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HomeMy WebLinkAboutO-1703ORDI ANCE 0. 1703 AN ORDINANCE AME DING ORDINANCE N O. 1253 KN OW AS THE Z O IN G ORD INAN CE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OFF AIRHOPE, ALABAMA as follow s: The ordinance known as the Zoning Ordinance (No. 1253 ), adopted 27 June 2005, together with the Zoning Map of the City of Fairho pe, be and the same hereby is changed an d altered in respect to that certain pro p erty des cribed below: After the app ropriate publ ic notice an d hearing of th e Planning Commission of the City of Fairhope, A labama has forwarded a favorable recommendation , The property of Seaman Capital , LLC/D omin ion Partners generally located southwest of the intersection of Greeno Rd and Volanta Ave, Fairhope, Alabama. Th e R eserv e at Fairhop e P UD PPIN # 386193 & 386197 Legal D escription: (Case number ZC 20 .09) PARCEL A : COMME CING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION 39 , TOWNSHIP 6 SOUTH, RANGE 2 EAST , BALDWIN CO TY , ALABAMA ; THE CE ORTH 00 °04'55 11 EAST A DISTANCE OF 1320.20 FEET TO A POINT ; THE CE ORTH 89 °57'54" WEST A DISTA C E OF 660 .83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CO CRETEMONUME T ; THE CENORTH00°12'06 11 WEST ADISTANCE OF659.76FEET TO A POINT MARKED BY A CO CRETE MONUMENT AC CEPTED AS THE BEING THE SOUTHEAST CORNER OF THE ORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTIO 39 FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED ; THENCE NO RTH 03 °34'56" WEST A DISTANCE OF 374.46 FEET TO A POINT MARKED BY AN OPE TOP IRON PIPE ; THE CE ORTH 00 °42'10 11 EAST A DISTANCE OF 242.13 FEET TO A POINT MARKED BY A 11 X 11 CHISELED IN THE SIDEWALK O THE SOUTH MARGIN OF VOLANT A A VENUE ; THE CE ALONG SAID SOUTH MARGIN SOUTH 89 °42'39 11 EAST A DIST A CE OF 513 .59 FEET TO A POINT MARKED BY A CONCRETE MONUME T WITH A DISC ON THE WEST MARGIN OF U.S . HIGHWAY 98 (A .K.A. GREE O ROAD); THE CE DEPARTING SAID SOUTH MARGIN AND ALONG SAID WEST MARGIN SOUTH 30 °29'55 11 EAST A DISTANCE OF 65 .01 FEET TO A POINT O A ON-TANGENTIAL 1,881.75' RADIUS CURVE TO THE RIGHT , SAID POINT MARKED BY A CONCRETE MONUME T WITH A DISC ; THENCE ALONG SAID WEST MARGIN AND THE ARC OF SAID CURVE A DISTANCE OF 437 .19 FEET (CHORD BEARS SOUTH 07 °05'50 11 EAST , 4 36 .21 ') TO A POINT MARKED BY A CO CRETE MONUMENT WITH A DISC; THE CE ALO G SAID WEST MARGIN SOUTH 01 °25'33 11 EAST A DISTA CE OF 292.42 FEET TO A POINT MARKED BY A CO CRETE MONUMENT ; THE NCE ALO G SAID WEST MARGIN SOUTH 00 °2 2'16 11 EAST A DISTA CEOF461.88FEETTOAPOINTMARKED BY ACO CRETEMONUMENTWITHA DISCO THE ORTH MARGIN OF HOYLE A VENUE ; THENCE D EPART! G SAID WEST MARGIN AND ALONG SAID ORTH MARGIN NO RTH 89 °58'22 11 WEST A DIS T A CE OF 258 .04 FEET TO A POI T MARKED BY A CAPPED IRO RO D (REBAR); THE CE DEPART! G SAID ORTHMARGINNORTH00°13'45"WEST A DI STANCEOF630.97FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 89 °46'55" WEST A DISTANCE OF 329.75 FEET TO THE POINT OF BEGINNING ; CONTAINING 515 ,824 SQUARE FEET (11.84 ACRES) MORE OR LESS . Ordinance No . 1703 Page -2- PARCEL B: THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBDIVISION OF THE SOUTHEAST QUARTER OF FRACTIONAL SECTION 39 , TOWNSHIP 6 SOUTH, RANGE 2 EAST , BALDWIN COUNTY , ALABAMA , MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTION 39 , TOWNSHIP 6 SOUTH , RANGE 2 EAST , BALDWIN CONTY , ALABAMA ; THENCE NORTH 00 °04'55 11 EAST A DISTANCE OF 1320.20 FEET TO A POINT ; THENCE NORTH 89 °57'54 11 WEST A DISTA CE OF 660 .83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CO CRETE MONUMENT ; THENCE NORTH 00 °30'13 11 WEST A DISTANCE OF 29.56 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN DESCRIBED; THENCE NORTH 00 ° l l '15 11 WEST A DISTANCE OF 630 .20 FEET TO A POINT MARKED BY A CONCRETE MONUMENT ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID FRACTIONAL SECTION 39; THE CE NORTH 89 °46'55 11 EAST A DISTANCE OF 329 .75 FEET TO A POINT MARKED BY AN IRON ROD (REBAR); THENCE SOUTH 00 °13'45 11 EAST A DISTANCE OF 630 .97 FEET TO A POINT MARKED BY A CAPPED IRON ROD (REBAR) ON THE NORTH MARGIN OF HOYLE A VENUE; THENCE ALONG SAID NORTH MARGIN AND THE WESTWARD EXTE SION THEREOF SOUTH 89 °54'5 l II WEST A DISTANCE OF 330.20 FEET TO THE POINT OF BEGINNING ; CONTAINING 208 ,077 SQUARE FEET ( 4 . 78 ACRES) MORE OR LESS . 1. T hat, attached as "Exhibit A " is an approved site plan. The property must develop in substantial conformance with the approved site plan and supporting documents. Any substantial deviation from the attached site plan, as determined by the Director of P lanning, will require re-approval by th e Planning Commission and the City Council of the City of Fairhope, Alabama, as a PUD amendment. 2. T ha t, attached as "Exhibit B " is an approved Master Development Plan . The property must develop in substantial conformance with the approved site plan and supporting documents . Any substantial deviation from the attached site plan, as determined by the Director of Planning, wi ll require re-approval by the Planning Commission and the City Council of the City of Fairhope, Alabama, as a PUD amendment. 3. That, the following development regulations shall govern: Lots : There shall be one lot approximately 16 .62 acres . Use: In general, the project is restricted for senior housing . The uses are specifically described within the Site Data Table and Master Development Plan that include: 10 Duplex Villas consisting of 20 Units Total 1 3-Story Building Consisting of 168 Units to include: 32-Memory Care Units 32-Assisted Living Units 84-Independent Living Units Dimension Standards : Dimensional standards shall follow the layout on the approved site plan. Building Height: The maximum eave h eight for the approved 3-story bui lding shall be 34 '. Landscape: Tree Removal and Landscape shall be reviewed by the City of Fairhope Tree Commission. Ordinance No. 1703 Page -3- Pedestrian Circulation: Sidewalks and trails will be included as shown on the approved site plan. A signalized crosswalk across Volanta Ave will be installed by the developer and coordinated with the City of Fairhope's Public Works Department. Drainage and Detention: Drainage and detention shall meet the Stormwater Standards in the Fairhope Subdivision Regulations. Buffers: Buffers shall meet the applicable requirements of all City of Fairhope Regulations . The property is hereby rezoned from R-1 Low Density Single Family Residential District to Planned Unit Development (PUD). This property shall hereafter be lawful to construct on such property any structures permitted by Ordinance No. 1253 and to use said premises for any use permitted or building sought to be erected on said property shall be in compliance with the building laws of the City of Fairhope and that any structure shall be approved by the Building Official of the City of Fairhope and that any structure be erected only in compliance with such laws , including the requirements of Ordinance o. 1253. Severability Clause -if any part, section or subdivision of this ordinance shall be held unconstitutional or invalid for any reason , such holding shall not be construed to invalidate or impair the remainder of this ordinance, which shall continue in full force and effect notwithstanding such holding . Effective Date -This ordinance shall take effect immediately upon its due adoption and publication as required by law . Adopted and approved this 22nd day of February. 