the 2-100 year storm events. The bioswale has been engineered to exceed City of Fairhope stormwater requirements and provides capacity for nearly double the runoff volume generated during a 100- year storm event (2,504 CF). 7KHSDUNLQJORWZLOOEHDZDVKHGVWRQHDSHUYLRXVSDYHPHQW The bio-retention swale has a total surface area of 1,531 square feet and is designed with a swale depression depth of 1 foot, allowing for 1,295 cubic feet of surface water storage. Beneath the water pool, the swale includes a 3’ deep sand undercut, which will be backfilled with clean sand media suitable for infiltration and treatment. The sand backfill material has an estimated void ratio of 0.60, providing an additional subsurface storage capacity of 2,755.8 cubic feet. When combined with the surface storage, the total available stormwater storage volume within the bio-retention swale is 4,050.8 cubic feet. This total volume exceeds the expected runoff from the 100-year storm event, ensuring adequate detention, infiltration, and treatment of stormwater runoff while reducing downstream impacts. The swale will be vegetated and maintained in accordance with City of Fairhope standards and best management practices. Sincerely, Christopher Jay Lieb, PE LIEB ENGINEERING COMPANY ·-- LIEB ENGINEERING COMPANY 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 Page 1 of 1 July 10, 2025 City of Fairhope Planning and Zoning Attn: Staff Re: Ross Givens Fire Flow Staff, The static and residual pressures at the test hydrant were 50 and 48 psi respectively. The flow hydrant was flowing 1,000 GPM at 35 psi. This test was performed on 07/10/25 at 7:46 A.M. The available fire flow is 4,316 GPM at 20 psi. The water system will meet all requirements of the 2021 International Fire Code. Sincerely, Christopher Jay Lieb, PE LIEB ENGINEERING COMPANY LIEB ENGINEERING COMPANY 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 Page 1 of 1 August 13, 2025 City of Fairhope Planning and Zoning Attn: Staff Re: Ross Givens Fire Waiver Request Staff, We are requesting a waiver from Article V Section C.4.f Types of Greenspace to allow for the area of Landscaping required adjacent to Nichols Ave be used as a “Natural Greenspace” type. The property itself is only ½ an acre fronting on one Rights of Way disqualifying most of the possible options listed in Table 4-1 Greenspace Categories and Types. Sincerely, Christopher Jay Lieb, PE LIEB ENGINEERING COMPANY LIEB ENGINEERING COMPANY 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 July 30, 2025 Re: ROSS GIVENS, PIN 276903 This letter of availability is only valid based on what was proposed at the utility review meeting. Any changes or deviations of the proposed plan will require another 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 & Sewer: Based upon review of the proposed development, water and sewer service by Fairhope Public Utilities is currently available. All tap fees and system development charges (SDC's) will apply, and all necessary infrastructure improvements will be at the developer's expense. Sincerely, LIEB ENGINEERING COMPANY July 28, 2025 Subdivision Name: Ross Givens Dear Property Owner, 1290 Main St Ste E Daphne, AL 36526 Phone: 251 978-9779 The City of Fairhope Subdivision Regulations requires all property owners adjacent to property being considered for Subdivision/Multiple Occupancy Project approval to be notified by certified mail. The Baldwin County Revenue Office provided your information as a current adjacent property owner to the proposed Multiple Occupancy Project request described below. Ross Givens is requesting Multiple Occupancy Project approval for the property just west of 8178 Nichols Ave, a Multiple Occupancy Project. Please find a copy of the proposed site plan on the lot in question as shown on the Baldwin County GIS enclosed . Lieb Engineering Company, LLC will hold a public meeting at 10:00AM at our office (1290 Main St Ste E, Daphne AL) on Wednesday, July 23rd. If you would like your comments to be considered prior to the meeting, please mail comments to Lieb Engineering Company, 1290 Main St Ste E, Daphne, AL 36526 or e-mail to clieb@liebengineering.com by Monday July 21 st • Should you have questions or concerns, please contact me at (251) 978-9779. Thank you for your ti_me, /~ (! ~~<._...;:::~ ~/~ - Chris Lieb, PE -Civil Engineer LIEB ENGINEERING COMPANY BY: ...................... . LIEB ENGINEERING COMPAN Y MEETING SIGN-IN SHEET Project: j a11a Nichols Ave Name No Guests attended meeting 1290 Main Street Suite E Daphne, AL 36526 Phone: 251.978.9779 I Meeting Date: j 7/23/2025 9:00AM Phone E-Mail LIEB ENGINEERING COMPANY Page 1 of 1 City of Fairhope Planning Commission September 4, 2025 ZC 25.06 -8505 County Road 34 Proiect Name: 8505 County Road 34 Site Data: 30 acres Proiect Tvoe: Conditional annexation to R-1 Low Density Single-Family Jurisdiction: Fairhope Planning Jurisdiction Zoning_ District: N/A PPIN Number: 5735 General Location: - North of County Road 34 roughly 0.75 miles east of Greeno Road Survevor of Record: Lieb Engineering Enaineer of Record: Lieb Engineering Owner L Develoe_er: Katrina Schonemann School District: Fairhope Elementary School Fairhope Middle and High Schools Recommendation: Denied Pre�ared bl£: Name CJ R-2 Medium Density Single-Family CJ Parcel : Michelle Melton ) \ I ' I . - . LJ PUD • Planned Un it Development c:J R-1 Low Density Singl e-Family E Pag e 4 o f 6 APPLICATION FOR ZONING DISTRICT CHANGE Property Owner/ Leaseholder Information Nrune: Katrina Schonemann Phone Number: Street Address: City: __________ State: ___ Zip: Ap plicant / Agent Information 1 u rr. "" r •JOI bn ... , ,1 , 1 I r rt_ " :n t , rt trtd I.I .ir. .. _.; t::, w.<"d for n·p . f'T r , 11 Name : Chris Lieb with Lieb Engineering Phone Num b er: 2519789779 -----------Street Address: 1290 Main Street Ste E City: Daphne State: AL Zip: _3_65_2_6 _______ _ Current Zoning of Property : _RA __________________ _ Proposed Zoning/Use of the Property: _R_-1_8 ____________ _ Property Address: Parcel Number: 05-46-08-28-0-000-014.000 Property Legal Description: Reason for Zoning Change: Annexation into the C ity Limits for a future subdivision Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners YES NO YES NO within 300 Feet of Above Described Property Attached _ YES NO Character of Improvem ents to the Property and Approximate Construction Date : ____ _ Subdi v ision w ith 30 ,000 SF Lots Zoning Fee Calculation: I t I I certify that 1 am the property owner/lease holder ofihe above described property and h ereby submit this application to the City for review. *If property is owned by Fairhope Single Tax Corp . an authorized Single Tax representative sball ~lication. -r -~ ,,/;AT£/J/l1 0 cH~/le;y,F1r1r1 , ~~~ Property Owner /Leaseholder Printed Name Si ature Date Fairhope Single Tax Corp . (If Applicable) 1 ZC 25.06 Schonemann – 8505 County Road 34 Conditional Annexation R-1b – September 4, 2025 Summary of Request: Public hearing to consider the request of the Applicant, Lieb Engineering, on behalf of the Owner, Katrina Schonemann, for conditional annexation to R-1b, Low Density Single-Family Residential. Of the four (4) R-1 subcategories, R-1b requires a minimum lot area of 30,000 square feet. The property is approximately 30 acres and is located on the North side of County Road 34 between County Road 13 and Greeno Rd at 8505 County Road 34. Site History: The applicant initially brought the case to the Planning & Zoning Department in March 2025 to discuss options should annexation be requested. Planning Staff discussed a number of items at this time including potential wetlands on the property, access off County Road 34, and connectivity. Of particular concern to Staff was the need to allow Stave Miller Drive to connect to any proposed subdivision of the subject site for the purposes of promoting connectivity South to County Road 34 during any future development of the site. As such, Staff informed the Applicant that without said connectivity staff would likely not support any future proposed annexation (see locator map below). The subject site was later subdivided under Baldwin County jurisdiction, against the suggestion of staff, as Lot 2 of the Burmeister Subdivision and recorded in Baldwin County Probate Court on July 2, 2025. As the proposed development requires connection to City of Fairhope water utilities the Applicant now proposes conditional annexation, hence this application. ,n 51 52 '" I 070 14 0[.S 14,069 fl SILO LOOP •• .., ., 1.1 65 .. 60 .. 3.0At. C Cl. ii --------------------=C=OHW;;.:_;Y..;;4:;;_4 COUNTY RO J.4 2 ZC 25.06 Schonemann – 8505 County Road 34 Conditional Annexation R-1b – September 4, 2025 Staff Comments: The subject site is currently within Baldwin County jurisdiction zoned BCZ, Base County Zoning District. The Baldwin County Zoning Ordinance is very vague regarding BCZ and does not provide dimensions. BCZ is a placeholder zoning designation. The subject site abuts Saddlewood Subdivision to the North, zoned R-1 within the City of Fairhope. All properties to the East, South, and West are currently zoned BCZ within Baldwin County jurisdiction. As previously mentioned, if conditional annexation is granted the Applicant requests to be zoned R-1b. Article III of the City of Fairhope Zoning Ordinance defines R-1 Districts and addresses lot dimension and allowed Uses as follows: “R-1 Low Density Single-Family Residential District: This district is intended to provide choices of low-density suburban residential environment consisting of single-family homes on large parcels of land. It is sub-classified into four categories (R-1, R-1a, R-1b, and R-1c) based on lot sizes.” Excerpt from Table 3-2: Dimension Table – Lots and Principle Structure Dimension District or Use Min. Lot Area / Allowed Units Per Acre (UPA) Min. Lot Width Front Setback Rear Setback Side Setback Street Side Setback Max. Total Lot Coverage by All Structures Max. Height R/A 3 acres/ - 198’ 75’ 75’ 25’ 50’ none 30’ R-1 15,000 s.f./ - 100’ 40’ 35’ 10’ b 20’ 40% 30’ a R-1a 40,000 s.f./ - 120’ 30’ 30’ 10’ b 20’ 25% 35’ R-1b 30,000 s.f./ - 100’ 30’ 30’ 10’ b 20’ 25% 35’ R-1c 20,000 s.f./ - 80’ 30’ 30’ 10’ b 20’ 25% 35’ 1 30 Ac(c) l l B _QL 5 01-2 3 ZC 25.06 Schonemann – 8505 County Road 34 Conditional Annexation R-1b – September 4, 2025 Excerpt from Table 3-1 Use Table Zoning Districts R-A R-1 (a, b, c) Zoning Districts R-A R-1 (a, b, c) Use Categories / Specific Uses Use Categories / Specific Uses Dwelling Service Single-Family ● ● Convalescent or Nursing Home ○ ○ Two-family Clinic ○ ○ Townhouse Outdoor Recreation Facility ○ ○ Patio Home Day Care ○ ○ Multiple-family / Apartment General Personal Services Manufactured Home Mortuary or Funeral Home Mixed-use Automobile Repair Accessory Dwelling Indoor Recreation Estate Dry Cleaner / Laundry Civic Personal Storage Elementary School ● Bed & Breakfast Secondary School ● Hotel / Motel Education Facility ● Boarding House or Dormitory Library ● Recreational Vehicle Park Place of Worship Restaurant Cemetery ○ ○ Bar Hospital Entertainment Venue Public Open Space ● ● Marina Common Open Space ● ● Kennel or Animal Hospital Community Center or Club ○ ○ Warehouse Public Utility ○ ○ Junk Yard or Salvage Yard Office Manufacturing General Limited Professional Light Home Occupation э э General Retail Food Processing Grocery Rural Convenience Store Agriculture ● General Merchandise Rural Market ● Shopping Center Plant Nursery ● Automobile Service Station Outdoor Sales Limited Outdoor Sales Lot Garden Center ● = Allowed By-Right Э = Special Conditions ○ = On Appeal 4 ZC 25.06 Schonemann – 8505 County Road 34 Conditional Annexation R-1b – September 4, 2025 It should be noted that there are “Non-Regulated Other Surface Waters” and a FEMA floodzone within the subject property that will be considered and buffering required for any on site development. As previously mentioned, R-1b has a minimum lot area requirement of 30,000 square feet. Per the recorded plat for Burmeister Subdivision the subject site is 1,297,865 square feet. As such, if the requested R-1b zoning district is granted there is a potential for 43± lots to be proposed on the site. However, it’s important to note that this calculation does not account for setbacks, buffering, or consideration of other necessary infrastructure which will reduce the number of potential lots. The current application is a request for zoning change, and as such a development plan was not submitted nor required. However, a future development consisting of 30,000± square-foot R-1b zoned properties adjacent to County BCZ zoned properties and City R-1 zoned properties may not be the most appropriate zoning district for the subject site. Citizen Comments At the time this report was drafted one (1) public comment was received from a couple located within Southland Place Subdivision (zoned PUD in the City of Fairhope and not directly adjacent to subject site). The commenter stated that they were not opposed to the request for conditional annexation and R-1b zoning. Wetlands The Applicant did not submit a wetland delineation with the application although the recorded subdivision does include a Surveyor’s Note which mentions a Delineation Report WSI reference number #2024-463. It should be noted that City regulations are more stringent regarding wetlands and other surface waters than County regulations, and as such, the aforementioned Non-Regulated Other Surface Waters could potentially be wetlands per the City’s regulations. Utilities Riviera Utilities can provide power. Currently, water and sewer are listed on the recorded plat as “On site well and septic”. Development of the site requires water and sewer from the City of Fairhope. An application by BCP Acquisitions, LLC (formed in Alabama on November 14, 2024) has been submitted to the city and is included in the case packet. Said application is for service to 21 single-family dwellings. Rezoning Considerations: Standards of Review Article 2 Section C.1.e of the City of Fairhope Zoning Ordinance sets forth the following criteria for reviewing rezoning requests: (1) Compliance with the Comprehensive Plan; Staff Response: Does not comply. A primary goal of the City of Fairhope Comprehensive Plan and Zoning Ordinance is to promote connectivity. The previous County approved Burmeister Subdivision limits the potential connection for the subject site to the Saddlewood Subdivision within City limits. The Comprehensive Plan categorizes the subject site as a Rural Place Type and stating that such types “will have the lowest density with ideal minimum lot sizes of three acres…setbacks, particularly from streets, should be generous….Key planning objectives for this Place Type include protecting agricultural operations, providing low-density housing opportunities for residents…The primary land uses within Fairhope’s Rural areas include undeveloped open space, agriculture, low-density single family houses…”p. 38. (2) Compliance with the standards, goals, and intent of this ordinance; Staff Response: Does not comply. The Applicant intends to annex into the City of Fairhope and fall under the City’s development guidelines. However, the lack of connectivity does not comply with the standards, goals, and intent of this ordinance. 5 ZC 25.06 Schonemann – 8505 County Road 34 Conditional Annexation R-1b – September 4, 2025 (3) The character of the surrounding property, including any pending development activity; Staff Response: As previously mentioned, the subject site abuts Saddlewood Subdivision to the North, zoned R-1 within the City of Fairhope. All properties to the East, South, and West are currently zoned BCZ within Baldwin County jurisdiction. Nearby properties consist of large parcels of land currently being utilized for rural residential, agricultural, and/or undeveloped areas. (4) Adequacy of public infrastructure to support the proposed development; Staff Response: The current application is a conditional annexation request for R-1b zoning without a Site Plan review. Future projects within the subject site shall be required to provide adequate public infrastructure. Development of the subject site requires Fairhope Water and Sewer services, hence the proposed annexation petition. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Staff Response: There are potential wetlands on the subject property as well as a flood zone. Considering the existing conditions are rural residential and agricultural, post development conditions may negatively impact the natural resources on site. (6) Compliance with other laws and regulations of the City; Staff Response: At the time of any future development full compliance with all municipal codes and ordinances will be required. (7) Compliance with other applicable laws and regulations of other jurisdictions; Staff Response: At the time of any future development full compliance with all municipal codes and ordinances will be required. Burmeister Subdivision has already been approved by the Baldwin County Planning Commission. (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and Staff Response: As proposed, there may be negative impacts on adjacent property, including but not limited to an adjacent Army Corps of Engineer (USACE) regulated wetland. Current site conditions being rural residential and agricultural may be affected by an increase in noise and traffic levels that accompanies the proposed higher density R-1b residential development. (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Staff Response: There may be negative impacts on the surrounding neighborhood. Current site conditions being rural residential and agricultural may be affected by an increase in noise and traffic levels that accompanies the proposed higher density R-1b residential development. Accommodating drainage for a future development of the subject site also holds the potential to negatively impact the surrounding neighborhood as the area is already very wet. Recommendation Based on the preceding, it is Staff’s recommendation that the Planning Commission recommend to the City Council that case ZC 25.06 Schoneman – 8505 County Road 34 Conditional Annexation with R-1b, Low Density Single-Family Residential District, be DENIED due to a lack of connectivity, undetermined infrastructure adequacy, non-compliance with the Comprehensive Plan, and potential negative impacts to natural resources and the surrounding area. Preliminary/Final Plat Bunneistcr SubdMsion U~C.O.M .~ fllirhi;ipe AL, lUJ:J: Ra• MN e,,.,.~, -1 'ilii5oill,I l'Mlil .,_" .. ~"'=Iii~ ® ® 0 ® Plwe 2,, Saddlewood Subdivision S11<1.o 2!4,0 I0/"101' ® ® ® 100 100 200 300 ..... -·····--CRJ.PHIC SCALll -FEET UiOENO "'IWIWl.lllT(l~"Xlf;"CAl'PEO ~ BM!il01f6.ltli:.h) ••!tEl!AArotlN):Miatl!Ml ~i:1-46-0l-ll~l-4.0QO =-= I ~r~.~~F=:i:'36m .. ,Ni;o,j;•4411;~,..:"WW22iinci.J:;;7'(;M)ii""' .... f""~;;:1~r'E:~r,i~=~~4-..:::::::._4-..:::::::._►.=~►,!!:!:!-~;;;~1i-;:=;:1:i!t-=½li-::=~l,... .... ill;fi1,;;;;;:g~-----2"'~ ... ~-----,.~~~~":'7.: . ..., """' ..... . .., """" ,,..., ·- IZll•ml.RCA()~flOUMD 8 :~~~ X •IUII.VBYPClt.T,NOMQ,,ii"MBJ-1' M .. ~ ~ l•IUIOO'Ml)CDdfJ,,~ MJ •,'iDJ~TtlMF.N'!t~ Q•CAJ"\I' ~:'~::.m~= :::,~-~m,, LLC S!~$(11~~w 221.Sll'(AD) ...... ______ ,.._ _________ ., __ -----_ ·-··---·-----...... ---u1.r --------------------·---------------------------------!'="' =:'.~ .. S1!'21~1"E ~:Pn;~Bcz (81.!Mn Couniy) Pl1nnln11 Dlaltlct • ! Number of Iott• 2 She Arn-l621 2 ac. :Mbum1.1m tot Am (~ultt(f) • -'0,000 aq,ft. Smalla l Lot Art• (n,e11UN1d) • 6,.-11cm Wa•u Loi ArN (rn.uwrtd) • 29 '1$15 ww. Until' FL of SU'lft • NA Min.Jmum. 1..ot Width@ l'rom bt l • l"20' M.uim11mBldj covcraa;t•NA Duildlna: s.tblckt FrOfl! ,40' Rtiu •4-0' Sidi •IS' W1t.!Md1 8i.iff'en J\lritd ~tfonal • JO' wht, additi.o:1.J S' ~ NOi\ JurildicuorLLl • '1 r1&1:l)tal DninliJll'U~i'lr E!uementl EJ1cm1I Rear 111d Sidi ·eowidat)' Lot IJl'IOI • ! :5' 1l'ltGriorR1ar.1nd ideL01Llne,-lO" ~!a:?M~: Utilhl• Onlite well &nd 11ptic, Prq:mt)' LI NOT loe&ttd \IAl),ift • poeJ&I flood HIZll'd. ANI (Zorle X) .. Jh,awni on n,\.(A m.,,. for Baldwin Coumy (1Jnini:arpormd AC'$U). .t.L Comm:unity#Ol !1000. hpi01003C075?M !. M11p\10 100l007SO,.\t, •IT~tl\ro d11a <t./19/2019 Surwycir'J l\'0<111 : • A Trtle Commltme11.t ptrfom;ed b)-We,«ior Land Tole lr.1uranc1, l/11fl025 "'M providtd by elltrn. Tb,re-ma,y b■ boUI ro:iotdcd ud unrec:ordad doc\lmonu.clon wlrlc:h m,J hliVII • dlrei:t effoct upon, th1 ft,dJ .... • o 11.:cmpc wq made, ta di1ca..,,r u,y b1,1rl!d uti liliu . UtllWOi ahown ue buod u;,oft vi1lblo tvldiecice • A Wrt:l111dt dalmatian 1\1111 been wt'ormtd by Wet!&D4 Scler.,cies, lftCI. &nd providod. Soe Dttlr,e11lon Repcn WSI rererui~e#11m--463 r11r Niko Bnitt, Bell'we'lhc!r Capital P-1Mtl"lo (or -.dditional lnform&tlori, • Hlpw1y ccir11tr1'1C'non. u1baelc (fie•) 11ona Co.Rd. :M 11 '1S feet ~m c.n1.-IU\o or tia}lt or way at th. tlme or recordU'l1. • llo&d desi,en1tlom cletennin,d &um ALOOT Hi1~ Functional C1utitlci1tl0n mlflpin1, • Baldwin County lhdl tlOI be l'elpcrt9lbl, f'or ITWJlt•lllnOI or c.ommn11tCUcird rlln tNMmit..,tlOl''\11'1.1.,bodleii • SH JIC'ffloua 1111'Ve)'• b)' _M01)1t Sun•cyinj;, bl;, Job#1006--227, 1119/2006 A 94-282, M/1994 t'or add hi 0111I lr1t'onna.tion • "prwi:\1cru, •~ t,, Hutdu111on, Moore• llwdl. Li..C r11r Pb&M 2. Saddltwood Subdivi1lon. J/16t2015 • Th..-r• it 1 3rJ M1bkk ftom 11,'G'tlandl 'INitiiLn ....tuch d'leN Is• r ::: .~Jf•:.al;::\1~~ ~~ ::!t~':~~~::~ ~j-:ren lmpltrncmui1h:1n and pro11md by 1p11ros:11-t.1• m1111HH dwin& 111 COlittruoticn ph1H1. AM.tie.II not b1 AUid or modified. . • Eic.,mpti1:1111 Vtrit'icari<m (or l(ljoU\ffli I 111~ tr:'iCll providtd by Baldwi• Co<Jmy C.oiP!l:,.,-0000<9. JIWZOlS • All dtalnq t Rd 1.nill!)' ..,ffl1tl'LU; are dodialted to 1h11 publ ic J 1 :t pr~.edupt.at)d bu:il4in,at.it~ William H. Burrnel■tar OT Bonr,!1 M. Bumtt1!11« or K&trira 8 ~nn. Truawaa. Urtd.er the 8W1T1~11cr Livlny T!'\111 d.lto:i Apri.l '2$, ;20 13, I o.tqi■ co11,c.ati011 Lot#1 -6.487 ac (282565.772 sq.fl.) pl&i '° bo 1!,IJW)'td, lll d 0111 tnd planed 10 bl In.awn u mt Burme:l111e, SubdiV'l 1ion, 1 pan ;C K!tlon 21. TD!M'llrup 6 S01111h, R,IJlil 2 RU1, D1Id.YA:n. COIIIII)'. AJIJ,\Nul'II, i!n.d 1hu th. (8trt. OriY1t, Al lty-. !1,em1n11, tc:t ,) ■ IN'lown on 11ld. plat are Mrlby dtdi<:ilod to !he u~,~~b£1o. ~\~ P~ownw Sig:ned and 1c&led ill tile ~ce ot'; WttnHS CERTIF ICATIO. BY J<OTAAV PllllLIC. STA Tl! 01' ALABAMA COUNTY OF BALDWIN ''"'°""'' l,,J,,i 1'0TARV PUBLIC IN A.ND FOR SAIi) COUNl'V, IN SAIi) STATS ~~~~~1\~IT..~-i'¥tJN&'81ltM,'wRro ~m':'!~~;)~~:Oe~~~ MB ON THIS DAY THATf BEINO INFORMED Of' nm CONTBNT OP nm ISSTRW.!B.'11', BXECllTEOTME SAMB VOLUJ\'TAlUL Y, OIVEN UNDER. MY !!AND AND Ol'FICIAL SE#,L TH1S J ;V / DAV OF .1,,u__, 2025 1'0HYA,WE5T Hottl')'f>r,Jl;:,lK l--"•'"•'""'-'"-'•'••'."'_',. _ _. r,,t>J~n::~81~0E2~ ~~wJr NOTARPUIIUC MV COMMJ SlO EXPIRl!S ON e&:Hi8MrPffr&BfJ'J:o2tJ tJ&~~:&~~~ E-91 1 BOA.RD, HEREBY "-PPROVES THB ROAD NAMES AS OEP[C'TED 0~ THE WTIHlN PIJ>.T ANO HEREBY APPROVES THE FOR THE I\ECOJll>ll"O OF SAME IN 11fll PllOM TE OPFI OIJNTV. AUBAMA. TlilSDAVOF ;:.u.,yt nl!' 1<12! ¥ERTif!CAD QF APPROVAl,IY RIVIERA lf!ILITIES. CRl,ECfRtC) KS t.rNPERSIONEJ>, AS AIJT.HORlZED BY JIJViiiV, UTit..rtu:s HER.EBY APPROVES THE Wl'llilN Pl.AT FOR THE IIECOR.01~0 OF SAMB IN TH1l PROBAT.B Ol'PICE OF BAJ.OwtN COl,'NTY, ALABAMA THIS~OA VOF..JuA/4;20ll ~? A • CERTIFJCA TB O.F APPRO VAL BY THE BAL DWI COUNTY HF-AL TH DEPARTMENT Tho 101(1) on tru, plat aro subject to approval or de letion by the Baldwin County Health Dcpti!1mcnl. No repn,senillJon 1, made th111 ,ny 101 on this plat will 110commoda1C an Onsilc Scw ■&e System (OS S). The appropriateness or a lot for wastewater (scwqe) trcannent and dLspoul lhlll be det ennined when an applicatio n is submined. If pormJttcd, th e 101 approval may oonmin certain condldon, which restrict the uso orw lot or 0blla11e owners 10 spocial maintenance and reportins n!!!qui.tt>mmll, and Ch@!I I! are on file with lht: said health department and arc made a pBrt or this plat a., [f 1et out here on. William H. Bi.wmeltlcr or Bon11i1 M. lhum.e11tet or K1lrina B. S!ioneminn, Tnu.1tie111, Under the 81.1rmlll11r l..ivina in.at! dated Apr.ii 21, 2DIJ, • Oeor1P1oorporw.tion Lot#2-29 .795 ac (1297865.758 sq.rt) SURVEYOR'S C&RTTPICATKAJl(tl I'fESCRIPTlON OF PROPl:tRTY Bald,..,1111 Co ii ■I)' Viainty Map (not 10 te1l 1) SubjeatSct. ••""-"llMQ'I( 0 •C061UMCATIQSl~lfTAI.. GI •WAfflllM!rl'l!l ,.t~••VlllJTYl'QJS -o-+----,m,ICILlNI~ -·---•-AP1"JJ.OXNA.TI C~11 -··-••-••-Al'l'A!WlflUO!ff-Of•WI','( ----------IUIJ](.-.,0 ilmtl.clC.wra:(M) -•-•-•-Al!ltJAI..UTll.JTYLl1'o11 ----80Ul'l'l,llllYUNI Southftlll tol"DGr, S1;1ion ZUS..21':, Baldwin County. Al1'bam1 I, RtcM Harptl I llcmAd Sl,lf'\,-eyor ofBlldW\G. Couniy, Alabttna, hmb)' cm:ify ihl1 I blve N"\'e)'td the propmy gf tho (name of aoml'M)' or proprlirior), 1 (Co,por11io0 ar pn,pi'IJJOf), tiNlled ln Blld,,r.,i n C01,1riy. Alab.lma, and descrlbed 1t followa: Plr1 oflhl Southw,,ilt Quarter oftha SoutiteMl ~ of Sei:t:tan Tli'~•lUi,ht (ll). To11,•n1bip SiK (6) Soudl, Rtnit Two (2) Rat,, 81td"'m County, Al1bmtA, min p1rti01i1larly delC'll:l«I II ff)llow1: Blwinnir111t I Ill" 1'Dtl,Pped ttbv on lh.e K{)lffl njh1 ofwlf.'J afCoun;y lload 3-4, 40.00(ut NOl'\h 00 De,areu 21 Minutoi 18 SeoortdsEut oflhl Swtttwt comet ot!J&!dQulJ"lN'·Ouartc,; nt£l'rlCE-Nctrth 1909"1G46Mll.'lu1eil l i&!ieond1 W111&1.0n,aaidNorth rl9hto!'1A-.y, 230.11 fMl:tCJ 11J2" 1111C&Jll)fd Nbar. TKENCSIM'ii'U\1111idNonh ~toFwty andmnn illi NorthOODea,r!ell 13 MinutH Jl Seeondt Eut l~i5.0t fra 10, 1~ OD plric.'ittl lnmpip11; 'ffi!ft,,'CE "onh 19 Dqreei 4:5Mfo111 n 29 Secondt We.I 169,70 ftill to 11 • OD pinched iran.plpt: THENCE ~onh 19 D1;rcu 41 Mln.11111 06 S ■,;:ol\dt Wctl l ?0,07 (cd to ■ ¾'" c ■p901l re bar mllked Mccra; 'J'liD,'.CS Nurth SS' Oejltn 46 Minlrtlil 17 So con di Wnt l 69 95 ft11l w i. W" ~tpped reb ■ r marir:11d Mcmrt; THENCE South OD Deare.ea. 18 Ml.nWII ll Stl{lond& Wc,i 256..01 fc,11 ta 1 \ii'' uncap~d tebar or, uid North rljht of,.,,-.y; nt!SNOE Non.h 89 0 ~ 46 M lm.r.e1 IS Stc.ondl Wnl llons: ta.id Nri rialu CJh\'I)', l9l.SS rce11 ~ I\\. x 11·· capped nblr m;med BMS 401 ~S ; THENCE f11vin9 1aid North ri,ab t ofw■y 1mi nmninli) Nonh 00 D111rac1 21 Mlfflltc, t4 ,S ~ecnd1 Eut 121?.S-4 feet lO I poiim witnuud bf a½'' \lllCApped rtbu-0.30' Nonh llld 0,J41 WeJt; THJ:'.NCE 8cuth 19 OciJICI 21 Mfoule1 S? ,k,;ond1 E-ut alocia the SOYt:h lim 1:1(Jl'h.uel. SaddlC!,1,'00d -Su.'bdl-,,iuJon. u m-0rd11d U\.Slidi 2SA2 I> ln 11te mordi ofth• 0.f't'ic.ci of !he Judi• orPrcibrt.a ;f 1&1.d. CO\itltY , 13ll.79 f11t to I paint witntN-6d by a 3• on irm pipe:i0.5' North and l 1 Eat; T1{E.NCS Soll1h 00 DliJC!i:I 21 Mlnwte1 18 Secomit. Wc111 :rn1.1 I fee, ta the plaoa or~lnni1111, Clllf1Llinin11 l~.212101''0:J. more or le11. S11bjoc.tt to a <hlnllia e.L!ltm■m rnott pan:leularl)' damblld u : Cormritticing 11 lh■ S<JIJtllwttt oorn« of Loi 22, Summer l.u:c Su.bdivl1,io:n, Ph.u11 On., rocDtdcd Ol'l Sli-cle 2"224 AA:B, PTob■t■ Roc:wall, Bill.twin CalL"'-1)1, AIAblmll;. 11-IENCE Sciuth 00 ~ ◄~ Min1.r11a 26 S.ocx1dil Wet'! for I di1tano. of 40.0, fffl to the Sooth rijht-Of•wt)' of Mani I')' Road;. THB.~CE NOM 89 Dtll"1et SI MJmi=-1 S 7 Seco!W EQt alons uid rijht-of-'llfl)' b a dlttanoe or l 1.30 f11c~ THE.l\'CE Stiutli 00 Dept • 13 Min.um 15 SeOC111da Wt11 f« • dl1WIOI ot 660.00 foot; n-m.NCS South 19 O.arca, 4§1 M.inlbl 00 SflOOCldl l!ut for I dltlttlce of 660.00 (ae,; 'l't-fE.'JCE !outh 00 0¥fea 21 MimitH 23 S00Md1 We.t.i r« • di1tano11 of It 5.00 foet TIGNCB Narih 19 DljrN1 20 M'mutd 53 Seaoml1 Wa ■t for I di1'1U1Ce of:!0.00 ~ THe."ilCt NoM 00 D191N1 2 l Minutt11 :0 Secooo.t ~ ror • d" 11ni:a of I l S,00 rett; 'l'HEKCE South 8Q OC!~I: 20 )dlrru.!11 S] S1cand1 Eut tar I cff1U1ce of 20.00 (Ml 10 1M Pain1 of J3e'1 nn.in,.. Alto. COjt'lhlt witti IU"ld •@j,~t to all athc,r riaht■ Of ¥i..y, co~~ -■fll' .. Tlll llDd rt•tric!IOl'I.J or racord. An.d th■! thl pl11 or ~ OOf1t11lllfd heAOC ii, a Ct\iC! IU'ld COIT!Ct l'IIIIP "1awina the '2.Jbd.lvl1lort lmo whiUI VJt pr-opm,f dmri'bed. l1 di'li'id-11ivlfii Ul e leniitt, and blarillp ofU'II boundlric, of iNCh lctt md Hllmllll aod lt1 r111mbtt and Jhowin1 the IUN'll, llllsya ll'ld public-grolJl!d, aod 1ivin11 th. bnrir,e•. len.i,.th. widm 11111 rumn o(W M~. Mid map f\UVm lh°"'1 the rtletlon oF the land '° plwd to tbe ~1 Su.rv~, u.d U'lllt pen,w!,C!rU mctr1Llffl111t1 h ■v• bctn pltctd 11 poi nu marbd thw (g) u hmion .tih~. I f.uthtr ce:tify th.Al ■J I partl offfli11urwy and d.TNilli i-e beer.i comple'!cd in 1;cor-dan.ot wi.tti the requirem,ma af"tbc Mlnlmum TadW cal S1Lid1nb for d'lo ptl®ca of led 1Urwyina in Ul a Su.:e of Al.abam.t to th! b■11 or my kno111tt4ic-, inforrr-11tiort, and 1,e1:,r. W1Th"'ESS my Jiltld lhls 2~h tk)I J1muu7 i;;i(, 202$. s""""';fi..14-1 Al■b ■m• lic:eme # 40196 S f,!~~~~td. u Dlr.c1Ctof'tbt,B"1d.wln.Cowit)' '1wmta:W i«iln, Dtpanm,n,. hnby ~ d , l d of 3"°__,L.. 2025 gmriCAT!QFAPPROVAb ■YTHtlAIJ>\\'ll'l'COWSJYPLANNINQ ~ ~=Uuo ... ~tb1n.p11llf'ar~naott~t1 lnVl•Prnt:iat.Ortl01,o re,a1 d111tnCowity. C£RTIPJCAJBOFAPPRQYAL@YJlffiCOtnffYENQIC-VR ~! ,p, •dq4" "' THS UNDrutSlciS.EO, A. COUL"t'TY BNO""""iREei oF BALDWIN COUNTY, ALABAMA, HEIIEBV APPROVES THB w muN PLAT FOR TIU! RWORDINO OF AMB JN THB PROBA Tll OFl'ICE ,,_ 011.~ / OFBAJ.DI\IINCOWl'V,Al.>.SAMA.TH!STHB Z 7 ,-.J'DAYOI' ~/ ,f ~202, ~ Addltlont "° dllcl1icn1 to tlirJC'f dt1win111 b)' anr OCMr p■rlOl'l(I} 'lh1n lM tiQ;rdll.i plff)' or pani• i1 prohibitld wrtholl!I -wrillcn COMeru afth1 1itp,IJ'te p,ny 01' parties. Th• Bui■ of Beulo,p for thll llm'I)' i, Atabamt S!&1 c-Pltne Clrid (W'" z.,.) det,o,mi,,,d by O,' 5 00MMli.,,. Tht 01~11'1lMI ui.d foneo Une1 Q depic11d or:i thi• pill ate thaw"n JVlp!i:c■lly u alni1h1 lilW batv.'Hn m1111.1N!d poiltCI. Thoe liM1 may IOt\lllly meandm bm,,"Mn tb1C11 end pohul 8umt.C1lstc1r P~llmln aty/F lnal Plat BW'ml:ilocr !ubdlv!t=m 1~5Cllllq'llDldl~ Fl.lmcipl,AL.Um BEYOND Ml!ASU AE SUAVEVINCl 1IOl~I)'. 1"01.!'1'.A Na.:» in1>-?oa,n»11 W;M~M 2196841 ~ BA\.OW IN COUtlTY , P.L.AfJAMA HARRY O'O LIVE , JR. p-RGBAlE JUDOE fi leO:/cert. 07/(!217tl%5 ll3:07 PM TOTA.L 125,00 1 Paget s UDE ooll3009 -F Rcilu..-eEm,ro(ClotllNI SuoorbO!I l'r7,,00 &. 20~ X tq.f"OO'. ofi oflll"-..;gla1 StltWEYO!t'S CERTtFICATE; I. hereby cf nify that ■J I para of"ihi• tl.lr,"ty and dnwiq hive bNn oomplll.ed i.o IOXlfdUJce -oi:rront ~ti or the St.an.dmil or Pm-tiei■ far S11n1cyln1 In tht Sweor Al~• totb1 but or my knowiedio, inf«matfol\ ud beUef ;f1., R.cttH&tpd Sia-veyar".1 SiiDll\lR AltibL'M L io■llie. umber AL PL.5#40196-S 3/l!nlllJ Topographic Survey Bumi.eister Subdivision Pl!354!" Sad:dlewood SUbdiw.ioo. Shde2S.f20 100 0 100 10/WOl:5 fY'••··· - B505C..Jld.l4 GRAPHIC SCALE -fEllT F~AL. l<ill1 ~1S-,O.OO().(tl4.0()() .PIN"5735 Own,r-KammSchcmmmn Crty of F"""'5>e co,ponm, hmm ZoDedPOD 86:il Colil4.F~Al. 36:Bl 'S:lSlo~-~M&ilft~ing.lLC lliOBBmm,rood Dr.Fol')•.ALJ6m N39°'.t 1 '36"W 22"--l7'{Tl,f) S899S0"44~ 222.91 '(AD} SiteData: Zonm,, -BCZ (Bakloin Coumy) PlannimgDismct-8 Number ofkns -2 Site.An!!l-36.282ac.. :h-fuummuLotAIH(~-4:0,000sq..tt. Smallest Lot~ (m.easmed) -6.487 SC1!5 LugestLo!Ala (.....-d) -29.795 aces 1.mem-FLof~-NA MimmumLoc Widh @ fn:mt W -120' Mnimmn Bldg.cm1Dge--NA Buildmg Setbad<s Zoned BCZ From-40' ,..., .... S,!e-15' WetlancbBD:fm5 Jurisdicticna:1-30' withaddit:ion21.S'fl8tlln.l Nm .hmsclictio:oal -S' natural ~ge/Ulilily- E.mmal. Reu-and Side,~ Lor Lmes-I S' lmEriar Ran IIIllll Siml.ot I....iDH-10' Ulili!y-iden Elearic-Rn"iml.Utilit:u!s au. ure ,n:n and septic Propeny i.!I NOT loate.d \\ithin a Special Flood HaDrd AIM (Zme-X) as slKPwD en PEMA maps far BBlda.in C,omd],' (Uirincmp<lllltl!d Amn), AL Cc:m:immily#Ol.5000_, M•,.0100300757M .t M,pli01003canoi.~ efr.cm .. due4"1Y-'_0l9 Smi."e)u's: NOti!s: -A Tille Commitmmt perfomLed by W~ Land 'lli:l@ !D:sanmce, l/13/2025 was prm.ided by clii!nl. There II11Y be both re:::onl!d :md anrecmdeddocummcation which 1113Y 113w • direct e:ffe..."tnpan di£! --No .attmq:,twas made ta disccn.--er mybmied u.!ilities. Utilities sbc,v,u are basm upon ,isible eridl!oce - A Wefl:mds d!ilille:.:moD ha!! been pmmmi!d. by Wetland Sciei:ns Inc. aodprovided. SeeDelinieatioDRi!portWSiiefemlc:~024-463 far Ni11":o Broe!, Bellwetbl!!r Capital Partlll!6 :f!ll:.acifuicnal mmm:llian.. -Higinnly c<DStn.Klicm setback (hQ;) along Co.Rd. 34 i!I ?S fl!21: from~ofriglllofwayatth!!Dml!ofn!C.Ol"ding. -R.oaddesign:mlmsd.etermmiedfmmALOOTHigtm,"3YF11:DCli.o!w Cles.si.fi.cmOD mappjng. -Bakhrin County shall aDt bee Ie5pOD!imCe fur~ ,of cmmmm araas or drainage ea.sa!H!llts or water bodies -See pI1MOll5 !im\,l!)'S by Moan!-Sun,e~ Inc. joo#'l.006-227, 1119/2006 & 94-282, 6/3/1994 fol addmooal! infoml2tio:n -See Pffl,iou.!. !ran:eyby Htzkhimon, Moore & Ranch, I.LC for Phase 2, Saddlewood Subdi."isim, 3/1 tv.2015 -Tbl!n! is ;1 3C¥ 5elbacl from ~1!11mds w.iihin which tlMn is a 5' mturu tmfl!J along the upland side of ID!! lllr'etlmd line.. All buffss sbc9m. ~ be flagged prior to my de\"1!:lop:neo.t andfc:r prt!ject implemmlmon Did prutec:ted by 3PPI(Jplia.ll! me:t5ml!!i ~ all consmictioo.phasl!s. Area '.iha.11 DD[ be,filled ocmodi:fii!d... -Enmpti.on Verificatiml for adjoining 1 am! tracts pm'i.i.dl!d by Bald:wm Comny Case#PF15--000049-, 3124f"..JYJ-5 -AD dr.rin:l~ and milit)• 11!3Semm:s an! di!diodl!d tD ~ public RIVIERA UrD.IrY BASE ME NTS Thereis3IO'ea5l!IEl!lrtillaogtil!m! pmpen)· ~ and .1 I S' ea5UD!!!.I illoo~ &ll.fiont m:ireu proJll!IIJ lines. --.... IJo:l'li,O,llt1.':l!Ol!I ~!#M11 flll001~,(l l1 Pl?'iH>6"1e t 2lll l'~A-4JJ l'1 f ...... AL :w&l SUll\'EYOR'S CER'TIFICAI'E A.Jllffi D.ESCRIPTION OF PROPERIY Baldw:ia Coaaty 0 @ I @) I @ I City of Fmbape CDqXN'llte limits ZODl!Ol<J Willilm H.. Bai:meister or Bmmie 1-l Bm::coeistHor"KmfmlB.Sblmem:IIm,Trustee, u-... -~ T=dalodApril 2S.20U,11GempaaJIPDil.bOll Lo1112 29.79S ac.± Zcmed.BCZ I,. Reese H~ a 1ir.1!!151!d Smi.-eym-ofBalchrin Cmmry, Alabama, ~ urtify Iha! I have 5m\iej'ed the~ oftbe (D.3llll!' of Campm],' m propietm), 1 (Caqxntian orproprietm:), siwsted in Balchl.i.n Comity, .AJa.b3ma, andde!icribed as fullO"ll5: Sou!beastoome,, "°"""""'Qame<, Sou!beastQ=ru, Seclion 2&-6S-~ Baldwinc..mry, Al,bama Pmo.ftbeSomhwesr Q\lartl!r oftbe-Soulheasl Qimt:er ofSeaim Twemy-Eight ("18), Tawnship Six (6) South, RJmgeTwo ('1) :East, Bal.cMin Coonry,.Alabmla, IIIOIII! particululydesaibed as follow5::: Be~:at a 1/2" DDC3ppl!d. Il!baron tbl! North righI ofwzy ofCoumyRoad.H,40 .00 fi!et:Nonb.00 De:,gra!S 2 1 Milmll!5 l ll Seci:ndsEast.cfd!.2Somheast CO!DI!( afsaid QoaITH-Qnaner;TBENCE.Ncnh 89 Degrees46Mimd!!5 15Seconds Wesl:tl~said.Nmthrighr: rL11r-:iy, 230.11 f!ettoa w•uocsppec1 ~ THENCEll!:l\'qsaidNocthri~ afwaymd.nmningNcnh00~ 13 ~JI Sec.coci>Basl256..0I feel to a, 1• ODpmdll!diR:m.pjpe; THENCENorth89Degn!2>4:5 Mimttl!sW Secmds West 169.70fi¥t1D a 1~ ODpiochediraopipe; THENCENorth89Degrl!2Sf7Miml11!5 06S@coods We5t 170.07feetlD a ½"appedreb:ull!JlliedMoo:re; IHENCENonh 89:Degrees 46 !-.Wlllll!S 11 Seamds West 169.95 feel to .a ½,,~re.tmmm:e.d.Moon!; 'IHENCE SamhOOI>egn!e!i l8b.fuma!s 33 Seamds West 256_1()1 feet.Ito ii ~f"'llDCepped.~ cm saidNm!i.rightof-ny; THENCE.Nard!. 29~46 MinmEs l 5 SecDIXlsW~ ~saidNanhri-gbl ofw.J', 59.3 .55 D!l!tlD a W'x 1-!"capped n!ba:rmmi:ed IDIS 4019155; THENCE lem"ng 53idNorth right ofWB.y imd.nmningNcx:thOO Degn!eS-21 lfimnl!s 14 Secomh E3St 1287.54 :!Eetto a poinlwilnessedbys ½"'~ rebu 0.3f1 Nanb.m:I 0.34" West; THENCE Soolh.8:91R,glees 2 1 YimJtes fl Sec~ East al~ the Sm:thline of Phase 2, &tklewood Subdn'IDDD. !!i recmdi!d. in Slid!!; :!542 Din the rac:ords oftbeOfficeofl:m!'J~ of Prohsteofs:iid.COUD!y, UlJ.79 fMt to a pmllwitne!isediby a 1" OD iron pipe 0.5'Nmhmd Z"Ea!it; THENCE SoathOO Degrees 21 l-.fumles 18 Seconds Wl!St 1278.11 feel l01he place of"be~,cOll!llining:36.282 3CI1!5, mme m-les!.. Subjecf ma drainage-easemem: I!!Ole·pmiclllarly described M: Qamneringm the Somhwesl carna: ofLat .22, ~ l..ae Subdn.is'xm, Phase One, recmded an Slide 2224 A&B) Pro~ R.econh, Baldwin Co!mty, Alabama:; TimNCE South 00 ~ 49 Mmm:es. 2ti Secmds W~ fir ad:i..stm:e of40.0:5 feel to the Sautb.rigb:t-af-way ofMa.nley Ro-ad; lHENCENmtb 89 ~5-1 Minml5 51 Se.candS"Ea!lt along .said ri~-of-'lr3Jfu! a disbnc!eof3130 feel; THENCE South00Dl!gn!15 l1 lfimlies 25 Seooods Wt!51 fi::I: a dislmlce of660.00 feet; 1HENCE South 89 Degree5: 49 !-.~00 Sec.onds E'.."!st fol :1 distmceof660.00~ THENCE South 00 Dl!g,:ee5 2 1 M"iml:es 21 Second!i West for a di.stmr:e of l l S.00:fi!er, THENCE North 89 Degrees 20 Mi11112s53 Sec.mds Wl!!lt:fm a d:i~ of20.00 feet; TIIENCENorth 00 De~ 21 Miillttes TI Secood!East for a disw:lo! of1l5.00fi!et; THENCE Sanb..89 ~ 20 Mimm!9 53 Seconds.East for ad51:mceof20.00 feet to tbePtri:m llfBegi.nn.iD.g_ Afso, togetoo"wi1h8.lld"Sllbjectfoall ~righlsofW3)',~ea!ll!!Il2lll5 md.R!Strictiomofn!CO!d.. Andthattheplatorm:1p auamedbl!n!anis a Im? andamectm.ap slKPwin.g the smdr.isicm mtowhichthe-JXR'IBlY described is dnrided gi\,~lbe lmgth 111Jdbeariog5.Qftbebaundarie5 of each lat and easemem: andils mmibe" :md showin,g the s:tn!eis , alleys mil public grounds and g,.ing ~ bem!lg5,~ 'lill'idthm::ldil3mli!!i. ofthe-streeli~s&'I mspfunha-shaw, thi!rebtianafthe lmd.wplattm co the Go,,.l:!mIDl!llI Sun,ey, :md:tlmtp!!IIDllneDl:mo:mml!DIS lm:e bee!l.plla!d atpoim mz:ked tlnE-(co) as h!!rem 500WII... I fun!ll!!I certify Ihm :ill pm:s of this sumey and~ hr.;e beenampletedlll aa:ardmc:e with the requirmlems. nf~ Mmimmn Tec..lmical SaDdard!! :Im the practice aflmd mn'eylllgiD the~ of.Alabama to the best ofmyknawiedg_e, mfmmamn, ,md belief WITNESS my hand dm 26th day Jmna!y <a , 1025. Sm,-,..,_;11.,,l:~--- Alab:mJa li:cense f!: 40196 S .Addiiioos OJ deletim:L!l 1D smvey ~ by my otbB l!'l!f50Il(s) tbm die signing party OJ pmies is probilmed. 11itllam: writ!2D coosenI aftlie ~ pany oa: pmi.es. Tue ~af~:fi::l"this smveyis.Alabmna StBRPlml! Grid (West Z<mil!) di!h!mri!!ecl by GNSS obsen::adons The-~ and fmce !:me!. as d!.¢dl!d <n dJB ptar: ~ !ihown ~ 3S ~ illll!!S between measured pciD:ts.. ~ liDe5 IIL3j sctn:aily me:mdeI" betweeo these end poml5. This is na: a Property Bomidmy Smvey BEYOND MEASURE SURVEYING 1808Bur1DnMMJ<IOr. l"ICX..FI'. Al_.:Ml,5:,s -~~ R.el.ative &rm ofCJa.;ue Submbm l"ll,500'&-20" Xsq.rootofi-ofmip!S 200 300 I § u,,,,., 0 • KESA!l Sf.ltll'2"')US"CAPM1J W.lik ll l> 'llM$,NJIS6-$~ ® ~itkA t: ~!Nb;-~ ~"UOOAD ~lKl:J(UlD □'"lk!)N ~l "Pi!.i'U,fNb 0 ... 11.•000 l'OS'f'POtlt«) X ■SlltWYN'.lfHf,N()MCl!'ill[Ml;llt M .. t,1.'P.AS-UltEl)CH,t,tL~ION 1i:-.iti-J:O,R1:1DIMIN~ON­ Al:l,.,.,_bJ~~EN'T~a,.. 9 •CAT\I E3 .. MA,11.M)C 0 .. CC!h!MUNfCA'rl(Jl\1 Pl:DESTol L Iii •ll'AT i.'.RMttD ,.IJT'IUTVPOLR ----e.-o.--l'l,2,IC£l..ltia!.Plll,J'Nr:l ----Aft'RO:imMTilCl}.l'fbiJJ,,i~ ------Aff.Afta.n' u;.Hl-OF'~WA. V --------11!.JU.DlN(i SJtnkAClt Ul'wl-ilillllJ •Al!:IUAL IJ11 UT'r'UN ll ----~n..kYLINl! i-"l ub.1:~~ ~11111t,L"JI002,),'H,'.Xll l ';;,, f!,,:,t1Ml;5H 'lf ll000 0l1'4W ..,,PIN IG.l'JQ) lll:1"n.!1Ciri,.JL4.U &. F" ........ Al.lillJ 1 2-0BCZ ZooedBCZ J-...1" .• ~L S(dl =~!~~un ...... , ffl l Cr,M.)4 T~AL:MJ J..l 2-0BCZ l ~ j I ~ -cl ' Soutb!ast coma:, Section t=-- Vi.c:iniy Ir.flip (norm scale) r..i.-i.11c f ! 0 '. SURVEYOR'S CER.TIFICA'T& I, hereby certify Ihm :Ill pm, of this sun·<!)' ...i ~ hm beeJI completed in_acc:otda.nce amem ~ of !he SWidanl5 of Practice forSun.oeyingin th!! Smte of Alabama to the.best c:fmy -infunnatian, ,ndbelief ;&.,,f..,.J R,,seHmpel San.reyot's~tme Alabama Liceme Number AL PLS#40191S-S 7/21/2025 Dao, Part of the Southwest Quarter of the Southeast Quarter of Section Twenty-Eight (28), Township Six (6) South, Range Two (2) East, Baldwin County, Alabama, more particularly described as follows: Beginning at a 1/2" uncapped rebar on the North right of way of County Road 34, 40.00 feet North 00 Degrees 21 Minutes 18 Seconds East of the Southeast corner of said Quarter -Quarter; THENCE North 89 Degrees 46 Minutes 15 Seconds West along said North right of way, 230.11 feet to a 1/2" uncapped rebar; THENCE leaving said North right of way and running North 00 Degrees 13 Minutes 31 Seconds East 256.01 feet to a 1" OD pinched iron pipe; THENCE North 89 Degrees 45 Minutes 29 Seconds West 169.70 feet to a 1" OD pinched iron pipe; THENCE North 89 Degrees 47 Minutes 06 Seconds West 170.07 feet to a ½” capped rebar marked Moore; THENCE North 89 Degrees 46 Minutes 17 Seconds West 169.95 feet to a ½” capped rebar marked Moore; THENCE South 00 Degrees 18 Minutes 33 Seconds West 256.01 feet to a ½” uncapped rebar on said North right of way; THENCE North 89 Degrees 46 Minutes 15 Seconds West along said North right of way, 593.55 feet to a ½” x 18” capped rebar marked BMS 40196S; THENCE leaving said North right of way and running North 00 Degrees 21 Minutes 14 Seconds East 1287.54 feet to a point witnessed by a ½” uncapped rebar 0.30’ North and 0.34’ West; THENCE South 89 Degrees 21 Minutes 57 Seconds East along the South line of Phase 2, Saddlewood Subdivision as recorded in Slide 2542 D in the records of the Office of the Judge of Probate of said County, 1333.79 feet to a point witnessed by a 3” OD iron pipe 0.5’ North and 2’ East; THENCE South 00 Degrees 21 Minutes 18 Seconds West 1278.11 feet to the place of beginning, containing 36.282 acres, more or less. Subject to a drainage easement more particularly described as: Commencing at the Southwest corner of Lot 22, Summer Lake Subdivision, Phase One, recorded on Slide 2224 A&B, Probate Records, Baldwin County, Alabama; THENCE South 00 Degrees 49 Minutes 26 Seconds West for a distance of 40.05 feet to the South right-of-way of Manley Road; THENCE North 89 Degrees 51 Minutes 57 Seconds East along said right-of-way for a distance of 31.30 feet; THENCE South 00 Degrees 13 Minutes 25 Seconds West for a distance of 660.00 feet; THENCE South 89 Degrees 49 Minutes 00 Seconds East for a distance of 660.00 feet; THENCE South 00 Degrees 21 Minutes 23 Seconds West for a distance of 115.00 feet; THENCE North 89 Degrees 20 Minutes 53 Seconds West for a distance of 20.00 feet; THENCE North 00 Degrees 21 Minutes 23 Seconds East for a distance of 115.00 feet; THENCE South 89 Degrees 20 Minutes 53 Seconds East for a distance of 20.00 feet to the Point of Beginning. Also, together with and subject to all other rights of way, covenants, easements and restrictions of record. PPIN 5735 300 ft variance Pa r cel Number Pin Owner Name Ma ill ng Address City State Zip. Prop St# Prop St Name 05-46-08-28-0-000-014.001 84046 SCHONEMANN, DOUGLAS WAYNE & KATRINA B 8505 COUNTY ROAD 34 FAIRHOPE Al 36532 8651 CO R034 05-46-08-28-0-000-023.010 1 14642 BURKHOLDER, HAROLD G ETAL BURKHOLDER, CA AND RMEN R 8769CO RD 34 FAIRHOPE Al 36532 8769 CO RO 34 05-46-08-28-0-000-014.007 114996 CH ISLETT, JOHN WILLIAM ETUX SALLY PO BOX 1466 FAIRHOPE Al 36533 8453 CO RO 34 05-46-08-33-0-000-001.000 4485 PUCKETT KENDALL RAND PUCKETT ANGELA H 8672 COUNTY ROAD 34 FAIRHOPE AL 36532 8672 CO RD 34 05-46--08-33-0-000-003.000 46600 ROHE; FRANK ETUX BRENDA M 17956 ANNIE WILSON LN FAIRHOPE AL 36532 17956 ANNIE WILSON LN 05 -46-08-28-0-000-023.007 90776 MERCER, CHASE A LEXANDER ETAL MERCER, LES AND LIE MARIE sn1co RD34 FAIRHOPE AL 36532 8777 CO RD 34 05 -46-08--33-0-000 -003 .001 12381 ENGLISH, JAMES G ETUX LINDA G PO BOX88 1 FAI RHOPE AL 36533 8546 CO RD 34 05-46-08-28--0-00D-0 23 .002 49091 SCOTT, DARLENE LAS TRUSTEE OF THE DAR LENE L SCOTT REVO( 8751 CO RD 34 FAI RHOPE AL 36532 8751 CO RD 34 05-46-08-28-0-000-014.002 106169 REEVES, KASEY 119 GARRI SON BLVD FAI RHOPE AL 36532 0 CO RD 34 05-46-08-28-0-000-023 .008 103760 AL LGOOD, GLEN ETAL AUGOOD, BARBARA 8775CORD 34 FAIRHOPE AL 36532 8775 CO RD 34 05-46-08-33-0 -000-001 .001 48356 TOMECEK, JERRY JAMES ETAL TOMECEK, MARY ANN AS TRUSTE 8582COR D 34 FAIRHOPE Al 36532 8582 CO RD34 05·46·08-33-0-000-001.004 55826 TRAVIS, CHARLES A ETUX GLENDA D 8770CO RD 34 FAIRHOPE Al 36532 8770 ca RD34 05·46-08-33-0-000-001.007 60947 BURKHARDT, AMY R ETAl SHEPPARD, BUDDY LE AND E 8730CO RO 34 FAIRHOPE A l 36532 8730 ca RD34 OS-46-08-28-0-000-014.008 ,202912 FAIRHOPE, CITY OF POBOX429 FAIRHOPE A l 36533 0 CO RD 13 05-46-08-33-0-000-002.002 251865 NELSON, RAYMOND M JR ETAL NELSON , GLENDA AND R 8600CO RD 34 FAIR HOPE AL 36532 8600 CO RD34 05-46-08-33-0-000-002.003 300042 DEAN, CHRIS ETUX COURTNEY 1 7929 ORCHARDS LN FAIRHOPE AL 36532 17939 ORCHAROS LN 05-46 -08-33-0-000-002.001 243464 LEBLANC, SEAN P ETAL LEBLANC, ALLISON C 8638CO RO 34 FAIRHOPE AL 36532 8638 CO R034 OS-46 -08-33 -0 -000-005 .000 41094 STREET KENDALL C 8370 COUNTY ROAD 34 FAIRHOPE AL 36532 8370 CO RD 34 05-46-08 -2 8-0-000·014.067 364100 SADDL EWOOD HOMEOWNERS' ASSOCIATION INC PO BOX 1739 FAIRHOPE AL 36533 0 SILO LP 05-46-08-28-0-000 ·014.066 364099 VINZANT, RICHARD LEE ETAL VINZANT, LILLY ANO MARIE 270 SILO LOOP FAIRHOPE AL 36532 270 SI LO LOOP 05--46-08-28-0-000 -014.076 364109 HITCHCOCK ALLEN R AND HITCHCOCK DAVALEE 265 SILO LOOP FAIRHOPE AL 36532 265 SILOlOOP 05-46-08-28-0-000·014.086 364119 MCKINNEY, G THOMAS ETAL MCKINNEY, CAROL AND G 307 STAVE MILL DR FAIRHOPE AL 36532 307 STAVE MILL RD 05-46-08-28·0·000-014.080 364113 BAXTER, JOSHUA B ETAL BAXTER, KRISTIN L 281 SILO LOOP FAIRHOPE AL 36532 281 SILO LOOP 05-46-08-28-0-000-014.085 364118 FAWCETT, JAMES ETAL FAWCITT, FEUC IA 303 STAVE MILL DR FAIRHOPE AL 36532 303 STAVE MILL DR 05,,4~8~8-0-..000-0 14.068-364101 KELLE-¥, CHARLES--0-H A b-KE--bl-f.Y, Al.Id SO N-b-AND--IG HT 266-SII.G-LOOP FAIRHOPE-AL-f3653'.: 266 Sl bO-W(r 05-46-08-28-0-000-014.069 364102 MAJCHROWSKI, ELIZABETH 262 SILO LOOP FAIRHOPE AL 36532 262 SI LO LOOP OS-46-08-28-0-000-014.065 364098 NOWELL, JONATHAN HAL NOWELL, IRENA 274 SILO LOOP FAIRHOPE AL 36532 274 SI LO LOOP 05-46-08-28-0-000 -014.079 36411 2 JOYN ER, TIMM 277 SILO LOOP FAIRHOPE AL 36532 277 SI LO LOOP 05-46-08-28-0-000-014.07 1 364104 DAWADI, JAGAD ISH 254 SILO LOOP FAIRHOPE AL 36532 254 SILO LOOP 05 -46-08-28-0-000 -014.087 364120 BUTTERF IELD, EDWARD STANLEY JR AND BUmRF IELD, CAMILLI 311 STAVE M ill OR FAI RHOPE Al 36532 311 STAVE MILL RD ()5-46-08-28-0-00_0-014 .0_64 3_6g{J9L LBACH,_10.lil'.'l W_E.TAL .BACH,.SAND.RA _G 278 SILO _LOOP. -. F.AIRHOP.E AL_ 36532 _ 228 SI LO_LOClP - 05-46-08-28-0-000-014.082 36411S PANCHAL, BHAVESHK U MAR ETAL PANCHAL, BHAK AND Tl 289 SILO LOOP FAI RHOPE AL 36532 28 9 SI LO LOOP 05-46-08-28-0-000-014.083 364116 THAGGARD, JOHN M ETA L MERCKLE, LYNDSEY MAND ICHEL LE 29.3 SILO LOOP FAI RHOPE AL 36532 293 SI LO LOOP 05 -46-08-28-0 -000-014.078 364111 VONTROBA, RONALD ETAL VONTROBA, SANDRA A 273 SILO LOOP FAI RHOPE AL 36532 27 3 SI LO LOOP 05-46·08·28-0-000-014.o?O 364103 WRIGHT, DANIEL BRIAN ETAL WRIGHT, JENUTH AND MELISSA 258 SILO LOOP FAI RHOPE AL 36532 258 SI LO LOOP 05-46-08-2 8-0-000-014.081 364114 GIGLIOTTI, NICHOLAS 285 SILO LOOP FAIRHOPE AL 36532 285 SILO LOOP 05-46-08·28-0-000-014.077 364110 ARBAUGH ALISSA AND ARBAUGH SETH 269 SILO LOOP FAIRHOPE AL 36532 269 SI LO LOOP 05-46-08-28-0-000-014.088 364121 PRINCE, DARRYL K 315 STAVE MILL DR FAIRHOPE AL 36532 315 STAVE MILL DR 05-46-08-28-0-000-014.073 364106 RAD FORD , DESTINY LAS HAE ETAL Gt LL, BUCK AND HARDY 253 SILO LOOP FAI RHOPE AL 36532 253 SI LO LOOP 05-46--08 -28-0 -000-014.130 631397 SCHONEMANN KATRINA AND SCHONEMANN DOUGLAS 8505 COUNTY ROAD 34 FA IRHOPE Al 36532 8505 CO RD 34 05-46-08 -28 ·0 -000-014.000 5735 BURMEISTER, W I LLI AM H OR BONNIE M BURMEISTER OR KATRtr 8505 COUNTY ROAD 34 FAIRHOP E Al 36532 8505 CO RD 34 05·46·08-28 -0-000-001.135 249973 THIBODEAUX, JAMES LYLE ETAL THIBODEAUX, AND ANNA MARIi 179 PEMBERTON LOOP FAIRHOPE AL 36532 179 PEMBERTON LOOP 6/24/2025 PP IN 5735 300 ft variance 05-46·08-28-0-000-001.136 249974 STONE CLARENCE WAND STONE ALI CIA M 177 PEMBERTON LOOP OS-46-08 -28-0-000-014 .129 631393 SCHONEMANN KATRINAANDSCHONEMANN DOUGLAS 8505 COUNTY ROAD 34 -- 05-46-08-28-0-000-014.075 364108 DUCHETTE, DUSTIN R ITAL DlJCHETTE, KATH ER AND INE M 261 SILO LOOP OS -46-08-28-0-000-014 .072 364105 DILIBERTO, JAY ET AL DILIBERTO, HEIDI 250 SILO LOOP 05-46-08-28-0-000-014 .063 364096 CORNWALL, CHARLES L ITAL CORNWALL, JEANN ANDES 282 SILO LOOP 05-46 -08-28-0-000-001.133 249971 HARBIN, PATRICK ITAL HARB IN, BRANDY GARD AND NER 183 PEMBERTON LOOP 05-46-08-28-0-000-014.074 364107 WOLFE JEFFR EY SCOTT AND WOLFE ERIN COTTEN 257 SILO LOOP 05-46-08-28-0-000-014.011 353010 SADD LEWOOD HOMEOWNERS ASSOCIATION INC PO BOX 1 739 05-46-08-28-0-000-001 .134 249972 HIGDON ANTHONY GLEN JR AND HIGDON ELIZABETH MCPHERSC 366 WISTERIA ST 05-46-08-28-0-000-014.084 1364117 BROOKS, MICHAEL STEVE ITAL BROOKS, PATRI AND CIA F 297 SILO LOOP FA IRHOPE AL 36532 177 PEMBERTON LOOP FA IRHOPE AL 36532 8505 CO RD 34 -- FAIRHOPE AL 36532 261 SILO LOOP FA IRHOPE AL 36532 250 SILO LOOP c-- FAIRHOPE AL 36532 282 SILO LOOP -FAIRHOPE AL 36532 183 PEMBERTON LOOP -FAIRHOPE AL 36532 257 SILO LOOP FAIRHOPE Al 36533 0 CO RD 34 FAIRHOPE Al 36532 181 PEMBERTON LOOP FAIRHOPE Al 36532 297 SILO LOOP S'1"A'i~ c:; .' .1.AOA'.'J A BALD \/"JIN CO UNTY ' 1, TEDD Y J. FAUST, JR., Revenue Commissioner In and for sai d State and Cou nty, do h ~reby c~rt Jy ~1a hi s is a true and correct copy of the reco rds of this office. ~ ~d/jc:l..;r A--4 6/24/2025 CITY OF FAIRHOPE APPLICATION FOR APPROVAL TO CONSTRUCT SANITARY SEWER AND/ OR WATER DISTRIBUTION FACILITIES IN THE CITY OF FAIRHOPE PLANNING JURISDICTION I. GENERAL INFORMATION Applications for approval to construct wastewater facilities and/or water distribution facilities within the City of Fairhope planning jurisdiction shall be completed and submitted by the appkant to the City of Fairhope Sewer Superintendent for approval. Approved applications will be required for Fairhope Planning Commission approval offacilities or developments within the Fairhope Planning Jurisdiction. Review and approval of this application is a pre-requisite to submission of a preliminary plat application to the City of Fairhope Planning Commission , as appropriate . Applications shall include the following general information items in addition to completion of Items II through VIII and conformance with the attached Division 11 -Design Criteria Provisions: 1. Project name and description of area served 2. Total area served , (Acres) 3. Estimated start of construction date 4. Estimated construction completion date 5. A map showing the design service area of the proposed sanitary sewer system II. APPLICANT I, the undersigned, am fully aware that the statements made in this application for approval of wastewater and/or water facilities are true , correct and complete to the best of my knowledge. 