2021. Attest: Adopted and approved this 22nd da of February. 2021 . ,;:;,-~ ----- ~ ,-_..- ,,.,,--: ~-----. r;,; e - "'"' '""""'" """ \✓""'""""'"" OIOSSlNGSICNAI. TO EXIST.CROSSWAl.l i -----------,, D !,:,;~;~-;:] W,fm PROPOSED ASPHALT PAVEMENT PROPOSED PERMEABLE PAVEMENT PROPOSED LIGHT DITTY CONCRETE (BROOM FINISH) JINRI GHT & ASSOC IATES DEVELOPMENT ENGINEERS 2118 Gr«-00 Rood N , Sic C Fturhope. Al0Nlm11 l6532 SIGN NOTES : PROPOSED MONUMENT SIGNS SHALL MEET THE CITY OF FAIRHOPE SIGN ORDINANCE, PROPOSED HEAVY DITTY CONCRETE (BROOM FINISH) PROPOSED DECORATNE CONCRETE PO Box 1929 F1111 ht•p.,:.A1aho m11365B Phone t25 1)92K-J443 Fa.'< (2S 1)928-1665 Jadeng.meen con1 ,:.,,·,. Os-4-0J-Jg.o.o(l2.Q0 J.001 05-4-0)-)......002-oo.J,004 HAX.~(J.JlAC) HAX.45'11o(7.4AC) 1'4,NISF/STO«.Y JST'ORY -INOEPENOENTUVING: J4UNfl!; (S6'11oOfTOTAI.) J S'TUIIY • ASSl5ll:D UVIHG: J2 UNITS (22'11, Of TOTAIJ I ST'ORY-1«:MOI.Y CME: ll UNfn {U'II, Of TOTAi.) l ,l50SF/UN rr COIQ.OOHGMA(Z) IYUNm /16.6Jli£• IUUNrr/,,c, l!IPIIQ/41(l)f.,il\llS SEN1041.HOUSltG ISl'trCl/4Llll'l.0!'(8 wna.E P.trlJIIG: i.lf05•<00llll'l0¥t6• 17'~(111C.20H(CJ (lllt.)4COMP,li,CT$PCS) """''""''' PAAXING; CX>HPACTPAAIUNG SPACES: 011.MAISlf (SEND HOUSING): ORMAISlf (01.N'\.O): 120 """" "'"""'" :si~-~ GRAPHIC SCALE 0 ( IN FEET ) 1 inch = 120 ft CONCEPTUAL SITT PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL 120 City of Fairhope Planning Commission Decembe r 7 , 2 02 0 ZC 20.09 -The Reserve at Fairhope Project Name: The Reserve at Fai rho pe PUD Site Data: 16.62 Acres Project Ty p e: 168 Unit Senior Living Community Juris dicti o n: Fairhope Planning Jurisdiction Zoning District: R-1 PPIN Number: 386193 & 386197 Gen eral Lo ca t ion : SW Intersection of Greeno Rd and Volanta Ave Surveyor of Record: Hunter Smith, Smith, Clark & Associates - Engineer of Record: Trey Ji nri ght, Jade Con sulting, LLC Owner/ Developer: Seaman Capital LLC/Dominion Partners School Dist rict: Fairhope West Elementary School; Fairhope Middle and High Schools - Recommendation: Approve w/ Conditions Prepared by: Hunte r Simmons ___. z 0 cc 0 >------.1. z w w cc 19 Legend I: PcoF Corp Limits 8 -2 -General Business Oistnct PUO • Planned Unil Develo pment R-1 -Low Density Single-Famity • R-2 -Medium Density Single-Family • R-4 -Low Density M!Jti-Famiy • R-5 -High Density Dwelhng Residentia l COF Plann ing JunsdlCtion Summary of Request: The applicant is requesting to rezone the subject property from R-1, Single Family Res idential Distri ct to PUD , Planned Unit Development. The property is approximately 16.62 acres and is located at the SW intersection of Greeno Rd and Volanta Ave. I -! / ;. --·· ~_z:=:::..=.. _:_II,.,•.! t ..Z • • • --. T • -- -.- ~ PROPOSED HOttJMEHT SIGNS SHALL MEET TNE CITY OF FAIRHOPE SIGN ott.DJHAHC(. The applicant describes the project as a "senior living community" that "provides varyi ng degrees of care for citizens 55 years of age and older". The project consists of 168 total units; 104 independent living units, 32 ass isted living units, and 32 memory care units . 20 of the independent liv i ng units will be patio homes, with the remainder of the units contained in a proposed 3 story, approximately 225 ,000 s.f . building. Per the site data table , the net density of the project is 12 .6 Units/ Ac. 1 The project propose s over 26 % {25 % required ) of the 16 .62 acres as greenspace with amen it ies tha t include a pool, courts, a putting green, court yards , as well as "activity trials ". In addition to the greenspace shown in the plan above, a 20 ' buffer is providing adjacent to Greeno Rd and Volanta Ave . Comments: Questions regarding development along Greeno Rd, especially outside of the village centers, have been debated for yea r s. Many properties are zoned R-1-Single-Family Res i dential. If R-1 is no longer viable along a state highway, what options are available for these properties? While dense , this proposed project captures the i ntent of our PUD zoning -it is comprehensively plan , innovative use of the site , offers variety of living opportunities, and makes efficient use of greenspace. Not all questions will be answered in this review . Traffic, detailed drainage plans, electrical, and sewer services will need to be reviewed in detail. If approved , this project will trigger the Multi ple Occupancy Project {MOP) regulations of the City of Fairhope's Subdivision Regulations . During that review, staff, as well as the Planning Commission will provide a critical review of those technical systems . Criteria -The application shall be reviewed based on the following criteria: {1} Compliance with the Comprehensive Plan; Response: Per the Applicant: The project complies w ith the form , function , and design recommendations along Greeno Road found in the City of Fairhope Comprehensive Plan . The proposed land use offers a good transition from more intense commercial uses to the south , the public park uses to the north , and the existing residentia l uses to the west along V olanta . The project will i nclude pedestrian features and landscape buffers along both Greeno and V o lanta . The ma in bu il di ng placement w as selected to provi de the proper accessibility needed for the proposed land use , but not crow d the buffers and pedestrian connection po ints . The locati on of V olanta Pa rk across the street from the proposed project a lso pro vi des a nice w ay for the e lderl y to fi t into the community by m ixi ng w ith the you th at the pa rk. Staff believes the proposed use is a great fit for the subject property. Not only does it align with the goals of the comprehensive plan , but the location geographically links elderly residents with an integral piece of Fairhope's social infrastructure -Volanta Park . (2) Compliance with the standards, goals, and intent of this ordinance; Response: The purpose of the PUD District is i ntended to encourage opportunities for development innovation tailored to a particular site , which while clearly furthering the goals of the comp r ehens ive plan , could not explic itly be estab li shed by generally applicable standards or guidelines . The p roposed project meets the intent of a PUD. {3) The character of the surrounding property, including any pending development activity; Response: The City of Fairhope 's desire for Greeno Road to become something other than a run-of- the-mill commercial strip is address by the des ign of the proposed project. While the buildings are setback from the road , ample greenspace is provided to, effectively, create a screen . Prior to an MOP review, staff will request the Tree Commission review the Landscape Plan . Architectural standards are provided with i n th e Master Development Plan. Below are a few images from the taken from the Master Development Plan . 2 ZC 20 .09 The Reserve at Fairhope 3 ASSIMD LIVING 3 STOR>ES ◄ W!VATIOH Vtr:W BOARD 8. BATTIII SlDIIIG ZC 20 .09 The Reserve at Fairhope (4) Adequacy of public infrastructure to support the proposed development; Response: There are some challenges providing sewer and electrical to the site at the scale needed for this project . Both utility departments, as well as the applicant, are aware of the challenges and working toward a solution. Plans will be presented during MOP review. (5) Impacts on natural resources, including existing conditions and ongoing post-development conditions; Response: A tree inventory/removal plan in included within the packet. Several her itage trees are being preserved . 58 trees are proposed to be removed and replaced with 181 trees . (6) Compliance with other laws and regulations of the City; Response: At the time of development all applicable laws of the City will be applied. (7) Compliance with other applicable laws and regulations of other jurisdictions; Response: At the time of development all applicable laws of the City will be applied. (BJ Impacts on adjacent property including noise, traffic, visible intrusions, potential physical impacts, and property values; and, Response: Staff does not anticipate any significant issues relating to these criteria. A traffic study shall be required for all applications that will generate an average daily traffic {ADT) count of 1,000 trips or more, or which will generate 50 trips or more during any peak hour period and will be a requirement during the MOP review . Internal lighting will not impact adjacent neighbors . Per the Master Development Plan the lighting package shows a 0.0 foot-candle reading around the perimeter of the property. A wetland delineation report is provided within the Master Development Plan. No jurisdictional wetlands were found on site. During the field inspection, no hydric soil indicators were found , no wetland hydrologic indicators were noted, and it was determined the entire parcel is comprised of uplands. {9} Impacts on the surrounding neighborhood including noise, traffic, visible intrusions, potential physical impacts, and property values. Response: Staff anticipates more pedestrians crossing Volanta Ave to access the Recreation Center/Parks. There is an existing crosswalk south of the subject property, but there are currently no signals. The applicant, at their cost, has agreed to install crosswalk signals , which shall be approved by the City of Fairhope's Public Works Department . Staff Recommendation: Staff recommends Case : ZC 20.09 The Reserve at Fairhope PUD from R-1 to PUD be Approved with the following conditions: 4 l. Tree removal and landscape plans shall be reviewed by the City of Fairhope Tree Commiss ion prior to MOP submission. 2. The proposed signalized crossing shall be coordinated with The City of Fairhope 's Public Works Department. 3. Final drainage plans, as well as connectivity to Sewer and Electrical, will be resolved during MOP review. ZC 20.09 The Reserve at Fairhope 4. A traffic study and building elevations will be provided for review as part of the M.O .P. application. Planning Commission Recommendation: Art Dyas made a motion to accept the staff recommendation for APPROVAL to the Fairhope City Council to rezone subject properties from R-1 to PUD with the following conditions: 1. Tree removal and landscape plans shall be reviewed by the City of Fairhope Tree Commission prior to/during M .O.P. review. 2. The proposed signalized cross i ng shall be coordinated with The City of Fairhope's Public Works Department. 3. Final drainage plans , as well as connectivity to Sewer and Electrical, will be resolved prior to/during M .O.P. review . 4 . A traffic study and building elevations will be provided for review as part of the M .O.P . application. Harry Kohler 2nd the motion and the motion carried unanimously with the following vote: AYE -Art Dyas, Rebecca Bryant, Harry Kohler, Lee Turner, Hollie MacKellar, Jason Langley, Clarice Hall -Black, and Jimmy Conyers . NAY-none . 5 ZC 20.09 The Reserve at Fairhope Application For: PUD Rezoning Request For The Reserve at Fairhope A Planned Unit Development November 18 , 2020 Applicant: DOMINION ~PARTNERS ~ D o minio n Seni o r Li ving o f F airhop e, LLC 1200 Corp o rate D rive I Suite 225 Birmingh am , AL 35242 Prepared by: ;::ilADE ~CONSULT I NG • DEVELOPMENT ENGINEERS · 208 Greeno Road orth , Suite C P ost Offi ce Box 1929 Fairhope, A labama 36533 Telep hone: 25 1-928-3 443 • Fax: 25 1-928 .3665 PUD Request The Reserve at Fairhope Table of Contents Table of Contents .......................................................................................................................................... 1 List of Appendices ......................................................................................................................................... 1 Project Team and Contact Information ......................................................................................................... 2 Proj ect Narrative ........................................................................................................................................... 3 Independent Liv ing (IL ): ............................................................................................................................ 3 Assisted Living (AL): ................................................................................................................................. 3 Memory Care (MC): .................................................................................................................................. 3 Age-in-Place : ............................................................................................................................................ 4 Services and Amenities ............................................................................................................................ 4 Site Description : ........................................................................................................................................ 5 Employees : ............................................................................................................................................... 6 Construction : ............................................................................................................................................. 6 Architectural Narrative : .................................................................................................................................. 