22859 US 98 Bu iding H , Fairhope , AL 36532 8~ LBc ,IMA:C Mailing Address Signature of Applicant 251 .3 32.2061 Blake Lockhart Tefephone No. Name and Title Feburary 18, 2025 BCP Acq uis iti ons , LLC . Date Representing Owner/Company 111. ENGINEER This is to certify that this application has been prepared under my direction and the plans and specifications for these wastewater and/or water facilities have been designed by me and are in conformance with sound engineering practices and the City of Fairhope requirements . 11PloMet.in St Sta E:; Dt1fh1tt-AL--_~---~----· ~--- Mailing Address Signature of Engineer c~!~v~·tl:'j Chris Lieb , Member Name and Title Al~a~egistration Number I -1 IV. CRITICAL ELEVATIONS FOR WASTEWATER FACILITIES A. Twenty-five (25) year flood B. Top of lowest manhole C. Invert of proposed pipe at each existing manhole connection D. Invert of existing manhole(s) E. Top of lift station structure F. Invert of lift station influent line(s) G. Pump(s) on H. Pump(s) off V. QUANTIFICATION OF DESIGN FOR WASTEWATER FACILITIES 1. 2. 3. 4. 5. 6. 7. 8. A. FLOW NO. OF UNITS Single Family Dwelling Condominiums, Apartments Swimming Pools Motels School Commercial Industrial Other Average Daily Flow Minimum Daily Flow Peak Hourly Flow Peak Daily Flow Peaking Factor B. GRAVITY SYSTEM 1. Pipe material 2. Pipe diameter (inches) 21 @ @ @ @ @ @ @ @ 450 450 3. Minimum Slope (percentage) 4. Pipe velocity (cfs) 5. Minimum depth of cover (feet) I -2 WATER DEMANDS (GPM) FLOW/UNIT (GPO) 9 ,450 GPO GPO GPM MGO ESTIMATED FLOW (GPO) 450 C. FORCE MAIN SYSTEM 1. Force Main a. Pipe material b. Pipe diamete r (inches) c. Minimum design flow velocity {fels) In pipe d. Minimum depth of cover (feet) 2. Head Condit ions a. Static head (feet) b. Friction head (feet) c: Total dynamic head (feet) 3. Wet-Well a . Volume, (cf) b. C. Min. detention time at peak hourly flow (minutes) Time between pumps on (minutes) 4. d. e. Pumps a . b . C. d. e . f. g. Ventilation p resent Strainer basket present Pump manufacturer/Model No. Type of pumps Number of pumps Pump capacity No. 1 ____ GPM @ ___ TOH ; No. 2 ___ GPM@ TDH: Pump controller Manufacturer/Model No. Flow totalizing capability present Equipment weight pump , lbs. motor , lbs. 5. Electrica l a. Electrical panel layout b. Voltage c. Phase d. Automatic restart capability e. Alarm manufacturer/Model No. f. SCADA system I -3 ___ HP ___ HP 6. Building a. Interior 3/4" hose bibb present b. Mini mum unobstructed distance around equipment (feet) c. Loading dock present d. Overhead support beam present e. Ventilator present f. Number of electrical receptacles 120 volt 230 volt g. Freeboard of curb (inches) h. Area of buildi ng (sf) VI. CRITICAL ELEVATIONS FOR WATER FACILITIES A . Minimum elevation of three feet above the 100-year flood plain for all above ground structures B. Pumps (on) C. Pumps (off) VII. QUANTIFICATION OF DESIGN FOR WATER FACILITIES A. FLOW The pumps shall have a rated capacity of _____ GPM when operating against a TDH of _____ . The pumps shall also deliver not less than 150% of rated capacity at a pressure not less than 65% of rated pressure. Minimum suction pressure is ___ PSIG. Motor and pump speed shall not exceed ___ RPM . Pump pressure shut-off head shall not exceed 140% of rated pressure. VIII. REQUIRED SU BM ITT ALS A TT ACHED WITH THIS APPLICATION A. Drawings and Specifications B. Site plan detailing area to be served C. Calculations D. Pump curves E. Building construction plans F. O/M manuals G. Permanent Easement Descriptions 1. Sanitary Sewer Mai ns or Water Mains (Minimum 20 ft. width). If both sanitary sewer mains and water mains are installed, a minimum 30 feet width shall be required . H. Deeded Property to the City for Pumping Stations 1. Pumping Stations for either wastewater or water (Minimum 30 ft. x 30 ft.} I. Flood verification certificates for fa cilities constructed within the 100 year flood plain 1-4 CITY OF FAIRHOPE P.O. ORA WER 429 FAIRHOPE, AL 36533 251/928-2136 PETITION FOR ANNEXATION STAT E O F ALABAMA C OUNTY OF BALDWIN )( )( We, the undersigned PETITIONER(S), owner(s) of the lands in fee simple described in the attached EXHIBIT A, such property being without the Corporate Lim its of the City of Fairhope, A labama, but being contiguous to the said Corporate Limits; and such property not lying within the corporate limits or police jurisdiction of any other municipality, do, by these presents , hereby petition the City of Fairhope , a municipal corporation, that said property be annexed into the City of Fairhope, A labama . The subject land is delineated on the map attached hereto as EXHIBIT B that will be prepared by the City of Fairhope to verify property is contiguous . This petition is filed under authority of Section 11-42-2 I, Code of Alabama , 1975, as amended . □ This petition is for R-1 Zoning C& The condition of the Petition is that zoning be established as_R_-_1_s _____ _ Concurrent with Annexation. (Zoning Request) Is this property colony property ___ Yes X No. If this property is colony erty, the Fairhope Single Tax Office must sign as a petitioner . Signature of Petitioner Signature of Petitioner /(,.;, ti? rdA 7l. ~ A O,i '<..W\ A t'1 r1 Print petitioner's name Print petitioner's name Print petitioner's name Physical Address of property being annexed: 05-46-08-28-0 -000 -014 .000 Petitioner's Current Phys ical Address : St St Co u 1t ¾ a.oaJ 3lf Petitioner's Curren t M ailing Addr~s,s: I e,. s-1 e,,. fl 4c,, ~oa.J -s-, Telephone Number(s): 2S-/-t/59 • 3o(, I --------~--------------Home Work Tax Parcel ID Number: 05-46-08-2S -0-000 -0 14 -000 Si ze of Property : ____ 3_7,_J;/., ~(.t't.!I Petition for Annexation Page -2- ota[Y P bJ.i'i)p and for said State and County, hereby certi y that 4 -1\..._..l-f-.µ.....u..~~...v~I-L~lv fi~~s) is/are signed to the forgoing Petition and who is are known to me, this day appeared before me and, being first duly sworn, acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date. (Se Given under my Hand and Seal this O day of.....,....,..::.=...~-• 2ofl!2_, TIFFANEY WILLIAMSON Notary Public Alabama State at Large My Commission Expires My commission expires November 8, 2025 1---..... ...-i .................. I, ______________ a Notary Public in and for said State and County, hereby certify that ____________ whose name(s) is/are signed to the forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn, acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date . Given under my Hand and Seal this ___ day of _____ , 20 __ , (Seal) Notary Public My commission expires ________ _ I, ______________ a Notary Public in and for said State and County, hereby certify that ____________ whose name(s) is/are signed to the forgoing Petition and who is/are known to me, this day appeared before me and, being first duly sworn , acknowledge that he/she/they have voluntarily executed this Petition on this day same bears date. Given under my Hand and Seal this ___ day of _____ , 20 __ , (Seal) Notary Public My commission expires ________ _ From:Alice Reyes To:planning Subject:Planning Department of Fairhope Date:Monday, August 18, 2025 6:00:16 PM To Fairhope Planning Department, In reference to Case: ZC 25.06 Request: Conditional annexation to R-1B PPIN #: 5735 We have no objection for zoning the 30 acres of property on 8505 County Road 34,from notice we received by mail. We Mr & Mrs Clarence Wayne/Alice Stone are located behind the property on Pemberton Loop. We will be out of town for the meeting and will not be able to attend. Hopefully this notice will be sufficient. Thank you, Clarence Wayne & Alice Stone Sent from my iPhone Begin Case ZC 25.07 Zoning Ordinance Amendments AMENDED JUNE 3, 2025 ATTEST : CITY OF FAIRHOPE FAIRHOPE, ALABAMA . ZONING ORDINANCE ORDINANCE NO. 1253 ADOPT ED BY THE CITY COUNCIL ON 27 JUNE 2005 Ord.No./. • hedin THE FAI on,---,+-rr---_,.,p~'=+r~~ FAIRHOPE ZONING ORDINANCE i TABLE OF CONTENTS Article I. General A.Title B.Purpose and Authority C.Applicability 1.Establishment of Districts 2.Application of Regulations 3.Interpretation of District Boundaries 4.Adoption, Identification and Changes to the Official Zoning Map 5.Text Amendments 6.Newly Annexed Land 7.Conflicts with Other Laws 8.Severability and Validity Article II. Procedures A.Review Bodies 1.City Council 2.Planning Commission 3.Director of Planning 4.Board of Adjustments B.Applications C.Review Procedures 1.Zoning Amendments 2.Site Plan 3.Board of Adjustment Application 4.Permits and Certificates Article III. Zoning Districts A.Purpose and Intent of Zoning Districts B.Allowed Uses 1.Use Table 2.Accessory Uses 3.Temporary Uses C.Dimension Standards 1.Lots and Principle Principal Structure - Dimension Table 2.Residential Accessory Structures - Dimension Table 3.Yards 4.Free-standing Commercial Structures 5.Waterfront Lots D.Special Conditions for Uses 1.Recreational Vehicle Parks 2. Townhouses 3.Patio and Garden Homes 4.Automobile Service Stations and Convenience Stores 5.Home Occupations 6.Cemeteries 7.Storage and Parking of Trailers and Commercial Vehicles 8.Personal Storage 9.Accessory Dwelling Units 10.Building Materials on Commercially Zoned Property 11. Body-Piercing Studios, Non-Chartered Financial Institutions, Palm Readers, Pawn Shops, and Tattoo Parlors 12. Restaurants and Accessory Bars in the M-1 Light Industrial District 13. Multi-Family/Apartment 14.Mixed-Use Building FAIRHOPE ZONING ORDINANCE Article IV. Site Design Standards A. Open Space B. Screening, Lighting and Landscape Material C. Streetscape D. Site Access and Internal Circulation E. Parking F. Stormwater Management G. Tree Preservation Article V. Special Districts and Uses A. PUD - Planned Unit Development B. CBD - Central Business District Overlay C. FH-1 Flood Hazard District D. R-6 Manufactured Home District E. AO - Airport Overlay F. P-1 Parking District G. TR - Tourism Resort District H. MO - Medical Overlay District I. HTD - Highway Transitional District Article VI. Village Districts [Reserved] A. VRM - Village Residential Mix B. NVC - Neighborhood Village Center C. CVC - Community Village Center D. Village Zoning Special Review Procedures Article VII. Non-conformities A. Purpose and Intent B. Non-conforming Structures C. Non-conforming Uses D. Non-conforming Lots E. Maintenance of Non-conformities F. Adjacent Land Article VIII. Enforcement A. Penalties B. Remedies C. Appeal Article IX. Definitions and Interpretation A. Interpretation B. Description of Uses C. Defined Terms Appendix A – Applications and Submittal Requirements Appendix B - Map Amendment Ordinances Appendix C – Text Amendment Ordinances Article I Section A General Title FAIRHOPE ZONING ORDINANCE 1 Article I General A. Title B. Purpose and Authority C. Applicability 1. Establishment of Districts 2. Application of Regulations 3. Interpretation of District Boundaries 4. Adoption, Identification and Changes to the Official Zoning Map 5. Text Amendments 6. Newly Annexed Land 7. Conflicts with Other Laws 8. Severability and Validity A. Title This ordinance shall be known and may be cited as the “Zoning Ordinance” for the City of Fairhope, Alabama. B. Purpose and Authority 1. Authority This ordinance, and all subsequent amendments, is adopted pursuant to the authority granted by Section 11-52-1 et seq. Code of Alabama, 1975 (as amended). 2. Purpose This ordinance is adopted for the following purposes, all in accordance with the Comprehensive Plan of the City of Fairhope, Alabama: a. to lessen congestion in the streets; b. to secure safety from fire, panic, and other dangers; c. to promote health and general welfare; d. to provide adequate light and air; e. to prevent overcrowding of land; f. to avoid undue concentration of land; and, g. to facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements. Article I Section C General Applicability FAIRHOPE ZONING ORDINANCE 2 C. Applicability 1. Establishment of Districts The following districts are established to maintain the character of the districts and their suitability for particular uses, and to conserve the value of buildings and encourage the most appropriate use of land throughout the municipality. • R-A - Residential/Agriculture District • R-1 - Low Density Single-Family Residential District • R-1(a) - Low Density Single-Family Residential District • R-1(b) - Low Density Single-Family Residential District • R-1(c) - Low Density Single-Family Residential District • R-2 - Medium Density Single-Family Residential District • R-3 - High Density Single-Family Residential District • R-3 PGH - High Density Single-Family Patio Garden Home Residential District • R-3 TH - High Density Single-Family Townhouse Residential District • R-4 - Low density Multi-Family Residential District • R-5 - High Density Dwelling Residential District • R-6 - Manufactured Home District • B-1 - Local Shopping District • B-2 - General Business District • B-3a - Tourist Resort Lodging District • B-3b - Tourist Resort Commercial Service District • B-4 - Business and Professional District • M-1 - Light Industrial District • M-2 - General Industrial District • CBD - Central Business District Overlay • AO - Airport Overlay • P-1 - Parking District • FH-1 - Flood Hazard District • PUD – Planned Unit Development • VRM – Village Residential Mix [Reserved] • NVC – Neighborhood Village Center[Reserved] • CVC – Community Village Center[Reserved] • HTD – Highway Transitional District • REC-1 – Active Recreation • REC-2 – Passive Recreation 2. Application of Regulations a. Use: No building or land shall be used or occupied and no building or part there of shall be erected, constructed, moved, or altered except in conformity with the regulations for the district in which it is or is to be located. b. Structures: No structure shall be erected, constructed or altered so as to exceed the height limit or dimensional standards specified in the regulations herein for the district in which it is located. c. Lots: No lot shall be reduced in size below the minimum requirement for lot width or depth, front, side, or rear yard, inner or outer courts, lot area per family or other requirements of this ordinance. This section shall not apply when a portion of a lot is acquired for public use. 3. Interpretation of District Boundaries Where uncertainty exists with respect to the boundaries of any of the districts as shown on the official zoning map, the following rules shall apply: Article I Section C General Applicability FAIRHOPE ZONING ORDINANCE 3 a. Unless otherwise indicated, the district boundaries shall be construed to follow property lines, land lot lines, center lines of public rights-of-way, shorelines of bodies of water, or civil boundaries. b. Where district boundaries are approximately parallel to the centerlines of rights-of-way or of shorelines of bodies of water, district boundaries shall be construed as being parallel to these lines at the distance indicated on the official zoning map. If no distance is given, the dimensions shall be determined by the use of the scale shown on the official zoning map. c. Where a public right-of-way is officially vacated or abandoned, the regulations applicable to the property to which it is reverted shall apply to the vacated or abandoned right-of-way. d. The final determination of a district boundary shall be made according to the legal description contained in the adopted ordinance. If the description is incomplete, the city council shall determine the legislative intent and may, if necessary, adopt an amending ordinance to correct the district boundary. 4. Adoption, Identification and Changes to the Official Zoning Map The current zoning map of the City, which is maintained by the Director of Planning and Building or his / her designee under the direction of the Mayor and kept on file at City Hall, shall continue to be the official zoning map of the City and nothing contained herein shall be construed to alter or amend the current zoning map. A copy of said map is attached hereto as Exhibit “A”. Future changes in district boundaries shall be made on the zoning map for convenience and reference. Map amendments to the zoning ordinance shall be made in accordance with the procedures established in Article II hereof. This official ordinance approving the map change shall be recorded in Appendix A of the Zoning Ordinance. In the event of a conflict between the map and this zoning ordinance or any amendment hereto, the legal description from the particular ordinance shall control. 5. Text Amendments Text amendments to the Zoning Ordinance shall be made according to the procedures established in Article II. Ordinances amending the text of the Zoning Ordinance shall be recorded in Appendix C of this ordinance. 6. Newly Annexed Land Property annexed into the City shall be zoned according to the following: a. Property shall have any zoning designation given to it by the City Council according to the procedures specified in this ordinance. b. Where no designation is given by the City Council and the property is otherwise un-zoned, it shall be classified as R1 – Low Density Single Family Residential District. c. Property annexed into the City that is zoned by Baldwin County shall be classified as the most similar district at the time of application, unless a different classification is given by the City Council. The Director of Planning and Building shall make the determination of the most similar district. Similar classifications do not require due process and public notice procedures before the Planning Commission or the City Council. These requests are considered directly by the City Council at the time of annexation consideration. If the applicant requests a different zoning district then the case shall follow the annexation contingent on zoning procedures. 7. Conflicts with Other Laws Whenever the requirements of this ordinance conflict with the requirements of any other lawfully adopted statutes, rules, regulations, or ordinances, the most restrictive, or that imposing higher standards, shall govern. 8. Severability and Validity Each phrase, sentence, paragraph, section or other provision of this ordinance is severable from all other such phrases, sentences, paragraphs, sections and provisions. Should any phrase, sentence, paragraph, section or provision of this ordinance be declared by the courts to be unconstitutional or invalid, such declaration shall not affect any other portion or provision of this ordinance. Article II Section A Procedures Review Bodies FAIRHOPE ZONING ORDINANCE 4 Article II Procedures A. Review Bodies 1. City Council 2. Planning Commission 3. Director of Planning 4. Board of Adjustments B. Applications C. Review Procedures 1. Zoning Amendments 2. Site Plan 3. Board of Adjustment Application 4. Permits and Certificates A. Review Bodies 1. City Council The City Council shall exercise all final legislative authority over zoning matters as provided in this ordinance. 2. Planning Commission a. Establishment and Authority: The Planning Commission of the City of Fairhope is established according to Title 11, Chapter 52 of the Code of Alabama (1975), as amended, and Article 17 of the City Code. The Planning Commission shall exercise the authority granted by the Code of Alabama, the City Code, and the Zoning Ordinance. b. Memberships: (1) The commission shall consist of nine members having the following qualifications: • A member of the city council, to be selected by it; • The mayor; • An administrative official of the city, appointed by the mayor; • Six members, appointed by the mayor, who shall reside in or have as their principal place of employment, the City of Fairhope, Alabama or its planning jurisdiction who hold no other public office in the City of Fairhope. • This subsection is intended to comply with the terms of Chapter 52 of Title 11 of the Code of Alabama (1975), as amended, with respect to the members of the Planning Commission. To the extent those terms are altered, amended, replaced or otherwise changed, this subsection shall be construed so as to apply with such altered, amended, replaced or changed terms. (2) The mayor, the city councilperson, and the city administrative official shall be ex-officio members of the commission having full privilege of participation in the business of the commission, including voting privileges. Their terms shall correspond to their respective official tenures except that the terms of the administrative official selected by mayor shall terminate with the term of the selecting mayor. Article II Section A Procedures Review Bodies FAIRHOPE ZONING ORDINANCE 5 (3) All members shall serve without compensation but may be reimbursed for actual expenses incurred in connection with their official duties. All members shall be provided with relevant information outlining conflict of interest laws. (4) The Director of Planning and Zoning shall serve in an advisory capacity to the commission and shall attend all meetings, unless excused by the commission, but shall not vote. (5) The terms of the six members citizen employees shall be on in accordance with the applicable law; provided; however, that nothing in this zoning ordinance shall be construed so as to shorten the term of any current citizen appointee. (6) The vacancy on the commission shall be filled for the un-expired term by the mayor in the case of members appointed by the mayor or by the council in the case of a member selected by the council. Members appointed by the mayor may be removed by the mayor and the member appointed by the council may be removed by the council for inefficiency, neglect of duty or malfeasance in office after a public hearing held pursuant to written charges. c. Rules of Procedure: The Planning Commission shall establish bylaws under which to operate as provided by law. d. Duties and Powers Under Zoning Ordinance: The Planning Commission shall have the following powers and duties under the Zoning Ordinance: (1) To review and make recommendations on zoning amendments for compliance with the Comprehensive Plan. (2) To review and approve site plans consistent with the standards in this ordinance and the existing zoning for the property. (3) To propose zoning amendments to the City Council; (4) To advise the City Council on implementation of the Comprehensive Plan, and; (5) Other duties as authorized by the Code of Alabama (1975), as amended, and the City Code. 3. Director of Planning and Zoning The Director of Planning and Zoning shall be the municipal zoning officer, or the zoning officer’s representative whose duties shall be as follows: a. The Director of Planning and Zoning is authorized and empowered on behalf and in the name of the council to administer and enforce the provisions of this ordinance including: (1) Receive applications; (2) Inspect premises, and issue certificates of zoning compliance, and certificates of occupancy for uses and structures which are in conformance with the provisions of this ordinance; (3) Interpret the meaning of the ordinance in the course of enforcement; (4) Propose zoning amendments as provided in this ordinance; and, (5) Advise the Planning Commission and City Council on implementation of the Comprehensive Plan. b. The Director of Planning and Zoning shall keep records of certificates of occupancy issued, maps, plats and other documents with notations of all special conditions involved. Director shall file and safely keep copies of all sketches and plans submitted, and the same shall form a part of the records of his office and shall be public record. Article II Section A Procedures Review Bodies FAIRHOPE ZONING ORDINANCE 6 4. Board of Adjustments a. Establishment and Authority: The Board of Adjustment of the City of Fairhope, Alabama is hereby established according to the Code of Alabama (1975), as amended. b. Membership: (1) The Board shall consist of five members, appointed by the City Council of the City of Fairhope, Alabama for overlapping terms of three years. (2) The initial appointment of the Board shall be as follows: two members for one year; two members for two years; and one member for three years. (3) Any vacancy in the membership shall be filled for the unexpired term in the same manner as the initial appointment. Members shall be removable for cause by the council upon written charges and after public hearing. (4) No member shall hold any other public office or position. (5) Every member shall reside in the city limits of the City of Fairhope, Alabama. c. Rules of Procedure: The Board shall observe the following procedures: (1) The board shall adopt rules in accordance with the provisions of this ordinance for the conduct of its affairs. (2) The board shall elect one of its members as chairman, who shall serve for one year or until he is reelected or his successor is elected. (3) The board shall appoint a secretary. (4) The meetings of the board shall be held at the call of the chairman and at other times as the board may determine. The chairman, or in the chairman’s absence the acting chairman, may administer oaths and compel the attendance of witnesses by subpoena. (5) All meetings of the board shall be open to the public. (6) The board shall keep minutes of its proceedings, showing the voice vote of each member upon each question, or indicating absence or failure to vote, and shall keep records of its examinations and other official actions, all of which shall be immediately filed in the office of the clerk and shall be a public record. d. Duties and Powers: The Board shall have the following duties and powers: (1) Administrative Review - To hear and decide appeals where it is alleged there is error in any order, requirement, decision, or determination made by the Director of Planning and Zoning, or other administrative official, in the enforcement of this ordinance. (2) Special Exceptions - To hear and decide special exceptions to the terms of this ordinance upon which the board is required to pass under this ordinance. (3) Variances - To authorize upon appeal in specific cases variance from the terms of this ordinance not contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this ordinance will, in an individual case, result in unnecessary hardship, so that the spirit of this ordinance shall be observed, public safety and welfare secured, and substantial justice done. Prior to granting a variance, the Board shall find that: (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography; (b) The application of this ordinance to the particular piece of property would create an unnecessary hardship; (c) Such conditions are peculiar to the particular piece of property involved; and, (d) Relief, if granted, would not cause substantial detriment to the public good or impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. (4) Uses Not Provided For: Whenever, in any district established under this ordinance, a use is neither specifically permitted or denied and an application is made by a property owner to the Director of Planning and Zoning for use, the Director shall refer the application to the Board of Adjustments which shall have the authority to permit the use or deny the use. The use may be permitted if it is similar to and compatible with permitted uses in the district and in no way is in conflict with the general purpose and intent of this ordinance. Article II Section B Procedures Applications FAIRHOPE ZONING ORDINANCE 7 B. Applications All applications submitted under this ordinance shall be made on forms provided by the Planning and Zoning Department. All applications shall be made according to the published Planning Commission schedule. In addition to the minimum information specified on the application forms, applicants may be asked, in the Director’s, Planning Commission’s, or City Council’s discretion, to submit additional information, data, or reports, as is reasonably necessary for the review bodies to make an informed decision on compliance of the application with this ordinance. C. Review Procedures Table 2-1: Procedures Review Body Ma p A m e n d m e n t (R e z o n i n g ) * Director of Planning and Zoning A RR A RR A RR A RR A RR A RR A/RR D A/RR D Planning Commission H H RR City Council H D H D D Board of Adjustment H D H D H D A = Determination of complete application subject to Section II.B. RR = Review and/or recommendation H = Public hearing subject to notice and procedure requirements of this Article. D = Final Decision * See Article VI, Section D. for special expedited review procedures for the Village Zoning Districts. 1. Zoning Amendments a. Initiation – (1) Zoning Text Amendment - An amendment to the text of the zoning ordinance shall only be initiated by the Director of Planning and Zoning, members of the Planning Commission, or members of the City Council. Other individuals requesting an amendment to the text of the zoning ordinance must get one of these authorized individuals to sponsor the proposed amendment. (2) Zoning Map Amendment - A zoning map amendment to rezone property may be initiated by a majority of the City Council, a majority of the Planning Commission, or the property owner. b. Application - An application for a zoning amendment shall be submitted on the application form provided by the Director of Planning and Zoning. The application shall include all information requested on the application form. The Director of Planning and Zoning shall determine if the application is complete. If the application is not complete, the Director of Planning and Zoning shall notify the applicant in writing indicating necessary steps to cure the incomplete application. Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 8 c. Notice – (1) Notice of Planning Commission Hearing (a) Published Notice – Notice shall be published once, at least 15 days prior to the hearing, in a newspaper of general circulation. The notice shall include the following: (i) A provision that the application will be considered by the Planning Commission; (ii) A copy of the proposed amendment or application is available at City Hall; (iii) The time and place that the application will be considered by the Planning Commission; (iv) All persons shall have an opportunity to be heard in opposition to or in favor of the amendment; (v) In the case of a zoning map amendment, a general description of any property, including any common name by which the property is known. (b) Mailed Notice –The applicant shall furnish the City the names and mailing addresses of all persons owning property within 300 feet of any specific property that is the subject of the application. Names and addresses shall be from the latest records of the county revenue office and accuracy of the list shall be the applicant’s responsibility. Where land within 300 feet involves leasehold property, the names and addresses of the landowner and the leasehold improvements shall be provided to the City. (c) Posted Notice - The Planning and Zoning Department shall post on the property being considered for a zoning change a sign that gives public notice. This sign shall be posted adjacent to a publicly dedicated street. The sign shall be posted no later than 15 days before the Planning Commission meetings and shall remain posted until after final action by the City Council. The Planning and Zoning Department shall remove the sign from the property and return it to the City within two (2) days of final action by the City Council. Failure to post this sign may result in nullification of the zoning change decision and application. (d) Upon determination of a complete application, notice of the application will be published and/or mailed. The applicant shall be responsible for all costs of notification and filing fees. (2) Notice of City Council Hearing - Prior to the City Council hearing, two notices shall occur in a newspaper of general circulation in the City, or where no such paper exists, in four conspicuous places in the City. Each notice shall be at least 15 days prior to the date when the City Council will consider the application. (a) Initial Publication - The initial publication shall be according to the following: (i) The text of the proposed amendment in full or the application; (ii) The time and place that the application will be considered by the City Council; (iii) Notice that all persons shall have an opportunity to be heard in opposition to or in favor of the application. (b) Second Publication – The second publication shall be according to the following: (i) A synopsis of the proposed application; (ii) The date and name of the newspaper or locations of the first publication; (iii) The time and place that the application will be considered by the review body; (iv) Notice that all persons shall have an opportunity to be heard in opposition to or in favor of the application. (3) Compliance with Law- the foregoing requirements are intended to comply with applicable law relating to notice. To the extent that such requirements do not so comply with applicable law or in the event any applicable law is hereafter altered, amended or otherwise modified, this section C.1.c. shall be construed so as to comply with such altered, amended or modified law. d. Review -The proposed amendment shall be reviewed according to the following: (1) A complete application shall be reviewed by the Director of Planning and Zoning. (2) The application shall be submitted to the Planning Commission at the next available meeting. The Planning Commission shall consider the application and take one of the following actions: (a) Recommend approval of the application to the City Council; (b) Recommend approval of the application to the City Council, conditioned on specific revisions; (c) Recommend denial of the application to the City Council; or (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the Planning Commission shall pass it along to the Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 9 City Council for action. Any continuance shall be for a time reasonably necessary to completely and adequately address the issue of further study. An applicant may agree to more continuances. (3) The application shall be submitted to the City Council, only with the recommendation of the Planning Commission. The City Council shall consider the application at a public hearing and take one of the following actions: (a) Approve the application; (b) Approve the application, conditioned on specific revisions; (c) Deny the application; (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the City Council shall take one of the above actions. Any continuance shall be for a time reasonably necessary to completely and adequately address the issue of further study. An applicant may agree to more continuances; or (e) Remand the proposed amendment to the Director of Planning and Zoning or to the Planning Commission for further study and discussion. An application may be remanded only once without the applicant’s consent before the City Council shall take one of the above actions. An applicant may agree to more remands. e. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; (2) Compliance with the standards, goals, and intent of this ordinance; (3) The character of the surrounding property, including any pending development activity; (4) Adequacy of public infrastructure to support the proposed development; (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; (6) Compliance with other laws and regulations of the City; (7) Compliance with other applicable laws and regulations of other jurisdictions; (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. f. Limitation on Re-submittal – No application for a zoning map amendment shall be considered within 365 days from a final decision on a previous application for the same or similar parcel of land. An application may be withdrawn without prejudice prior to the public hearing being opened by the Planning Commission. A request to withdraw an application shall be made to the Director in writing. g. Nullification for Misrepresentation – Any rezoning decision that is based in any part on testimony, plans, studies or other support that is later found to have been a material misrepresentation may be summarily nullified. Summary nullification shall require evidence of the misrepresentation at a formal Council meeting and the concurring vote of four (4) members of the City Council. It shall not require the notice and hearing necessary for a formal zoning amendment because the initial Council action will be determined null and void due to the material misrepresentation. 2. Site Plan Application, Review, and Approval Procedures a. Initiation – Review of (preliminary) site plans accompanying a zoning map amendment shall be reviewed according to the zoning amendment procedures. (Final) site plans that do not accompany a zoning map amendment shall be reviewed according to this section. Site plan approval is required when any commercial building(s) located in a business-zoning district (industrial zoning excluded) or in the CBD overlay: (1) Has a gross floor area of 10,000 square feet or greater; or, (2) More than 30% of the lot (excluding the building) is impervious; or (3) All applications for zoning map amendments to rezone property to any of the Village Districts in Article VI. However, applicants for rezoning to the village districts may elect to use the special review procedures in Article VI, Section D. for review of the rezoning application and site plans associated with a village development. Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 10 (4) A mandatory site plan review application for all mixed-use projects electing to build to 35 feet height with 33% residential, regardless of whether or not it triggers site plan review approval, must make application to the Planning and Zoning Commission for approval. a. Projects Requiring Site Plan Application, Review, and Approval – Notwithstanding anything in the Code of Ordinances to the contrary, in the following circumstances a site plan application must be submitted to the Director of Planning and Zoning and will be subject to the procedures and requirements provided in Section C.2.b through g, below: (1) Projects located in the CBD overlay or in a business-zoning district (other than M-1 and M-2), where such project will contain any commercial building that has either (i) a gross floor area of 10,000 square feet or greater; or, (ii) aggregate impervious area of more than 30% of the lot (excluding the building); and, (2) Projects located in any zoning district where such project will contain any Mixed-Use Building, Convalescent or Nursing Home, Automobile Service Station, Automobile Repair, Recreational Vehicle Park, Hotel, Motel, or Entertainment Venue. b. Application –An application for site plan review shall be submitted on the application form provided by the Director of Planning and ZoningBuilding. The application shall include all information requested on the application form. Preliminary review with the Director and the Planning Commission, prior to a formal application is encouraged. If the application is not complete, the Director shall notify the applicant in writing indicating necessary steps to cure the incomplete application. The application shall be submitted with drawings showing the location of the site and all existing and proposed buildings with sufficient information to evaluate impacts on adjacent properties. Sheet size shall be large enough to document all physical features and shall be suitable for public record. The application does not require public notice nor public hearing. c. Review – Site plan review shall occur according to the following: (1) A complete application shall be reviewed by the Director of Planning and Zoning Building. (2) Applications shall be submitted according to the published Planning Commission schedule. The Planning Commission shall consider the application and take one of the following actions: (a) Approve the site plan; (b) Approve the site plan, conditioned on specific revisions; (c) Deny the site plan; or (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the Planning Commission shall take one of the above actions. An applicant may agree to more continuances. (3) The City Council shall consider the site plan only after review and recommendation from the Planning Commission. The City Council shall have the final authority on site plan approval. d. Criteria – The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; (2) Compliance with any other approved planning documents; (3) Compliance with the standards, goals, and intent of this ordinance and applicable zoning districts; (4) Compliance with other laws and regulations of the City; (5) Compliance with other applicable laws and regulations of other jurisdictions; (6) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; (7) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values; (8) Overall benefit to the community; (9) Compliance with sound planning principles; (10) Compliance with the terms and conditions of any zoning approval; (11) Any other matter relating to the health, safety, and welfare of the community; (12) Property boundaries with dimensions and setback lines; (13) Location of proposed buildings and structures indicating sizes in square feet; Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 11 (14) Data to show percentage of lot covered with existing and proposed buildings; (15) Elevations indicating exterior materials; (16) The locations, intensity, and height of exterior lights; (17) The locations of mechanical equipment; (18) Outside storage and/or display; (19) Drive-up window locations (must be away from residential uses/districts and not in front of building); (20) Curb-cut detail and location(s); (21) Parking, loading, and maneuvering areas; (22) Landscaping plan in accordance with the City Landscape Ordinance; (23) Location, materials, and elevation of any and all fences and/or walls; (24) Dumpster location and screening; and (25) Location and size of all signage. e. Effect and Limitation on Approval – Site plan approval stands for 365 days from the approval date. If the building permit has not been issued within this time, the site plan approval shall be null and void. The Council may consider a request for extension of this time up to 180 additional days for good cause. The site plan may be amended, but amendments shall be subject to the same procedures as a new site plan approval. f. Modifications - Modifications in substantial conformance with an approved site plan may be approved by the Director of Planning and Zoning if they meet the following conditions: (1) The modification addresses actual site conditions that were not anticipated in the reviewed site plan; (2) The modification meets the intent of the site plan standards in an equivalent or improved manner than the original site plan; and (3) The modification results in no greater impact on adjacent property than the approved site plan. g. Nullification for Misrepresentation – Any site plan decision that is based in any part on testimony, plans, studies or other support that is later found to have been a material misrepresentation may be summarily nullified. Summary nullification shall require evidence of the misrepresentation at a formal Council meeting and the concurring vote of four (4) members of the City Council. It shall not require a formal site plan review process because the initial Council action will be determined null and void due to the material misrepresentation. 