6 List of Appendices Appendix A Appendix B Append ix C Appendix D Appendix E Appendix F Company Profile 1 . Articles of Incorporation Zoning Application 1. Legal 2 . Warranty Deed 3 . Owner's Authorization Ne ighborhood Meeting Notice 1. Ad j acent Property Owner list 2 . Map 3. Certified Mail Rece ipts 4 . Sign-In Sheet 5. Comments Sheets (There were no comment sheets completed) Certification of Property Owners 1. List of Property Owner Withing 300 ' 2. Map 3. 5160 Labels Wetland Delineation Report 11 X 17 : 1. Boundary and Topographic Survey 2. Vicinity Map & Underlying Zoning 3. Comparat ive Zoning Tables 4 . Conceptual Site Plan 5 . Conceptual Greenspace Plan 6 . Architectural Composite Floor Plan 7 . Architectural Building Elevation 8 . Architectural Rendered Building Elevat ion 9. Photometric Plan & Lighting Specificat ion 10 . Tree Preservation and Removal Plan 11 . Landscape Plan Page 1 11/18/2020 P UD Req ue st Th e Re serve at Fa irhope Project Team and Contact Information De vel o per/Buyer: DOMINION ~PAR T N E RS ~ Owner/Seller: Civil Eng ineer: Surveyor: Architect: NILES BOLTON ASSOCIATES Arc hitecture I Pl anni ng I Desig n Landscape Arc hitect la n d sca pe a rc h it ects Dominion Senior Living of Fairhope , LLC 12 00 Corporate Dri ve I Sui te 225 Birm ingham , A L 35242 205 .776 .6086 R Withers Poelln itz wpoelln itz@dpllc .com Seaman Capital LLC 3 Cherry Hi ll s Shoa l Creek ,A L 35242 JADE Consulting , LLC 208 N. Greeno Rd ., Ste . C Fairhope , AL 36532 (251 ) 928-3443 Perry C. "Trey " Jinright Ill , P.E., LE ED AP tjinriqht@jadenqineers .com Lee Rambo , Des igner Lrambo@jadengineers .com Sherry Rut h, Project Co ordi nator sruth@jadenqineers .com Smith , Clark & Assoc iates , LLC. P.O . Bo x 7082 Span ish Fort , A L 36577 Office : (25 1) 626-0404 Hunter C . Smith , P.LS. hunter@smithclarkllc.com Niles Bolton Assoc iates 30 60 Peachtree Rd NW Suite 600 Atlanta , GA 30305 404 .365 .7600 Teresa Nguyen tnguyen@nilesbolton .com WAS Design , Inc . 218 N . Alsto n St Fo ley , Alaba ma 36535 (251) 948 -718 1 Van Webb vwebb was-desi n.com Page 2 11/18/2 020 PUD Request The Reserve at Fairhope Project Narrative The proposed project is a luxury senior living community consisting of 168 total units on approximately 16 .62 acres . A "senior living community " is a general term for the different types of housing providing varying degrees of care for seniors 55 years of age and older. In Dominion Partners ' previous developments , however, the average age of new residents is approximately 82 years old . Senior living communities are designed to suit a variety of lifestyles and provide a range of assistance including independent living , assisted living , and specialty care assisted living , commonly known as "memory care ." In order to provide a full continuum of care and a true "age in place " community , the proposed project will offer 104 independent living (IL) units , 32 assisted living (AL) units , and 32 memory care (MC) units. As the site plan shows , approximately 50% of the land will be used for 20 IL patio homes on the southern end of the property , and the northern half will hold the "main building " that contains 84 IL residences and the assisted living and memory care residences. All of the units , including the patio homes , will be for rent only and not for sale . Medicare and Medicaid do not provide rental assistance for any category of living in these types of communities. Instead , all of the residents use personal disposable income , applicable long-term care insurance , or wealth to make rental payments each month . The purpose and intent of senior living is to enable seniors to mai nta in as much independence , individuality and autonomy as possible , provide them with support and assistance when they need it , and enhance their lifestyle , dignity and joy of life . One of the major benefits offered by luxury senior living communities is an active , socially engaging lifestyle . Engaging in social activities and group events while learning new sk ill s enables seniors to bond with new friends while promoting physical and mental health . Residences ava il able at the property will include three types : Independent Living (IL): Independent living is specifically designed for more active , self-reliant seniors who desire a maintenance- free lifestyle and the social benefits of living in a community w ith other seniors . Although most of the sen iors who live in an IL setting require little if any assistance or daily care , supportive services are available around the clock and provided in emergency situations . Unlike AL and MC units , IL units do not require a state license to operate . Assisted Living (AL): Assisted living is offered to seniors who need help with one or more activities of daily living (ADLs) such as medication administration , meal preparation and dining , bathing, dressing , mobility , and toileting . State licensure from the Alabama Department of Public Health is required to provide AL services to appropriate residents and a licensed administrator, certified nurses , and trained staff provide care and assistance . Memory Care (MC): Memory care is available to residents who require cognitive support due to dementia . The entire memory care residence and outdoor courtyard are secure and monitored to ensure resi den t safety . State licensure and a Certificate of Need (CON) are required for every memory care resident unit in the project. As previously stated , a Certificate of Need (CON) is required for every Memory Care bed in the project and must be approved by the State Health Planning and Development Agency (SHP DA ). A Le tter of Intent (LOI) to apply for the beds has been filed for this project , and there are no other applicants filing in the same "batch " (a batch is what SHPDA calls it when two or more entities are applying for beds at the same time in the same county) for additional beds in Baldwin County . Since no competitors are applying for Memory Care beds in our "batch ", the likel ihood of rece iving the CON for all 32 Memory Care beds very likely . In addition , SHPDA updated the Alabama State Health Plan in May 2020 which added 338 Memory Care beds in Baldwin County alone. To put this in perspective , before the Alabama State Health Plan was updated Baldwin County only had 184 total Memory Care beds . As soon as the property is zoned correctly to develop the Memory Care beds , a formal CON application will be filed . Dominion estimates it will take approximately 120 days from filing a formal application to receiving final approval. Page 3 11/18/2020 PUD Request The Reserve at Fairhope Age-in-Place: Following the age -i n-place mode l, a res ident could first move into one of the patio homes , which is typically occupied by the more active sen ior or couple . When the resident becomes a little less active , has more limited mobility , or simply prefers the more communal atmosphere , he or she may choose to move into one of the IL residences in the main building to be closer to din ing , activities , and other amenities . Eventually the resident may require assistance with ADLs , so he or she could move into an AL residence . If cogn it ive ass istance and support are requ ired , the resident could move into one of the MC units . Should one spouse requ ire additiona l care , the independent spouse will have the comfort and convenience of being nearby in the same community . Trained staff interact with all residents regularly and frequently , develop ing relationships and trust w ith them and their families . These relationships help make trans it ions w ith in the community smoother, more natural , and less stressful for the resident and family . Architecturally and operationally , senior living communities include a plethora of features that make them truly unique developments . The buildings must be designed and operated for a multitude of uses includ ing residential , healthcare , dining , hospitality , and even a little bit of country club. Due to the complexities of the overall design and operations of a luxury senior living community , the staffing that is required is sign ificant. The staff can be broken into a handful of subgroups : • Administration -Execut ive Director and Financial Services • Marketing -Includes Director of Sales and Marketing and staff • Resident Services -Resident Services Director , Lifestyle Director , Fitness Coordinato r, Transportation , Concierge , Secur ity Officer and other staff employees that help fi ll the reside nts ' schedule with act iv ities • Healthcare -Nurses , Med-Techs , and Care Associates • Dining -Cooks, Servers , and Kitchen Staff • Env ironmental Services -Housekeepers and Engineers/Maintenance Techs Services and Amenities The services and amenities prov ided in these communities promote wellness , socialization , a high qual ity of life , convenience , mental stimulation , spiritual express ion , artistic exploration , and entertainment in senior-friendly surroundings . Although most of the amenities for this project are located in the main build ing , all residents , including the cottage residents , are encouraged to use and participate in any of the amen it ies or services that are offered . Some of the services and amenities available to a ll residents that will be included in the proposed project include: • 24-hour emergency response system w ith on-site monitoring and daily check in • Access to on-site physical , occupational and speech therapy • Licensed nurse on-site 24 hours a day , seven days a week for AL and MC • Innovative lifestyle programming prov iding socia l , educational , fun and healthy activities , events and outings • Scheduled transportation to area shopping and local appointments • Medication assistance and management for AL and MC • Luxuriously landscaped and well-appointed outdoor spaces with paved walking paths throughou t • Fitness center with indoor aerobic exercise pool • Outdoor swimming poo l • Courtyards , village greens , and lawn games • Pat ios or balconies in most IL and AL apartments • Luxury fin ishes and fixtu res Page 4 11/18/2020 PUD Request The Reserve at Fairhope • Weekly cleaning and laundry serv ice • White-linen upscale and laid-back casual dining experiences • Salon/Barbershop offering hair styling , manicure and pedicure services • Movie theater • Lib rary and computer cente r • Concierge service Due to the varying levels of care and assistance required among the three categories of residents , it is operationally safer and more efficient to design the building with "wings " that cater to the specific needs of each resident in the least restrict ive and most beneficial env ironment. Th is provides nume rous advantages including but not limited to these : • The MC wing and courtyard are secure and monitored to prohibit residents from wandering • Nurse stations in the AL and MC wings are optimally located for close proximity to each unit and resident • Res ident drop-off areas are strategically located w ithin sight and easy reach of staff in case the resident needs assistance getting from the car to the facility • Din ing venues are intentionally designed for each w ing to provide comfortable and elegant meal experiences • Outdoor courtyards conducive to the needs of each resident type are situated at easily access ible locations • In Dominion Partners ' previous developments , the central area of the ma in building is the hub of act ivity for the commun ity at large , providing features , serv ices and amenities for all residents to enjoy . Site Description : The location of the subject property is perfect for a senior living community . Easy access to doctors ' offices and medical care is important to seniors and sen ior living communities ; with Thomas Hosp ital approximately 1.25 miles south of the site , med ical care is very convenient. The Fairhope Recreation Center at Volanta Park is directly across Volanta Avenue , which is also a convenient feature of the property . This situation is similar to a senior community Dominion developed next to St. Vincent's One Nineteen Health and Wellness Center in Birmingham , AL , that turned out to be a very popular and successful partnership . With a sidewalk on Volanta Avenue and a crosswalk already in place , Dominion expects and encourages the residents to enjoy everything from the indoor walking track to the pickleball courts at the Fairhope Recreation Center. In addition , the residential homes that border the west side of this site will border the portion of the property on which the one-story cottages are to be bu ilt. The main building is to be built on the east side of the property least prox imal to existing residences . The project compl ies with the form , function , and des ign recommendations along Greeno Road found in the City of Fairhope Comprehens ive Plan . The proposed land use offers a good transition from more intense commercial uses to the south , the public park uses to the north , and the existing residential uses to the west along Volanta . The project will include pedestrian features and landscape buffers along both Greeno and Volanta . The main building placement was selected to provide the proper accessibility needed for the proposed land use , but not crowd the buffers and pedestrian connection points . The location of Volanta Park across the street from the proposed project also provides a nice way for the elderly to fit into the community by mixing with the youth at the park . Sen ior hous ing communit ies are some of the lowest impact real estate developments there are . Traffic studies show that these communities have a much lower traffic count when compared to similar size projects on the residential or commercial side . Due to the inherent nature and habits of the residents there is no appreciable no ise impact on the commun ity . Lighting on the property is understated and pu rposefu l; Page 5 11/18/2020 PUD Request The Reserve at Fairhope res idents keep ea rl y hou rs and prefer g round -focused , clea r li ght