3. Board of Adjustment Application a. Initiation - Applications to the board of adjustment may be made by: (1) Any person aggrieved or by any officer, department, board or bureau of the City affected by any decision of the administrative officer; (2) Any person requesting a variance from the standards of this ordinance; or (3) Any person requesting a special exception as provided under this ordinance. b. Application - An application for a Board of Adjustment review shall be submitted on the application form provided by the Director of Planning and Zoning. The application shall include all information requested on the application form, including grounds for the request for relief. Applications shall be made according to the published Board of Adjustments’ schedule. If the application is not complete, the Director shall notify the applicant in writing indicating necessary steps to cure the incomplete application. c. Notice – (1) Published Notice – At least 15 days in advance of the hearing, notice shall be published in a newspaper of general circulation. The notice shall include the following: (a) A provision that the application will be considered by the Board; (b) A copy of the application is available at City Hall; (c) The time and place that the application will be considered by the Board; (d) All persons shall have an opportunity to be heard in opposition to or in favor of the amendment; (e) A general description of subject property, including any common name by which the property is known. Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 12 (2) Mailed Notice –The applicant shall furnish the City the names and mailing addresses of all persons owning property within 300 feet of the property that is the subject of the application. Names and addresses shall be from the latest records of the county revenue office and accuracy of the list shall be the applicant’s responsibility. Where land within 300 feet involves leasehold property, the names and addresses of the landowner and the leasehold improvements shall be provided to the City. (3) Upon determination of a complete application, notice of the application will be published and/or mailed. The applicant shall be responsible for all costs of notification and filing fees. (4) Compliance with Law- The foregoing requirements are intended with applicable law relating to notice. To the extent that such requirements do not so comply with applicable law or in the event any applicable law is hereafter altered, amended or otherwise modified, this section C.3.c. shall be construed so as to comply with such altered, amended or modified law. d. Review - Application review shall occur according to the following: (1) A complete application shall be reviewed by the Director of Planning and Zoning. The Director shall offer a written report on the merits of the application to the Board of Adjustments. (2) The application shall be submitted to the Board at the scheduled public hearing, with the Director’s report. The Board shall consider the application and take one of the following actions: (a) Grant the requested relief; (b) Grant the requested relief with specific conditions; (c) Deny the requested relief; or (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the Board can take one of the above actions. An applicant may agree to more continuances. e. Criteria – (1) An application for a variance shall be granted only on the concurring vote of four Board members finding that: (a) There are extraordinary and exceptional conditions pertaining to the particular piece of property in question because of its size, shape, or topography; (b) The application of the ordinance to this particular piece of property would create an unnecessary hardship. Personal financial hardship is not a justification for a variance. (c) Such conditions are peculiar to the particular piece of property involved; and, (d) Relief, if granted, would not cause substantial detriment to the public good and impair the purpose and intent of this ordinance; provided however, that no variance may be granted for a use of land or building or structure that is prohibited by this ordinance. (2) Any other application to the Board shall be reviewed under the following criteria and relief granted only upon the concurring vote of four Board members: (a) Compliance with the Comprehensive Plan; (b) Compliance with any other approved planning document; (c) Compliance with the standards, goals, and intent of this ordinance; (d) The character of the surrounding property, including any pending development activity; (e) Adequacy of public infrastructure to support the proposed development; (f) Impacts on natural resources, including existing conditions and ongoing post-development conditions; (g) Compliance with other laws and regulations of the City; (h) Compliance with other applicable laws and regulations of other jurisdictions; (i) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; (j) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. (k) Overall benefit to the community; (l) Compliance with sound planning principles; (m) Compliance with the terms and conditions of any zoning approval; and (n) Any other matter relating to the health, safety, and welfare of the community. Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 13 f. Effect of Appeal – An appeal to the Board stays all legal proceedings in furtherance of the application appealed from unless the Director certifies to the Board that a stay would cause imminent peril to life and property. In such cases, proceedings will not be stayed, unless by operation of a court of competent jurisdiction. If an appeal fails for any reason, the stay shall be lifted. g. Effect of Variance - Any variance granted according to this section and which is not challenged on appeal shall run with the land provided that: (1) The variance is acted upon according to the application and subject to any conditions of approval within 365 days of the granting of the variance or final decision of appeal, whichever is later; and (2) The variance is recorded with the Judge of Probate. h. Limitation on Re-submission – An application for the same parcel of land shall not be submitted within 365 days of final decision of the Board. Any application may be withdrawn without prejudice prior to the opening of the hearing by the Board. A request to withdraw an application shall be submitted to the Director in writing. i. Appeal – Any party aggrieved by any final judgment or decision of the Board may appeal to the circuit court. Appeal to the circuit court must occur within 15 days of the Board’s decision. Notice of the appeal shall be filed with the Board specifying the judgment or decision being appealed. The foregoing requirement relating to the time in which a party must appeal a decision of the board is intended to comply with applicable law. To the extent that applicable law is hereafter altered, amended or otherwise modified this section c.3.i shall be construed to as to comply with such altered, amended or modified law. 4. Permits and Certificates Permits and certificates shall be issued in accordance with the following provisions; a. Commencement of Building: It shall be unlawful to commence the excavation or construction of any building or other structure, including accessory structures, or to store building materials or erect temporary field offices, or to commence the moving, alterations, or repair of any structure, including accessory structures, until the building inspector of the municipality has issued for such work a building permit including a statement that the plans, specifications and intended use of such structure in all respects conforms with the provisions of this ordinance. Application for the building permit shall be made to the building inspector on forms provided for that purpose and shall be accompanied by payment of the required fee. b. Approval of Plans and Issuance of Building Permit: It shall be unlawful for the municipal building inspector to approve any plans or issue a building permit for any excavation or construction until he has inspected such plans in detail and found them in conformity with this ordinance. The municipal building inspector shall require that every application for a building permit for excavation, construction, use of land, moving or alteration be accompanied by a dimensioned plan or plat showing sufficient detail to enable the municipal building inspector to ascertain whether the proposed excavation, construction, use of land, moving or alteration is in conformance with this ordinance. At a minimum the plan or plat shall show: (1) The actual shape, proportion and dimensions of the lot to be built upon; (2) The shape, size and location of all buildings or other structures to be erected, altered, or moved and any building or other structures already on the lot; (3) The existing and intended use of all such buildings or other structures; and (4) The adequacy of provisions for control of surface drainage. If the proposed excavation, construction, moving, or alteration as set forth in the application, are in conformity with the provisions of this ordinance, the building inspector of the municipality shall issue a building permit accordingly. If an application for a building permit is not approved, the building inspector of the municipality shall state in writing on the application the cause for such disapproval. Issuance of a building permit shall, in no case, be construed as waiving any provision of this ordinance. Article II Section C Procedures Review Procedures FAIRHOPE ZONING ORDINANCE 14 c. Permits Requiring Planning Commission Review: Any permit or certificate meeting the standards of Section C.2.a. of this Article shall first require review and approval of a site plan by the Planning Commission prior to issuance of the permit or certificate. d. Expiration of Building Permit: A building permit shall not be transferable and shall be issued only to the applicant. It shall expire if work is not begun within 180 days from the date of issuance and the work for the entire project has not been completed within 365 days after issuance of the building permit. Request for a 90-day extension may be considered upon the applicant’s request made prior to the permit expiration. e. Modification: It shall be unlawful for the owner, after s/he has obtained approval of design plans, to change or substantially modify plans, either during construction or after completion without specific written approval of the building inspector. f. Certificate of Zoning Compliance and Certificate of Occupancy: No land or building or other structure erected, moved or altered in its use shall be used until the building inspector of the municipality shall have issued a Certificate of Occupancy and the Director of Planning and Zoning shall have issued a Certificate of Zoning Compliance stating that such land or structure is found to be in conformity with the provisions of this ordinance. The Director of Planning and Zoning shall perform the final inspection within reasonable time after receiving a request, and issue either a Certificate of Zoning Compliance or a denial in writing. A denial shall state the reasons for denial. Any person or firm who occupies or causes to be occupied any premises without a Certificate of Occupancy and/or a Certificate of Zoning Compliance shall be subject to citation for violation of this ordinance and shall be subject to the all remedies and penalties hereof. Article III Section A Zoning Districts Purpose and Intent FAIRHOPE ZONING ORDINANCE 15 Article III Zoning Districts A. Purpose and Intent 1. RA Residential/Agriculture District 2. R-1 Low Density Single-Family Residential District R-1(a) R-1(b) R-1(c) 3. R-2 Medium Density Single-Family Residential District 4. R-3 High Density Single-Family Residential District 5. R-3 PGH High Density Single-Family Patio/Garden Home Residential District 6. R-3 TH High Density Single-Family Townhouse Residential District 7. R-4 Low Density Multi-Family Residential District 8. R-5 High Density Dwelling Residential District 9. R-6 Mobile Home Park District 10. B-1 Local Shopping District 11. B-2 General Business District 12. B-3a Tourist Resort Lodging District 13. B-3b Tourist Resort Commercial Service District 14. B-4 Business and Professional District 15. M-1 Light Industrial District 16. M-2 General Industrial District 17. PUD Planned Unit Development 18. CBD Overlay 19. Airport Overlay 20. Flood Hazard District 21. Parking District 22. VRM – Village Residential Mix [Reserved] 23. NVC – Neighborhood Village Center [Reserved] 24. CVC – Community Village Center [Reserved] 22. HTD – Highway Transitional District 23. REC-1 – Active Recreation 24. REC-2 – Passive Recreation B. Allowed Uses 1. Use Table 2. Accessory Uses 3. Temporary Uses C. Dimension Standards 1. Lots and Principle Principal Structure – Dimension Table 2. Residential Accessory Structures – Dimension Table 3. Yards 4. Free-standing Commercial Structures D. Special Conditions for Uses A. Purpose and Intent The following zoning districts, established pursuant to Section 1.C.1 of Article I., are for the purpose of promoting the health, safety, morals and general welfare, and for the additional purposes and intent listed in Articles III, IV, V, and VI of the Zoning Ordinance, all in accordance with the Comprehensive Plan. Article III Section A Zoning Districts Purpose and Intent FAIRHOPE ZONING ORDINANCE 16 1. R-A Residential/Agriculture District: This district is intended as a rural environment providing primarily agriculture and agriculture-related uses. Residential uses are allowed at overall low density to support rural and agriculture lifestyles proximate to the city. This district may also be used as a “holding zone” for future development in accordance with the Comprehensive Plan, when future conditions allow for efficient expansion of urban services. 2. R-1 Low Density Single-Family Residential District: This district is intended to provide choices of low-density suburban residential environment consisting of single-family homes on large parcels of land. It is sub-classified into four categories (R-1, R-1a, R-1b, and R-1c) based on lot sizes. 3. R-2 Medium Density Single-Family Residential District: This district is intended as a medium density single- family urban residential district, with lots of moderate size. 4. R-3 High Density Single-Family Residential District: This district is intended as a high-density single-family urban residential district with lots of relatively small size as compared to the preceding single-family residential districts. 5. R-3 PGH High Density Single-Family Patio/Garden Home Residential District: This district is intended to provide areas that will be limited to single-family development of a patio/garden home nature where only one (1) side yard is required. The regulations of the R-3 PGH District shall apply to property zoned R-3 PGH as of July 10, 2000. Development of patio homes after this date shall use the PUD zoning districts. 6. R-3 TH High Density Single-Family Townhouse Residential District: This district is intended to provide areas exclusively for the development of town houses on a high-density basis where no side yards are required. 7. R-4 Low Density Multi-Family Residential District: This district is intended to provide a medium high density multi-family structure and two to four family units to a building structure. 8. R-5 High Density Dwelling Residential District: This district is intended to provide opportunity, within a general protected residential environment, for the highest residential district density considered as appropriate to the environmental character of the city. Within this district it is also considered suitable to include other uses of a type considered not incompatible with a good high-density living environment and providing for needed community services. 9. R-6 Mobile Home Park District: This district is intended to provide space at appropriate locations consistent with community objectives for the establishment of mobile home parks which provide for the establishment of permanent mobile homes for the amenities conducive to an adequate living environment. 10. B-1 Local Shopping District: This district is intended to provide for limited retail convenience goods and personal service establishments in residential neighborhoods and to encourage the concentration of these uses in one (1) location for each residential neighborhood rather than in scattered sites occupied by individual shops throughout a neighborhood. Restaurants in the B-1 zoning district may be permitted only on appeal to the Board of Adjustments and may be subject to special conditions. Drive thru restaurants shall not be permitted in the B-1 zoning district. 11. B-2 General Business District: This district is intended to provide opportunity for activities causing noise and heavy traffic, not considered compatible in the more restrictive business district. These uses also serve a regional as well as a local market and require location in proximity to major transportation routes. Recreational vehicle parks, very light production and processing activities are included. 12. B-3a Tourist Resort Lodging District: This district is intended to provide commercial and resort areas at appropriate locations to serve the needs of tourists visiting the bay beaches and related recreational and cultural attractions. Commercial activities restricted to restaurants, which are attached to or are an integral part of the complex are permitted. Article III Section A Zoning Districts Purpose and Intent FAIRHOPE ZONING ORDINANCE 17 13. B-3b Tourist Resort Commercial Service District: This district is intended for a range of commercial and resort residential uses at appropriate locations to serve the needs of tourists. 14. B-4 Business and Professional District: This district is intended to provide opportunity for business establishments of a professional nature and is restricted to offices and businesses, which provide specific corporate functions or professional services to the general public. 15. M-1 Light Industrial District: This district is intended to provide a suitable protected environment for manufacturing, research and wholesale establishments which are clean, quiet and free of hazardous or objectionable emissions, and generate little industrial traffic. Industrial parks should be encouraged. Locations should be in accordance with comprehensive plans. 16. M-2 General Industrial District: This district is intended to provide opportunity for the location of industrial, manufacturing, processing, warehousing, or research and testing operations that, due to employment of heavy equipment or machinery or to the nature of the materials and processes employed, require special location and development safeguards to prevent pollution of the environment by noise, vibration, odors or other factors, and may also require extensive sites for storage and parking, may require extensive community facilities or generate heavy motor traffic. Access to major transportation facilities is usually needed. Locations should be in accordance with the Comprehensive Plan and special review is required for some. 17. PUD Planned Unit Development: This district is intended to encourage innovative development that meets Comprehensive Plan goals and is tailored to the unique constraints and conditions of a particular site. This district allows flexibility in uses, designs, and building layouts as opposed to other zoning districts to better serve community needs. See Article V., Section A for more detailed standards regarding this district. 18. CBD Overlay District: This district is intended to preserve downtown Fairhope as the regional village center and as the focal point of the City, in accordance with the Comprehensive Plan. The district encourages infill development, including shopping, restaurant and entertainment, cultural and artistic institutions, offices, government functions, and residential uses, provided it creates a pedestrian oriented atmosphere and is consistent with the historic fabric of downtown. 19. Airport Overlay District: This district is intended to preserve the ongoing operation of the Fairhope Municipal Airport as an economic asset for the community by preventing land uses incompatible with the operations of a municipal airport. 20. Flood Hazard District: This district is intended to secure life and property from peril and damage of natural flood hazards, protect property values, and ensure compliance with federal flood insurance eligibility requirements. 21. Parking District: This district is intended for those situations where parking may be provided more efficiently and with less impact on goals for the overall surrounding areas by consolidating and sharing parking in one location. 22. VRM Village Residential Mix: This district is intended to create walkable neighborhoods that place a variety of residential types within close proximity to open space and village centers that meet the majority of needs for daily living. This district is developed to more directly implement the neighborhood component of the Comprehensive Plan. See Article VI, Section A for more detailed standards regarding this district. 23. NVC Neighborhood Village Center: This district is intended to create walkable commercial areas to support adjacent neighborhoods. This district is developed to more directly implement the Neighborhood Village Center component of the Comprehensive Plan. See Article VI, Section B. for more detailed standards regarding this district. 24. CVC Community Village Center: This district is intended to create a community center that serves a broad range of neighborhoods that may be automobile-oriented but still creates a walkable commercial center accessible by a variety of modes of transportation. This district is created to more directly implement the Community Village Article III Section A Zoning Districts Purpose and Intent FAIRHOPE ZONING ORDINANCE 18 Center component of the Comprehensive Plan. See Article VI, Section C. for more detailed standards regarding this district. 22. Highway Transitional District: This district is intended to provide an alternative to properties along state highways within the City of Fairhope that are beyond the area of influence of the Village Nodes and Commercial Nodes as contemplated by the City of Fairhope Comprehensive Plan. This district is created to provide development opportunities consistent with the City’s vision for commercial corridors to better serve community needs. See Article V, Section I for more detailed standards regarding this district. 23. REC-1: Active Recreation: This district is intended for recreational activities such as athletic fields, marinas, golf courses and similar uses, and accessory structures customarily incidental to such uses. 24. REC-2: Passive Recreation: This district is intended for recreational activities such as hiking, biking, bird watching and similar uses, and typically preserve environmentally sensitive areas. B. Allowed Uses 1. Use Table – Table 3-1 indicates seven categories of uses: (1) residential; (2) civic; (3) office; (4) retail; (5) service; (6) manufacturing, and (7) rural. Within each category, specific uses are listed and indicated as either allowed, allowed subject to special conditions, or allowed by special exception. See Table 3-1: Use Table - Zoning Districts and Specific Land Uses Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 19 Table 3-1: Use Table Zoning Districts R-A R-1 (a, b, c) R-2 R-3 TH R-3 PGH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD REC-1 REC-2 Single-Family ● ● ● ● ● ● ● ● ● ● ● ● ● Two-family Patio Home Accessory Dwelling Civic Elementary School ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● ● Secondary School Library Cemetery Public Open Space Community Center or Club Office General ● ● ● ● ● ● ● ● ● Professional Retail Grocery ● ● ● ● ● ● ● Convenience Store Shopping Center ● э Subject to special conditions as detailed in Zoning Ordinance ○ / / _,,/" / / I/ / I/ / / / ~ I/ I/ I/ / / / / ~ / / / / / / _,,/" / / / / ~ I/ I/ / / / ~ / / / _,,/" / / / ~ I/ I/ / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / ~ / / / ~ I/ I/ / ~ / / / ~ / / / ~ I/ I/ / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 20 Table 3-1: Use Table (continued) Zoning Districts R-A R-1 (a, b, c) R-2 R-3 TH R-3 PGH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD REC-1 REC-2 Automobile Service Station ○ ○ ○ ○ э э Outdoor Sales Limited Garden Center Service Convalescent or Nursing Home Outdoor Recreation Facility General Personal Services ● ● ● ● ● ● Mortuary or Funeral Home ○ ○ ○ ○ ○ ○ ○ Automobile Repair Dry Cleaner / Laundry Bed & Breakfast Boarding House or Dormitory Restaurant Entertainment Venue ● ○ ○ ○ ○ Marina ○ ○ ○ ○ ○ ○ ○ Kennel or Animal Hospital Junk Yard or Salvage Yard ○ ○ Limited General ● э Subject to special conditions as detailed in Zoning Ordinance ○ / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / ~ / / / ~ I/ I/ / ~ / / / ~ / / / ~ I/ I/ / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / / ~ I/ I/ / ~ / / / _,,/" / / Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 21 Table 3-1: Use Table (continued) Zoning Districts R-A R-1 (a, b, c) R-2 R-3 TH R-3 PGH R-3 R-4 R-5 R-6 B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD REC-1 REC-2 Use Categories / Specific Uses Manufacturing (cont.) Food Processing ○ Rural Market ● э Subject to special conditions as detailed in Zoning Ordinance ○ Article III Section B Zoning Districts Allowed Uses FAIRHOPE ZONING ORDINANCE 22 2. Accessory Uses – Any use may be established as an accessory use to any permitted principal use in any district provided that such accessory use: (a) is customarily incidental to and is maintained and operated as part of the principle principal use; (b) is not hazardous to and does not impair the use or enjoyment of nearby property in greater degree than the principle principal use with which it is associated; (c) does not create levels of noise, odors, vibration and lighting, or degrees of traffic congestion, dust or pollutants, in a greater amount than is customarily created by principle principal use; and (d) is not located in minimum exterior yard. 3. Temporary Uses – The following temporary uses are allowed in any district subject to the limitations and standards specified. (a) Garage sale: The city may issue, without charge, a permit to hold a garage or yard sale on a specific lot within the city, good for two consecutive days. Permits shall be issued not more frequently than once each calendar quarter per lot. (b) Temporary construction building: Temporary buildings used in construction work only, may be permitted in any district and shall be removed immediately upon completion of construction. (c) Model homes and sales office: Residential buildings in new subdivisions of record, containing fifty (50) or more lots may be temporarily used as model homes and sales offices provided such use conforms to the following: (1) A subdivision plat must be filed for record prior to issuance of a permit. (2) Facilities for sewage disposal must be approved and available. (3) Not more than 50 percent of gross floor area may be used for sales office. (4) Only sales activity relating to the subdivision is permitted and no other business activity may be conducted on the premises. (5) A permit shall expire upon completion of the sale of the last lot in subdivision or three calendar years from date of the permit, whichever is earlier. However, the license may be extended for good cause. License is not assignable except on approval of city. (6) Paved parking shall be provided for offices. Landscaping shall be installed in such a manner that vehicles utilizing parking lot shall be screened from view from the right-of-way. Upon expiration of the model home/office use, paving shall be removed by permittee and replaced with grass and landscaping. (7) The use is limited to the structure initially permitted and is not transferable to any other structure or lot within the subdivision. (8) Only one sign shall be allowed upon the premises, not exceeding six square feet in area. The sign shall not be illuminated. Article III Section C Zoning Districts Dimension Standards FAIRHOPE ZONING ORDINANCE 23 C. Dimension Standards 1. Lots and Principal Structure Table 3-2 indicates general dimension standards for lots and principle principal structures in all zoning districts. Unless otherwise specified in Section D. – Special Conditions for Uses, or Article V. – Special Districts, all lots and principle principal structures shall meet these standards. Table 3-2: Dimension Table - Lots and Principle Structure District or Use Allowed Units Per Setback Rear Setback Side Setback Street Side Setback Max. Impervious Aream Max. Total Lot Coverage by All Height R/A R-1 R-1a R-1b R-1c R-2 R-3 R-3 PGH R-3 TH R-4 dwelling units plus 6,500 s.f. for each dwelling units plus 5’ for each 30’ 35’ 10’ b 20’ 30% 30’ R-5 dwelling units plus 4,100 s.f. for each dwelling units plus 5’ for each 30’ 35’ 10’ b 20’ 30% 30’ R-6 250’ 25’ 20’ 20’ b 25’ N/A 30’ B-1 B-2 B-3a B-3b B-4 M-1 M-2 PUD VRM NVC CVC HTD a. Structure may exceed the building height provided the lot width is increased by 10 feet for each additional foot in height. b. Where a driveway is in the side, and extends past the front of the principle principal structure, the side setback shall be 15’. Driveways shall not be within 3 feet of the side lot line. The area between the side lot line and driveway shall be vegetated and remain pervious. c. End units shall have a minimum side yard of 10’. A minimum side yard, as required by Article III, Section D.2 may be located within the 20’ side setback. d. Where a lot abuts residential property on both sides, the front setback shall be in line with adjacent structures. e. Where a lot abuts residential property, the side setback shall be 10’. f. Where a lot abuts residential property to the rear, the rear setback shall be 20’ g. In the case of existing adjacent establishments, the setback shall be the average within 100 feet on either side of the proposed structure. h. Where a side or rear lot abuts residential districts, the setbacks shall be determined on an individual basis. i. R-6 Districts may be larger than 5 acres provided they meet all the special design requirements of Article V., Section D.5. j. Individual lots in the R-3 TH district may be as small as 2,400 square feet, however each unit must have a minimum of 3,600 square feet made up of lot area and common or public open space according to the standards in Article III, Section D.2. j. Central Business District 40’. k. A building located in any commercial zone may have a height of 35’ if it contains both residential and commercial space. The residential use must make up at least 33% of the total area of the building and be located on the second and/or third floor and retail or office space must be located on ground and/or second floor. (See Site Plan Review Article II, Section C, Sub-section 2 – Site Plan, for approval procedures) k. For purposes of this article, the term "impervious area" means the developed area of the lot, including house and accessory structures, as well as surfaces that do not allow the free passage of water through the material into the ground. The term "impervious area" shall Article III Section C Zoning Districts Dimension Standards FAIRHOPE ZONING ORDINANCE 24 include, without limitation, sidewalks, driveways, parking areas, decks, and patios, unless such surfaces are constructed of materials that allow passage of water into the ground at a rate equal to the predeveloped condition. 2. Residential Accessory Structures Table 3-3 indicates dimension requirements for residential accessory structures. Table 3-3: Dimension Table - Residential Accessory Structures Zoning Setback Rear Setback Side Setback Street Side Setback Max. Total Lot Coverage by Accessory Structure Max Height Min. Structure Separation from Principle Principal Between Structures R/A building line of principle principal 15’ 15’ 50’ 30% of required rear yard 30’ 50’ for agriculture structures; 10 feet for all other accessory structures 5’ R-3 PGH* Behind rear building line of principle principal structure none required same as principle principal structure same as principle principal structure 25% of required rear yard* taller than the principle principal 5’ 5’ All other residential districts Behind rear building line of principle principal structure 5’ 5’ no nearer than principle principal structure 25% of required rear yard taller than the principle principal 10’ 5’ *one detached garage up to 600 square feet shall be allowed for Patio/garden homes in addition to the maximum total lot coverage for other accessory structures, subject to all other accessory structure dimension standards. **in an attempt to preserve historic one-story structures, on lots where the principal structure is one-story, an administrative approval may be given to allow an accessory structure to be taller than the principal structure, but in no case more than 5’ taller than the principal structure as measured from the tallest roof peak of the principal structure, excluding chimneys, cupola, spires, and other architectural features. In no case shall an accessory structure exceed the height limit of the district. 3. Yards No part of a yard or other open space required for any building for the purpose of complying with the provisions of this ordinance shall be included as part of a yard or other open space similarly required for another building. Every part of a required yard or court shall be open to the sky, except for permitted accessory structures and the ordinary projection of sills, cornices, buttresses, ornamental features, chimneys, flues, and eaves, provided the projections shall not extend more than two feet beyond the yard area requirements. 4. Free-standing Commercial Structures a. Any freestanding single use or tenant retail building in the Greeno Road Village Center as contemplated in the Comprehensive Plan shall not have a building footprint larger than 18,000 square feet. a. Any free-standing single use or single tenant retail building in any other business zoning district shall not have a building footprint larger than 8,000 square feet. 5. Waterfront Lots a. Accessory structures may be located in front or side of principle principal structures on waterfront lots but may not be located within the required front or side yards. Accessory structures shall maintain minimum structure separation of 10’ from the principle principal structure and 5’ separation from all other accessory structures. b. Accessory structures located in the required rear yard of waterfront lots shall follow the dimension requirements in Table 3-3. Article III Section C Zoning Districts Dimension Standards FAIRHOPE ZONING ORDINANCE 25 c. Structures built over submerged state lands are exempted from the front and side yard setback requirements for accessory structures on waterfront lots. D. Special Conditions for Uses The following special conditions shall apply to all districts where the uses are permitted or permitted by special exception. These special conditions are in addition to the generally applicable standards that apply to all uses within a particular zoning district. In the case of a conflict between the generally applicable standard for the zoning district and the specific standard for the use listed in this section, the more specific standards in this section shall apply. 1. Recreational Vehicle Parks a. Intent: The intent of the special conditions for Recreational Vehicle Parks is to: • Provide opportunities for temporary travel and lodging facilities for tourists with recreational vehicles; • Allow parks that are accessible to the community and attractions in Fairhope; and • Ensure location and design standards compatible with community goals and surrounding property. b. Location Restrictions: All recreational vehicle parks shall have direct access to a County, State, or Federal Highway. c. Site Requirements: (1) All recreational vehicle parks shall have a minimum lot width of not less than 50 feet for the portion used for entrance and exit. No entrance or exit shall be through a residential district. (2) The minimum lot area per park shall be three acres. (3) Use of space in recreational vehicle parks shall be limited to travel trailers, mobile homes, motor homes and campers with a maximum length, exclusive of hitch, of 28 feet. (4) Spaces shall be rented by the day or week only and an occupant of a space shall remain in the same trailer park for a period of not more than 90 days. (5) Management headquarters, recreational facilities, toilets, showers, laundry facilities and other uses and structures customarily incidental to operation of a trailer park are permitted as accessory uses in any district in which trailer parks are allowed provided: (a) The establishment and the parking area primarily related to their operation shall not occupy more than ten percent (10 %) of the area of the park. (b) The establishment shall be restricted to use by occupants of the park. (c) The establishment shall present no visible evidence of commercial character, which would attract customers other than occupants of the park. (d) No part of any space intended for occupancy for sleeping purposes shall be within 30 feet of the right-of-way. (6) The recreational vehicle park site plan shall be accompanied by a certificate of approval of the county health department. 2. Townhouses a. Intent: The intent of the special conditions for Townhouses is to: • Provide a residential format as an alternative to single-family homes; • Allow townhouses to be appropriately intermingled with other types of housing and give residents of townhouses quality residential neighborhoods; • Ensure location and design standards compatible with surrounding property; • Prevent long, unbroken lines of row housing; • Make efficient, economical, comfortable, and convenient use of Figure 3-2. All townhouse units shall have private yard areas of at least 400 square feet. Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 26 land and open space; • Serve the public purposes of zoning by means alternative to conventional arrangements of yards and building areas. b. Site Requirements: (1) Not more than four contiguous townhouse units shall be built in a row with the same front line, and not more than eight townhouses shall be contiguous. In groups of Townhouses consisting of more than four units; the required difference in front alignment shall be four feet. See Figure 3-1. (2) Each Townhouses shall have a minimum lot area of 3,600 square feet for each Dwelling Unit unit; a front setback of twenty (20) feet; and a rear setback of thirty-five (35) feet. End units shall have a minimum side yard of ten (10) feet. This area may be on the same platted lot as the unit, may come from common open space, or can come from existing public open space or public open space proposed to be dedicated with the plan, which is within 660 feet of the unit. No more than one unit may claim the same public or common open space area towards meeting the requirement of 3,600 square feet for each unit. (3) Each Ttownhouse shall have on its own lot one rear yard containing not less than 400 square feet, reasonably secluded from view from right-of-ways or from neighboring property. In condominium townhouse or townhouse complex developments not subdivided into lots, one yard containing not less than 400 square feet, reasonably secluded from view from right-of-ways or from neighboring property, shall be provided contiguous to and for the private use of the occupants of each dwelling unit. See Figure 3-2. (4) All vehicle access to Ttownhouse units shall be rear-loaded by alleys or an internal drive aisle accessing the parking area or garages from the rear of the unit. Insofar as practicable, exterior off-street parking facilities shall be grouped in bays at the interior of blocks. No off-street parking space shall be more than 100 feet by the most direct pedestrian route from a door of the dwelling unit it is intended to serve. (5) In townhouse developments with a total area greater than five acres at least 20% of the total area shall be devoted to public or common open space, exclusive of parking areas or accessory buildings. Common open areas may include recreational facilities. Provisions shall be made to assure that common open areas for the use and enjoyment of occupants of townhouses are maintained in a satisfactory manner without expense to the general taxpayer. In addition, the developer of a townhouse development or homeowners association created by the developer by recorded covenants and restrictions, shall preserve for the owners and occupants of the development lands set aside for open areas, parks, or recreational use, and the common off-street parking spaces established for the development. (6) The NET Density of any townhouse development shall be no greater than 7 Dwelling Units/Acre. 3. Patio and Garden Homes a. Intent: The intent of the special conditions for Patio homes is to: • Provide a residential format as an alternative to single-family homes; • Allow patio homes to be appropriately intermingled with other types of housing and give residents of patio homes quality residential neighborhoods; • Ensure location and design standards compatible with surrounding property; • Create a low-maintenance residential alternative; • Make efficient, economical, comfortable, and convenient use of land and open space; • Serve the public purposes of zoning by means alternative to conventional arrangements of yards and building areas. Figure 3-1. Townhouse units of more than 4 shall have a differentiated front building line of at least 4 feet and no single building shall have more than 8 units. Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 27 b. Location Restrictions: Patio Homes and Garden Homes are only allowed in districts zoned PUD. The special conditions in this section shall also apply to patio homes and garden homes existing as an allowed use in the R-3 PGH district prior to July 10, 2000. c. Site Requirements: (1) Not more than two patio homes shall be connected. (2) Each individual patio home unit shall be constructed on its own lot. (3) Each lot shall be a minimum width of 40 feet at the front building line, and a minimum lot size of 4,000 square feet. (4) Each patio home shall have one side yard with a minimum of 10 feet. Minimum depth for rear yard shall be 15 feet. Fireplace and chimney may be placed in the side or rear yard setback provided they do not project beyond 24 inches beyond the wall, and, provided they do not restrict or obstruct any drainage or drainage easement, either existing or proposed. The required 10 foot side yard must be kept perpetually free of permanent obstructions, accessory structures, walls and fences without gates. (5) Privacy fences or walls may be placed on or along any lot lines provided that the fences or walls are not constructed in a manner to block any local lot drainage and provided gates or other openings are provided that will not restrict access for fire protections. An eight-foot maximum height limit will be permitted for privacy fences or walls located on or along any required side or rear yard. (6) Each patio home shall have on its own lot, one yard containing not less than 600 square feet, reasonably secluded from view of right-of-ways or neighboring property. (7) Maximum lot coverage permitted for the main dwelling shall be 60% of the permitted building area not including coverage permitted for accessory buildings or structures. (8) Off-street parking shall be located within the interior of the lot. A common parking area serving no more than six patio homes may be centrally located, provided it is not more than 100 feet from any dwelling unit it serves and is screened from public right-of-ways and adjacent property. (9) The exterior walls of the patio home, or any accessory structures located on the zero-foot side yard setback shall not project over the property lines. Roof overhang may penetrate maintenance and drainage easement of the adjacent lot a maximum of 30 inches, provided the roof shall be so designed that water run off shall be restricted to the drainage easement area. (a) Where adjacent zero lot line dwellings are not constructed against or along a common lot line, a perpetual drainage easement shall be provided which shall be approved by the city engineering department. Fences and walls may be located on or along this easement provided gates or other openings that will not block local lot drainage are maintained. (b) The lot adjacent to the zero setback side yard must be under the same ownership at the time of initial construction (ensuring that a developer does not infringe on the property rights of owners of adjacent tracts). (c) A 15-foot side setback shall be required, provided the adjacent property is not zoned for patio homes or is not a permitted use in the adjacent zoning district. 4. Automobile Service Stations and Convenience Stores a. Intent: The intent of the special conditions for Automobile Service Stations and Convenience Stores is to: • Provide access to necessary services offered by automobile service stations and convenience stores from all areas of the city; • Allow service stations and convenience stores to be appropriately mingled with other non-residential uses; • Ensure location and design standards compatible with surrounding property, particularly the scale and intensity of surrounding commercial uses; • Minimize the potential negative impact that automobile service stations and convenience stores may have on surrounding property and neighborhoods; • Recognize that the design and scale of automobile service stations and convenience stores can determine how well this use fits in with surrounding uses. Figure 3-3. All light sources shall be shielded. Protruding bulbs and lenses are prohibited. Ar t i c l e II I Se c t i o n D Zo n i n g D i s t r i c t s Sp e c i a l C o n d i t i o n s f o r U s e s FAI R H O P E ZON I N G ORD I N A N C E 28 b. Lo c a t i o n R e s t r i c t i o n s : (1 ) In t h e N V C d i s t r i c t o r C V C d i s t r i c t , a u t o m o b i l e s e r v i c e s t a t i o n s m a y b e l o c a t e d a n y w h e r e s u b j e c t t o th e s p e c i a l d e s i g n r e q u i r e m e n t s l i s t e d i n S e c t i o n D . 