that does not int rude into their homes or create undue gla re upon approach or from w ithin . In fact , the light ing package for the proposed proj ect shows a 0.0 foot -candle reading around the perimeter of the property . The project will have 176 park ing spaces around the main building . In Dom inion 's expe ri ence , this is the amount needed to sufficiently park all residents who drive , the entire staff, and any guests of the res idents . The majority of staffing sh ifts change during non-peak hours at 7:00 am , 3:00 pm and 11 :00 pm . Cottages will each have parking for two vehicles -one in the garage and one in the driveway . Wh il e the majority of the IL residents w ill drive or have a car, very few if any AL residents will have a car, and no MC residents will have a car. All parking spaces and roads/drives inside the property boundary are intended to be used sole ly by the residents , guests of residents , and operat ional staff. All grounds , fac ilit ies and featu res w ill be ma intained by the owner , operator , or third-party contract. Any monument signs w i ll meet the C ity of Fairhope Sign Ord inance . With golf carts becoming more and more popular in Fairhope , the site plan also includes covered golf cart park ing for ma in building residents who still drive and own a "street legal " golf cart , and each cottage will have a tandem garage that have enough room to keep a car and a golf cart . Although a street lega l golf cart is not allowed to travel along Greeno Road , the res idents might enj oy driv ing it to the Fa irhope Recreation Center, Fly Creek Marina , or even take the residential streets to downtown Fa irhope . A senior living community is an asset to the city by providing an attractive , v ibrant and gracious lifestyle for its own elderly residents to enjoy . In fact , ove r 60% of res idents in Domin ion Partners ' past senior liv ing proj ects came from within five m il es of each respective facility . The rema in ing residents we re mostly sen io rs from out of town that chose to move to be near their adult ch ildren . Employees: Associates at sen ior living communities rece ive emergency training during orientation , annually , and as needed . An Emergency Policies and Procedures manual is prepared in ant icipation of an y emergency , and a step by step guide is followed . If an accident or illness does occur, the tra ined staff will evaluate whet her emergency services should be called . At past projects , emergency vehicles typically pu ll into the IL drop - off, which in this case would be accessed directly from Volanta Avenue . Typically , the senior hous ing operator will establish a relationship and protocol with the local EMS that will allow the operator to tell the loca l EMS whethe r the lights and /or sirens should be active on at arr ival. This helps prevent unnecessary sirens from disturb ing other res idents and nearby neighbors if it can be avo ided . Construction: Construction is proposed and projected to begin in July 2021 and will take approximately 20 months . There will be no phasing of the construct ion -everyth ing will be bu ilt at once . Architectural Narrative: The proposed senior housing project includes a total of 168 units . There will be 20 patio homes , 84 Independent living units , 32 Assisted Living units , and 32 Memory care units. The amenities and support faci li t ies for these residents include multiple d ining rooms , cafe , dining terraces , fitness center , library , act ivity rooms , common areas , indoor sw imm ing pool , phys ical therapy su ite , commercial ki tchen , laundry facilities , etc ... The site design includes a network of walking paths , village greens , courtyards , surface parking lots , street trees , foundation plantings , swimming pool , lawn games , understated exterior/site lighting , natural landscape buffers , and storm water detention per local requ irements . The patio homes w ill be single story wood framed res idences with private garages , front porches , and private rear patios at grade . Exteriors will include a traditional cottage/bungalow look w ith gabled roofs , double-hung windows , clapboard siding , masonry veneer , and neutral color palette focused on whites and greys . Page 6 11/18/2020 PUD Request The ReseNe at Fairhope The main bu ild ing will be two and three stor ies in height w ith sloped roofs and gables . The arch itect ural expression will be traditional "Arts and Crafts/Craftsman " style , at the scale of a lodge or an inn. Exterior elements will include double-hung windows , a mix of clapboard siding and masonry veneer. The sh ingle roof will be sloped with hidden mechanical wells to screen condens ing units and rooftop equipment. Most units w ill have private balconies . SeNice/Utility Yard and loading dock will be walled and gated . The wall w ill be clad in masonry to match the main building . The trash compactor will be enclosed . Ground -based condenser units will be screened and landscaped . Page 7 11/18/2020 Pap4of6 APPLICATION FOR ZONING DISTRICT CHANGE Seller Property Owner / Leaeehelu• Information Name: Seaman Capital LLC Phone Number: 205 -991 -7200 -----------Street Address: 3 Cheny Hills ----------------------------City: Shoal Creek State: _AL __ _ Zip: _3_52_4_2 _______ _ Applicant / Agent Information If different from above . Notarized letter from property owner is required if an agent is used for representation . Name: Dominion Senior living ofFaimope , LLC Phone Number: 205 .776 .6086 -----------Street Address: 1200 Corporate Drive , Ste . 225 City: Birm ingham State: _AL __ _ Zip: _3_52_◄_2 _______ _ Current Zoning of Property: _R_-1 __________________ _ Proposed Zoning/Use of the Property: _P_uo _____________ _ Property Address: _T_B_D_V_ol_an_ta_&_G_r_e_eno ___________________ _ Parcel Number: 05-Mi-03-39-0-002-003 .001 & 05-46 -03 -39-0-002-003 .004 Property Legal Description: _s_ee_a_tt_ach_ed _________________ _ Reason for Zoning Change: _See __ att_a_ch_ed __________________ _ Property Map Attached Metes and Bounds Description Attached Names and Address of all Real Property Owners within 300 Feet of Above Described Property Attached. @ ® NO NO NO Character of Im_provements to the Property and Approximate Construction Date: 1st quarter 2021 Proposed Senior Living Facitity Zoning Fee Calculation: Reference: Ordinance 1269 I certify that I am the property owner /leaseholder of the above described property and hereby submit this application to the City for review. *If property is owned by Fairhope ingle Tax Corp. an authorized Single Tax representative shall sign this aP. li ation. ~,n:A~~ ~e,, ,,()~ L.'v.',, ol Fa.·( t~ UL _..:,__J_L.,,<=--::...=::......:...