4 . d o f t h i s A r t i c l e (1 ) In a l l o t h e r d i s t r i c t s , t h e Th e pr op e r t y o n w h i c h a n a u t o m o b i l e s e r v i c e s t a t i o n o r c o n v e n i e n c e s t o r e i s lo c a t e d s h a l l n o t b e w i t h i n 1 0 0 f e e t o f a n y r e s i d e n t i a l d i s t r i c t , o r a n y p r o p e r t y c o n t a i n i n g a s c h o o l , pu b l i c p l a y g r o u n d , c h u r c h , h o s p i t a l , p u b l i c l i b r a r y , i n s t i t u t i o n f o r c h i l d r e n o r d e p e n d e n t s . c. Si t e R equ i r e m e n t s : (1 ) An a u t o m o b i l e s e r v i c e s t a t i o n o r c o n v e n i e n c e s t o r e s h a l l h a v e a m i n i m u m f r o n t l o t l i n e o n t h e p r i m a r y ri g h t -of -wa y o f 1 2 0 f e e t a n d a m i n i m u m a r e a o f 1 2 , 0 0 0 s q u a r e f e e t . (2 ) Al l b u i l d i n g s s h a l l b e s e t b a c k 4 0 f e e t f r o m a l l r i g h t -of -wa y li n e s a n d a l l c a n o p i e s s h a l l b e s e t b a c k 1 5 f e e t f r o m a l l r i g h t -of - wa y li n e s . (3 ) A r a i s e d c u r b o f a t l e a s t s i x i n c h e s i n h e i g h t s h a l l b e e r e c t e d al o n g t h e r i g h t -of -wa y l i n e s , e x c e p t f o r d r i v e w a y o p e n i n g s . (4 ) A s o l i d f e n c e o r w a l l n o t l e s s t h a n s i x f e e t n o r m o r e t h a n e i g h t fe e t i n h e i g h t s h a l l b e e r e c t e d a l o n g a l l a d j a c e n t p r o p e r t y l i n e s fa c i n g a n y a d j a c e n t r e s i d e n t i a l l o t . (5 ) Li g h t o r g l a r e s h a l l n o t s p i l l o n t o a d j a c e n t p r o p e r t y o r r i g h t -of - wa y s . A l l l i g h t f i x t u r e s s h a l l b e e i t h e r r e c e s s e d i n t o a c a n o p y , or i f t h e y p r o t r u d e s h a l l h a v e a b o x t h a t s h i e l d s t h e b u l b f r o m di r e c t v i e w . A l i g h t f i x t u r e t h a t p r o t r u d e s f r o m t h e b o t t o m o f a ca n o p y s h a l l h a v e a b o x c o m p l e t e l y s u r r o u n d i n g t h e b u l b a n d th e l e n s s h a l l b e f l u s h w i t h t h e b o x . L e n s e s s h a l l n o t p r o t r u d e pa s t t h e b o t t o m o f t h e b o x . S h o u l d a g a s s t a t i o n c a n o p y b e re p a i r e d o r i m p r o v e d a n d t h e v a l u e o f t h e i m p r o v e m e n t s o r t h e re p a i r t o t a l 5 0 % o r m o r e o f t h e a s s e s s e d v a l u e o f t h e s t r u c t u r e , th e s e l i g h t i n g r e q u i r e m e n t s m u s t b e m e t . T h i s 5 0 % v a l u e i s a cu m u l a t i v e t o t a l . Se e F i g u r e 3 -3. (6 ) Al l d r i v i n g , p a r k i n g , st o r a g e , a n d s e r v i c e a r e a s s h a l l b e p a v e d an d c u r b e d . (7 ) No a u t o m o b i l e s e r v i c e s t a t i o n o r c o n v e n i e n c e s t o r e s h a l l b e e x t e n d e d i n a r e a u n l e s s t h e p r o p o s e d ex t e n s i o n i s i n c o n f o r m i t y w i t h t h e r e q u i r e m e n t s . (8 ) Al l g a s o l i n e p u m p i s l a n d s s h a l l b e s e t b a c k a t l e a s t 1 5 f e e t f r o m r i g h t -of -wa y l i n e , o r w h e r e a f u t u r e wi d e n i n g l i n e h a s b e e n e s t a b l i s h e d , t h e s e t b a c k l i n e s h a l l b e m e a s u r e d f r o m s u c h l i n e , a n d w h e r e p u m p is l a n d s a r e c o n s t r u c t e d p e r p e n d i c u l a r t o t h e r i g h t -of -wa y . H o w e v e r , t h e p u m p s s h a l l b e a t l e a s t 6 0 f e e t fr o m t h e c e n t e r l i n e o f a n a r t e r i a l s t r e e t , 5 5 f e e t f r o m t h e c e n t e r l i n e o f a c o l l e c t o r s t r e e t a n d 4 5 f e e t f r o m th e c e n t e r l i n e o f o t h e r s t r e e t s . (9 ) Ve h i c u l a r e n t r a n c e s o r e x i t s s h a l l b e p r o v i d e d a c c o r d i n g t o A r t i c l e V . o f t h e S u b d i v i s i o n R e g u l a t i o n s . d. Sp e c i a l D e s i g n R e q u i r e m e n t s - NV C a n d C V C D i s t r i c t s : In ad d i t i o n t o t h e a b o v e s i t e r e q u i r e m e n t s , th e f o l l o w i n g s p e c i a l de s i g n r e q u i r e m e n t s s h a l l a p p l y t o a u t o m o b i l e s e r v i c e s t a t i o n s or c o n v e n i e n c e s t o r e s l o c a t e d i n t h e N V C o r C V C . (1 ) Al l b u i l d i n g s s h a l l b e s e t b a c k n o m o r e 1 0 f e e t f r o m a l l ri g h t -of -wa y l i n e s . A n y a r e a b e t w e e n t h e b u i l d i n g a n d th e r i g h t -of -wa y s h a l l o n l y b e u s e d f o r l a n d s c a p e el e m e n t s . Se e F i g u r e 3 -4. (2 ) Al l b u i l d i n g s s h a l l h a v e a p r i m a r y e n t r a n c e f a c i n g t h e st r e e t , d i r e c t l y c o n n e c t e d t o t h e p u b l i c s i d e w a l k . (3 ) At l e a s t 6 0 % o f a l l s t r e e t -fr o n t a g e s o n t h e l o t s h a l l b e oc c u p i e d b y t h e b u i l d i n g . O n c o r n e r l o t s , t h e s t r e e t fr o n t a g e o n t h e s e c o n d a r y s t r e e t m a y b e o c c u p i e d b y t h e b u i l d i n g o n a s l i t t l e a s 5 0 % o f t h a t f r o n t a g e , pr o v i d e d t h a t t h e 6 0 % r e q u i r e m e n t i s m e t w h e n b o t h f r o n t a g e s a r e c o m b i n e d . Se e F i g u r e 3 -5. (4 ) Al l b u i l d i n g s s h a l l h a v e a t l e a s t 5 0 % c l e a r g l a z i n g o n w i n d o w s a n d d o o r s o f a n y s t r e e t f a c i n g g r o u n d le v e l . G l a z i n g o n w i n d o w s a n d d o o r s s h a l l c o u n t t o w a r d s t h i s r e q u i r e m e n t . Se e F i g u r e 3 -6. Fi g u r e 3 -4. Ma x i m u m 10 -fo o t s e t b a c k i n t h e Fi g u r e 3 -5. by b u i l d i n g f a c a d e s f o r a t l e a s t 6 0 % o f t h e l o t wi d t h o n t h e b u i l d i n g s p r i m a r y s t r e e t . C o r n e r bu i l d i n g s m a y r e d u c e t h i s t o a s m u c h a s 5 0 % on t h e b u i l d i n g s s e c o n d a r y s t r e e t p r o v i d e d t h e cu m u l a t i v e t o t a l f o r b o t h s t r e e t s e x c e e d 6 0 % . t> 0 • • .. • • . . ____, '--" • - ·:·-.. : • . _. • -•• _. .... '' . I \~\II-~ I J I I ~\ I I 1 ·- Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 29 (5) Pump islands shall be located behind or to the side of the building. (6) No more than two pump islands with a maximum of four pumping stations per island shall be located on the site. (7) No more than two service bays shall be located on the site. Service bays shall not face the primary street frontage of the building. (8) All driving, parking, storage, and service areas shall be paved and curbed. (9) All gasoline pump islands shall be set back at least 15 feet from right-of-way line, or where a future widening line has been established, the setback line shall be measured from such line, and where pump islands are constructed perpendicular to the right-of- way. However, the pumps shall be at least 60 feet from the centerline of an arterial street, 55 feet from the centerline of a collector street and 45 feet from the centerline of other streets. (10) Vehicle entrance and exits shall be subject to the specifications in Article V of the Subdivision Regulations. (11) No outdoor storage of any kind is permitted on the site. (12) All vehicles shall be stored in an enclosed area and all vehicle repairs shall occur in an enclosed area. (13) All automobile service stations are subject to special site enhanced screening conditions to appropriately screen adjacent property from parking, pump islands, or service bays. This site screening shall be specific to the context of the site and may involve landscape, walls, or other elements in accordance with the tree and landscape ordinance. 5. Home Occupations a. Intent: The intent of the special conditions of Home Occupations is to: • Provide opportunities for residents to earn income and operate businesses from their home; • Allow businesses that do not adversely impact the residential character of neighborhoods; and • Ensure that the ongoing operations of home occupations are not visible or detrimental to adjacent residents and property owners. b. Location Restrictions: (1) Home occupations are permitted in all districts where residences are permitted, if licensed by the city’s revenue officer and conforming to the special conditions of this section and any applicable laws or ordinances. (2) Any operation, which, whether by requirement of any law or regulation or for any other reason, requires a full and complete separation from the living area of the main building, shall not be construed as a home occupation within the meaning of the ordinance. c. Site Requirements: (1) The home occupation shall be an accessory use, incidental to the primary use of the premises for residential purposes. (2) The home occupation shall be operated only by members of the family residing on the premises. No non-family employees shall be employed on the premises. No article or service shall be sold or offered for sale except as may be produced by members of the family residing on the premises and no merchandise shall be delivered to customers at the premises. (3) No home occupation shall alter the appearance of the home or neighborhood either through structural changes or through ongoing activities and operations. The building shall be an existing structure ready for occupancy and not a proposed structure. No building altered in any fashion inconsistent with the residential appearance for the purpose of accommodating or expanding any home occupation, existing or proposed. (4) Parking for not more than two vehicles in conjunction with home occupation may be provided in the existing driveway area. No expansion of parking to serve the home occupation shall be permitted and Figure 3-6. Ground level, street-facing facades shall have at least 50% clear glazing. LJ Li ~ LI ' Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 30 in no case shall public property be utilized for parking. Uses that require additional parking per the parking schedule shall not be eligible as a home occupation. (5) The home occupation shall not generate excessive traffic or produce obnoxious odors, glare, noise vibration, electrical disturbance, radioactivity, electromagnetic interference or any other condition detrimental to the character of the surrounding area. (6) Business signs shall not be permitted for home occupations located within residential districts. In other use districts, signs shall not exceed two square feet in sign area, attached to the face of the building, limited to one sign only. (7) For purposes of home occupations, the written statements of the majority of owners of property within 300 feet in opposition to the home occupation shall be sufficient cause to determine that the use is of a character detrimental to the surrounding area. d. License (1) No license, new or renewal, shall be issued until an application shall have been completed by applicant, premises inspected and application endorsed with approval of the Director of Planning and Zoning. (2) The applicant for a home occupation license shall either own the property or, if a tenant, have the owner’s written permission to engage in the proposed home occupation. (3) The license shall be kept on file at the premises where the home occupation is located and shall be subject to examination by the revenue officer or Director of Planning and Zoning upon request and shall be surrendered to the city upon written citation for violations of any condition or ordinance requirement. (4) Home occupation licenses shall expire on the 31st day of December of each calendar year and are delinquent February 1st. 6. Cemeteries a. Intent: The intent of the special conditions for cemeteries is to: • Provide public access to cemeteries within the City; • Allow cemeteries to establish a park-like, civic setting to mourn, honor, and commemorate the deceased; and • Ensure location and site conditions that are compatible to surrounding property and neighborhoods. b. Location Restrictions: (1) The site proposed for a cemetery shall not interfere with the development of a system of collector or larger streets in the vicinity of the site. In addition, the site shall have direct access to an arterial street. (2) Any new cemetery shall be located on a site containing not less than twenty (20) acres. c. Site Requirements: (1) All structures shall be set back no less than 25 feet from any property line or minor street right-of-way. (2) All graves or burial lots shall be set back not less than 25 feet from any property line on local street right-of-way lines, and not less than 50 feet from any collector or arterial street right-of-way. (3) The entire cemetery property shall be landscaped and maintained. (4) The expansion of any existing cemetery shall only be allowed according to the Special Exception procedures in Article II. 7. Storage and Parking of Trailers and Commercial Vehicles a. Intent: The intent for the special conditions for Storage and Parking of Commercial Vehicles is to: • Provide opportunities for residents to own, utilize, and store commercial vehicles, trailers, and recreational vehicles; and • Ensure that parking and temporary storage of commercial vehicles, trailers, and recreational vehicles is not detrimental to the neighborhood character and adjacent residents or property owners. Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 31 b. Location Requirements: Commercial vehicles and trailers of all types, including travel, boat, camping, and hauling, shall not be parked or stored on any lot occupied by a dwelling or any lot in any residential district except in accordance with the requirements in this section. c. Site Requirements: (1) No more than one commercial vehicle per dwelling shall be permitted. In no case shall a commercial vehicle used for hauling explosives, gasoline or liquefied petroleum products be permitted. (2) No travel trailer, hauling trailer, utility trailer, boat, boat trailer, motor home, or commercial vehicle shall be parked or stored in the front yard, or on corner lots, in a side yard abutting a public right-of- way or upon the right-of-way. The length of said vehicle shall not exceed twenty-eight feet (28’). (3) These vehicles shall be allowed in a side yard only if the rear yard cannot be reasonably accessed. Topographical features, the existence of mature trees or the existence of properly permitted and constructed structures, which prevent rear yard parking, is sufficient to establish a lack of rear yard access. If parked in the rear yard, a hard surface pad with access shall be provided by either a hard surface drive, hard surface drive strips or an access drive constructed of turf block materials. All vehicles covered by this section shall have a minimum side and rear setback of six feet (6’). No vehicle covered in this section shall be located in a side yard containing a driveway. (4) A travel trailer shall not be occupied either temporarily or permanently while it is parked or stored in any area except in a recreational vehicle park authorized under this ordinance. (5) A junked vehicle, or one that is not operational shall not be permitted to be located on or near lots with dwelling units. These junked autos shall be confined to junkyards. 8. Personal Storage a. Intent: The intent of the special conditions for Personal Storage is to: • Allow for personal storage services to be mixed with other compatible commercial uses; • Ensure that personal storage facilities are located appropriately in order to minimize the impact on adjacent property; and • Recognize that the design and scale of personal storage facilities can determine how well this use fits in with surrounding uses. b. Location Requirements: (1) Exterior personal storage facilities on more than two acres shall be located only in the M-1 and M-2 districts and only by special exception. (2) Exterior personal storage facilities on less than two acres and indoor personal storage facilities may be located in the B-2 district and only by special exception. c. Site Requirements: (1) All one-way drive aisles shall provide for one 10-foot wide travel lane. Traffic direction and parking shall be designated by signs or painting. (2) All two-way drive aisles shall provide for one 10-foot wide parking lane and two 12-foot wide travel lanes. (3) Two parking spaces, to be located at the project office for use of clients, shall be provided for the manager’s quarters plus one additional space for every 25 storage cubicles. (4) Any other site requirements determined through the special exception procedure to minimize impacts on adjacent property. 9. Accessory Dwelling Units a. Intent: The intent of the special conditions for accessory dwelling units is to allow flexibility in living arrangements and home occupations while maintaining the residential character of existing neighborhoods. These standards apply to all districts except for the Village Districts in Article VI. b. Location Restrictions: Accessory dwelling units shall be located on the same lot as the principal structure and are subject to the dimension standards in Section C.2. of this Article. Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 32 c. Site Requirements: (1) Any accessory structures shall only have a half bath. (2) Kitchens and electrical wiring or gas-supporting kitchens are prohibited. (3) Any accessory structure proposed for office or extra living areas shall not be larger than 50% of the gross square footage of the principal structure. (4) Any utilities for an accessory structure shall run through the principal structure. d. Exception: Notwithstanding anything contained in this subsection 9 to the contrary any “bona-fide” mother- in-law suite with a kitchen, attached to the principle principal structure, under common roof, shall not be deemed to be an accessory dwelling unit for purpose of this zoning ordinance but, instead, shall be deemed to be a part of the principle principal dwelling unit. 10. Building Materials on Commercially Zoned Property a. Intent: The intent of the special conditions on building material for commercially zoned property is to prevent negative visual impact, provide attractiveness and beautification, and protect commercial property values. b. Location restrictions: The special conditions in this section shall apply to any commercially zoned property in the City of Fairhope. c. No building or portion of a building visible from a public street or right-of-way shall be exposed metal. A façade of some type or material shall be used to visually screen the metal from the public street or right-of- way. 11. Body-Piercing Studios, Non-Chartered Financial Institutions, Palm Readers, Pawn Shops, Tattoo Parlors a. Location Restrictions: Body-Piercing Studios, Non-Chartered Financial Institutions, Palm Readers, Pawn Shops, and Tattoo Parlors are allowed only in the B-2 (General Business) District of the City of Fairhope, Alabama. b. Site Requirements: (1) Body-Piercing Studios, Non-Chartered Financial Institutions, Palm Readers, and Pawn Shops shall not be located within 275 linear feet of residential zoned areas, places of worship, schools, the City of Fairhope Central Business District or public parks. (2) Tattoo Parlors shall not be located within 275 linear feet of residential zoned areas, places of worship, schools or public parks. (3) The minimum distance between similar uses shall be 1,000 linear feet. 12. Restaurants and Accessory Bars in the M-1 Light Industrial District a. Intent: The intent of these special conditions for restaurants and associated bars in the M-1 Light Industrial District is to provide a method for restaurants to be permitted in the M-1 district. b. Location Requirements: The special conditions in this section shall apply only to the M-1 Light Industrial District. c. Site Requirements: (1) Prohibition of drive throughs. Restaurants shall not contain drive through windows or pick up windows. The Rrestaurant must be a sit-down style restaurant. 13. Multi-Family/Apartment a. Intent: The intent of the special conditions for apartments is to: (1) Provide a residential format as an alternative to single-family homes; and Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 33 (2) Allow apartments to be appropriately intermingled with other types of housing and give residents of apartments quality residential neighborhoods; and (3) Ensure location and design standards compatible with surrounding property; and (4) Make efficient, economical, comfortable, and convenient use of land and open space. b. Site Requirements: (1) Minimum total site area: One acre (2) Minimum dimensions of parcel: (i) 200 feet minimum width of parcel at all points between the street line and the front setback line (ii) 200 feet minimum street frontage line (3) Minimum yards and building setbacks: (i) Minimum front yard setback: 50 feet (ii) Minimum rear yard setback: 40 feet (iii) Minimum side yard setbacks for buildings containing no more than one story: 20 feet (iv) Minimum side yard setbacks for buildings containing more than one story: 25 feet (4) Building Limitations (i) Maximum building area: 25 percent of the total area of the parcel (ii) Maximum number of stories: Two (iii) Maximum building height: 30 feet (5) Maximum allowable Gross Density: One dwelling unit per 9,680 square feet of land contained in the parcel. c. Parking: (1) Minimum offstreet parking per Dwelling Unit: Two spaces. (2) Visitor and accessory parking shall be provided based on the following: (i) One to ten Dwelling Units: One-half parking space per Dwelling Unit; (ii) Eleven or more Dwelling Units: Five spaces plus one-fourth additional parking space for each unit over ten; d. Additional Requirements: (1) Service yards. Each Multi-Family/Apartment site shall be provided with a service yard for the storage of garbage, trash and maintenance equipment. Each such yard shall be located so as to be conveniently accessible by a street, alley or driveway to vehicles collecting such refuse and to occupants of the building served by such yard. Each such yard shall be paved with asphalt or concrete and shall be enclosed by an opaque wall or fence of permanent construction, at least six feet, but not more than eight feet, in height, and designed and constructed so as to conceal the service yard from visibility from outside such wall or fence. The entrance to the service yard shall be screened by a gate constructed of an opaque material, which gate must be at least six feet, but not more than eight feet, in height. (2) Sidewalks. Sidewalks of not less than five feet in width shall be provided between any parking area and the Buildings in which they serve, and there shall be a curb between all parking areas and any adjacent sidewalk. The sidewalks shall be paved with concrete or brick. 14. Mixed-Use Building a. Intent: The intent of the special conditions for Mixed-Use Building(s) is to: (1) Accommodate Mixed-Use Building(s) with neighborhood-serving retail, service, civic, and other uses on the ground floor and residential above the non-residential space; and (2) To provide opportunities for vertical integration of compatible uses within the same Building footprint; and (3) To ensure the Mixed-Use Building(s) are compatible with the character of the surrounding neighborhood; and (4) Make efficient, economical, comfortable, and convenient use of land and open space; and (5) Serve the public purposes of zoning by means alternative to conventional arrangements of yards and building areas. b. Site Requirements: (1) Minimum lot area: 20,000 square feet or 9,680 sf per Dwelling Unit, whichever is greater. Article III Section D Zoning Districts Special Conditions for Uses FAIRHOPE ZONING ORDINANCE 34 (2) Minimum dimensions of parcel: (i) 80 feet minimum width of lot at all points between the street line and the front setback line (ii) 80 feet minimum street frontage line (3) Minimum yards and building setbacks: (i) Minimum front yard setback: 40 feet (ii) Minimum rear yard setback: 20 feet (iii) Minimum side yard setbacks 15 feet, except where lots abut residentially zoned property side yard setback shall be 20 feet (4) Building limitations: (i) Maximum Floor Area Ratio (FAR): 60 percent (ii) Maximum impervious area: 50 percent of the total area of the lot (iii) Maximum number of stories: Two (iv) Maximum building height: 30 feet (5) Maximum allowable Gross Density: One Dwelling Unit per 9,680 square feet of land contained in the parcel c. Notwithstanding the foregoing, the following site requirements shall apply to any lot that is located within any area of the CBD Overlay where Mixed-Use Buildings are allowed: (1) Minimum lot area: 7,000 sf per Dwelling Unit. (2) Minimum dimensions of parcel: None (3) Minimum yards and building setbacks: (i) Minimum front yard setback: Mixed-Use Buildings in the CBD shall be built at the right- of-way line, unless a courtyard, plaza or other public open space is proposed. (ii) Minimum rear yard setback: Determined by Zoning District. See Table 3-2. (iii) Minimum side yard setbacks: None, except that corner lots shall have the same building line on the side street as is on the front street. (4) Building limitations: (i) Maximum Floor Area Ratio (FAR): 200 percent (ii) Maximum impervious area: None (iii) Maximum number of stories: Three (iv) Maximum building height: 40 feet (5) Maximum allowable Gross Density: One Dwelling Unit per 7,000 square feet of land contained in the parcel d. Use Restrictions: (1) Residential Uses: Upper Story Dwellings shall be allowed in accord with the following requirements: (i) No Upper Story Dwelling shall have a gross floor area of less than 600 feet. (2) Commercial Uses: (i) At least 90% of the first floor shall be occupied by Commercial/nonresidential uses. For the purposes of this calculation, parking garages shall not make up more than 10% of the first/ground floor. Article IV Section A Site Design Standards Open Space FAIRHOPE ZONING ORDINANCE 31 Article IV Site Design Standards A. Open Space/Greenspace B. Screening, Lighting, and Landscape Material C. Streetscape D. Site Access and Internal Circulation E. Parking F. Stormwater Management G. Tree Preservation This Article provides site design standards for seven key elements that are part of most development sites: open space; screening, lighting, and landscape material; streetscape; site access and internal circulation; parking; stormwater management; and signs. The standards are intended to contribute to the ability of development sites to integrate into the City’s overall plan. The standards and guidelines in this article should be applied in every zoning district and to every site design to the extent that the component is required by any development regulation or is otherwise proposed as part of the site plan or development. These design standards should be applied in addition to any specific area or design standards contained in other sections for a particular zoning district. A. Open Space 1. Intent The open space design standards are intended to provide design solutions that ensure each area of open space serves a specific function and is not merely left over or under-utilized space. The design standards are also intended to provide greater access to a wider variety of open spaces. These design standards are to be applied to any area used to meet specific area requirements of the zoning districts and subdivision regulations for open space or greenspace. 2. Types of Open Space The following Table 4-1 indicates the categories, types, and general sizes of open space that can be used to meet the City requirements for open space and greenspace. Generally there are two categories – Natural and Civic. Natural open space is most appropriate in neighborhoods, rural areas, or at the edges of village developments. It can also be used at any location where significant natural features warrant preservation. Civic open space is most appropriate in convenient locations, easily accessible by a large number of people. Typically this will be at the center of a residential neighborhood or in a village or commercial center. Article IV Section A Site Design Standards Open Space FAIRHOPE ZONING ORDINANCE 32 Table 4-1: Open Space Categories and Types Category Type Description Size Recommendation Image NA T U R A L O P E N S P A C E Preserve An undeveloped area that contains Features such as large stands of trees, water elements, or prominent A preserve may be used for passive recreation or as a scenic and visual buffer. It generally contains little preserve. The size of a Preserve potential to connect to adjacent natural areas. Trail / Greenway An undeveloped area of continuous usable for recreation and non- improvements except for those to enhance travel or recreational use. include at least 3 acres but should be sized and continuity throughout a development area. Must be at least 30’ wide at all locations. Park An undeveloped natural area for structured recreation, such as ball should occupy no more than 25% of the total area. Parks are located based on the presence of natural features or based on convenience for surrounding residents. A park landscape although portions may be recreation purposes, particularly for parks located due to convenience. At least 3 acres Article IV Section A Site Design Standards Open Space FAIRHOPE ZONING ORDINANCE 33 Table 4-1: Open Space Categories and Types (continued) Category Type Description Size Recommendation Image CI V I C O P E N S P A C E Green landscaping. A green is bordered by public right-of-ways on at least constructed elements except as a formal entry to or a focal point for the green. ¼ to 3 acres Plaza An open space for civic purposes plaza is bordered by public right- of-ways on at least 2 sides, and withstand heavy pedestrian traffic, formal pattern. 1/8 to 2 acres generally determined by building height to plaza. Courtyard A small open space accessible to the public but generally serving buildings. Courtyards are facades, but have at least one side public right-of-way. Courtyards are often constructed of materials formal landscape elements. 1000 square feet to 1/8 acre The size of courtyards is generally determined by maintaining a between a courtyard. Playground equipped for structured recreation. Playgrounds are often boarded by a fence or other private boundary (as in the case of a playground accessible by common pedestrian path. Alternatively, playgrounds included as part of a larger civic necessarily have borders. 1000 square feet to ¼ acres. natural open space. Article IV Section B Site Design Standards Screening, Lighting, and Landscape Material FAIRHOPE ZONING ORDINANCE 34 B. Screening, Lighting, and Landscape Material 1. Intent The screening, lighting, and landscape material sections are intended to create a quality community image, minimize the impact of development on adjacent sites, allow property owners to create comfortable and appropriate private environments, and integrate all development into the overall community plan. 2. Screening a. In any district, all mechanical or operating equipment, materials, or activities not contained within a building, such as drive-through equipment, outdoor storage of materials, stationary machinery, and outdoor servicing activities, shall be enclosed by a wall or fence of solid appearance or tight evergreen hedge not less than six feet in height. If the owner elects to build a wall or fence of bare or severe appearance it shall be enhanced with the planting of shrubs. b. In any district where a commercial/industrial use abuts a residential use, screening/buffering shall be required. Acceptable screening/buffering shall include a wall or fence of solid appearance, or tight evergreen hedge not less than six feet (6’) in height and a twenty foot (20’) landscaped buffer containing at least one (1) overstory tree and five (5) shrubs per every twenty-five linear feet (25’). 3. Parking Lot/Open Area Lighting Parking lots with 50 or fewer spaces and open area requiring lighting for general purposes shall have light poles that do not exceed 10 feet overall height. Parking lots having more than 50 spaces shall have light poles that do not exceed 20 feet overall height. Luminaries of a sharp cut off design to shield light source above 72 degrees from vertical and providing 1.0 average maintained foot-candles with the following uniformity ratios: 3:1 average/minimum * (.33 FC minimum), 12:1 maximum/minimum * (4.0 FC maximum) are required in all cases. Public facilities such as lighted ball fields are excluded. A photometric grid shall be furnished by developer at time of building permit application. * maximum or minimum foot-candle level at any point lighted area. 4. Landscape Materials All un-built yards and open space required by this ordinance, and all natural screening material, shall be planted according to the specifications of the City Landscape and Tree Ordinance. 5. Fencing and/or Walls a. Fences and/or walls are permitted in every zoning district. A building permit shall be obtained prior to construction of any fence. Fences and/or walls may be permitted on the property lines or anywhere else on the lot provided that: (1) Fences and/or walls shall not be constructed in a drainage easement, floodway, or other watercourse; and (2) Fences and/or walls shall not be constructed in any required clear sight distance. b. Fences and/or walls in all residential zoning districts are subject to the following requirements: (1) No fence and/or walls shall be higher than eight (8’) feet. Any fence and/or walls forward of the front building line shall not be higher than four (4’) feet; (2) No corrugated metal sheets, solid sheets of metal, plywood, particleboard, or similar materials shall be allowed; and Article IV Section C Site Design Standards Streetscape FAIRHOPE ZONING ORDINANCE 35 (3) No barbed wire, razor wire, or similar materials shall be allowed except for fences used for agricultural purposes in the R-A – Residential/Agriculture zone. c. Fences and/or walls in all non-residential zoning districts are subject to the following: (1) No fence and/or walls shall be higher than 12 feet. Any fence and/or walls in front of the front building line shall be limited to between two and one-half and four feet high and shall have a design style consistent with the architectural elements of the buildings on the site. (2) No corrugated metal sheets, solid sheets of metal, plywood, particleboard, barbed wire, razor wire, or similar materials shall be allowed. C. Streetscape 1. Intent Streetscape refers to the area between building facades on opposite sides of the street. It consists of public rights-of-way and private property and is a publicly visible space. The streetscape site design standards are intended to create a smooth transition from the public realm to the private realm, provide a pleasant pedestrian experience, improve the appearance and function of the public rights-of-way, and reinforce and enhance the perception of the City as a unique and livable community. See Figure 4 –1. 2. Frontage Types The following Table 4-2 indicates frontage types that make up the private portion of the streetscape. In zoning districts where specific setbacks are specified, any frontage type within that range may be used. In zoning districts where specific frontage types are specified, the frontage types may be used within the acceptable setbacks listed in this section and in the zoning district standards. Figure 4–1. Streetscape refers to all areas visible from the street and fronting buildings, and may consist of public or private property. Article IV Section C Site Design Standards Streetscape FAIRHOPE ZONING ORDINANCE 36 Table 4-2: Frontage Types Yard 20’ minimum 40’ maximum yard frontage shall have no maximum depth for the front building line. A frontage with the building set back from the right- of-way line. The yard area is most appropriately used for landscape materials, natural vegetation, or focal points such as art or sculptures. The yard residential neighborhoods, for residential uses along arterial streets where a buffer is desired, and for civic land uses in any setting. Terrace 8’ minimum 20’ maximum A frontage with the buildings separated from the right-of-way by a slightly elevated garden or small yard. The terrace area is most appropriately used for landscape materials and entry elements, such as stairways, gateways or small fences or hedges. The terrace frontage is most appropriate in residential neighborhoods or areas of steeper topography. Courtyard 10’ minimum 20’ maximum building, typically more façade) should be built at or near the right-of- way line A frontage with a portion of the building close to the right-of-way line, while the remaining por setback from the right-of- pocket of open area in the courtyard. The courtyard higher-density residential blocks or for businesses that can utilize formal outdoor space. Stoop 8’ minimum 15’ maximum A frontage with the building close to the right-of- way line but with the first floor slightly elevated (typically 3 to 5 feet) to ensure privacy to occupants of the building. Typically the closer the building line is to the right-of-way, the higher the elevation of the first floor should be. The setback area is most portion of the setback area can include a small area of landscape material. The stoop frontage is most appropriate for higher-density residential blocks, or residential buildings mixed on blocks with non- residential buildings. Street-front 0’ minimum 10’ maximum A frontage with the building at the right-of-way line or slightly set back from the right-of-way line. The transparent and available to uses serving the public, thus providing varied and interesting environment to pedestrians. Any setback area is typically designed seamlessly with the right-of- expanded sidewalks, landscape beds, street-front seating, or a covered walkway. The street-front frontage is most appropriate for non-residential uses in pedestrian-oriented areas. * The building line expresses the general acceptable range for distances of principal buildings from the right-of-way. This range shall apply unless a more specific set back or build to line is specified for a particular zoning district. _r»;ft ------t---- Article IV Section D Site Design Standards Site Access and Internal Circulation FAIRHOPE ZONING ORDINANCE 37 D. Site Access and Internal Circulation 1. Intent Site access and internal circulation standards are intended to balance the need for site-access by vehicles with pedestrian movements. Design elements are intended to create a smooth transition from the public rights-of-way to the private property, and to improve the appearance and function of the public rights-of-way for all users including pedestrians, bicycles, and automobiles. 2. Curb Cuts Curb cuts for property not being subdivided shall be allowed according to the same Lot Access standards established in the Fairhope Subdivision Regulations. When the development process requires access standards different from those standards, either from a traffic study or through a subdivision waiver process, the revised standards shall comply with the goals of the Comprehensive Plan, the Subdivision Regulations, and this ordinance. Any special access conditions for particular uses are indicated in Article III., Section D, and any special access conditions for particular zoning districts are listed in Article VI. 3. Internal Driveways, Aisles and Driveway Lanes All driveways shall be set back a minimum distance of three feet from the side lot line, except where shared access driveways are provided. To the extent practical, all internal driveway aisles should be designed and dimensioned as closely as possible to the public street standards in the Fairhope Subdivision Regulations, including sidewalks, planting strips, and parking lanes. 4. Clear sight lines Clear sight lines shall be maintained for all lot access points and internal circulation intersections in accordance with the standards for public street intersections specified in the Fairhope Subdivision Regulations. 5. Off-Street Loading/Unloading Off-street loading/unloading spaces shall be provided according to the following: a. Size of Spaces: Each off-street loading/unloading space shall have minimum dimensions of 14 feet in height, 12 feet in width, and 55 feet in length. However, upon sufficient demonstration that a particular loading space will be used exclusively by shorter trucks, the Board of Adjustments may reduce the minimum length accordingly to as little as 35 feet. b. Connection to Street or Lane: Each required off-street loading/unloading space shall have direct access to a street or lane, or have a driveway which offers satisfactory ingress and egress for trucks. c. Required spaces: All non-residential buildings with uses requiring the receipt or distribution of materials or merchandise shall provide at least one (1) off-street loading/unloading space per each 10,000 square feet, or fraction thereof, of floor area located on the same lot as the building or use. Adjacent buildings or uses of less than 10,000 square feet may share loading/unloading spaces within 300 feet of the loading/unloading entrance. All off-street loading/unloading spaces shall be located to not hinder free movement of pedestrians and vehicles over a sidewalk, street, or lane. d. Permanent Reservation: Areas reserved for off-street loading/unloading in accordance with the requirement of this ordinance shall not be reduced in area or changed to any other use unless the permitted use which is served is discontinued or modified unless alternate and equivalent loading/unloading space is provided and approved by the Board of Adjustments. Article IV Section E Site Design Standards Parking FAIRHOPE ZONING ORDINANCE 38 E. Parking 1. Intent Parking standards are intended to provide adequate access and vehicle storage for land uses, but also minimize negative impacts of large expanses of parking such as poor pedestrian environments, degraded community aesthetics, additional stormwater runoff from excess impervious surfaces, and under-utilized space. 2. Required Parking The following Table 4-3 is the parking schedule and represents the minimum required parking spaces for specific land uses. These standards shall apply in any district the use is allowed, or permitted by special exception. These standards shall not apply to the CBD Overlay, where on-street parking is permitted. However, wherever practicable, businesses in the CBD Overlay are encouraged to provide off-street parking facilities. Any specific use or district condition in Article III of this ordinance shall apply along with the standards and conditions of this Section. Any area reserved for off-street parking in accordance with the requirements of this ordinance shall not be reduced in area or changed to any other use unless the permitted use, which it serves, is discontinued or modified, or alternate and equivalent parking space is provided to the satisfaction of the Board of Adjustments. Table 4-3 – Parking Schedule Residential: Lodging: plus 1 space per five employees Public Assembly: floor area, whichever is greater. and day care centers employee, including teachers and administrators whichever is Health Facilities: Article IV Section E Site Design Standards Parking FAIRHOPE ZONING ORDINANCE 39 Businesses: floor area - 400 to 5000 square feet of floor area - over 5000 square feet of floor area -- additional 400 square feet square feet additional off- Industries: shift, plus 1 space for each company vehicle operating from 3. Compact Car Parking Requirement a. Compact car parking spaces shall be a minimum of 30% of the required parking spaces and no more than a maximum of 40% of the required parking spaces. Compact car spaces shall be grouped together to the greatest extent possible. Compact car spaces shall be designated by paint at the entrance of the parking stall. 4. Parking Dimensions and Size a. Standard parking lot dimensions shall be as follows: See Figure 4–2 °°° Article IV Section E Site Design Standards Parking FAIRHOPE ZONING ORDINANCE 40 Figure 4– 2. Parking drive aisle widths may vary depending on the configuration and angle of parking that the drive aisle supports. b. Compact car parking dimensions shall be as follows: °°° c. Parking Lot Limits (1) No use shall provide more than 20% more than the parking required by Table 4-3. (2) Any parking provided that is more than the parking required by Table 4-3 shall be designed with a pervious surface approved by the City. (3) No off-street parking area in any area zoned for residential uses shall exceed 40 spaces. 5. Shared Parking In meeting the requirements of Table 4-3 – Parking Schedule, adjacent uses may share parking under the following conditions and standards: a. Adjacent landowners shall execute the necessary cross access easements to facilitate shared parking and record all easement documents with the Judge of Probate. b. A written agreement for the joint use of parking facilities shall be executed by the parties and approved by the City. c. Parking requirements shall be the cumulative requirements of the uses sharing the parking, except where different uses (Retail or Service, Office, Civic, or Residential) are located on the same or adjacent lot. (1) When two or more uses located on the same or adjacent lot have distinctly different hours of operation they may qualify for a reduction of required parking. One hundred percent (100%) of the required parking may be shared. Required parking shall be based on the use that requires the greatest amount of parking according to Table 4-3 – Parking Schedule. (2) If two or more uses located on the same or adjacent lot have distinctly different peak hours of operation, they may qualify for a reduction of required parking. Fifty percent (50%) of the required parking for each use shall be dedicated to only that use, while the other fifty percent may come from a pool of parking spaces shared by any use with distinctly different peak hours of operation. d. All shared parking shall be located within reasonable proximity of main entrance of the building. e. Direct pedestrian access to and from the building and the parking area is required. n -... .. H I I I I Article IV Section F Site Design Standards Stormwater Management FAIRHOPE ZONING ORDINANCE 41 6. Low Impact Development (LID) Parking Requirements Landscaping is required for all parking lots. The interior parking lot landscaping requirements shall use LID techniques and be designed by an Alabama licensed Professional Engineer and an Alabama licensed Landscape Architect or designer. The following LID techniques shall be used in the interior of all parking lots containing 12 or more parking spaces. The LID parking requirement landscape plan will be reviewed in accordance with the Tree Ordinance. Any landscaping plan submitted in accordance with this subsection shall include technique 5 below and at least one of the other following techniques: 1) First Flush Treatment: The LID landscaping design shall be sized appropriately to treat the first one inch of runoff into the receiving parking lot LID area. 2) Bio-retention. 3) Rain Garden. 4) Vegetated Swale. 5) Permeable Pavement Systems: Permeable pavement systems are a required LID technique. 100% of parking provided over and above the minimum parking requirements shall be permeable pavement systems. Typical systems are brick pavers, pervious asphalt, and pervious concrete. Other systems may be approved if the design engineer provides adequate documentation that demonstrates the proposed technique is equally or more effective than the typical permeable systems listed. Approval of a proposed technique is at the sole discretion of the City during the permitting process. 6) Tree and Ground Cover Plantings: When trees are required in a parking lot by the Tree Ordinance they shall be included and integrated into the LID design. Species shall be as approved by the City Horticulturist and must be suggested by the landscape architect or designer. There shall be no bare ground exposed and all ground cover proposed shall be integral to the success of LID techniques. All ground cover shall be as approved by the City Horticulturist and must be suggested by the landscape architect or designer. 7. Parking Credits A credit may be given to the requirements of Table 4-3 – Parking Schedule, under the following conditions: a. On-street parking within 300 feet of any lot line may be credited to the parking requirement at a rate of one credit for every two on-street parking spaces. b. Bicycle parking facilities within reasonable proximity of the main entrance may be credited at a rate of one credit for every five-bicycle parking spaces, up to a maximum of 10% of the required vehicle parking. F. Stormwater Management 1. Intent The intent of this section is to provide for stormwater management in site design. The primary management strategy should be infiltration of all runoff created by development through natural systems and constructed natural systems. Should infiltration not address stormwater management for the site adequately, retention and detention of run-off will be required. This section also seeks to incorporate any stormwater management system into the design of the site as a natural or aesthetic amenity. 2. General Requirements All site plans shall be designed with surface drainage provisions in accordance with the Fairhope Subdivision Regulations, construction, building, or grading permits, and any other City ordinance regarding the effects of stormwater. Developers shall take steps necessary to prevent run-off, which Article IV Section F Site Design Standards Stormwater Management FAIRHOPE ZONING ORDINANCE 42 may have the potential for causing flood damage to neighboring property. The building inspector shall, in consultation with the city engineer, determine that reasonable provisions for properly handling surface drainage have been made in the applicant’s design, and will report these findings for the Fairhope Planning Commission’s consideration in acting on building applications. If reasonable provisions are not made in the applicant’s design, the Fairhope Planning Commission shall make the remedies available to the applicant a condition of the approval, or deny the application. “Dry wells,” biofilters, or other constructed infiltration systems may be required of sufficient capacity to receive up to four inches per hour rainfall on the paved area or areas required for off-street parking and loading. Rainfall intensity to be calculated on storm frequency determined by the commission and/or its consultants. 3. Design Standards Storm water detention shall be screened from direct view from all abutting properties by installation and maintenance of living plants at least 36 inches in height at time of planting, and achieve a height of not less than six feet in three years after planting. Outer slopes of detention ponds shall not be steeper than four feet horizontal to one-foot vertical. Where water depth and time of detention is sufficient to require safety fencing, such fencing shall be installed behind required screening, on the pond side. 4. Alternative Designs Standards of this ordinance that relate to the City of Fairhope Subdivision Regulations may be waived to provide for an alternative stormwater design system provided that: a. The alternative stormwater design provides for an infiltration system that incorporates at least 80% of the runoff from impervious surfaces into the groundwater on the site and results in an overall reduction in impacts on streams in the watershed. b. The alternative stormwater design addresses stormwater on an area-wide or watershed basis making stormwater management on individual lots within the site unnecessary. c. Natural elements on the site are incorporated into a natural storm drain infrastructure minimizing or eliminating the need for detention ponds and other constructed storm drainage. Constructed elements of the natural drainage system shall be limited to artificial wetlands, bio-filters, and dry swales. To the extent that it does not damage the function of the natural drainage system, natural elements should serve additional community purposes such as trails or greenways, parks, or aesthetic screens. d. Any waiver of standard to accommodate the alternative stormwater design proposes an equal or better alternative for meeting the intent of the waived standard. e. The alternative stormwater design is accompanied by a plan produced by a registered engineer testifying to its accuracy and sustainability. f. The alternative stormwater design plan included provisions for long-term maintenance and operation of the alternative design, including easements, covenants, restrictions, and an acceptable legal entity to oversee long-term maintenance. g. The alternative stormwater design plan shall accompany a site plan for the entire development. The plan and any waivers to the standards of this ordinance shall be approved according to the procedures and standards for the site plan. Article IV Section G Site Design Standards Tree Preservation FAIRHOPE ZONING ORDINANCE 43 G. Tree Preservation On a site where a live Heritage Tree exists, the Planning and Zoning Director may grant up to a seven foot (7’) administrative setback variance in order to protect and/or preserve an existing Heritage Tree as defined in Article IX, Section C. of this Ordinance. The only types of Heritage Trees protected under this Ordinance shall include: Various Oak Trees (Quercus Species), Cedar Trees, Cypress Trees, Magnolia Trees and any other unusual species identified as a desirable tree by the City Horticulturist. In an effort to preserve the critical root areas for existing trees on public and private properties, trenching is not allowed within nine feet (9’) of any property line. One may use a directional boring (Horizontal Directional Drilling – HDD) method of service installation within the 9’ no-trenching setback. Article V Section I. Special Districts HTD - Highway Transitional District Article V Special Districts A. PUD – Planned Unit Development B. CBD – Central Business District Overlay C. FH-1 Flood Hazard District D. R-6 Manufactured Homes E. AO – Airport Overlay F. P-1 – Parking District G. TR – Tourism Resort District H. MO – Medical Overlay District I. HTD – Highway Transitional District A. PUD – Planned Unit Development 1. Intent - The special standards listed in this section for the Planned Unit Development district are intended to: • Permit flexible development of projects which are comprehensively planned as a single development with a functional master development plan which fully considers the entire site as an integrated project and give broad consideration to impacts and relationships to surrounding areas. • encourage opportunities for development innovation tailored to a particular site, that while clearly furthering the goals of the comprehensive plan, could not explicitly be established by generally applicable standards or guidelines; • allow mixed-use development which offer a greater variety in type, design, and layout of buildings; • encourage land conservation, and more efficient use of open space; • permit modification of certain controls in a manner so as to produce large area development arranged to better serve community needs 2. Size – A Planned Unit Development shall be a minimum of 5 acres. 3. Permitted Uses – The PUD District shall be assembled using any of the current base zoning districts the following base zoning districts listed in paragraphs a. and b. below. provided in the Fairhope Zoning Ordinance. The list of permitted uses that will be utilized in each project shall be described and contained in the master development plan accompanying each Planned Unit Development application. a. No PUD may be comprised exclusively of residential uses. At minimum, 33% of the developable acreage within the proposed PUD shall utilize the following base zoning districts and shall be completed during the first development phase. (1) B-1 – Local Business District (2) B-2 – General Business District (3) B-3a – Tourist Resort Lodging District (4) B-3b – Tourist Resort Commercial Service District (5) B-4 – Business and Professional District Proposed base zoning districts should account for neighboring uses, as well as the Fairhope Comprehensive Plan to determine appropriate base zoning districts. b. If the PUD includes residential uses, the base residential districts shall be limited to the following: (1) R-A – Residential/Agricultural District (2) R-1 – Low Density Single-Family Residential District I Article V Section I. Special Districts HTD - Highway Transitional District (3) R-1(a) – Low Density Single-Family Residential District (4) R-1(b) – Low Density Single-Family Residential District (5) R-1(c) – Low Density Single-Family Residential District (6) R-2 – Medium Density Single-Family Residential District (7) R-3 – High Density Single-Family Residential District 4. Ordinance and Master Development Plan Required – Each Planned Unit Development shall have an Ordinance that establishes the development of regulations for the district. In approving a Planned Unit Development, the ordinance shall reference the Master Development Plan, which shall prescribe development standards. The Master Development Plan after approval shall become part of the amending ordinance. All development shall be in conformance with the approved Master Development Plan and development regulations. a. Master Development Plan. The Master Development Plan shall include the following information: (1.) Written Documentation a. A legal description of the parcel upon which the PUD is to be built; b. The name of the present owner(s) and, if different, the person(s) who will be the owner(s) of the parcel(s) during the development of PUD; c. A statement of development objectives, including a description of the character of the proposed development and its relationship to surrounding areas; d. A statement of compliance with the Comprehensive Plan and pertinent regulations; e. A development schedule indicating the approximate date when construction of the PUD is expected to begin and to be completed, and any applicable phasing of construction; f. A statement of the applicant’s intentions with regard to future selling or leasing of all or portions of the PUD, including land areas and dwelling units; g. Estimated percentages of the PUD to be devoted to each type of land use, including any subcategories of residential, commercial and institutional uses, open space, and recreational areas; h. A plan for the intended manner of permanent care and maintenance of open spaces, recreational areas, common areas, and private streets and drives. (2.) A site plan, which shall include the following items, either on the site plan or on an accompanying document: a. The name of the development; b. The legal description of the property on which the PUD is to be developed; c. Scale; d. North arrow; e. A vicinity map showing the parcel in relation to the surrounding property and a general description of the surrounding area, including the current zoning and land uses of the surrounding area; f. A boundary survey prepared and certified by a surveyor who is licensed as a surveyor by the state. The survey must show all streets which are adjacent to the parcel, all easements and rights-of-way on the parcel and the location of any existing buildings or other structures which shall be a part of the PUD; g. Contours and elevations shown on a separate topographical survey; h. The density of land use to be allocated to all parts of the PUD, together with tabulations by acreage and percentage of the parcel to be occupied by each proposed use; i. Proposed lot lines and dimensions; j. Location, size, and character of proposed buildings and structures, including: i. Identification of the base zoning district related to the contemplated use(s) of the building. If any proposed building does not met meet the standards of the base zoning district associated with it, provide a description of the specific standards which are not met by the proposed building, a description of the deviations from those standards, and the reasons why the deviations are necessary; ii. Distribution of housing types; iii. Number of units, stories, and maximum heights; Article V Section I. Special Districts HTD - Highway Transitional District iv. Proposed floor areas of all units; v. Elevations of buildings and structures indicating exterior materials; vi. Location of accessory structures or accessory dwellings; k. The location and size of all areas to be conveyed, dedicated or reserved as commonly owned space, public parks, recreational areas and similar public or semi-public uses; l. The location of utility easements; m. The existing and proposed circulation system of streets, both public and private, including: i. Location and dimensions of streets, alleys, driveways, and points of access to public rights-of-way; ii. Notation of proposed ownership; iii. Location, dimensions and capacities of parking areas; iv. Service, loading and maneuvering areas; v. Service yards, including, but not limited to, location of dumpsters; and vi. Pedestrian circulation; vii. Materials with which parking areas, driveways, streets, sidewalks, and trails will be covered; n. The locations, intensity, and height of exterior lights; o. The locations of mechanical equipment and proposed screening; p. Location of outside storage and/or display; q. Proposed drive-through locations; r. Landscape plan in accordance with the City’s Tree/Landscape Ordinance, including; i. Location of existing trees, indicating which trees will be preserved/removed; ii. Treatment of materials used for private and common open spaces; iii. The proposed treatment of the perimeter of the PUD including materials and techniques to be used; s. The location, size, and character of any common open space, or any commonly owned facilities, and the type of organization which will own and maintain any commonly owned open space or facilities; t. Location, materials, and elevation of any and all fences and/or walls; u. Location and size of all signage; v. Hours of operation of any nonresidential use; w. Mitigation of noise, fumes, odors, vibration or airborne particles; x. Drainage; y. Access and location of utilities. z. Any additional data, plans, or specifications which the applicant or the City believes is pertinent. 5. Conditions Related to Approval a. Preapplication conference. Before filing an application for a Planned Unit Development, the prospective applicant shall schedule a preapplication conference with the Planning and Zoning Director. At the preapplication conference the prospective applicant shall present to the Planning and Zoning Director a proposed plan for review, and discuss pertinent development matters including, but not limited to, the following: b. Application. In addition to the general criteria for zoning map amendments, a map amendment to the PUD district shall include a preliminary master development plan to be reviewed for compliance with the goals and intent of the Comprehensive Plan, this ordinance, and the health, safety, and general welfare of the people of the City. (1.) The required preliminary master development plan shall include those items described in Article V, Section A.4.a (master development plan). The preliminary master development plan is intended as a draft, which will be edited and improved based upon review of staff, Planning Commission, and City Council prior to adoption as a final master development plan that may be codified with the Ordinance that creates/amends a PUD. Article V Section I. Special Districts HTD - Highway Transitional District (2.) In addition to the general criteria for zoning map amendments, a map amendment to the PUD district shall include review of the following conditions for compliance with the goals and intent of the Comprehensive Plan and this ordinance. i. Setbacks for building structures ii. Public street access iii. Vehicular traffic, circulation, connections, and parking iv. Screening or buffer zones v. Hours of operation vi. Activities or uses permitted on the property vii. Building or structure heights viii. Landscaping ix. Maximum lot coverage, impervious percentages x. Pedestrian circulation xi. Signs xii. Mitigation of noise, fumes, odors, vibration or airborne particles xiii. Exterior lighting xiv. Exterior construction materials 6. Building Permit Compliance – No building permit for any structure shall be issued, nor shall a Certificate of Occupancy be granted until the development plans are consistent with the site plan and development regulations of the approved Planned Unit Development. All building permits must be consistent with the Planned Unit Development and Master Development Plan. 7. Planned Unit Development Amendments – Changes or amendments to a Planned Unit Development shall be processed in the same manner as the original request. Slight changes in the detail of the Planned Unit Development that do not change the intent, meaning, relationship of structures to each other may be approved by the Director of Planning and Zoning. 8. Failure to begin construction – Construction of the approved development must begin within one (1) year from the date of the approval of the Master Development Plan by the City Council. Any approved changes in the plan shall not extend the time at which said one-year period begins to run. The Planning Commission may, no sooner than 60 days prior to the end of said one-year period, upon the written request of the applicant, extend such one-year period for a period of not more than one year if, in the judgment of the Planning Commission, such additional time is warranted. In any event, the construction of the PUD must be started within two (2) years of the approval of the master development plan by the city council. Failure to being the development of the PUD within said one-year period, or the period as extended, shall automatically void the master development plan, and the zoning classification shall automatically revert to the zoning classification of RA – Residential/Agriculture District. B. CBD – Central Business District Overlay 1. Intent – The Central Business District overlay is intended to preserve downtown Fairhope as the “Regional Village Center” and focal point for the City. The CBD overlay shall provide an environment for shopping, restaurant and entertainment, cultural and artistic institutions, offices, governmental functions, and residential uses. The CBD is intended to have a unique character in the City and serve the entire community by: • generating high levels of pedestrian and bicycle traffic; • providing a mix of uses; • create a focal point for activities throughout the City; • link to adjacent areas and areas throughout the City through a variety of modes of transportation; • strengthen non-automobile connections to adjacent neighborhoods; • buffer surrounding neighborhoods from any adverse impacts of activities in the CBD; and • provide small parks and trails. Article V Section I. Special Districts HTD - Highway Transitional District 2. Location and Size – The CBD overlay includes: From the southeast corner of the intersection of Oak Avenue and N. Church Street run east along the south side of Oak Avenue to a point on the east side of N. Section Street; one parcel on the north side of Oak Avenue from N. Section to the east end of Oak Avenue; one parcel on the east side of N. Bancroft Street from the north side of Oak Avenue to a point on the south side of Pine Avenue and along the east property line one parcel east of N. Bancroft Street; thence run east along the north property line of one parcel to a point; thence run south along the east property line to the south side of Equality Street; the west side of N. School Street from Equality Street to the south side of Stimpson Avenue; the south side of Stimpson Avenue to the east end of Stimpson Avenue; south to a point on the south side of Fairhope Avenue that is one parcel west of Mershon Street; one parcel on the south side of Fairhope Avenue from one parcel west of Mershon Street to the west side of S. School Street; to a point one parcel south of Morphy Avenue on the west of S. School Street; south to the west end of the unopened portion of right-of-way of Fels Avenue; along the north side of Fels Avenue from the northwest corner of the intersection of Fels Avenue and Oswalt Street to a point at the northeast corner of Fels Avenue and S. Church Street; north one parcel to a point one parcel south of Morphy Avenue; west to a point two lots west of S. Church Street; north to the north side of Morphy Avenue west to the northeast corner of the intersection of Morphy Avenue and S. Summit Street; along the east side of Summit Street to the southeast corner of the intersection of N. Summit Street and Magnolia Avenue; along the south side of Magnolia Avenue to the southeast corner of the intersection of Magnolia Avenue and N. Church Street; along the east side of N. Church Street to the southeast corner of the intersection of N. Church Street and Oak Avenue. 3. Uses – All uses permitted in the underlying zoning district are allowed in the CBD Overlay, provided that uses of property shall meet the intent of the Comprehensive Plan and Section E(1) of this Article. Any future rezoning in the CBD overlay may be conditioned so that the goals and intent of the Comprehensive Plan and Article V., Section B.1. of the Zoning Ordinance are achieved. a. Rooftop Terraces shall be an allowed Accessory Use permitted on all lots zoned B-2, General Business District located within the CBD. The following standards shall apply to all Rooftop Terraces: (1) Except as provided below in this Section, the height of all structures on or within a Rooftop Terrace shall not exceed forty feet (40’). (2) The outer boundary of a Rooftop Terrace shall be defined using a barrier meeting the City of Fairhope Building Code. (3) For Rooftop Terraces located atop three (3) story buildings the following standards apply: a. For the purpose of the Zoning Ordinance and this Section, a Rooftop Terrace shall not be considered a story. b. Elevators and stairwells, providing access to Rooftop Terrace, may be allowed to exceed forty feet (40’) by no more than five feet (5’) provided: such elevators and stairwells and their associated mechanical equipment and enclosed areas shall not cover more than 7.5% of the total square footage of the rooftop, shall not be viewable from sidewalks located in public rights-of-way that abut the building at the ground level, and shall be located a minimum of ten feet (10’) from any lot line. c. Structures, other than those used for elevators and stairwells, may be opened or enclosed, but shall not cover more than 25% of the total square footage of the rooftop and shall be located a minimum of ten feet (10’) from any lot line. (4) Temporary structures, such as tents, awnings, and umbrellas, may be allowed on Rooftop Terraces provided: (a) such structures shall be in use for less than 24 hours at a time, (b) such structures are secured via anchor points integrated into the building and can withstand winds up to 60mph, (c) and the anchor design shall be sealed by a structural Engineer. Any damage caused by these structures are the responsibility of the property owner who shall sign a hold harmless agreement at time of permitting. b. Short-term rentals shall be allowed within the CBD, regardless of the underlying zoning district. 4. Dimension Standards – All dimension standards for the underlying districts shall apply in the CBD overlay except as follows: a. Non-residential buildings in the CBD shall be built at the right-of-way line, unless a courtyard, plaza or other public open space is proposed. Article V Section I. Special Districts HTD - Highway Transitional District b. No side-setback is required for non-residential buildings in the CBD, except that corner lots shall have the same building line on the side street as is on the front street. c. Building heights for all structures shall not exceed 40 feet or 3 stories. d. Parking – (1) No parking is required for non-residential uses in the CBD. If parking is provided, it shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance of the public right-of-way. (2) Dwelling units in the CBD shall provide the required parking. It shall be located behind the building, screened from public rights-of-way, and have a direct pedestrian connection to the primary building entrance from the public right-of-way. (3) Residential and office is encouraged on the upper floors of buildings; lower floors are encouraged to be retail or restaurants. e. Sidewalks shall be a minimum of eight feet (8’) in width for all new construction. This may be reduced, through the site plan approval process, upon satisfactorily demonstrating to the City Council that streetscape improvements constrain the site to the extent that eight feet (8’) is not feasible. In no case shall the sidewalk width be less than six feet (6’) in width. A written request must be made with accompanying justification statement and drawings for consideration of reduction in sidewalk width. f. A minimum of fifty percent (50%) of the gross floor area on the ground floor of a mixed-use building in the CBD shall be dedicated to commercial uses. For the purposes of this calculation, gross floor area is defined as the total floor area contained on the ground floor within a building measured to the external face of external walls and shall include, but not be limited to, internal service areas, internal parking, internal stairwells, and internal common spaces. Retail and restaurants are encouraged on the ground floor adjacent to public streets. C. FH-1 Flood Hazard District 1. Intent – The Flood Hazard District is intended to secure life and property from peril and damage of natural flood hazards, protect property values, and insure compliance with federal flood insurance eligibility requirements. 2. Warning and Disclaimer of Liability – The degree of flood and erosion protection required by this ordinance is considered reasonable for regulatory purposes and is based on scientific methods of study. Larger floods may occur. This ordinance does not imply that areas outside the flood hazard district boundaries or land uses permitted within these districts will be free from flooding or flood damages. This ordinance shall not create liability on the part of the City or any City officer or employee for any flood damages that result from reliance on this ordinance or for any administrative decision made under this ordinance. 3. Location – The boundaries of the flood districts shall be determined by scaling distances on the official zoning map and/or the Federal Insurance Rate Map (FIRM). Where interpretation is needed as to the exact location of the boundaries of the district, the Board of Adjustments shall make the necessary interpretation. The person contesting the location of the district boundary shall be given a reasonable opportunity to present his case to the Board and to submit their own technical evidence if he so desires. 4. Permitted Uses in FH-1 – Provided the use is in accordance with the Flood Ordinance of the City of Fairhope (Ordinance No. 1165 and Article IV, Section 12-102 Municipal Code; Title 11, Ch. 19, Sections 1-24; Chapter 45 Sections 1-11; Chapter 52 Section 1-84; Title 41, Chapter 9, Section 166 AlaCode) and are not prohibited by any other ordinance or any underlying zoning district, permitted uses and standards for this district follow: a. Agricultural uses such as general farming, pasture grazing, outdoor plant nurseries, horticulture, viticulture, forestry, sod farming and wild crop harvesting. b. Industrial-commercial uses such as loading areas, parking areas, and airport landing strips. c. Private and public recreational uses such as beaches, beach cabanas not suitable for use as dwellings, boardwalks and steps to permit access, pavilions and other similar small platforms, lifeguard stations, golf courses, tennis courts, driving ranges, archery ranges, picnic grounds, boat launching ramps, swimming areas, parks, wildlife and nature preserves, game farms, fish hatcheries, Article V Section I. Special Districts HTD - Highway Transitional District shooting preserves, target ranges, trap and skeet ranges, hunting and fishing areas, hiking and horseback riding trails, temporary structures for sale of food and refreshments, arts and crafts. d. Structures shall be constructed on fill, pilings or raised by other means so that the first floor and basement floor are elevated above the regulatory flood protection level. The fill shall be at a point no lower than one (1) foot below the regulatory flood protection elevation for the particular area, as determined by the agency specified in local, state or federal law to establish such elevations, and shall extend at such elevation at least ten (10) feet beyond the limits of any structure or building erected hereon. e. No use shall affect the capacity of channels or floodways of any stream, drainage ditch, or any other drainage facility or system. D. R-6 Manufactured Home District 1. Intent – The intent of the standards for Manufactured Home Districts is to: • Provide opportunities for affordable dwelling units; • Allow construction of single-family housing that is an alternative to “stick-built” homes; • Ensure design standards that result in neighborhoods equivalent to those enjoyed by other single- family home developments; • Ensure location and design standards compatible with community goals and surrounding property. 2. Site Requirements a. The development shall meet the stormwater requirements of the subdivision regulations. b. A manufactured home development shall be on a site between two and four acres. Manufactured home developments may be larger than four (4) acres only where the special design requirements in Section D.5. are met. c. Where any boundary of a manufactured home development directly abuts a residential district or use, an 8-foot fence or wall, or an evergreen barrier approved by the City Horticulturist shall be provided. d. Each development shall provide manufactured home spaces, and each space shall be clearly delineated. Each space shall have an area of not less than 3,200 square feet and a width of not less than 30 feet. The average width of all spaces shall be not less than 40 feet. Spaces may be platted as individual lots provided the Special Design Requirements in Section D.5. are met. e. There shall be at least a 20-foot clearance between manufactured homes and between manufactured homes and any other structure. f. All manufactured home spaces shall abut upon a driveway not less than twenty (20) feet in width, which shall have unobstructed access to a public street, alley or highway. g. Walkways not less than two feet wide shall be provided from the manufactured home spaces to the service buildings. h. All driveways and walkways within the park shall be hard surfaced and lighted at night with electric lamps of not less than 250 watts each, spaced at intervals of not more than 100 feet. i. An electrical outlets supplying at least 100-115/220/250 volts, 100 amperes shall be provided for each mobile home space. 3. License – It shall be unlawful for any person to maintain or operate a manufactured home park within the corporate limits of the City of Fairhope, Alabama, without first obtaining a license. a. License Fees and Temporary Permit Fees: (1) The annual license fee for each manufactured home park shall be set by the city council. (2) The fee for transfer of a license shall be five dollars. b. Application for License: (1) Application for initial manufactured home development license shall be filed with the Director of Planning and Building. The application shall be in writing, signed by the applicant and shall include the following: (a) The name and address of the applicant; (b) The location and legal description of the manufactured home park; (c) A complete plan of the development in conformity with the requirements of this section; Article V Section I. Special Districts HTD - Highway Transitional District (d) Plans and specifications of all buildings, improvements and facilities constructed or to be constructed within the manufactured home development; (e) Other information required by the planning commission to enable it to determine if the proposed development will comply with legal requirements. (f) The application and all accompanying plans and specifications shall be filed in triplicate. (2) Upon application in writing by a licensee for renewal of a license and upon payment of the annual license fee, the city shall issue a certificate renewing the license for another year. c. Revocation of License: The City of Fairhope, Alabama, may revoke any license to maintain and operate a manufactured home development when the licensee has been found guilty by a court of competent jurisdiction of violating any provision of this ordinance. After the correction of such condition and the payment of the penalties imposed by law and assurance given to the city council that such condition will not be repeated, the city council may issue a new license. d. Posting and Temporary Permit: The license certificate or temporary permit shall be conspicuously posted in the office of or on the premises of the manufactured home development at all times. 4. Utilities, Public Services and Safety a. Water Supply: Adequate supply of pure water for drinking and domestic purposes shall be supplied by pipes to all buildings and manufactured home spaces within the park. Each manufactured home space shall be provided with a cold-water tap at least four (4) inches above the ground. b. Sewage and Refuse Disposal: (1) Each manufactured home space shall be provided with a sewer line at least four (4) inches in diameter, which shall be connected to receive all the wastewater. The sewer in each space shall be connected to discharge the manufactured home waste into a public sewer system in compliance with applicable ordinance or septic tank systems for each lot meeting all applicable design standards to prevent health hazards. (2) Metal garbage cans with tight-fitting covers shall be provided in quantities adequate to permit disposal of all garbage and rubbish. No manufactured home space shall be more than 300 feet from a garbage can. The cans shall be kept in sanitary condition at all times. Garbage and rubbish shall be collected and disposed of as frequently as may be necessary to insure that the garbage cans shall not overflow. c. Fire Protection: Fire protection shall be required to meet all regulations and conditions of other City codes and of the Fairhope Volunteer Fire Department. d. Supervision: The licensee, or a duly authorized attendant, caretaker or association, shall be in charge at all times to keep the manufactured home development, its facilities and equipment in a clean, orderly and sanitary condition. The attendant or caretaker shall be answerable, with the licensee, for the violation of any provision of this ordinance to which the licensee is subject. 5. Special Design Requirements – Spaces in a manufactured home development may be platted as individual lots or may exceed four (4) acres provided all of the following additional special design requirements are met: a. The overall development is greater than five (5) acres. b. At least 15% of the project area is preserved as public or common open space. Open space shall be centrally located to the entire development and designed for community gathering. c. An association is established for on-going maintenance of the grounds. d. All dwelling units shall be oriented to a public street, including a front door or porch with a four-foot wide sidewalk connecting to the public sidewalk. e. All dwelling units on a single street shall have the same setback from the public right-of-way. The front setback shall be between 20 and 30 feet. Side setbacks shall be a minimum of eight feet. Rear setbacks shall be a minimum of 20 feet. f. Vehicle access to individual lots shall be by a rear lane. Parking spaces, carports, or garages shall be located behind the dwelling units. g. No dwelling unit shall be more than two times longer in one dimension than it is any other dimension. h. All dwelling units shall have a roof pitch of at least 4:12 and eaves that overhang the exterior walls by a minimum of one foot. i. The overall gross density for the project, including open areas, shall not be greater than six units per acre. Article V Section I. Special Districts HTD - Highway Transitional District j. All dwelling units shall have individually metered utility connections to public facilities for sanitary sewer and water. E. AO – Airport Overlay 1. Intent and Authority – The Airport overlay promotes the health, safety, and general welfare of the public by preventing the creation and establishment of land uses incompatible with the operations of the Fairhope Municipal Airport and requiring the incorporation of outdoor-to-indoor noise attenuation measures for the construction of certain structures within the boundary of the Airport Overlay District Zone. The Airport Overlay is enacted pursuant to the authority granted by Title 4, Chapter 6, Section 1 through 15, Code of Alabama, 1975. 2. Findings – The City finds that certain land uses are incompatible with noise generated by aircraft using the Fairhope Municipal Airport and that these land uses have the potential to impair the existing and future utility of the Fairhope Municipal Airport and the public investment in the Airport. Accordingly, it is declared: a. That the establishment and construction of noise sensitive developments in the vicinity of the airport have the potential of limiting the existing and future utility of the airport and may adversely affect the region served by the Fairhope Municipal Airport; b. That noise sensitive developments in the vicinity of the airport have the potential to become land uses incompatible with airport operations over time and it is necessary in the interest of the public health, public safety, and general welfare that the creation or establishment of incompatible land uses be prevented. c. The prevention of the creation or establishment of incompatible land uses, and the elimination, removal, alteration, and mitigation of incompatible land uses are public purposes. d. That land in the vicinity of the airport has the potential of being exposed to sound levels of 65 Ldn (Day Night Average Sound Level) and higher. e. That the construction of certain noise sensitive developments in the vicinity of the airport should include outdoor-to-indoor noise attenuation features to ensure compatibility with existing and future noise levels. f. That the Fairhope Municipal Airport fulfills an essential community purpose. g. The Airport overlay promotes the implementation of modest measures that will prevent conflicts between future residential homeowners and the airport that could require expensive retroactive noise insulation programs, residential relocation programs, and restrictions on the efficient operation of the Fairhope Municipal Airport. 3. Applicability – The Airport overlay is applicable to all lands lying within the Airport Overlay District Zone, which is delineated on the Fairhope Municipal Airport Overlay Zoning Map adopted as part of the Airport Overlay District Zoning Ordinance of the City of Fairhope, Alabama. 4. Noise Requirements - Except as otherwise provided in this Ordinance, noise sensitive structures shall incorporate outdoor-to-indoor noise level reduction measures into the design and/or construction of the structure. a. Noise Attenuation Performance Standards – The performance standard for the level of sound attenuation for noise sensitive structures constructed in the Airport Overlay District Zone shall be equivalent to achieving an interior noise level of 45 dB (A-weighted) when the structure is exposed to an outdoor noise exposure level of 65 Ldn or higher. b. Noise Attenuation Methods – Noise reduction may be accomplished through design standards and/or construction materials. Noise attenuation design measures and materials are referenced in the City Standard Building Code of the City of Fairhope, as amended. In all cases, construction shall conform with the general requirements of the City Standard Building Code of the City of Fairhope as amended. c. Noise Attenuation in Noise Sensitive Commercial Structures – Only those portions of commercial structures associated with noise sensitive activities must incorporate noise level reduction measures sufficient to achieve an interior noise level of 45 dB (A-weighted) when the structure is exposed to an outdoor noise exposure level of 65 Ldn or higher. Article V Section I. Special Districts HTD - Highway Transitional District d. Architect or Engineer Review – An architect or engineer shall review the plans to determine if the building design complies substantially with the intent of the ordinance. e. Aviation Easement – The owner applying for approval to construct a noise sensitive structure or residential subdivision within the area under the Runway Approach Surfaces located within the Airport Noise Overlay District shall agree to grant to the Fairhope Airport Authority, without compensation, an aviation easement for the passage of aircraft and the right to cause in all airspace above the surface of the Grantor’s property noise and other effects that may be caused by aircraft operating at the Fairhope Municipal Airport. 5. Use Restriction – Notwithstanding any other provisions of the Ordinance, no use shall be made of structures, land, or water within the Airport Overlay District Zone to: a. create physical or electrical interference with navigational signals or radio communication between the airport and aircraft; b. make it difficult for pilots to distinguish between airport lights and others, or result in glare in the eyes of pilots using the airport; c. create bird strike hazards; or d. otherwise endanger or interfere in any way with the landing, take off, or maneuvering of aircraft intending to use the airport. 6. Nonconforming uses a. Regulations Not Retroactive: The Airport Overlay shall not require the removal, soundproofing, or other change or alteration of any noise sensitive structure not conforming to the regulations as of the effective date of this Ordinance, or otherwise interfere with continuance of a nonconforming use. b. Building Additions: A non-conforming noise sensitive structure existing at the time this Ordinance is enacted may be extended or enlarged, provided the extension or enlargement to the structure meets the requirements of this Ordinance. c. Nonconforming Uses Abandoned or Destroyed: Whenever the Director of Planning and Zoning determines that a nonconforming noise sensitive structure has been abandoned, or more than 50 percent destroyed, physically deteriorated, or decayed (based on assessed value), the rebuilding or repair of the structure shall comply with the requirements of this Ordinance. 7. Permits a. Building Permit Required: No noise sensitive structure shall be constructed in the Airport Overlay District unless a permit has been applied for and granted by the Building Department. Each application for a permit shall indicate the purpose for which the permit is desired, with sufficient particularity to determine whether the resulting structure would conform to these regulations. b. Variances: An application for a variance in the Airport Overlay shall first be submitted to the Airport Authority. If the Airport Authority does not respond to the application within 15 days after receipt, the applicant may file an appeal with Board of Adjustments and Appeals. The Board of Adjustment and Appeals may act on its own to grant or deny the application c. Permit Application Requirements: An application for a permit shall be accompanied by a plat or plan showing the location of the lot to be built upon and the location of the proposed structure; a certification from a registered architect, engineer, or acoustician that the plans for the structure include noise attenuation measures adequate to meet the requirements of this Ordinance; together with such other information as the Planning and Zoning Department may deem necessary to enforce properly the provisions of this Ordinance. F. P-1 – Parking District 1. Intent – The Parking District designates one or more lots, parcels, tracts, or sites to be used exclusively for the parking of vehicles, either outdoors or indoors. Lands in the P-1 District shall not be used for the construction of any building or structure other than as specifically permitted herein. 2. Uses – Parking lots are the only use allowed in the P-1 Parking District. Parking garages may be permitted on appeal in the P-1 District, where the Board has determined the use to be compatible with other uses existing in the neighborhood. Lands occupied by buildings or structures shall not be designated Article V Section I. Special Districts HTD - Highway Transitional District P-1 while such buildings or structures exist. No parking garage shall exceed two (2) stories or thirty-feet (30’) in height except upon approval of the planning commission. 3. Lot Area, Width and Maximum Coverage – None specified, except that all lots in the P-1 district shall comply with the intent and requirements regarding parking size, dimension, landscape, and site design standards of other zoning districts. G. TR – Tourism Resort District 1. Intent – It is the purpose of this Article in creating a Tourism-Resort District (“TR District”) to: • provide for large acreage under unified control to be planned and developed as a whole; • encourage the growth of resort-oriented residential and mixed-use properties around resort properties; • provide places for resort-type amenities coupled with proximately located hotel, residential and commercial uses; • promote a sustainable future, and encourage and develop connections between environmental quality and economic vitality; • provide for a mix of residential types that are designed to form a compact, compatible and stable neighborhood directed toward resort and tourism trade; • support the development of a comprehensive pedestrian network with linkages to and between residential and resort areas; • promote increased privacy by permitting private roadways within the TR District property; • promote the preservation and enhancement of existing natural landscape features and their scenic qualities; • create a zoning classification which allows flexibility and creative development concepts that would not be possible through conventional zoning regulations and allow for certain modifications and exemptions from existing subdivision and other regulations; • provide places for social interaction and recreation; • provide general merchandising convenience destinations for both residents and tourists; and • create development opportunities which encourage multiple use of recreational and other resort-type amenities by hotel guests as well as residents within the TR District. 