~--=--==----- Pr ope rty Owner /Leaseholder Signature q -z / ~ zo Date Fairhope Single Tax Corp. (If Applicable) PUD Request The Reserve at Fairhope Appendix E Wetland Delineation Report 11/18/2020 October 27, 2020 Trey Jinright Jade Consulting Engineers 208 N Greeno Rd STEC Fairhope, AL 36532 IN C ORPOR Re : Wetland Assessment Report Vo/onto Avenue and Greeno Road North, Baldwin County, AL WS/ Project 2020-763 Dear Mr. Jinright, As requested, Wetland Sciences, Inc . has completed a field wetland assessment south of Volanta Avenue and west of Greeno Road North in Baldwin County, Alabama . The Baldwin County property appraiser identifies the property with the following parcel IDs: 05 -46-03 -39-0-002 -003.001 and 05 -46-03-39-0-002- 003 .004 . The pu rp ose of performi ng the wetla n d assessment was to assess if wetlands or Waters of the United States (W OTUS) are present and, if so, to identify the boundaries. The wetland delineation was performed in accordance with the 1987 Corps of Engineers Wetlands Delineation Manual, the 2012 Regional Supplement to the Corps of Engine ers Wetland Delineation Manual: Atlantic & Gulf Coast Supplement (2010). According to both U.S. Army Corps of Engineers (USACE) gu idelines, wetlands generally have three essential characteristics: hydrophytic vegetation, hydric soils , and wetland hydrology. Desktop Review Prior to performing t he delineation, several map and aerial photograph resou rces were reviewed to assist with identifying potential WOTUS and wetland areas at the site. Each source of data is described in detail below. Natural Resource Co nserva tion Service Soil Survey WSI rev iewed the Natural Resources Conservation Service (NRCS) on -line Web Soil Survey (WSS) to identify soil types in the vicinity of the site (E x hibit A). The property is comprised of Carneg ie very fine sandy loam , Grady soils, Marlboro very fine sandy loam, Robertsdale loam and Savannah very fine sandy loam . Carnegie very find sandy loam consists of deep, well -drained soils that are medium acid or strongly acid. The soi ls developed in sandy clay loam to sandy clay on uplands of the Coasta l Plain . Their slo pe ranges from Oto 12 percent, but in most places , it is between 2 and 8 percent . 3308 Gul f Beach Highway Pensaco la , Florida 32507 850.453.4700 craig@wetlandsciences .com The Grady series consists of poorly drained, slo wly permeable so il s in upland depressions but are also along drains of the Southern Coastal Plain . These soils formed in clayey marine sediments. Typically , they are in d e p ress ions but are also alo ng drains. Slopes range from O t o 2 pe rcen t. The Marlb oro series consists of deep, well -drained soils that are medium acid to very strongly acid. The soils de ve loped in thick loam and sandy clay on uplands of the Coastal Plain. Their slope ranges from Oto 5 percent, but in most places it is between Oto 2 percent. Robertsdale loam consists of moderately deep, somewhat poorly drained soils t hat are strongly acid. The soils de vel oped in sandy clay loam and are on upla nds. Their slope is between 0 and 2 percent. The Sa van nah series consists of very deep , modera t ely well drai ned, moderately slowly permeable soils o n upla nd s and terraces in the Sou th ern Coasta l Plain . They for m ed in loamy m arine or fluvia l t errace deposits. These soi ls have a hy dri c rating bet wee n 5 -10% with the exception of Grady so il s which have a hydric rating of 85% (Exhibit B). This rating indicates the percentage of map units that meet the crite ria for hydric soi ls. Map units are composed of one or more map unit components or soil types, each of which is rated as hy dric soil or not hydric. Map units that are made up dominantly of hydric soils may have small areas of minor nonhydric components in the highe r positions on th e landform, and map units th at are made up dominantly of nonhydric so ils may have small areas of minor hydric components in the lower po sitio ns on the landfo rm . Each map unit is rated based o n its res pe ct iv e com pon ents and th e percen tag e of each component within the map unit. Hydric so ils are defined by the National Technical Committee for Hyd ric Soils (NTCHS) as soils that formed under conditions of saturation, flooding, or ponding long enough during the growing season to develop anaerobic conditions in the upper part (Federal Register , 1994). Under natural conditions, these soils are either sa tu rated or inundated long e nough during the growing season to support the growth and reproduc t ion of hydrophytic vegetation . The NTCHS definition id entifies gene ral soil properties that are associated with w etness. In ord er to d eterm ine whether a specific soil is a hyd r ic soil or nonhydr ic so il , ho w ever, more specific info rm at ion, such as information about the depth and duration of the water ta b le, is needed. Thus, criteria that identify those estimated soil properties unique to hydri c soils have been estab li shed (Federal Register , 2002). These criteria are used to identify map unit components that normally are associated with wetlands . The criteria used are selected estimated soil properties that are described in "Soil Taxonomy " (Soil Survey Staff, 1999) and "Keys to Soil Taxonomy" (Soil Survey Staff, 2006} and in the "Soi l Survey M anual" (Soil Survey Divi sion Staff, 1993). If soils are wet enoug h for a long eno ug h period of tim e to be conside red hydric, they should exhibit certain properties that can be easily observed in the field . These visible properties are indicators of hydric soils . The ind icators use d to make ons ite determinations of hyd ric so i ls are speci fi ed in "F ield Indicators of Hydr ic So ils in the United States" (Hu rt and Vas il as, 2006). Aerial Photograph WSI re viewed aerial photographs to identify suspec ted wetland areas on the site and to determine changes in wetland areas over time . Our review of the aerial photographs did not suggest any wetland resources within the subject property (E xhibit C). 3308 G ulf Beach Highway Pe nsacola, Florida 3250 7 850.453.4 700 craig@wetl andscie nces .com National Wetland Inventory Map The US Fi sh and Wild li fe Service (F WS) is the princ ip al US Federa l agency taske d with providi ng informa t ion to the pub lic on the stat us and trends of ou r Nation's wetlands . The US FWS National Wetlands Inventory (NWI) is a publicly available resource that provides detailed information on the abundance , characteristics, and distribution of US wetlands. Prior to our field inspection of the property, Wetland Sciences, Inc. researched the U.S. Fish and Wildlife Service's National Wetland Inventory Data (Exhibit D). The NWI map suggests the property is comprised en t irely of uplands. Field Review The desk t op review was followed by a pedestrian survey . I perso nally inspected the property on October 14, 2020. I used technica l cr iteria, field i nd icators, histo ri c aeria l pho t ograp hs, and oth er sources of information to assess the site. The evaluation methods followed the routine on -s ite determination method referenced in the 1987 USACE Manua l and 2010 Atlantic and Gulf Coast Regional Supplement. Wetlands general ly have three essential characteristics: hydrophytic