2. Size Requirements – A TR District must initially contain at least 175 contiguous acres. 3. Location Requirements – At the time any real property is submitted for zoning as part of a TR District zoning classification, the following existing resort amenities must be situated within the real property being subjected to the TR District zoning classification or within two (2) miles of the real property being submitted to the TR District zoning classification: • An existing full-service hotel (i.e., a hotel providing hotel room accommodations, on-site dining (with on-site kitchen), conference facilities and swimming pool) containing a minimum of 300 hotel rooms; • at least one (1) 18-hole championship golf course with related facilities (driving range and other golf practice areas), a clubhouse (which shall provide food services and contain an on- site kitchen), swimming pool and tennis courts (which uses and facilities may be provided in the form of a private or semi-private club or pursuant to use agreements which require the approval of membership privileges and the payment of a membership fee and monthly dues and charges); and • a marina. The resort property containing the foregoing required resort attributes need not be located within the municipal limits of the City or otherwise subjected to the TR District zoning classification. The owner of the real property Article V Section I. Special Districts HTD - Highway Transitional District upon which such resort facilities described above are situated shall have the right (but not the obligation), in its discretion, to cause any of its property to be annexed into the municipal limits of the City at any time and to cause all or any portion of its property to be zoned as part of the TR District. 4. Residential Density Limitations - The overall gross density for all residential areas within a TR District shall be no greater than 3.5 units per gross acre within all of the acreage comprising the TR District. 5. Open Space Requirements - All TR Districts shall provide at least 20% open space and\or green space, as herein defined. As used herein, open space and/or green space may consist of any real property which is (a) part of a natural area, including tree and other preserves, lakes, beaches, walkways, walking trails, pedestrian ways, walkways, walking paths, creeks and other waterways, including wetland areas and ponds, and water areas which serve as retention, detention or similar holding basins and (b) any real property usable for active or passive recreational purposes, including, without limitation, play grounds, swim and tennis facilities, green or open areas, parks, golf course amenities such as golf course, fairways, greens, bunkers, driving ranges and other practice facilities but shall not include any rights-of-way. 6. Uses and Development Zones – a. Uses Allowed and Development Zones. (1) Uses Allowed -- Uses allowed within the TR District may include any and all of the following: (i) Single-family attached and detached dwellings; (ii) Multi-family residential dwelling units, senior living facilities, low-rise, mid-rise and a limited number of high-rise residential buildings (including condominiums); (iii) Hotels, conference facilities, restaurants, bars, swimming pools, tennis courts, golf courses, club houses, country clubs and related amenities and facilities; (iv) Specific office, retail and limited commercial uses as well as any of the foregoing uses which are combined with residential uses in the same building so long as the residential uses are located on the second and higher floors of such building; and (v) Nature and recreational areas and facilities. (2) Development Zones -- The following described development zones (collectively, the “Development Zones”) are permitted within a TR District: (a) Recreation Zone; (b) Low-Rise Residential Zone, (c) Limited Commercial Zone, (d) Mid-Rise Residential Zone, (e) High-Rise Residential Zone and (f) Resort Zone. The Development Zones within a TR District (i) shall be established on the zoning map for such TR District, (ii) may be used only for the uses set forth below applicable to each Development Zone and (iii) shall be subject to the dimensional and other standards and requirements established below for each Development Zone. b. Recreation Zone. The following restrictions and limitations shall apply to all areas designated as a “Recreation Zone” on the zoning map for the TR District: (1) Permitted Uses – Golf courses, golf driving ranges and golf practice facilities; tennis courts and related facilities; lakes, docks, boat launches, fishing and swimming piers and similar structures; pools, spas, swimming areas and related facilities; playgrounds; amphitheaters, performance and other social gathering venues and facilities; clubhouses, bathhouses, changing facilities, clubhouse-related restaurants and lounges, retail pro-shops and rental service facilities; fitness facilities, conference facilities, educational facilities, and maintenance and service facilities for Article V Section I. Special Districts HTD - Highway Transitional District any of the foregoing uses; similar uses and facilities related to the foregoing; natural areas, parks, playgrounds, picnic areas and shelters, trails, boardwalks, paths, walkways and pathways, landscaping, drainage, soil conservation, wetlands, creeks, waterway and other water areas, and conservation areas. (2) Dimensional Standards - (i) Height. Building Height not to exceed 45 feet. (ii) Build-To Lines. 20 foot front; 15 foot rear and 5 foot sides. (iii) Minimum Lot Size. None. (iv) Parking. One parking space for each 500 square feet of gross heated and cooled floor area of any building. c. Low-Rise Residential Zone. The following restrictions and limitations shall apply to all areas designated as a “Low-Rise Residential Zone” on the zoning map for the TR District: (1) Permitted Uses – Attached and detached dwelling units (which includes, without limitation, cluster homes, patio homes, duplexes, multi-family units, apartments, condominiums, townhouses, and zero-lot line homes); accessory structures such as attached and detached garages with garage apartments (garage apartments will not count as a separate dwelling unit), swimming pools, tennis courts, tennis and pool equipment and maintenance facilities; congregated attached or detached dwellings requiring specialized services to be provided, including, but not limited to, independent senior housing, assisted senior housing and Alzheimer care facilities and nursing home facilities (“Senior-Oriented Communities”); associated services relating to Senior-Oriented Communities, including, but not limited to, health-care and medical facilities, laundry, dining and food preparation facilities, wellness and recreational facilities, retail and office facilities, storage and maintenance facilities and other uses and facilities commonly found in Senior-Oriented Communities; and any of the Permitted Uses allowed in the Recreation Zone. (2) Dimensional Standards – (i) Height. Building Height not to exceed 35 feet. (ii) Build-To Lines. a. Detached Dwellings: 5-foot front; 5-foot rear and 0-foot sides; provided, that (x) each lot shall have at least one (1) side property line which is at least 12 feet from the dwelling on the adjoining lot and (y) if access to a dwelling is provided via a lane or alley, there is no minimum rear build-to line for any garage constructed at the rear of a dwelling. b. Attached Dwellings: 5-foot front; 5-foot rear and 0-foot sides; provided, that (x) there must be a minimum distance of 12 feet between buildings and (y) if access to a dwelling is provided via a lane or alley, there is no minimum rear build-to line for any garage constructed at the rear of a dwelling. (iii) Minimum Lot Size. 2,100 square feet. Article V Section I. Special Districts HTD - Highway Transitional District (iv) Parking. All uses other than Senior-Oriented Communities, two (2) spaces per dwelling unit; Senior-Oriented Communities, one (1) space per dwelling unit. d. Mid-Rise Residential Zone. The following restrictions and limitations shall apply to all areas designated as a “Mid-Rise Residential Zone” on the zoning map for the TR District: (1) Permitted Uses – Multi-family units, apartments, condominiums, townhouses; Senior-Oriented Communities; associated services relating to Senior-Oriented Communities, including, but not limited to, health-care and medical facilities, laundry, dining and food preparation facilities, wellness and recreational facilities, retail and office facilities, storage and maintenance facilities and other uses and facilities commonly found in Senior-Oriented Communities; and any of the Permitted Uses allowed in the Low-Rise Residential Zone and the Recreation Zone. (2) Dimensional Standards – (i) Height. Building Height not to exceed 55 feet; provided, however, that (1) if the Building Height of any buildings within the Mid-Rise Residential Zone may exceed 35 feet, then the Application for TR District zoning shall set forth the maximum number of dwelling units which may be developed within the Mid- Rise Residential Zone in buildings which exceed 35 feet in Building Height. (ii) Build-To Lines. 20 foot front; 15 foot rear and 0 foot sides; provided that (x) there must be a minimum distance of 20 feet between buildings and (y) if access to a dwelling is provided via a lane or alley, there is no minimum rear build-to line for any garage constructed at the rear of a dwelling. (iii) Minimum Lot Size. None. (iv) Parking. All uses other than Senior-Oriented Communities, two (2) spaces per dwelling unit; Senior-Oriented Communities, one (1) space per dwelling unit. e. Limited Commercial Zone. The following restrictions and limitations shall apply to all areas designated as “Limited Commercial Zone” on the zoning map for the TR District: (1) Permitted Uses – Those retail, office and other uses which are set forth as permitted uses in Table 3.1 (Use Table) of the Zoning Ordinance in effect as of January 1, 2010 for all B-1, B-2, B-3a, B- 3b and B-4 zoning districts; home occupations and convenience stores with gasoline service; attached single-family residential uses located above retail or office uses; and all Permitted Uses allowed in the Low-Rise Residential Zone and the Recreation Zone. (2) Dimensional Standards – (i) Height. Building Height not to exceed 45 feet. (ii) Build-To Lines. 15 foot front; 10 foot rear and 0 foot sides; provided that there is a minimum distance of 10 feet between buildings. (iii) Minimum Lot Size. None. (iv) Parking. Two (2) parking spaces for each 1,000 square feet of gross heated and cooled retail and office floor area of any office or retail building; and two (2) parking spaces for each single-family dwelling unit. Article V Section I. Special Districts HTD - Highway Transitional District (3) Maximum Density – No more than 108,000 gross square feet of non-residential floor area shall be allowed within all Limited Commercial Zones of the applicable TR District. f. High-Rise Residential Zone. The following restrictions and limitations shall apply to all areas designated as “High-Rise Residential Zone” on the zoning map for the TR District: (1) Permitted Uses – A limited number of high-rise multi-story residential attached dwelling units; any of the Permitted Uses allowed in the Mid-Rise Residential Zone, the Low-Rise Residential Zone and the Recreation Zone. (2) Dimensional Standards – (i) Height. Building Height not to exceed 100 feet; provided, however, that (1) not more than two (2) buildings total may be constructed at heights higher than 55 feet and (2) the Application for TR District zoning shall set forth the maximum number of dwelling units which may be developed within the High-Rise Residential Zone in buildings which exceed 55 feet in Building Height. (ii) Build-To Lines. 20 foot front; 15 foot rear and 0 foot sides; provided, that there is a minimum distance of 20 feet between buildings. (iii) Minimum Lot Size. None. (iv) Parking. Two parking spaces for each dwelling unit. g. Resort Zone. The following restrictions and limitations shall apply to all areas designated as “Resort Zone” on the zoning map for the TR District: (1) Permitted Uses -- Full-service hotels; conference facilities; spas, swimming pools, tennis courts and other outdoor recreational areas and uses; marinas; accessory structures and accessory uses normally found in a hospitality development, including, without limitation, food services, gift and novelty shops, barber and beauty shops provided primarily for the convenience of visitors or patrons of the premises and contained within a principal principle building, maintenance facilities (including laundry and other maintenance facilities); restaurants, nightclubs, bars, taverns, day spas; and any of the Permitted Uses allowed in the Limited Commercial Zone (subject to the requirements of Paragraph e(3) of Section 6 of this Article), the Mid-Rise Residential Zone, the Low-Rise Residential Zone and the Recreation Zone. (2) Dimensional Standards – (i) Height. Building Height not to exceed 55 feet. (ii) Build-To Lines. 15 foot front; 10 foot rear and 0 foot sides; provided, that there is a minimum distance of 10 feet between buildings. (iii) Minimum Lot Size. None. (iv) Parking. One (1) parking space for each hotel room. h. Additional Provisions. Article V Section I. Special Districts HTD - Highway Transitional District (1) The term “Building Height” as used herein shall mean the vertical distance measured from the average elevation of the proposed finished grade at the front of the building to the highest point of the main roof structure of the building (but specifically excluding all other projections or articulations from such roof or building). (2) Access to adjoining properties is not required. (3) Build-To Lines are measured from the property lines of a lot and allow buildings and structures to be built up to the Build-To Lines. Build-To Lines only apply to buildings/structures with covered roof. Canopies and awnings and second story porches, decks and balconies may overhang any of the Build-To Lines by up to 24 inches; provided, however, that in no event shall any such items overhang actual lot/property lines. (4) If any uses within a Development Zone will utilize permitted uses from another Development Zone (i.e., if within the Limited Commercial Zone, uses will include single-family uses allowed within the Low-Rise Residential Zone), then the dimensional standards for the other Development Zone (i.e., the Low-Rise Residential Zone) will be applicable to such use. 7. Private Streets and Adjacent Property Connectivity - An applicant may request that all or any portion of the streets and roadways within the TR District property be private streets. Such request shall be set forth in the Application for TR District zoning. Any request for private streets within any portion of a TR District must be approved by the City. No access to and from the TR District property and any adjoining property shall be required. 8. Modification of Subdivision and Other Regulations of City – The TR District zoning classification is intended to encourage the development of land as part of a planned community, encourage flexible and creative development concepts of site planning, preserve the natural amenities on the land by encouraging scenic and functional open space, accomplish a more desirable environment than would be possible through the strict application of zoning and subdivision regulations, and provide a stable environmental character compatible with surround areas. Accordingly, the Application may propose provisions which alter, amend or otherwise exempt the TR District property or portions thereof from certain provisions of the City’s Subdivision Regulations and other regulations. 9. Application Requirements for TR District Zoning – In lieu of any other provisions of the Zoning Ordinance, in order to request the zoning of property to a TR District classification, an applicant shall submit an application (the “Application”) for TR District zoning to the City, which Application shall include the following: a. Legal Description. A legal description of the property for which TR District zoning is requested. b. Zoning Map. A zoning map which shall reflect the general areas of proposed development by Development Zone (established pursuant to Section 6(b) above). Proposed or existing major roads, if known, within the subject property shall be reflected on the zoning map as well as any major arterial roads lying adjacent to the property. The zoning map need not reflect individual lots or blocks or streets to be developed within the Development Zones of the TR District property. c. Maximum Residential Density. The maximum number of residential dwelling units (density) allowed within the proposed TR District. d. Maximum Density Allowed in Limited Commercial Zone. The maximum gross square footage of non-residential floor area allowed within the Limited Commercial Zones of the proposed TR District. e. Open Space or Green Space Requirements. The open space or green space requirements which shall apply to the entire TR District Property as a whole (expressed as a percentage of the total acreage within the proposed TR District property). Article V Section I. Special Districts HTD - Highway Transitional District f. Quantitative Data Regarding Size of Each Development Zone. Quantitative data indicating the approximate acreage within each Development Zone within the proposed TR District property. g. Private Streets. If private streets will be utilized, a general description of which streets will be private and whether any gates or other limited access devices will be utilized for such private streets. The Application should also specify who will be responsible for maintaining all private roads or streets within the proposed TR District property. If private streets will be utilized, access easements over such private streets will be granted for public emergency vehicles (i.e., police, fire and ambulance), utility vehicles (for maintenance and repair and meter reading, etc.), garbage collection vehicles and all other governmental vehicles and employees in connection with the performance of their required governmental services. h. General Description of Restrictive Covenants. A general description of any proposed restrictive covenants to be placed upon the TR District property. i. Permitted Uses and Dimensional Standards for Development Zones. Any permitted uses and dimensional standards for any Development Zone which are different from those set forth herein. j. Request for Exemptions. Any requests for an exemption from the provisions and requirements of the City’s Subdivision Regulations or any other ordinances or regulations of the City. k. Storm Water Management Plan. A storm water management plan for all of the property within such TR District, which storm water management plan shall be implemented by the applicant in the manner and in accordance with the requirements set forth in said storm water management plan. The storm water management plan shall comply in all respects with the City’s storm water management regulations as set forth in the City’s Zoning Ordinance and Subdivision Regulations, subject to any exemptions or modifications thereto set forth in the City-approved Application or the storm water management plan attached to said Application. In addition, such storm water management plan must satisfy all state and federal regulations and requirements. l. Traffic Study. A traffic study for the property within the TR District, which traffic study and the recommendations and requirements set forth therein shall be implemented by the applicant in the manner and in accordance with the time table set forth in said traffic study. m. Miscellaneous Matters, The Application shall contain such other terms and provisions as agreed to by the developer and the City. n. Review and Approval of Application. Following submission of the Application to the City, the Application shall be subject to review and approval by the City in accordance with the terms and provisions of Section C(1) of Article II of the Zoning Ordinance. To the extent set forth as an exemption or exception in the Application approved by the City, the provisions of the Application shall supersede anything to the contrary set forth in the City’s Zoning Ordinance, Subdivision Regulations and any other ordinances or regulations of the City. 10. Additions to TR District – Additional properties may be added to any TR District at any time and from time to time by filing an amendment to the original Application. Such amendment shall specify the Development Zones within the additional property being added to the TR District. The addition of additional property to a TR District must be approved in the manner set forth in Article II of the Zoning Ordinance. To the extent any additional properties are added to any TR District, the City may require different development criteria including, without limitation, the requirement that roads and streets be public, from those set forth in the original Application for the TR District previously approved by the City. 11. Amendments – Changes or amendments to any Application for TR District zoning shall be processed in the same manner as the original request; however, the following changes to an Application may be made with the approval of the Director of Planning and Building for the City or any other individual employee of Article V Section I. Special Districts HTD - Highway Transitional District the City designated by the City’s Planning and Building Director to act on his or her behalf: (a) any Development Zone may be shifted, enlarged or reduced by not more than 200 feet in any direction and (b) slight changes may be made in the detail of the Application for TR District zoning that do not change the intent, meaning, dimensional standards and other major aspects of the Application for TR District zoning may be approved by the Director of Planning and Building. 12. Other Regulations Not Applicable – It is the intent that the Application for TR District zoning set forth development criteria applicable to the property and that flexibility be allowed in the construction of improvements thereon. Accordingly, except as set forth in the Application and in this TR District zoning classification, no other provisions of the Zoning Ordinance shall be applicable to the property which is zoned as a TR District. 13. Building Permits – The developer of the TR District shall proceed with the development of the property in accordance with the Application and no further approvals shall be required except as set forth herein. Upon application for a building permit for the construction of improvements on any parcel within the TR District, if the City’s Planning and Building Director or any other individual employee of the City designated by the City’s Planning and Building Director to act on his or her behalf shall determine that the intended use of the improvements is a “Permitted Use” (as defined in this TR District zoning classification) and satisfies the dimensional standards within the applicable Development Zone of such TR District as set forth in the approved Application for such TR District, then a building permit shall be issued for such improvements. 14. Changes to Ordinance – Following the City’s approval of an Application for TR District zoning, no subsequently adopted amendments to or modifications of the Zoning Ordinance (including subsequent modifications to this TR District zoning classification), no amendments to or modifications of the City’s Subdivision Regulations and no other ordinances adopted by the City which alter, change, modify or amend any of the matters set forth in this Ordinance or which are set forth in the approved Application for TR District zoning shall be effective with respect to the real property described in such approved Application for TR District zoning. 15. Utilities – All utility lines within a TR District shall be located underground. 16. Signage – All signage within the TR District shall comply with the City’s signage regulations set forth in the Zoning Ordinance in effect as of January 1, 2010. H. MO-Medical Overlay District 1. Intent – The intent of the Medical Overlay (MO) District is to establish and provide for the logical expansion of medical office needs to accommodate the growing community and region. Medical uses vary in need and impacts on the community. The MO District is also intended to establish and accommodate highly- specialized, unique uses and development types related to the medical field and to accommodate additional specialized needs and growth of the medical field and community. It is the express intent of this MO district surrounding the existing medical center to be as generous as possible in permitted uses while at the same time maintaining a clean, attractive community that provides an extension of the medical office needs for medical practices and appropriate facilities for the medical community it serves. Property located within the MO District is permitted the use allowed by right of the underlying zoning district. The provisions relating to nonconformities in Article VII of the Zoning Ordinance shall apply to all properties within this MO District. 2. Location – By virtue of its location to an existing medical center (Thomas Hospital), it is intended that this district be allowed for future expansion to the following boundaries: North to parcels abutting the south side of Morphy Avenue, South to those parcels that are in the City of Fairhope abutting the north side of Greeno Lane, East to parcels abutting the west side of Greeno Road, and West to parcels abutting the east side of South Ingleside Street. Article V Section I. Special Districts HTD - Highway Transitional District 3. District Classification – The following overlay district is hereby established: Medical Overlay District-MO. Uses and standards allowed in this district shall be as follows: A. Permitted Uses: The following uses and structures are permitted in this district: (1) Medical offices (2) Hospitals and nursing homes (3) Medical and dental clinics (4) Laboratories for medical and dental uses (5) Funeral homes (6) Animal hospitals, provided the boarding of animals occurs in completely enclosed buildings (7) Child and adult day care facilities and group home facilities (8) Adult congregate living facilities (9) Helistop in conjunction with hospitals (10) Emergency services (11) Parking structures (12) Colleges and universities(13) Vocational, trade or business schools with all associated uses including dormitory facilities related to the medical field (14) Essential services (15) Hospital related out-patient services (Ambulatory Surgery and Diagnostic Clinics) (16) Independent Living Facilities (17) Bed and Breakfast Facilities to accommodate families of patients (18) Retail business which sell, lease and repair prosthetic or ambulatory devices used for patient rehabilitation, mobility or installation/modification of handicap unique support aids (19) Places of Worship (20) Mixed-Use Buildings use with residential – The residential use shall make up at least 33% of the total area of the building and be located on the upper floors only. B. Permitted Accessory Uses and Structures. (1) Uses and structures which are customarily incidental and subordinate to permitted uses (2) Such other uses as determined by the Zoning Official or his/her designee to be: a. Appropriate by reasonable implication and intent of the district b. Similar to another use either explicitly permitted in that district or allowed by special exception. C. Uses Permitted Subject to Appeal and with Conditions. (1) Commercial communication towers (2) Detoxification centers and substance abuse centers associated primarily with the primary medical facility (3) Retail, restaurant, personal services, branch banks, offices, conference facilities, clinics and similar workplace support uses when within any individual structure, gross floor area shall be limited to 10 percent of the total gross floor area (4) Crematorium D. Prohibited Uses and Structures. (1) Any use or structure not specially, provisionally or by reasonable implication permitted herein. (2) Automotive repair garages, pool halls and game rooms (3) Gasoline or diesel filling stations shall not be located within 100 feet from in-patient care or treatment facilities E. General Requirements. Buildings shall comply with the following provisions: (1) Buildings shall comply with all applicable Site Design Standards in Article IV of the Zoning Ordinance and all other applicable City regulations and review standards not specified in this section. (2) Mixed-use buildings shall be vertically mixed in use. Retail uses shall be placed at street level. F. Special Exceptions. (1) Research and development Article V Section I. Special Districts HTD - Highway Transitional District (2) Hotel (3) Crematoria (4) And any such other uses as deemed appropriate in the district by the Board of Adjustment Planning Commission. The Board of Adjustment Planning Commission shall review a proposed use at the time the special exception application is presented to the Board of Adjustment Planning Commission according to the submittal deadlines and meeting dates established by the Board of Adjustment Planning Commission. G. Development Standards. (1) The B-4 (Business and Professional District) development standards and area and dimensional requirements shall apply in this district: (2) [Reserved]Any residential, hotel, dormitory, nursing home or convalescent use shall not exceed the density established for the R-5 (High Density Multi-Family Residential District) at a minimum lot area of 10,500 square feet for two dwelling units plus 4,100 square feet for each additional unit / 10 units per acre maximum. (3) No building or portion of a building visible from a public street or right of way shall be exposed metal. A façade of some type or material shall be used to visually screen the metal from the public street or right of way. (4) The existing medical center (Thomas Hospital) contains buildings that may not conform to the area and dimensional requirements of B-4 (Business and Professional District). New Buildings or expansions to the existing medical center (Thomas Hospital) providing 24 hour medical, psychiatric, obstetrical, or surgical care shall be allowed to align with the height and buildings lines of existing buildings provided that all other local, county, and state requirements are met. This exemption does not apply to ancillary buildings that may include, but are not limited to, administrative offices, physician offices, outpatient services, and maintenance facilities. I. HTD – Highway Transitional District 1. Intent – The special standards listed in this section for the highway transitional district are intended to: • Provide an alternative to properties along state highways within the City of Fairhope that are beyond the area of influence of the Village Nodes and Commercial Nodes as contemplated by the City of Fairhope Comprehensive Plan. • Provide development opportunities consistent with the City’s vision for commercial corridors to better serve community needs. • Unlike other districts within this section, the HTD is not an overlay district and does not affect any property owners, other than those who voluntarily apply for rezoning to this district. 2. Size – Lots shall be a minimum of 20,000 s.f. and under three (3) acres. 3. Use – Uses for the HTD are listed in Table 3-1: Use Table. Rezoning to HTD may be conditioned so that uses permitted on appeal require a site plan. 4. Location – Eligible lots must have minimum of 100 feet on one side fronting the rights-of-way of U.S Highway 98, Alabama Highway 104, or Alabama Highway 181 and lie within the Corporate Jurisdiction of the City of Fairhope. 5. Dimension Standards – a. Lot frontage shall be adjacent to the highway. b. Setbacks i. Front Setback shall be 20’. ii. Rear Setback shall be 20’. iii. Side setbacks shall be 10’. c. Building Height i. Maximum Height is 30’. Article V Section I. Special Districts HTD - Highway Transitional District ii. A mixed-use building may have a height of 35’ if it contains both residential and commercial space. The residential use must make up at least 33% of the total area of the building and located on the second and/or third floor, and retail or office space must make up at least 50% of the total area of the building and be located on ground and/or second floor. d. Parking i. Parking shall be located behind the front building line. e. Any freestanding single-use or tenant retail building shall not have a building footprint larger than 8,000 square feet. f. All lands within twenty (20) feet of the boundaries of U.S. Highway 98, Alabama Highway 104, and Alabama Highway 181 within the corporate limits of the City of Fairhope are required to be reserved by owners or developers of such lands as greenspace and tree protection zones. The required greenspace may include land as required by the front setback. i. Where no vegetation, other than grass exists, new landscaping and plantings shall be installed at time of development within the 20-foot strip that meet the requirements of the City of Fairhope Tree Ordinance and receives approval by the City Horticulturist; otherwise the land may be left in its natural state and enhanced with the addition of trees and shrubs. g. Any future rezoning to HTD may be conditioned so that the goals and intent of the Comprehensive Plan and Article V., Section I.1. of the Zoning Ordinance are achieved. h. For the purposes of Article IV, Section B.2.b. and the screening requirements of the City of Fairhope Tree Ordinance, the Highway Transitional District shall be considered commercial/business regardless of use. Article VI Section A [Reserved] [Reserved] FAIRHOPE ZONING ORDINANCE 65 [Reserved] Article VI Village Districts A. VRM – Village Residential Mix B. NVC – Neighborhood Village Center C. CVC – Community Village Center D. Village Zoning Special Review Procedures This Article contains Village Zoning Districts to more easily and more directly implement the vision and goals of the Fairhope Comprehensive Plan. A. VRM – Village Residential Mix 1. Intent – The special standards listed in this section for the Village Residential Mix (“VRM”) district are intended to: • provide a mix of residential types that are designed to form a compact, compatible, and stable neighborhood; • provide compact, walkable neighborhoods; • provide development that supports the scale and character of existing neighborhoods; • develop land use arrangements that consider the compatibility of adjacent activities; • encourage design that enhances pedestrian interest and provides a pleasant and diverse pedestrian experience; • provide places for social interaction and recreation; • promote a sustainable future, and encourage and develop connections between environmental quality and economic vitality; • create focal points in neighborhoods, such as parks, schools, parkways, street trees, and other amenities; • support the development of artistic, cultural and recreational opportunities; establish and maintain neighborhoods with a sense of community and ties to neighborhood-based businesses; • coordinate land use and transportation planning to ensure that the transportation system can accommodate potential travel demand; • support the development of a comprehensive pedestrian and bicycle network with linkages to and between residential and commercial areas. 2. Location, Size and Density – A newly established VRM district shall be at least five (5) acres. However, a smaller parcel may be rezoned VRM if it is contiguous to an existing VRM district or separated only by a public right-of-way, and all other standards and conditions for the VRM district as a whole are met. The overall gross density for a Village Residential Mix district shall be between 4.5 and 10 dwelling units per acre, subject to the following: a. VRM districts between 4.5 and 6 dwelling units per acre shall provide at least 10% of the overall district as open space. b. VRM districts greater than 6 but less than 8 dwelling units per acre shall provide at least 15% of the overall district as open space. c. VRM district with 8 to 10 dwelling units per acre shall provide at least 20% of the overall district as open space. Article VI Section A [Reserved] [Reserved] FAIRHOPE ZONING ORDINANCE 66 d. Accessory dwelling units shall not count towards density requirements provided: (1) accessory dwelling units shall have a maximum floor area of 750 square feet; and (2) the owner of the lot shall be a resident of the primary dwelling unit or the accessory dwelling unit at all times. 3. Uses – Uses allowed in the VRM district are specified in Article III, Section B. A VRM district shall have at least three (3) different types of dwellings in Table 3-1: Use Table subject to the following: a. no more than 50% of the dwellings for the entire district may be of any one (1) type listed in the use table; b. no more than 70% of the dwellings for the entire district may be of any two (2) types listed in the use table; and c. at least 70% of the dwellings shall be within 1,980 feet of an intersection of two (2) arterial streets. This distance shall be measured along public right-of-way or a public trail or greenway. (See Fairhope Subdivision Regulations for location and standards for arterial streets.) d. Accessory dwelling units shall not count towards the requirements of this section. 4. Dimension Standards Table 5-1 : VRM Dimension Table Standard Use type See Article IV., Section C. for design Minimum Setback Maximum Lot Coverage or Structure Size St r e e t s i d e Estate 100’ with a minimum total lot       Civic School with a minimum total lot  Worship with a minimum lot size  Center with a minimum lot size  Service a. Single family attached may have one side of the structure with a 0’ setback to allow each unit in a structure to be a separate lot. b. Patio homes may have one side of the structure with a 0’ setback provided the other setback is at least 10’. Otherwise, the minimum side setback shall be 6’. c. Townhouses may have a 0’ side setback to allow each individual unit in a structure to be a separate lot. However, no more than 8 units may be in a single structure, and all structures shall be separated by at least 12’. d. Accessory structures on estate dwelling lots shall cover a maximum of 10% of the lot or be a maximum of 25% of the principle building footprint, whichever is less. e. Side yards along a public right-of-way shall have the same setback for the principal structure as the front setback, except that the required street side setback in all cases shall never be more than 20’. I I I I -------- ------------ Article VI Section A [Reserved] [Reserved] FAIRHOPE ZONING ORDINANCE 67 f. Steeples or other architectural features on Places of Worship may be up to 50’. 5. Site Design Standards – General site design standards contained in Article IV. apply to the VRM district in addition to the following specific site design standards. a Open space: Refer to Article IV., Section A. for general open space design standards. The following additional open space standards apply in the VRM district: (1) At least 80% of the dwellings should be within one mile of three different types of open space. (2) At least 80% of the residential units should be within one mile from each category (natural and civic) of open space (3) At least 80% of the residential units should be within 1980 feet of one (1) or more types of open space. (4) Off-site open space may count towards the requirements of this section if it is publicly accessible. (5) Accessory dwelling units shall not count towards the dwelling unit percentage recommendations of this section. (6) Distance shall be measured along public right-of-way or public trail or greenway. b. Streetscape: Refer to Article IV, Section C. for general streetscape design standards. The following additional streetscape standards apply in the VRM district: (1) The average building line on opposite sides of the street shall not differ by more than 20 feet. (2) The building line on an individual lot shall not differ by more than five feet from the building line of adjacent lots. See Figure 6-1. (3) The building line on an individual lot shall not differ by more than five feet from the average building line on the same side of a single block. (4) No more than two frontage types may be used on the same side of a single block. See Figure 6-1. (5) The preferred height to width ratio for the streetscape (height of buildings: distance between facades on opposite sides of street) should be between 1:2 and 1:4, except in the case of single-family dwellings on arterial streets where a larger setback may create an appropriate transition for single-family dwelling units on higher-order streets. See Figure 6-2 (6) This section shall not apply to estate dwelling units or civic uses. Commentary See Article IV., Section C. for a description, intent and goals of the streetscape. A defined streetscape is created by a ratio of height to width formed by buildings on opposite sides of the street. The width includes the width of the right-of-way and the depth of any private setback to the building façade. The height equals the average height of buildings along a block, or the height of the primary façade to any substantially recessed areas. See Figure 6-3 for diagrams relating to the streetscape and the proper ratio of height to width. Figure 6-1. This figure illustrates two different frontage types – a terrace and a yard – while still maintaining consistent setbacks (no greater deviation than 5 feet) on adjacent lots. Article VI Section A [Reserved] [Reserved] FAIRHOPE ZONING ORDINANCE 68 c. Site Access: Refer to Article IV., Section D. for general site access standards. The following additional site access standards apply in the VRM district: (1) Curb cuts on local streets shall be separated by a minimum of 60 feet. (2) Shared access driveways or rear access lanes shall be used on blocks with residential lots less than 60 feet wide. Shared access driveways require an easement to each lot owner indicated on the plat and recorded or granted by a separate deed instrument. See Figure 6-3. d. Parking: Refer to Article IV., Section E. for general parking standards. The following additional parking standards apply in the VRM district: (1) The maximum size of an off-street parking area for any use in the VRM district is 40 spaces. (2) All off-street parking in the VRM district shall be on the same lot as the use the parking serves, or on dedicated common area for a group of lots. Any parking on common areas shall be within 100 feet of the structure it is to serve, (3) On-street parking may be used towards required parking according to Article IV, Section E. (4) All off-street parking areas shall be located behind buildings, except for estate dwelling units and single-family detached dwelling units. (5) All off-street parking shall be screened from adjacent lots according to Article IV., Section E. Figure 6-2. This figure illustrates the ideal ratio of building heights that frame the streetscape to the total width of the streetscape area. Streetscapes closer to the 2:1 end of this range should be used as transitions near village centers. Figure 6-3. shall be used on all lots less than 60 feet wide. Commentary Vehicular access on individual lots interrupts the pedestrian area of the streetscape. This conflict is exaggerated when accessing smaller compact lots. Therefore alternative vehicular access must be used when lots are narrow. Rear access lanes Shared driveways t=-J I WI e ·LL_ · .• F - . . ··· l f Article VI Section A [Reserved] [Reserved] FAIRHOPE ZONING ORDINANCE 69 e. Building Design: The following building design standards apply in the VRM district: (1) All structures shall have a primary entrance that faces the street. (2) All primary entrances, except for estate dwelling units, shall be connected to the public right-of-way by a sidewalk at least four (4) feet wide, or by a similar pedestrian connection. (3) Garages shall be subject to the following: (a) Detached garages may be located behind the rear building line subject to dimension standards for the district. (b) Front entry garages shall be set back a minimum of 20 feet from the front building line containing the primary entrance. See Figure 6-4. (c) The portion of the facade used for front-entry garages shall be less than 50% of the reaming portion of the front facade producing at least a 2:1 ratio of living space to garage space on front facades. (d) Any front entry garage door shall be for a single vehicle. Multiple car front-entry garages shall require multiple single-entry doors. See Figure 6-5 f. Design Guidelines: The following design elements are recommended in the VRM district: (1) Roofs - Pitched roofs are preferred. Buildings with a flat roof should incorporate a parapet or decorative cornice line. (2) Scale – Buildings should not exceed a height to width ratio of 1 to 2 without a variation in the building mass to break up the scale. Variations in building mass could include a setback in the facade between 18 inches and 3 feet. Any such variation should occur over at least 25% of the entire facade. See Figure 6-6. (3) Architectural Style – The architectural style and materials should be compatible on all sides of a building. (4) Entrances - All primary entrances should be articulated by any of the following design elements: (a) A single story porch at least eight (8) feet deep and covering at least 50% of the facade; (b) A single story portico at least six (6) feet deep and at least eight (8) feet wide. (c) A stoop entry if a stoop frontage is used. (5) Openings – Window and door openings should be vertically oriented, however windows and doors should be grouped to have a similar orientation as the structure. All front facades should have between 15% and 30% of the façade occupied by windows or doors. See Figure 6-7 (6) Diversity - Buildings should present diverse but consistent appearances. Consistency will be determined by the scale and mass of structures and diversity will be determined by variation of facade planes, roof lines, materials and colors used for external walls and trim. All materials should be consistent with the overall character of the neighborhood. Figure 6-5. Only single entry doors are allowed if the garage is front loaded and facing the street. Figure 6-7. All openings should be vertically oriented to reflect a pedestrian scale but may be Window and door openings provide contrast to the main wall and should occupy between 15% to 30% of the facade. Figure 6-6. variations in wall planes. Figure 6-4. set back at least 20 feet from the front building line where the primary entry of the house is located. ( Article VI Section B Village Districts NVC Neighborhood Village Center FAIRHOPE ZONING ORDINANCE 70 B. NVC – Neighborhood Village Center 1. Intent – The special standards listed in this section for the Neighborhood Village Center (“NVC”) district are intended to: • provide convenience goods and personal services within an approximately 1-mile service radius; • provide compact, walkable centers for neighborhoods; • provide development that supports the scale and character of existing neighborhoods; • develop land use arrangements that consider the compatibility of adjacent activities; • encourage design that enhances pedestrian interest and provides a pleasant and diverse pedestrian experience; • provide places for social interaction and recreation; • promote a sustainable future, and encourage and develop connections between environmental quality and economic vitality; • create focal points in neighborhoods, such as parks, schools, parkways, street trees, and other amenities; • support the development of artistic, cultural and recreational opportunities; establish and maintain neighborhoods with a sense of community and ties to neighborhood-based businesses; • coordinate land use and transportation planning to ensure that the transportation system can accommodate potential travel demand; • support the development of a comprehensive pedestrian and bicycle network with linkages to and between residential and commercial areas. 2. Locations and Size a. A newly established NVC district shall be between six and 18 acres. However, a smaller parcel may be rezoned NVC if it is contiguous to an existing NVC district or separated only by a public right-of-way, so long as the combined NVC district does not exceed 18 acres. b. The NVC district shall have an overall non-residential floor area between 60,000 and 180,000 square feet. Residential uses do not count toward in this total. c. Open requirements shall be as follows: (1) A NVC district shall provide at least 5% of the area, excluding right-of-way, as open space. (2) A NVC with more than 120,000 square feet of non-residential floor area shall provide at least 10% of the area, excluding right-of-way, as open space. (3) A NVC with more than 12 overall acres shall provide at least 15% of the area, excluding right-of-way, as open space. d. The NVC district shall be located on blocks at the intersection of two (2) arterial streets, and on blocks immediately adjacent to a block at the intersection of two arterial streets, which is zoned NVC district. 3. Uses – Uses allowed in the NVC district are specified in Article III, Section B. A NVC district shall have at least three (3) different categories of uses in Table 3-1: Use Table, subject to the following: a. Mixed-use buildings shall be allowed and encouraged. b. Residential units (1) Dwelling units, which are accessory to a non-residential use, shall have a maximum floor area of 750 square feet. The resident of the accessory dwelling shall be the owner of the principle structure or the tenant operating the non-residential use in the principal structure. (2) Dwelling units as a principal use or in mixed-use structures shall be subject to the following: (a) all dwelling units shall have an individual entrance or common entrance that is separate from entrances for non-residential uses. (b) each dwelling unit shall have at least one off-street parking space within 100 feet of the residential entrance. c. Drive-through uses are allowed only if the drive through lanes is limited to the rear and one side of the building and all other special conditions for the NVC district are met. Article VI Section B Village Districts NVC Neighborhood Village Center FAIRHOPE ZONING ORDINANCE 71 4. Dimension Standards Table 5-2: NVC Dimension Table Standard Use type See Article IV., Section C. regarding Minimum Setback Maximum Lot Coverage or Structure Size St r e e t s i d e Townhouse 24’ to 30’      0’a b 30’ 65% 300 s.f. 30% 80% 35’ Multiple-family / Apartment  Non-residential the Civic, Retail, Service, and Office specified  allowed a Townhouses may have a 0’ side setback to allow each individual unit in a structure to be a separate lot. However, no more than 8 units may be in a single structure, and all structures shall be separated by at least 12’. b Side setbacks along right-of-ways shall be the same as the front building line. c The only non-residential uses that permit a yard frontage in the NVC district are uses from the Civic category. 5. Site Design Standards – General site design standards contained in Article IV. apply to the NVC district in addition to the following specific site design standards. a. Open space: Refer to Article IV., Section A. for general open space design standards. The following additional open space standards apply in the NVC district: (1) Each block shall contain a courtyard(s) or plaza(s) covering at least 5% of the block, bordering a public right-of-way on its longest side. See Figure 6-7. (2) Blocks that border on a block with a green, plaza, or small park covering at least 40% of the block and bordering a public right-of-way on at least two (2) sides are exempt from Section 5.a.(1) above. See Figure 6-8. (3) Blocks that border or contain a greenway connecting the non-residential center of the village to surrounding neighborhoods are exempt from Section 5.a.(1) and (2) above. See Figure 6-8. (4) The overall area of open space shall meet the requirements of Section B.2.b. above and be designed according to the guidelines of Article IV., Section A. Figure 6-8. Blocks bordering a block with a green or a plaza covering at least 40% of that block or blocks that provide parts of a trail or greenway system are not required to provide 5% of the block as publicly accessible open space. Figure 6-7. block publicly accessible open space such as courtyards or plazas. I I I I - - - - ----- - - - - ---- -- ----- I - - --- - - --- - - - - :ilffl IB -nn-1 I I I ir i II i i i i I I I - - - - - - - - - l __ ___, Ir~ i-Trql I ~-==~-' _J_ _j __ -L-U l --------i r--~1 r Article VI Section B Village Districts NVC Neighborhood Village Center FAIRHOPE ZONING ORDINANCE 72 b. Streetscape: Refer to Article IV., Section C. for general streetscape design standards. The following additional streetscape standards apply in the NVC district: (1) The average building line on opposite sides of the street shall not differ by more than 20 feet. (2) The building line on an individual lot shall not differ by more than five (5) feet from the building line of adjacent lots, except that courtyards and plazas created by setbacks that exceed five (5) feet are encouraged. See Figure 6-9. (3) No more than two (2) frontage types may be used on the same side of a single block. (4) The preferred streetscape width to building height ratio should be between 1:1 and 3:1. See Figure 6-10. (5) This section shall not apply to structures for Civic uses. c. Site Access: Site access shall be according to Article V. of the Fairhope Subdivision Regulations. d. Parking: Refer to Article IV., Section E. for general parking standards. The following additional parking standards apply in the NVC district: (1) All off-street parking shall be located behind the front building line, and parking not located behind the rear building line shall be screened from the right-of-way by a two and one-half to four (4) foot wall or opaque landscape screen extended at the front building line. See Figure 6-11. (2) The maximum size of an off-street parking area for any use or group of uses is 50 spaces. No block shall have more than 30% of the area dedicated to off-street parking. (3) No parking lots shall be located on the corner of blocks. (4) Parking totals shall be based on the parking schedule in Article IV., Section E. for all uses proposed in the NVC district. Reductions in the required parking may be made from that cumulative total according to the standards of that section. Figure 6-10. This figure illustrates the ideal ratio of building heights that frame the streetscape to the total width of the streetscape area. Streetscapes closer to the 1:1 end of this range should be used only on Figure 6-9. connected by common walls should not differ in front setback by more than five (5) feet except for the purposes of forming a courtyard. Figure 6-11. public street shall be screened with a decorative fence or wall or landscape screen extended at the building line to continue the street wall formed by the building line. Article VI Section B Village Districts NVC Neighborhood Village Center FAIRHOPE ZONING ORDINANCE 73 e. Building Design: The following building design standards apply in the NVC district: (1) All non-residential or mixed-use structures, except for Civic uses, shall have a front building facade that occupies at least 75% of the lot width at the front building line. See Figure 6-12. (2) All buildings shall have a primary entrance that faces the street. (3) All primary entrances shall be connected to the public right-of-way by a sidewalk at least 5 feet wide. (4) Between 50% and 80% of ground level, street- facing facades of non-residential buildings shall be transparent with glazing. See Figure 6-13. (5) Between 25% to 60% of all street-facing facades and upper floor front facades shall be transparent with glazing. See Figure 6-13. f. Design Guidelines: The following design elements are recommended in the NVC district: (1) Uses – The majority of ground level uses should be from the Retail category. Service and Civic uses are also acceptable on ground levels provided they are not more than 50% of the gross floor area. Office or Residential uses may be appropriate on ground levels in limited circumstances, but should generally be on upper levels of buildings. (2) Roofs – Roofs should be either pitched between 6:12 and 12:12 or be flat with parapets or decorative cornices. Roof mounted equipment should be screened from public view on all sides. (3) Scale – Buildings should not exceed a height to width ratio of 1:3 without a variation in the building mass to break up the scale. Variations in building mass could include an offset in the building height between 10% and 15%, or a setback in the facade between three (3) and six (6) feet. Any such variation should occur over at least 25% of the entire facade. See Figure 6-14. (4) Architectural Style – All buildings should include a base, body, and crown. Transitions between these areas should occur at floor changes or at the cornice line of the roof. Transitions should be created by material or color changes or the use of ornamental features. The architectural style and materials should be consistent on all sides of a building. (5) Building Height – Building heights should not differ by more than 15% on a single block, except that taller buildings that anchor a corner may not be considered in calculating the block average. See Figure 6-15. Figure 6-12. Building facades shall occupy at least 75% of the lot frontage at the front building line. Figure 6-13. 80% transparency, and upper level facades between 25% and 60% transparency. Figure 6-14. building mass while still presenting a consistent streetscape. Figure 6-15. block should be small except that taller buildings may anchor corners of blocks. CJ [a01 EJ □EJ ___.,.. ______ ,... -_,,,__ J '"·· -~-;;~~-r-- _ .......... a ·"' ~~~ \;'.+=::l!j~~~~~ JJfl . . C 1- ~ / -__.--:-·1-f (" ~c = Article VI Section B Village Districts NVC Neighborhood Village Center FAIRHOPE ZONING ORDINANCE 74 (6) Entrances – All primary entrances should be articulated by any of the following design elements: (a) a canopy or arcade; See Figure 6-16a. (b) an entrance projecting from the façade no more than three (3) feet; See Figure 6-16b. (c) an entrance recessed from the front façade between three (3) and five (5) feet; See Figure 6- 16c. (d) a combination of ornamental architectural molding and windows such as transom windows. See Figure 6-16a. (7) Openings – Window and door openings should be vertically oriented, however windows and doors should be grouped to have a similar orientation as the structure. Building entrances should occur a minimum of every 50 feet along street frontages. See Figure 6-17. (8) Diversity – Buildings should present diverse but consistent appearances. Changes in material, color or relief areas are acceptable when used as accents to the primary materials, color, and wall. Use of visual features such as awnings, ornamental doors and windows, and architectural details are encouraged to create diversity. c. Recessed Entry a. Canopy or Arcade Entry d. Ornamental Entry b. Projecting Entry Figure 6-17. Building entrances should occur at least every 50 feet. Figure 6-16 a-d. that help add variety and animation to buildings along the streetscape. _J -L I~ L oo' L ( " Article VI Section C Village Districts CVC Community Village Center FAIRHOPE ZONING ORDINANCE 75 C. CVC – Community Village Center 1. Intent – The special standards listed in this section for the Community Village Center district are intended to: • provide general merchandise and convenience destinations for residents within a two to three-plus mile service radius; • to provide services and merchandise that complement the central business district; • provide compact, walkable centers for neighborhoods; • provide development that supports the scale and character of existing neighborhoods; • develop land use arrangements that consider the compatibility of adjacent activities; • encourage design that enhances pedestrian interest and provides a pleasant and diverse pedestrian experience; • provide places for social interaction and recreation; • promote a sustainable future, and encourage and develop connections between environmental quality and economic vitality; • create focal points in neighborhoods, such as parks, schools, parkways, street trees, and other amenities; • support the development of artistic, cultural and recreational opportunities; establish and maintain neighborhoods with a sense of community and ties to neighborhood-based businesses; • coordinate land use and transportation planning to ensure that the transportation system can accommodate potential travel demand; • support the development of a comprehensive pedestrian and bicycle network with linkages to and between residential and commercial areas. 2. Locations and Size a. A newly established CVC district shall be between 10 and 40 acres. However, a smaller parcel may be rezoned CVC if it is contiguous to an existing CVC district or separated only by a public right-of-way, provided that the combined CVC district does not exceed 40 acres. b. The CVC district shall have an overall non-residential floor area between 100,000 and 350,000 square feet. Residential uses do not count toward in this total. c. Open space requirements shall be as follows: (1) A CVC district shall provide at least 10% of the area, excluding right-of-way, as open space. (2) A CVC district with more than 200,000 square feet of non-residential floor area shall provide at least 15% of the area, excluding right-of-way, as open space. (3) A CVC district with more than 20 overall acres shall provide at least 15% of the area, excluding right- of-way, as open space. d. The CVC district shall be located on blocks at the intersection of two arterial streets capable of handling heavy traffic, and on blocks within 800 feet of the intersection of two arterial streets that are adjacent to blocks zoned for a CVC District. 3. Uses – Uses allowed in the CVC district are specified in Article III, Section B. A CVC district shall have at least three (3) different categories of uses subject to the following: a. Mixed-use buildings shall be allowed and encouraged. b. Residential units (1) Dwelling units, which are accessory to a non-residential use, shall have a maximum floor area of 750 square feet. The resident of the accessory dwelling shall be the owner of the principle structure or the tenant operating the non-residential use in the principal structure. (2) Dwelling units as a principal use or in a mixed-use structure shall be subject to the following: (a) all dwelling units shall have an individual entrance or common entrance that is separate from entrances for non-residential uses. (b) each dwelling unit shall have at least one (1) off-street parking space within 100 feet of the residential entrance. c. Drive-through uses are allowed only if the drive through lanes is limited to the rear and one side of the building and all other special conditions for the CVC district are met. 4. Dimension Standards – The dimension standards for the CVC district are the same as the NVC – see Table 5-2 in Section B.4. Article VI Section C Village Districts CVC Community Village Center FAIRHOPE ZONING ORDINANCE 76 5. Site Design Conditions – General site design standards contained in Article IV. apply to the CVC district in addition to the following specific site design standards. a. Open space: Refer to Article IV., Section A. for general open space design standards. The following additional open space standards apply in the CVC district: (1) Each block shall contain a courtyard(s) or plaza(s) covering at least 5% of the block, bordering a public right-of-way on its longest side. See Figure 6-18. (2) Blocks that border on a block with a green, plaza, or small park covering at least 40% of the block and bordering a public right-of-way on at least two (2) sides are exempt from Section 5.a.(1) above. See Figure 6-19. (3) Blocks that border or contain a greenway connecting the non-residential center of the village to surrounding neighborhoods are exempt from Section 5.a.(1) and (2) above. See Figure 6-19. (4) The overall area of open space shall meet the requirements of Section C.2.b. above and be designed according to the guidelines of Article IV., Section A. b. Streetscape: Refer to Article IV., Section C. for general streetscape design standards. The following additional streetscape standards apply in the CVC district: (1) The average building line on opposite sides of the street shall not differ by more than 20 feet. (2) The building line on an individual lot shall not differ by more than five (5) feet from the building line of adjacent lots, except that courtyards and plazas created by setbacks that exceed five (5) feet are encouraged. See Figure 6-20. (3) No more than two (2) frontage types may be used on the same side of a single block. (4) The preferred streetscape width to building height ratio should be between 1:1 and 3:1. See Figure 6-21. (5) This section shall not apply to structures for Civic uses. Figure 6-19. Blocks bordering a block with a green or a plaza covering at least 40% of that block or blocks that provide parts of a trail or greenway system are not required to provide 5% of the block as publicly accessible open Figure 6-18. Figure 6-20. connected by common walls, should not differ in front setback by more than 5 feet except for the purposes of forming a courtyard. Figure 6-21. width of the streetscape area. Streetscapes closer to the 1:1 end of this range should be used only on l __ ~ lrpc-• -ri-q r I ' _J_i __ j__j_J l --r~--ir Article VI Section C Village Districts CVC Community Village Center FAIRHOPE ZONING ORDINANCE 77 c. Site Access: Site access shall be according to Article V. of the Fairhope Subdivision Regulations d. Parking: Refer to Article IV., Section E. for general parking standards. The following additional parking standards apply in the CVC district: (1) All off-street parking shall be located behind the front building line, and parking not located behind the rear building line shall be screened from the right-of-way by a two and one-half 2 ½) to four (4) foot wall or opaque landscape screen extended at the front building line. See Figure 6-22. (2) The maximum size of an off-street parking area for any use or group of uses is 125 spaces. No block shall have more than 45% of the area dedicated to off-street parking. (3) No parking lots shall be located on the corner of blocks. (4) Parking totals shall be based on the parking schedule in Article IV, Section E, for all uses proposed in the CVC district. Reductions in the required parking may be made from that cumulative total according to the standards of that section. e. Building Design: The following building design standards apply in the CVC district: (1) All non-residential or mixed-use structures, except for civic uses, shall have a front building facade that occupies at least 75% of the lot width at the front building line. See Figure 6- 23. (2) All buildings shall have a primary entrance that faces the street. (3) All primary entrances shall be connected to the public right-of-way by a sidewalk at least five (5) feet wide. (4) Between 50% and 80% of ground level, street- facing facades of non-residential buildings shall be transparent with glazing. See Figure 6-24. (5) Between 25% to 60% of all street-facing facades and upper floor front facades shall be transparent with glazing. See Figure 6-24. f. Design Guidelines: The following design elements are recommended in the CVC district: (1) Uses – The majority of ground level uses should be from the Retail category. Service and Civic uses are also acceptable on ground levels provided they are not more than 50% of the gross floor area. Office or Residential uses may be appropriate on ground levels in limited circumstances but should generally be on upper levels of buildings. (2) Roofs – Roofs should be either pitched between 6:12 and 12:12 or be flat with parapets or decorative cornices. Roof mounted equipment Figure 6-22. Any parking on the sides of buildings near the public street shall be screened with a decorative fence or wall or landscape screen extended at the building line to continue the street wall formed by the building line. Figure 6-23. 75% of the lot frontage at the front building line. Figure 6-24. 80% transparency, and upper level facades between 25% and 60% transparency. (__l ~=-~~~~~ _, 'I 'I • □ [a □J E] ~ Article VI Section C Village Districts CVC Community Village Center FAIRHOPE ZONING ORDINANCE 78 should be screened from public view on all sides. (3) Scale – Buildings should not exceed a height to width ratio of 1:3 without a variation in the building mass to break up the scale. Variations in building mass could include an offset in the building height between 10% and 15%, or a setback in the facade between three and six feet. Any such variation should occur over at least 25% of the entire facade. See Figure 6-25. (4) Architectural Style – All buildings should include a base, body, and crown. Transitions between these areas should occur at floor changes or at the cornice line of the roof. Transitions should be created by material or color changes or the use of ornamental features. The architectural style and materials should be consistent on all sides of a building. (5) Building Height – Building heights should not differ by more than 15% on a single block, except that taller buildings that anchor a corner may not be considered in calculating the block average. See Figure 6-26. (6) Entrances – All primary entrances should be articulated by any of the following design elements: (a) a canopy or arcade; See Figure 6-27a. (b) an entrance projecting from the façade no more than three (3) feet; See Figure 6-27b. (c) an entrance recessed from the front façade between three (3) and five (5) feet; See Figure 6-27c. (d) a combination of ornamental architectural molding and windows such as transom windows. See Figure 6-27da. (7) Openings – Window and door openings should be vertically oriented, however windows and doors should be grouped to have a similar orientation as the structure. Building entrances should occur a minimum of every 75 feet along street frontages. (8) Diversity - Buildings should present diverse but consistent appearances. Changes in material, color or relief areas are acceptable when used as accents to the primary materials, color, and wall. Use of visual features such as awnings, ornamental doors and windows, and architectural details are encouraged to create diversity. Figure 6-25. Long building facades should use variations in building mass while still presenting a consistent streetscape. Figure 6-26. block should be small except that taller buildings may anchor corners of blocks. Figure 6-27 a-d. treatments that help add variety and animation to buildings along the streetscape. 1- ~□ 1u~r~::~t:.~2 _ ~I~~?,~ -,- ------C I I-::!._ _J L J I J Article VI Section D Village Districts Village Zoning Special Review Procedures FAIRHOPE ZONING ORDINANCE 79 D. Village Zoning Special Review Procedures 1. Intent The Village Zoning Special Review Procedures offer an incentive of expedited and consolidated review. These special review procedures are intended to provide some offset for any added time and expense for project development under the standards of the Village Zoning Districts. This special procedure will reward developments that more directly implement the goals of the Comprehensive Plan and comply with the standards and guidelines in this Article of the Zoning Ordinance with expedited review of development applications. 2. Applicability Any rezoning application to the VRM, NVC, or CVC may apply under the expedited review procedure contained in this subsection D., provided: a. The application satisfies the goal of the Comprehensive Plan, the intent of the village zoning districts, and meets or exceeds all applicable standards in this Article VI and the Fairhope Subdivision Regulations; and b. The applicant has demonstrated and signed an affidavit with the application for expedited review stating that public outreach pertaining to all elements of the development application through any one of the following techniques has occurred: (1) Open meetings with nearby property owners and any other interested parties to discuss the design and development of the project; or (2) A public design charrette whereby the public is invited to a series of meetings where design and development issues and goals are formulated leading to the creation of design alternatives, and the selection of preferred design concepts; or (3) Any other method of open meetings or workshops whereby stakeholders in the project and nearby property owners can be informed and potentially influence the direction of the proposed design and development concepts in the village; c. All property contained within the approved Village Zoning Districts shall be accompanied by a regulating plan, development plan or other conceptual representation of site development which considers development of the village as an integrated site and subjects all future phases of development to compliance with the regulating plan, development plan, or conceptual site plan. d. Eligibility for the expedited review process in no way affects the review criteria that must be met prior to acceptance of a rezoning application to the VRM, NVC, or CVC zoning districts. 3. Procedures a. Initiation: A zoning map amendment to rezone property to the VRM, NVC, or CVC district may be initiated by a majority of the City Council, a majority of the Planning Commission, or the property owner. b. Application: An application for a zoning amendment shall be submitted on the application form provided by the Director of Planning and Zoning. The applicant must request in writing that the application be reviewed through the expedited review process. Applications can be submitted 20 days prior to the Planning Commission meeting, instead of according to the published Planning Commission schedule. The application shall include all information requested on the application form. The Director of Planning and Buildings shall determine if the application is complete. If the application is not complete, the Director shall notify the applicant in writing indicating necessary steps to cure the incomplete application. Upon determination of a complete application, notice of the application will be published and/or mailed. The applicant shall be responsible for all costs of notification and filing fees. c. Notice – (1) Notice of Planning Commission Hearing (a) Published Notice – Notice shall be published once, at least 15 days prior to the hearing, in a newspaper of general circulation. The notice shall include the following: (i) A provision that the application will be considered by the Planning Commission; (ii) A copy of the proposed amendment or application is available at City Hall; (iii) The time and place that the application will be considered by the Planning Commission; Article VI Section D Village Districts Village Zoning Special Review Procedures FAIRHOPE ZONING ORDINANCE 80 (iv) All persons shall have an opportunity to be heard in opposition to or in favor of the amendment; (v) In the case of a zoning map amendment, a general description of any property, including any common name by which the property is known. (b) Mailed Notice – The applicant shall furnish the City the names and mailing addresses of all persons owning property within 300 feet of any specific property that is the subject of the application. Names and addresses shall be from the latest records of the county revenue office and accuracy of the list shall be the applicant’s responsibility. Where land within 300 feet involves leasehold property, the names and addresses of the landowner and the leasehold improvements shall be provided to the City. (c) Posted Notice – The Planning and Zoning Department shall post on any specific property, which is the subject of the application, a sign facing each adjacent public street. The sign shall be posted no later than 15 days prior to the hearing before the Planning Commission and shall remain posted until final action of the City Council. Failure to post this sign may result in nullification of the zoning change decision and application. (d) Upon determination of a complete application, notice of the application will be published and/or mailed. The applicant shall be responsible for all costs of notification and filing fees. (2) Notice of City Council Hearing – Prior to the City Council hearing, two (2) notices shall occur in a newspaper of general circulation in the City, or where no such paper exists, in four (4) conspicuous places in the City. Each notice shall be at least 15 days prior to the date when the City Council will consider the application. (a) Initial Publication – The initial publication shall be according to the following: (i) The text of the proposed amendment in full or the application; (ii) The time and place that the application will be considered by the City Council; (iii) Notice that all persons shall have an opportunity to be heard in opposition to or in favor of the application. (b) Second Publication – The second publication shall be according to the following: (i) A synopsis of the proposed application; (ii) The date and name of the newspaper or locations of the first publication; (iii) The time and place that the application will be considered by the review body; (iv) Notice that all persons shall have an opportunity to be heard in opposition to or in favor of the application. (3) Compliance with Law - The foregoing requirements are intended with applicable law relating to notice. To the existent that such requirements do not so comply with applicable law or in the event any applicable law is hereafter altered, amended or otherwise modified, this section C.1.c. shall be construed so as to comply with such altered, amended or modified law. d. Review – The proposed amendment shall be reviewed according to the following: (1) A complete application shall be reviewed by the Director of Planning and Zoning. (2) The application shall be submitted to the Planning Commission at the next available meeting. The Planning Commission shall consider the application and take one of the following actions: (a) Recommend approval of the application to the City Council; (b) Recommend approval of the application to the City Council, conditioned on specific revisions; (c) Recommend denial of the application to the City Council; or (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the Planning Commission shall pass it along to the City Council for action. Any continuance shall be for a time reasonably necessary to completely and adequately address the issue of further study. An applicant may agree to more continuances. (3) The application shall be submitted to the City Council, with the recommendation of the Planning Commission. The City Council shall consider the application at a public hearing and take one of the following actions: (a) Approve the application; (b) Approve the application, conditioned on specific revisions; (c) Deny the application; (d) Continue discussion of the application for further study. An application shall only be continued one time without the applicant’s consent before the City Council shall take one of the above Article VI Section D Village Districts Village Zoning Special Review Procedures FAIRHOPE ZONING ORDINANCE 81 actions. Any continuance shall be for a time reasonably necessary to completely and adequately address the issue of further study. An applicant may agree to more continuances; or (e) Remand the proposed amendment to the Director of Planning and Zoning or to the Planning Commission for further study and discussion. An application may be remanded only once without the applicant’s consent before the City Council shall take one of the above actions. An applicant may agree to more remands. e. Criteria: The application shall be reviewed based on the following criteria: (1) Compliance with the Comprehensive Plan; (2) Compliance with the standards, goals, and intent of this ordinance; (3) The character of the surrounding property, including any pending development activity; (4) Adequacy of public infrastructure to support the proposed development; (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; (6) Compliance with other laws and regulations of the City; (7) Compliance with other applicable laws and regulations of other jurisdictions; (8) Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; (9) Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. f. Limitation on Re-submittal: No application for a zoning map amendment shall be considered within 365 days from a final decision on a previous application for the same or similar parcel of land. An application may be withdrawn without prejudice prior to consideration by the Planning Commission and City Council. A request to withdraw an application shall be made in writing to the Planning and Zoning Department (Planning and Zoning Director). g. Modifications: Modifications in substantial conformance with an approved regulating plan or development plan may be approved by the Director of Planning and Zoning if they meet the following conditions: (1) The modification addresses actual site conditions that were not anticipated in the reviewed rezoning and regulating or development plan; (2) The modification meets the intent of the Village Zoning District standards or any conditions on rezoning in an equivalent or improved manner than the original regulating or development plan; and (3) The modification results in no greater impact on adjacent property than the approved regulating or development plan. Article VII Section A Non-conformities Purpose and Intent FAIRHOPE ZONING ORDINANCE 82 Article VII Non-conformities A. Purpose and Intent B. Non-conforming Structures C. Non-conforming Uses D. Non-conforming Lots E. Maintenance of Non-conformities F. Adjacent Land A. Purpose and Intent This ordinance seeks to protect the public health, safety, and general welfare, and avoid any unreasonable invasion of established private property rights. The elimination of existing buildings and structures or uses that are not in conformance with the provisions of this ordinance is as much a subject of health, safety and general welfare as is the prevention of the establishment of new uses that would violate the provisions of this ordinance. Lawful non- conformities can adversely affect orderly development, maintenance, and use and taxable values throughout the City. To avoid undue hardship, non-conformities that came into existence lawfully should be allowed to exist subject to conditions in this Article; however, the conditions should seek to ultimately secure compliance with the comprehensive plan. B. Non-conforming Structures Structures that were legally constructed prior to the adoption of this ordinance, but which could not be constructed under the terms of this ordinance are considered legal non-conforming structures. A legal non-conforming structure may continue to exist subject to the following: 1. Non-conforming structures, or those parts of a structure that are non-conforming may not be expanded either horizontally, or vertically. Alteration and expansions shall conform to all current regulations. 2. The structure shall remain legal in all other regards except for the non-conformance that existed upon adoption of the ordinance that made the structure non-conforming. 3. A non-conforming structure, which is not intentionally damaged, destroyed, or removed, may be restored within one year from the date of the event. If the structure is not re-constructed in one year all restorations and improvements shall be in compliance with applicable ordinances. The burden of proof of date of damage or destruction shall be on the person proposing the restoration. C. Non-conforming Uses Use of land or structure that legally existed prior to the adoption of this ordinance, but which could not be initiated under the terms of this ordinance is considered a legal non-conforming use. A legal non-conforming use of land or structures may continue to exist subject to the following: Article VII Section D. Non-conformities Non-conforming Lots FAIRHOPE ZONING ORDINANCE 83 1. The use shall be restricted to the lot and building occupied by the use as of the effective date of the ordinance creating the non-conformance. A legal non-conforming use shall not be extended to any other building or lot or part of a lot. 2. A lawful non-conforming use that ceases for any reason for a period of more than 180 consecutive days shall not be reinitiated unless it is in compliance with all ordinances. If a legal non-conforming use is replaced by a conforming use, the legal non-conforming use shall not be reinitiated. 3. Any site characteristic of a use, whether conforming to this ordinance or a legal non-conforming use, in existence prior to adoption of this ordinance (such as parking, landscaping, or driveways) shall be considered legal. However, any change in use, expansion of the use, or expansion of the structure associated with the use shall require all non-conforming site characteristics to be brought in conformance with this ordinance. 4. A change of a legal non-conforming use shall only be allowed if the change is to a conforming use or to a use that is considered less non-conforming, as determined by the Director of Planning and Zoning, either in extent of non-conformance or in intensity. D. Non-conforming Lots Where a lot, tract or parcel of land has an area or width that does not conform to the requirements of the district in which it is located, the lot may be used for a detached single-family dwelling except in the M-1 and M-2 Industrial Districts. A single detached single-family dwelling may be constructed on a non-conforming lot in an R-1, R-2, R- 3, R-4, or R-5 Residential District provided the lot to be so used has a minimum area of four thousand (4,000) square feet and a minimum lot width at the building line of forty (40) feet, provided it is located on a public sewer. Yard requirements shall be modified subject to the following conditions: 1. On double frontage lots (interior lots abutting two (2) streets) the required front yard shall be provided on each street. 2. The side yard requirements for non-conformingsubstandard lots of record may be reduced for each side yard at the rate of one (1) foot for each four (4) feet by which the lot width lacks fifty (50) feet, provided in no event shall such side yard be reduced to less than five (5) feet on each side. 3. The minimum front setback required for the district (and, on corner lots, the street side setback) shall not apply to any lot where the average front building line(s) of the adjacent lot(s), is less than the minimum setback required for the district. In such cases, the front building line may be the same as the average front building lines(s) of the adjacent lot(s). In no case, shall the front building line be more than 5’ less than the minimum setback required for the district. 4. On corner lots, the street side yard shall be that part of the lot having its greatest frontage abutting that right-of- way and the required setback shall be 20 feet, unless otherwise provided herein. E. Maintenance of Non-conformities In the interest of public safety and health, and general welfare, routine maintenance of non-conforming situations shall continue as warranted by the property owner or otherwise required by law, provided that no maintenance involves continuance or expansion of the non-conformity contrary to this Article. F. Adjacent Land The presence of a non-conforming use in a zoning district shall not be allowable as grounds for the granting of variances for other surrounding properties by the Board of Adjustments. Article VIII Section A Enforcement Penalties FAIRHOPE ZONING ORDINANCE 84 Article VIII Enforcement A. Penalties B. Remedies C. Appeal A. Penalties Any person violating any provision of this ordinance shall be fined upon conviction, not less than twenty-five dollars ($25.00) nor more than two hundred fifty dollars ($250.00) and court costs for each offense. Violation of any provision of this ordinance may also be punished by issuance of municipal offense ticket as provided by Chapter 10 of the Fairhope Code of Ordinances. B. Remedies In case any building or structure is erected, constructed, reconstructed, altered, or converted, in violation of this ordinance, the building inspector, legal officer, or other appropriate authority or any adjacent or neighboring property owner who would be specially damaged by such violation may, in addition to other remedies, institute injunction, mandamus, or other appropriate action or proceeding to prevent such unlawful erection, construction, reconstruction, alteration, conversion, maintenance, or use; or to correct or abate such violation; or to prevent the occupancy of the building, structure, or land. Each and every day such unlawful erection, construction, reconstruction, alteration, conversion, maintenance, or use continues shall be deemed a separate offense. C. Appeal If, after notification of a zoning violation the individual or corporation elects to apply for a zoning variance, the applicant must complete all notification requirements of the variance application process within ten (10) business days of notification of the violation. Written notification of the proposed variance shall be postmarked to the required surrounding property owners within ten (10) business days and in addition, such other public notification as required shall have been provided by the applicant. Should the applicant be unable to comply with this provision he shall provide a written explanation through the building inspector to the Board of Adjustments. Failure to do either shall be interpreted as a withdrawal of the appeal and shall subject the applicant to immediate compliance with this ordinance. Article IX Section A Definitions and Interpretation Interpretation FAIRHOPE ZONING ORDINANCE 85 Article IX Definitions and Interpretation A. Interpretation B. Description of Uses C. Defined Terms A. Interpretation All words shall have the customary dictionary meaning, unless specifically defined or described by this Article or unless context requires a different meaning. The present tense includes the future tense and the future tense includes the present tense. The singular number includes the plural and the plural includes the singular. Graphics, tables and commentary boxes used in this ordinance are to aid interpretation of the text, unless otherwise specifically stated. In the event of a conflict or ambiguity between a graphic, table or commentary box and the text, the text shall control. B. Description of Uses This section contains descriptions associated with the use of land. Where a use is not specifically listed but meets all of the characteristics of the use description or meets all of the characteristics of a use that is specifically listed, the Director of Planning and Zoning may interpret the ordinance as allowing the use. Where a use is similar, but does not meet all of the characteristics, is different in scope, or is different in impact from the characteristics described or a specific use listed, the Director of Planning and Zoning shall find that the use is similar but not consistent with the use description and specifically described use and it shall be referred to the Board of Adjustment for an interpretation and decision consistent with the intent of this ordinance. Any other uses that are different from those described and not anticipated by this ordinance, but may be allowed by a zoning text amendment. The following use definitions and descriptions are grouped into seven general use categories: 1) Dwellings; 2) Civic; 3) Office; 4) Retail; 5) Service; 6) Manufacturing; and 7) Rural. Each general use category is either described or defined, followed by specific uses or a more specific use classification within that category. 1. Dwelling Use Category - The Dwelling Use category includes all types of living arrangements. A “dwelling” or “dwelling unit” is any building, portion thereof, or other enclosed space or area used as or intended for use permanently or temporarily as the home of one family, with separate cooking and housekeeping facilities. a. Single Family Dwelling– a detached Bbuilding with only one Dwelling Unit dwelling designed for and occupied by one family. b. Two Family Dwelling – a detached Bbuilding with only two Dwelling Units dwelling units designed for and occupied by or for occupancy by two Ffamilies. c. Townhouse – a Dwelling Unit dwelling unit attached to a series of other dwelling units by not more than 2 vertical party walls, and where each unit maintains an individual entrance from the exterior of the building and is on its own lot. Article IX Section B Definitions and Interpretation Description of Uses FAIRHOPE ZONING ORDINANCE 86 d. [Reserve]Townhouse Complex – a group of attached dwelling units meeting the townhouse definition, except that they are on a single lot. e. Patio/Garden Home – a detached Dwelling Unit dwelling unit located on its own lot, having only one side yard required or detached Bbuilding with only two Dwelling Units dwelling units designed for and occupied by two families, with a small courtyard, patio or side yard required for each Dwelling Unit dwelling unit. f. Multiple-Family/Apartment – a building or buildings with three or more Dwelling Units dwelling units designed for or occupied by three or more families with separate cooking and housekeeping facilities for each, where either the units share a common entrance from the exterior of the Bbuilding or any single Dwelling Unit units has a common wall or floor with more than two other Dwelling Units units. g. Manufactured Home – a structure that is governed by the federal manufactured home construction and safety standards established by the National Manufactured Homes Construction and Safety Standards Act, 42 U.S.C. Section 5403. h. Manufactured Home Development – any plot of ground upon which two or more manufactured homes, occupied for dwelling purposes, are located, regardless of whether or not a charge is made for such accommodation. i. Manufactured Home Space – a plot of ground within a manufactured home development designed for the accommodation of one manufactured home. j. Mixed Use Building– a building designed for one or more other uses in addition to one or more Dwelling Units dwelling units that are not accessory to any of the other uses. k. Accessory Dwelling Unit – a Dwelling Unit dwelling unit that is associated with and incidental to a principal use, and is on the same lot as the principle principal use. l. Estate Dwelling – a single-family dwelling unit located on a lot within a block that meets the standards of the Fairhope Subdivision Regulations, and the lot is at least ¼ of the area of that block or ¾ of an acre, whichever is larger. At least three (3) acres. 2. Civic Use Category The Civic Use category includes uses serving a broad and general public interest to enhance daily community life for adjacent land owners and residents, which are typically run by a government entity, not-for-profit agency or association, religious or charitable institutions, or similar philanthropic organizations. a. Elementary School – an education facility for grades K through 8. b. Secondary School – an education facility for grades 9 through 12. c. Education Facility – a place of general education for students beyond grade 12. It may include vocational training, continuing education, or education campuses. d. Library – an establishment offering educational resources and is open to the public. e. Place of Worship – an establishment that conducts organized religious services and assemblies. f. Cemetery – land used or intended to be used for the burial of the animal or human dead and dedicated for cemetery purposes, including crematories, mausoleums, and mortuaries if operated in connection with and within the boundaries of such cemetery. Article IX Section B Definitions and Interpretation Description of Uses FAIRHOPE ZONING ORDINANCE 87 g. Hospital – an establishment providing health service, medical and surgical care, and room and board to persons suffering from illness, disease, or injury, including supporting facilities such as laboratories, outpatient facilities, and training facilities. h. Public Open Space – any space dedicated for public use, exclusive of rights-of-way and easements, and open from the ground to the sky. Public open space does not include any impervious surfaces designated for automobile use. i. Common Open Space – any space dedicated for common use by a group of citizens due to property ownership, residency, or patronage of facilities associated with the open space, exclusive of rights-of-way and easements, and open from the ground to the sky. Common open space does not include any impervious surfaces designated for automobile use or any required yard or setback. j. Community Center or Club – a building or portion thereof or premises owned or operated for a social, literary, political, educational, or recreational purpose primarily for the exclusive use of members and their guests. k. Public Utility – a use of any structure, land, or infrastructure by a regulated enterprise or franchise to provide a service to all members of the general public that is deemed essential for the public health, safety, and welfare. Review by the Planning Commission, in accordance with Section 11-52-11 of the Code of Alabama, for review of compliance with the Fairhope Subdivision Regulations and Comprehensive Plan, may be required for all public utility facilities. 3. Office Use Category The Office Use Category consists of the use of buildings for administrating the business of professional firms, organizations, or government, whose products or services are of the nature that generally do not involve the frequent and intensive interactions with clients, customers, or patrons on the premises, and where delivery of the product does not necessarily need to occur on the premises. a. General – any building used for the administrative affairs of a firm, organization or government. b. Professional – a building occupied by a profession and offering professional services to clients, customers, or patrons which may involve occasional on-site contact with clients, customers or patrons. Examples include architect, accountant, real estate, engineer, lawyer, or other similar professions. c. Home Occupation – an operation for gain or support conducted only by members of a Ffamily residing on the premises limited in its use and not in a manner detrimental to the character of the surrounding neighborhood. 4. Retail Use Category The Retail Use Category consists of businesses that sell merchandise to consumers for use off premises. a. Grocery – a business engaged primarily in the retail sale of food for home consumption, but may also include accessory sales of household products. b. Convenience Store – a business engaged in the retail sale of food and household products for consumption off premises and characterized by the rapid turnover of customers. c. General Merchandise – a business primarily engaged in the sale of merchandise for consumer use off of the premises. This use excludes any more specifically described use. d. Shopping Center – a group of two or more retail and service establishments consisting of over 18,000 square feet on the ground floor and located on commonly owned property or sharing the same parking facilities. Article IX Section B Definitions and Interpretation Description of Uses FAIRHOPE ZONING ORDINANCE 88 e. Automobile Service Station – any building or land used for retail sale and dispensing of automobile fuel. Vehicle lubricants, supplies, accessories, and minor services may be offered if incidental to the sale of fuel and no more than three (3) interior vehicle storage and service bays are provided. f. Garden Center – any retail sales of plants that require outdoor storage of merchandise at any time of the year. g. Outdoor Sales Limited – a retail use where a minor portion of the merchandise, both in area and in business value, is typically stored outside during business hours. h. Outdoor Sales Lot – a retail use where a significant portion of the merchandise, either in area or in business value, is typically stored outside during business hours. 5. Service Use Category The Service Use category is for businesses that offer clients, customers, or patrons goods for consumption on the premises, or offer services for performance and delivery on the premises. a. Convalescent or Nursing Home – a business providing living accommodations and care for persons suffering from illness, other than mental or contagious, which is not of sufficient severity to require hospitalization, or for persons requiring further institutional care after being discharged from a hospital, and where non-resident staff is present for more than eight (8) hours per day. b. Clinic – a place used for the care, diagnosis and treatment of ailing, infirm, or injured persons, and those who are in need of medical and surgical attention, but who are not provided with board. c. Outdoor Recreation Facility – a business primarily engaged in the provision of outdoor sports, entertainment, or similar recreation opportunities for participants or spectators. d. Mortuary or Funeral Home – an establishment used for the preparation of deceased humans and ceremonies prior to burial or cremation. e. Day Care – a business providing for the day care and/or instruction of non-resident children. f. General Personal Services – a business that provides including uses such as post office, bank, barber shop or beauty salon, film processing, small appliance repair, tailor, office support, or other similar service. Any personal service that is more specifically described is excluded from this use. g. Automobile Repair – the repair, rebuilding or reconditioning of motor vehicles or parts thereof, including collision service, painting, and steam cleaning of vehicles. Vehicle lubricants, supplies, and accessories may be supplied and sold at retail. h. Indoor Recreation Facility – a business engaged in the provision of indoors sports, entertainment, or similar recreation opportunities for participants or spectators. Examples of uses include roller skating rinks, movie theaters, or fitness clubs. i. Dry Cleaner/Laundry – a business engaged in cleaning clothes, fabrics, or upholstery on-site either by drop-off and pick-up by customers or through delivery services. j. Personal Storage – a business offering separate storage areas leased or rented on an individual basis. k. Bed and Breakfast or Tourist Home – a business where lodging and/or meals are provided incidental to a principle principal single-family dwelling, where no cooking or dining facilities are provided in individual rooms, and where the owner resides on the premises. Article IX Section B Definitions and Interpretation Description of Uses FAIRHOPE ZONING ORDINANCE 89 l. Hotel or Motel – a business where lodging services, including accessory uses such as eating and drinking facilities, recreation facilities and parking, are provided. Lodgings may consist of sleeping rooms only or may include cooking facilities also, but are not intended for long-term occupancy. m. Boarding House or Dormitory – a business where lodging and/or meals are provided, where no cooking or dining facilities are provided in individual rooms, and where an owner or manager resides on the premises. These Regulations shall apply to any Boarding House or Dormitory prior to March 24, 2025. No new requests for a Boarding or Dormitory will be accepted after March 24, 2025. n. Recreational Vehicle Park – a development providing rental spaces for recreational vehicles such as a trailer, camper, or motor home on a short-term basis, including accessory recreation and service facilities for the use of the tenants. o. Restaurant – a business serving prepared meals for consumption on the premises, which may include an accessory bar, carry out, drive-through, or catering services. p. Bar – a business serving alcoholic beverages, which may include accessory food and entertainment services. q. Entertainment Venue – a business where floorshows or other forms of entertainment by persons are provided for guests, which may include accessory dining, bar, and similar refreshment services. Examples include concert halls, dinner theaters, or banquet halls. r. Marina – a business providing boat storage and services on the water. s. Kennel or Animal Hospital – any business where four (4) or more dogs over four (4) months of age are kept for general boarding or medical care. t. Warehouse – a business where a major portion of the floor area is used for storage of goods, products, or parts for distribution at bulk retail or wholesale, or where the storage is a service provided for a fee. u. Junk Yard or Salvage Yard – a structure or lot where discarded or salvaged materials are bought, sold, exchanged, baled, packed, stored, accumulated, disassembled, or handled. This definition shall not include properly licensed establishments for the sale, purchase, or storage, of usable second-hand goods. Nor shall it apply to the processing of used, discarded, or salvaged materials as part of properly licensed manufacturing operations. v. Wholesale Establishment – business establishments that generally sell commodities in large quantities or by the place to retailers, jobbers, other wholesale establishments, or manufacturing establishments. These commodities are basically for further resale, for use in the fabrication of a product, or for use by a business service. 6. Manufacturing Use Category The Manufacturing Use Category is for businesses engaged in economic activity involving construction, production, processing, transformation, warehousing, wholesale, and disposal of goods, products, and component parts of goods and products, including related services. These uses typically belong in a special district due to their inability to blend with the uses from other use categories. a. Limited – any small scale manufacturing use that has a retail or service component and which presents no outward, visible, or perceptible presence on manufacturing activity. b. Light – a business engaged in fabrication, processing, or assembly of finished products or parts, predominantly from previously prepared materials, including accessory packaging, incidental storage, sales, and distribution of products. Article IX Section B Definitions and Interpretation Description of Uses FAIRHOPE ZONING ORDINANCE 90 c. General – a business that transforms raw materials through mechanical, chemical or physical processes, into component parts or ingredients for subsequent use in light manufacturing or wholesale. d. Heavy – mass production or extraction of raw materials for subsequent use in general or light manufacturing, including uses such as mining, quarrying, agricultural feed lots, and other potentially noxious uses. e. Food Processing – the preparation, storage or processing of food products on a large scale for wholesale. Examples of these activities include bakeries, dairies, canneries, and other similar activities or businesses. 7. Rural Use Category The rural use category is for uses that are commonly associated with an agrarian or rustic lifestyle, and which demand little or no public infrastructure or services. a. Agriculture – the use of land for farming, dairying, pasturage, agriculture, horticulture, floriculture, viticulture and animal poultry husbandry and the necessary accessory uses for packing, treating, or storing the produce. The operation of any such accessory uses shall be secondary to that of normal agricultural activities. Agriculture uses shall not include the commercial feeding of garbage or offal to swine or other animals. b. Plant Nursery – land, building, structure or combination thereof for the storage, cultivation, transplanting of live trees, shrubs or plants offered for retail sale or wholesale on the premises including products used for gardening or landscaping. c. Rural Market – a business for the retail sale of agricultural products produced on site and operated without any additional site facilities than are otherwise associated with agriculture use. Roadside stands, truck sales or barn sales are examples of such uses; however, the intensity and frequency of such sales shall be so that no additional parking, roads, structures, warehouses or other storage facilities are necessary on the site. 8. General Use Definitions and Descriptions The following use definitions or descriptions do not fit into any single use category, but apply generally throughout this ordinance. a. Accessory Use – a use that is customarily incidental to the principal use, is typically maintained and operated as part of the principle principal use, is subordinate to the principle principal use, and is located on the same lot as the principle principal use. b. Airport – any runway, land area or other facility designed and used either publicly or privately by any person for the landing and taking off of aircraft, including all necessary taxiways, aircraft storage and tie down area, hangars and other necessary buildings, and open spaces. c. Fixed Dwelling – a dwelling unit (or structure containing several units) attached to a permanent foundation. d. Garage, Private – a building or part thereof designed and/or used for inside parking of motor vehicles by the occupants, patrons or other users of the principal structures on the premises. e. Garage, Public – a building or part thereof designed or used for indoor or partially indoor (covered) parking of motor vehicles, operated as a commercial enterprise, accessory to a commercial enterprise, or as a governmental service and providing only incidental services for such vehicles. f. Lodging – a business where overnight accommodations are provided for transient guests where compensation is provided on a daily or weekly basis. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 91 C. Defined Terms Accessory Structure: A structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use or structure. Alteration, Building: Any change in the supporting members of a building (such as bearing walls, beams, columns, and girders), except such change as may be required for its safety; any addition to a building; or any changes in use resulting in moving a building from one lot to another or to a different zoning district. Arterial Street: A highway or street of considerable continuity, providing direct and continuous connections to points along its route through various modes of transportation, interrupted only by major community destinations or topographical obstacles. Artificial Wetland: A constructed shallow area designed to emulate the natural functions of a wetland including evaporation, infiltration, and storage of runoff, sedimentation, and other aquatic functions, which has been recognized and approved as a “Best Management Practice.” Basement: A story all or partly underground but having at least one-half of its height below the average level of the adjoining ground. Bio-filter: A stormwater management facility that treats stormwater by filtration through vegetation, which has been recognized and approved as a “Best Management Practice.” Bioretention: This technique removes pollutants in stormwater runoff through adsorption, filtration, sedimentation, volatilization, ion exchange, and biological decomposition. A Bioretention Cell (BRC) is a depression in the landscape that captures and stores runoff for a short time, while providing habitat for native vegetation that is both flood and drought tolerant. BRCs are stormwater control measures (SCMs) that are similar to the homeowner practice, of installing rain gardens, with the exception that BRCs have an underlying specialized soil media and are designed to meet a desired stormwater quantity treatment storage volume. Peak runoff rates and runoff volumes can be reduced and groundwater can be recharged when bioretention is located in an area with the appropriate soil conditions to provide infiltration. Bioretention is normally designed for the water quality or “first flush” event, typically the first 1”-1.5” of rainfall, to treat stormwater pollutants. Block: A division or parcel of land entirely surrounded by public highways or streets, other rights-of-way, or other boundaries as specified in the Fairhope Subdivision Regulations. Body-Piercing Studio: An establishment whose principal business activity, either in terms of operation or as held out to the public, is the practice of creating openings in the body of a person for the purpose of inserting jewelry or other decorations. Building: Any structure attached to the ground and intended for shelter, housing, or enclosure of persons, animals, or chattels. Build-to line: The line specified as a distance from the right-of-way or other public easement at which structures are required to be constructed for some portion of the lot. Building line: The actual line at which a building on a lot is constructed. Building, Height: The vertical distance measured from the average natural elevation of the lot front of the Building to the mean highest point of the roof of the Bbuilding. Building Official: The building official of the City of Fairhope who is appointed by the City and is charged with enforcement of this ordinance with the Director of Planning and Zoning. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 92 Building, Principal: A structure for occupancy in which is conducted the main or principal use of the lot. Caterer: Any person/entity who operates from a permitted food facility where food is prepared or stored then delivered and/or served off-premise. Central Business District: That area of the City designated as the business center of the area and within the following boundaries: From one lot back (refers to typical lot depth, see map) from the South side of Morphy Avenue to one lot back from the North side of Oak Street and from one lot back from the East side of Bancroft Street to one lot back from the West side of Church Street (Reference Map). Channel: A natural or artificial watercourse of perceptible extent, with bed and banks to confine and conduct continuously or periodically flowing water. Clear Sight Distance: The area near intersections regulated by the Fairhope Subdivision Regulations for proper lines of sight within which no visual obstructions may be placed, or when applied by this ordinance to private property, the area near driveway access lanes or driveway aisles where the proper lines of sight are regulated in the same manner as the Fairhope Subdivision Regulations. Collector Street: A street of moderate continuity, providing direct and continuous access to points along its route through various modes of transportation, interrupted occasionally by neighborhood destinations or topographic obstacles, and used primarily for access between local streets and arterial streets. Commercial Vehicle: Any vehicle designed and used for transportation of people, goods, or things, other than private passenger vehicles. Commission: The Fairhope Planning Commission. Comprehensive Plan: Any plan or program adopted by the city for the physical, systematic, and orderly development of the city and its planning jurisdiction with particular regard to streets, parks, industrial and commercial undertakings, civic beauty and other matters properly within the police power. This also includes that Fairhope Comprehensive Plan adopted by the Planning Commission of the City of Fairhope, Alabama on November 4, 2024, as amended and as the same shall hereafter be altered, amended, modified and/or replaced from time to time. Condominium: A form of property ownership where the land under buildings and the open spaces around buildings is in single ownership for the common use of building owners or tenants. Deck: An extension of a building or Dwelling Unit dwelling unit attached at or below floor level and having no walls or roof; railings may be provided; includes the term balcony. Density: A measurement of the number of dwelling units per acre of land. a. Gross Density – the number of dwelling units per acre of the total land to be developed. b. Net Density – the number of dwelling units per acre of land when the acreage involved includes only the land devoted to residential uses. Density, Gross: the number of Dwelling Units per acre of the total land to be developed. Gross Density is measured by dividing the total land area by the number of Dwelling Units. Density, Net: the number of Dwelling Units per acre of land when the acreage involved includes only the land devoted to residential uses. Net Density does not include public or private streets, wetlands, public rights-of-way, watercourses, floodways, stormwater ponds, or undevelopable land based on topography or physical constraints. Director of Planning and Zoning: The official of the City who is charged with enforcement of the provisions of this ordinance. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 93 District: A section of the area zoned, within which the zoning regulations are uniform. Driveway Access Lane: The principal means of vehicular ingress and egress from the right-of-way to a lot. Driveway Aisle: A vehicular circulation lane internal to a site exclusive of the ingress and egress from the right-of- way. Dry Well: A cavity of sufficient size, filled to the surface with compacted rocks to allow water storage capacity. Dry Swale: A shallow stormwater management facility designed to store or convey excess runoff in a large storm event for gradual evaporation and infiltration, but does not retain water in normal storm events or dry periods. Dwelling Unit: A room or group of rooms, providing or intended to provide living quarters for not more than one (1) Family. All rooms within the Dwelling Unit shall have internal access, and the Dwelling Unit shall have no more than one electrical meter. Easement: A grant by a property owner of the use of land for a specific purpose or purposes by the general public or a corporation or a certain person or persons. Erected: To cause to be built, constructed, reconstructed, moved upon or any other physical operations such as excavations, fill, or drainage on the premises required for building. Expansion, Building: The addition of enclosed or unenclosed rooms or storage spaces, porches, structures or parking area to an existing building. Expansion, Use: The increase in area of land or structure that serves a particular use. Family: One (1) or more persons occupying a single Dwelling Unit dwelling unit and using common cooking facilities, provided that, unless all members are related by blood, adoption or marriage, no such family shall contain over five (5) persons. Family (Home Occupation): For purposes of home occupations, Ffamily is defined as only those persons related by blood, marriage or adoption and using common cooking facilities within a single Dwelling Unit dwelling unit. First Flush: This is the given volume of water generated in the drainage area from the first 1” to 1.5” of rainfall. Flood: A temporary rise in stream or surface water level that results in inundation of areas not ordinarily covered by water. Flood Frequency: The average frequency statistically determined, for which it is expected that a specific flood level may by equaled or exceeded. Floodway: That portion of the flood plain, including the channel, which is reasonably required to discharge the bulk of the regional floodwaters. Floods of less frequent recurrence and non-inundating are usually contained completely within the floodway. Flood Plain: Those areas defined by the U.S. Geological Survey of the U.S. Army Corps of Engineers as subject to flooding once in one hundred (100) years, based on topography and FEMA; and further including any areas as may be designated at a future date by regulatory authority of such times. Floor Area Ratio (FAR): The Gross Floor Area for all Buildings on a Lot or Parcel (as determined by the applicable Gross Floor Area definition) divided by the gross area of such Lot. Frontage, Building: The outside wall surface of a building, excluding porch or deck, nearest to the front lot line. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 94 Frontage: The area of a lot made up of the front building façade and any area between the front building façade and the front lot line. General Personal Services: Businesses that provide uses such as a post office, bank, barber shop or beauty salon, permanent cosmetic establishment, film processing, small appliance repair, tailor, office support, or other similar service. Any personal service that is more specifically described is excluded from this use. Gross Floor Area: The sum of the gross horizontal areas of the several floors of a Building, including interior balconies and mezzanines, and any exterior open porches or galleries which serve as an extension of those activities conducted within the enclosed Structure; all horizontal dimensions shall be measured between the exterior faces of walls, including the walls or railings of roofed porches. The gross floor area of a Building shall include the floor area of accessory Buildings on the same lot, measured the same way. Ground Cover: Natural (mulch) or low growing plants other than deciduous varieties installed to form a continuous cover over the ground. Heritage Tree: Any live tree greater than or equal to twenty inches (20”) in diameter at breast height (DBH). Breast height is established as the height of the trunk of a tree fifty-four inches (54”) above grade. Homeowners Association or Association: An incorporated, non-profit organization operating under recorded land agreements through which, (a) each lot and/or home owner in a planned or other described land area is automatically a member, and, (b) each lot is automatically subject to a charge for a proportionate share of the expenses for the organization’s activities, such as maintaining a common property, and (c) the charge if unpaid becomes a lien against the property. Lot, Corner: A lot abutting upon two (2) or more streets at their intersection or upon two (2) parts of a street which form an interior angle of less than one hundred thirty-five (135) degrees. The point of intersection of the right-of- way lines is the corner. Lot, Double Frontage or Through: A lot or plot, but not corner lot that abut upon two streets, the two frontages being noncontiguous. Lot, Interior: A lot other than a corner lot. Lot, Depth: The mean, (average) horizontal distance between the front and rear lot lines, measured at right angles to the front right-of-way lines. Lot Width: The mean, (average) horizontal distance between the side lot lines, measured at the right angles to the lot depth. A minimum lot width shall be applied at the front setback line. Lot line, Front: On an interior lot, the lot line abutting a street; on a corner lot, the shorter lot line abutting a street; on a through lot, the lot line abutting the street providing the primary means of access to the lot; on a flag lot, the interior lot line most parallel to and nearest the street from which access is obtained; or on a waterfront lot, the lot line abutting the water. Lot Line, Rear: The lot line opposite to and most distant from the front lot line. Lot Line, Side: Any lot line other than a front or rear lot line. A side lot line of a corner lot separating a lot from a right-of-way is called a side street lot line. A side lot line separating a lot from another lot is called an interior lot line. Lot of Record: A lot, which is a part of the recorded plat or a plot, described by metes and bounds, the map and/or description of which has been recorded according to Alabama law. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 95 Master Plan: Any portion of the Comprehensive Plan adopted by the Planning Commission for the physical development of the City and areas outside the boundaries, which bear relation to the planning of the municipality. Non-Chartered Financial Institution: Any business, other than a federally or state chartered bank, credit union, mortgage lender or savings and loan association that offers check cashing services, automobile title loans, and loans for payment of a percentage or graduated fee. Specifically included are check cashing and pawn shop businesses that charge a percentage or graduated fee for cashing a check or negotiable instrument and “payday loan” businesses which make loans upon assignment of wages received or businesses that function as deferred presentment services. Palm Reader: Any person who practices, teaches, or professes to practice the business of astrology or the psychic arts and sciences for a fee, gift, donation or other valuable consideration. Psychic arts and sciences may include augury, card or tea reading, cartomancy, clairaudience, clairvoyance, crystal gazing, divination, fortune telling, mediumship, necromancy, palmistry, phrenology, or prophecy. Parking Space or Parking Lot: An area reserved for temporary storage of motor vehicles. Pawn Shop: An establishment that lends money on the security of goods pledged by the owner of such goods on the condition that the goods may be redeemed or repurchased by the owner for a fixed price within a fixed period of time. This definition includes car title pawn companies which provide the borrower with cash in exchange for the borrower’s vehicle title as collateral. Permanent Cosmetic Establishment: An establishment whose principal business activity, either in terms of operation or as held out to the public, is the permanent application of pigment into the skin for eyebrows, eyeliners, lip liner, blush and scar camouflage. Plat: A map, plan or layout of a county, city, town, section or subdivision indicating the location and boundaries of properties. Planned Unit Development: A planned unit development (1) is land under unified control, planned and developed as a whole in a single development operation or approved programmed series of development operations for dwelling units and related uses and facilities; (2) includes principal and accessory uses and structures substantially related to the character of the development itself and the surrounding area of which it is a part; (3) is developed according to comprehensive and detailed plans which include not only streets, utilities, lots, or building sites and the like, but also site plans, floor plans, and elevations for all buildings as intended to be located, constructed, used, and related to each other, and detailed plans for other uses and improvements, facilities, and services as will be for common use by some or all of the occupants of the planned unit development but will not be provided, operated or maintained at public expense. Porch: A roofed-over or open space attached to the outside of an exterior wall of a building, which has no enclosure other than the exterior walls of such building. Open mesh screening shall not be considered an enclosure. Rain Garden: A shallow depression in a landscape that captures water and holds it for a short period of time to allow for infiltration, filtration of pollutants, habitat for native plants, and effective stormwater treatment for small-scale residential or commercial drainage areas. Rain gardens use native plants, mulch, and soil to clean up runoff. Recreational Vehicle: A self-propelled vehicle used for temporary housing of individuals and families during travel. This includes campers, camping trailers, motor homes and smaller mobile manufactured homes (up to a length of twenty-eight (28) feet exclusive of hitch) capable of being towed by a passenger motorcar. Regulatory Flood: The flood which is representative of large floods known to have occurred generally in the area and reasonably characteristic of what can be expected to occur. The regulatory flood generally has a flood frequency of approximately one hundred (100) years as determined from an analysis of floods at a particular site and other sites in the same general regions (See Ordinance No. 1643). Regulatory Flood Protection, Elevation: The elevation of the regulatory flood plus one (1) foot of freeboard to provide a safety factor. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 96 Right-of-Way: A strip of land taken or dedicated for use as a public way. In addition to the roadway it normally incorporates the curb, lawn strips, sidewalks, lighting, and drainage facilities, and may include special features, (required by the topography or treatment) such as grade separation, landscaped areas, viaducts and bridges. Rooftop Terrace: A outdoor amenity area located on the roof of a building. A rooftop terrace shall be accessory to the primary use of the building. Individually owned and operated businesses or venues shall not occupy a rooftop terrace. Seat: For purposes of determining the number of off-street parking spaces for certain uses, the number of seats is the number of seating units installed or indicated or each twenty-four (24) lineal inches of benches, pews, or space for loose chairs. Setback Line: A line established by the subdivision regulations and/or this ordinance, generally parallel with and measured from the lot line, defining the limits of a yard in which no building, other than accessory building, or structure, may be located above ground. Sewers, Public or Community: An approved sewage disposal system, which provides a collection network and disposal system and central sewage and treatment facility for a single community, development, or region. Sewers, On-Site: A septic tank or similar installations on an individual lot which utilizes an aerobic bacteriological process or equally satisfactory process for the elimination of sewage and provides for the proper and safe disposal of the effluent, subject to the approval of health and sanitation officials having jurisdiction. Short-Term Rental: Includes any person, firm, entity, partnership, trust, corporation, association or organization that is renting a dwelling for less than 30 days are not allowed in R-1, R-2 and R-3. Short-term Rentals shall only be allowed in the R-4, R-5, B-1, B-2, B-3a and B-3b zoning districts and within the Central Business District. Short- term rentals shall be subject to the Business License Code of the City of Fairhope. Shrub: A woody perennial plant differing from a perennial herb by its persistent and woody stems and from a tree by its low stature and habit of branching from the base. Sign: Any words, lettering, parts of letters, figures, numerals, phrases, sentences, emblems, devices, designs, trade names or marks or combination thereof, by which anything is made known, such as the designation of an individual, a firm, an association, a profession, a business, a commodity, or product which are visible from any public way and/or used as an outdoor display. Sign, A-Frame: A-Frame Signs are allowed only within the City of Fairhope Central Business District. A-Frame Signs are designed to stand on their own, either on public or private property. A-Frame Signs are hinged at the apex to be folded into a sandwich position. A permit is required from the City of Fairhope. Sign, Building: A sign attached in any manner against or to a building or appurtenance of a building. Sign, Construction: Any sign listing principal contractors, architects and any establishments for the construction site where the sign is placed. Sign, Copy: The wording on a sign surface in either permanent or removable letterform. Sign, Directional: A sign permanently or temporarily erected by or with approval of any authorized government agency to denote the route to any city, town or village, historic or religious place, shrine, public building, or hospital and signs directing and regulating traffic; public safety signs; sign or notices of public places of public and civic meetings and signs giving the name of the owner, lessee, or occupant of the premises or the street number. Sign, Double-faced: A sign having two (2) display surfaces, displaying the same copy, which are attached parallel and back to back, not more than twelve (12) inches apart. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 97 Sign Face: The area of a sign including the entire surface on which the copy is placed. Sign, Freestanding: Any sign, which is supported by structures or supports in or upon the ground and independent of support from any building. Sign, Height: The vertical distance from the finished grade at the base of the supporting structure to the top of the sign, or its frame or supporting structure, whichever is higher. Sign, Incidental: A sign providing no advertising other than a logo or name and necessary only for assuring safe ingress, egress, circulation, or other safety-related communications. Sign, Indirectly Illuminated: A sign designed or arranged to reflect light from an artificial source external to the sign face. Sign, Internally Illuminated: A light source, which is enclosed within the sign and viewed through a translucent panel. This type of illumination is often referred to as direct. Sign, Non-Conforming: Any sign, which does not meet the requirements of this ordinance. Sign, Off Site: A sign relating its subject matter or any portion thereof to the premises other than the premises on which it is located. Sign, On Site: A sign relating its subject matter to the premises on which it is located. Sign, Permanent: A sign affixed to a building or the ground. Sign, Real Estate: A sign which advertises the sale, rental, or development of the premise upon which it is located. Sign, Roof: Any sign erected, constructed, and maintained with the principal support on the roof structure. Sign, Sandwich: Any double-faced sign, which may readily be moved from place to place. Sign, Shopping Center: A ground sign identifying a shopping center by name only. Sign, Snipe: Any sign of any material whatsoever that is attached in any way to a utility pole, tree, fence post or any similar object located or situated on public or private property, not otherwise exempt. Sign, Structure: Any construction used or designed to support a sign. Sign, Subdivision: Any sign designed to identify a subdivision or neighborhood. Sign, Surface Area: The surface area of a sign shall be computed for the entire area within the periphery of a regular geometric form, or combination of regular geometric forms, comprising all of the display area of the sign, and including all of the elements of the matter displayed. The surface area of a sign shall be measured from the outside edges of the sign or the sign frame or sign structure whichever is greater. Sign, Temporary: A sign or advertising display intended to be displayed for a limited period of time, generally no longer than a month. Sign, Window: Any sign placed inside or upon a window and which is intended to be seen from the exterior. Special Exception: Permission granted by the Board of Adjustment for a use indicated in this ordinance as a use limited to a special exception procedure, subject to conditions specified in this ordinance and any conditions the Board deems necessary to ensure that community interests are furthered by permission of the use. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 98 Story: That part of a building lying between floor and ceiling. For purposes herein, a story does not include attic space entirely under a hip, gable or gambrel roof, whether or not such space is occupied. Street: That portion of the right-of-way paved for vehicular traffic, parking, or the shared use of bicycles. Structure: Anything constructed or erected, the use of which requires a location on the ground, or attached to something having a location on the ground. Tattoo Parlor: An establishment whose principal business activity, either in terms of operation or as held out to the public, is the practice of placing designs, letters, figures, symbols, or other marks upon or under the skin of any person, using ink or other substances that result in the permanent coloration of skin by means of the use of needles or other instruments designed to contact or puncture the skin. This definition excludes permanent cosmetic establishments. Use or Principal Use: The specific purposes for which land or a building is designated, arranged, intended or for which it is occupied. Upper Story Dwelling: A Dwelling Unit intended for a single-family in Mixed Used Buildings in which no less than 90% of the first floor is occupied by Commercial Uses. Variances: A modification of the strict terms of the relevant regulations in a district with regard to placement of structures, developmental criteria or provision facilities. Examples would be: allowing smaller yard dimensions because an existing lot of record is of substandard size; waiving a portion of required parking and/or loading space due to some unusual circumstances; allowing fencing and/or plant material buffering different from that required due to some unusual circumstances. Variances are available only on appeal to the Board of Adjustments and subject to satisfaction of the standards specified in this ordinance. Vegetated Swale: A shallow, open-channel stabilized with grass or other herbaceous vegetation designed to filter pollutants and convey stormwater. Swales are applicable along roadsides, in parking lots, residential subdivisions, commercial developments, and are well suited to single-family residential and campus type developments. Water quality swales are designed to meet sheer stress targets for the design storm, may be characterized as wet or dry swales, may contain amended soils to infiltrate stormwater runoff, and are generally planted with turf grass or other herbaceous vegetation. Vehicular Use Area: Any ground surface area, excepting public right-of-ways, used by any type of vehicle whether moving or at rest for the purpose of, driving, parking, loading, unloading, storage, or display, and other vehicular uses under, on, or within buildings. Visual Screen: A barrier of living or non-living landscape material, put in place for the purpose of separating and obscuring from view those areas so screened. Waterfront Lot: Any lot or parcel adjacent to Mobile Bay. Yard: A space on the same lot with a main building, open, unoccupied and unobstructed by buildings or structures and open to the sky except where encroachments and accessory buildings are expressly permitted. a. Yard, Front: A yard extending the full width of the lot and situated between the front lot line and the building line projected to the sidelines of the lot. b. Yard, Rear: A yard extending the full width of the lot and the building line of the main building projected to the sidelines of the lot. On all corner lots the rear yard shall be at the opposite end of the lot from the front yard. c. Yard, Interior Side: A yard which is parallel to the side lot line and which extends from the front building line to the rear building line. Article IX Section C. Definitions and Interpretation Defined Terms FAIRHOPE ZONING ORDINANCE 99 d. Yard, Street Side: A yard which is parallel to the right-of-way abutting the lot line of greatest dimension and which extends from front building line to the rear building line. e. Yard, Minimum Exterior or Required: That space remaining between the minimum required setback line and the property line for a particular front, rear, interior side or street side yard. Appendix A Applications and Submittal Requirements FAIRHOPE ZONING ORDINANCE A-1 Appendix A Applications and Submittal Requirements [Insert copies of all application forms and submittal requirements] Appendix B Map Amendment Ordinances FAIRHOPE ZONING ORDINANCE B-1 Appendix B Map Amendment Ordinances Appendix C Text Amendment Ordinances FAIRHOPE ZONING ORDINANCE C-1 Appendix C Text Amendment Ordinances Non-Chartered Financial Institutions, Palm Readers, Pawn Shops, Appendix C Text Amendment Ordinances FAIRHOPE ZONING ORDINANCE C-2 Ordinance No. Ordinance Date Ordinance Description or Title 1652 6/10/2019 Establish definition for Waterfront Lots and Specifications 1676 2/27/2020 Amend Director of Planning, Lot Coverage, Driveways, Accessory Structure Separation, Fences, PUDs, and Non-Conforming nd