vegetation, hydric soils, and wetland hydrology. The techniques for evaluating the plant community, so ils, and hydro logy are described in the following sections . Hydric Soils Assessment Severa l soil test holes w ere evaluate d i n an attempt to identify fie ld ind ications of hydric soils. WSI utilized the hydric soil definition provided by the National Technical Committee for Hydric Soils and criteria to determine whether soils within the site are considered hydric. It was determined during the desktop review that the soils within the subject property had a hydric rating of less than 0%. A specific area is not necessar ily considered to have hydric soils because it is dominated by soils on a hydric soils list. Hydric soils must be identified by verifying the presence of one of more of the hydric soil indicators . During our field inspection of the property, we did not identify any hydric so il indicators within the subject property. Wetlan d Hydrology Assessment Visual indicators of wet land hydrology were evaluated. Examples of primary we tl and hydrology indicators include, but are not limited to, surface water, high water table, soil saturation, water marks , sediment deposits, drift deposits, iron deposits, inundation visible on aerial imagery, sparsely vegetated concave surface, and water-sta i ned leaves . If at least one primary or two secondary indicators are observed , the data point location was considered to have wetland hydrology . No wetland hydrologic indicators were noted within the subje ct property. Field Ide ntification of Wetlands During t he site inspec t ion , W etland Sc iences , Inc. d id not identify any wetlands w ith i n the subject property that would fal l within the regulatory jurisd iction of the US Army Corps of Engineers (Corps) under 33 CFR 320 -330 or the Alabama Department of Environmental Management . It is our opinion, that the entire parcel is comprised of uplands. 3308 Gulf Beach Highway Pensacola, Florida 32507 850.453.4700 craig@wetlandsc iences.com Finally, I have included a statement of our firm for services rendered and expenses incurred associated with this effort. If you find this statement in order, please place it in line for payment. If you have any questions, please do not hesitate to contact me at (850} 453-4700. Respectfu I ly, WETLAND SCIENCES, INC. Craig D. Martin M.S. Sr . Scientist 3308 Gul f Beach Highway Pensacola, Florida 32507 850 .453.4700 craig@wetlandsciences .com r Area Subj ect to wetland delineation L-±16.75 AC Up land Conveya nce Iden tified by WSI r I I I I Approximate ~ Parcel Boundary __.,,,,,.,--I per Baldwin County GIS Doto I NOTE : This is not a survey. All data w ithin this mop ore supplied as is, without warranty. Thi s product ha s n o t been prepared for legal, engmeering, or surve y purposes. Users of this ipf ormat,on sh ould revie w or consult t he pnmary da ta sources to ascertam the us abihty of the mformat1on . Culvert Upland Conveyance Identified by Wetland Sciences, October 2020 a --~ 200 \ \ \ Inc. \ \ I I I I I I I I I I I I .c 1:'. 0 z "O 0 0 0:: 0 C Q) ~ <.:) N 4) 100 SCALE : 1 "= 200 Feet I NCORPOR D ENVIRONMENTAL CONSULTANTS 3308 GULF BEACH HIG HWAY PENSACOLA , FLORIDA 32507 TEL : 850.453.4 700 CRA IG@ WETLANDSCIENCES .COM PROJECT NAME : Vo lante Avenue & Greeno Rood WETLAND SKETCH PROJECT NO .: 202 0-763 DRAWN BY: AJN DATE : 10/20/2020 SHEET : 1 OF 1 PUD Request The Reserve at Fairhope Appendix F 11 x 17 : 1 . Boundary and Topographic Survey 2 . Vicinity Map & Underlying Zoning 3. Comparative Zoning Tables 4 . Conceptual Site Plan 5. Conceptual Greenspace Plan 6 . Architectural Composite Floor Plan 7 . Architectural Building Elevation 8. Architectural Rendered Building Elevation 9. Photometric Plan & Lighting Specification 10. Tree Preservation and Removal Plan 11 . 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C4t..,a ea n.;o.,r,s:~~ VICINITY MAP & UNDERLYING ZONING TliE RESERVE AT FAIRHOPE PLANNED UNIT DEV ELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL JINRIGHT & ASSOCIATES DEVELOPMENT EN G INEERS 208 Gree no Road N .. Ste . C Fairhope , Alabama 3653 2 P.O. Box 1929 Fai rhope , Alabama 36533 Phone : (25 1) 928-344 3 Fax : {25 1) 928-3665 jade ngin cc rs.com ZONING DIMENSIONS TABLE lOT/fflllCTIIIIE IIEQURtens 11-lRfQUIREMENIS R◄IIEQU-,itS MIN . LOT AREA/ALLOWED UPA 15,000 S.F. ID,500 5.F FOR TWO DWELLING UNITS + 6,500 S.F. FOR EA . ADDmONAL UNIT / 7 UPA MIN. LOT WIDTH 100' 75' FOR TWO DWEWNG UNITS + 5' FOR EA . ADDmONAL UNIT MIN . FRONT SETllACK 40' 30" MIN. REAR SETllACK 35" 35' MIN. SIDE SETllACK 10' ID" MIN. STREET SIDE SETllACK 20' 20" MAX. TOTAL LOT COVERAGE BY ALL STRUCTURES 40% 30% MAX. BUILDING HEIGHT 30" 30' SITE 1DATA TABLE , .. ,. . -~ srm OF ALABAMA COUNTY OF IIALDWl"I ctTY-GF FAIRHOl'E TAX PARCEL ID: 05-46-03-39-0-002 .003.00 1 05-46-03-39-0-002-003 .0 04 PA RCEL SIZE: 16.62 AC EXISTING ZON IN G: R-1, LOW DEN SITY SINGLE-FAMI LY PROPOSEO ZO NING : PUO PUD ACR EAGE : 16.62 AC !!!,!JU>!!§ SETIIACICS: FRO NT : 30' SID E & STREET SIDE : 30' REAR : 30' BUR.DING AREA & DINENSIONAL REOUIRB4BfTS: BUILDING HE IGHT: MAX. 34' EAVE HE IGHT BUILDING COVERAGE: MAX . 20% (3.32 AC) IM PERV. COV ERAGE MAX. 45% (7 .48 AC) (IN C. BLDGS ): SENIOR HOUSING: 148 TOTAL UNITS 74 ,748 SF / STORY 3 STORY -INDEPENDENT LIVIN G: 84 UNITS (56% OF TOTAL) 3 STORY -ASSISTED LIVIN G: 32 UNITS (22% OF TOTAL) 1 STORY -MEMORY CARE : 32 UNITS (22% OF TOTAL) DUPLEX VILLAS: 20 UNITS 1,350 SF/ UN IT (EXCLUDES GARAGE) NET DENSITY: 168 UNITS/ 16.62 AC = 12.6 UNIT/AC PARKING STANDARDS: REQUIRED: PROVIDED: 1 SPACE / 4 BEDS, PLUS SE NIOR HOUSING 1 SPACE / 4 EMPLOYEES 178 SPACES (INC. 20 H/C) VEHICLE PARKI NG : HS BEDS + 40 EMPLOYEES = (INC. 14 COMPACT SPCS) 47 SPACES VILLAS VE HICLE 1 SPACE/ UNIT 30 SPACES (INC. 4 H/C) PARKIN G: 20 UNITS = 20 SPACES SIDEWALK l STREET !!ml!IREMENTS : SIDEWALK WIDTH : MIN . 5' WIDTH PAR KING SPACES : 10'x20' COMPACT PARK IN G 8'x15 ' SPACES : DRIVE AISLE 26' WIDE (SEN IOR HOUSING): DRIVE AISLE 24' WIDE (DUPLEX): 11-S~IEN'IS N> lll!QUINMl!NIS RIIJIIQSBIN) 10,500 5.F FOR TWO DWEWNG UNITS+ 4,100 5.F. 3AC 16.62 AC / 12.6 UPA FOR EA. ADDmONAL UNIT / ID UPA 75" FOR TWO DWEWNG UNITS + 5" FOR EA . 513.59" ADDITTONAL UNIT 30' 30" 35" 30' 10' 30" 20' 30" 30% 25 % 30" MAX. 34' EAVE HEIGHT ; ,PROVIDED PARKING BREAKDOWN TABLE PAIWNGNCMDED SENIOR HOUSING INDEPENDENT LIVI NG 84 SPACES SENIOR HO USING ASSISTEO LIVING , MEMORY 33 SPACES CARE, & STAF F COMPACT PARKING SPACES PERVIO US PARKING SPACES TOTAL PARKI NG SPACES 14 SPACES 47 SPACES 178 SPACES COMPARATIVE ZONING TABLE THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOPE, AL L -l(J'I._ -'=,.~ltlt--- - - -I '~--~'----;.--~ "--t';.-~<ii:½':lv.~ -y-:t,-,-.. .,;--;.;---~---,-:,::-::-::.~~w -/ ~,, -1::Z: \. c·_:~ / ~ : -i: Av~~--•-"W D ~ ~ PROf'OSED ASPHAl T PAVEMENT PROf'OSED PERMEABLE PAVEP-ENT PROPOSED LI GHT DUTY CONCRETE (BROOM A NISH) 1-11 l ,#!( SIGN NOTES : JINRIGHT & ASSOClA TES DEVELOPMENT ENGINEERS lOI Omuo ROHN .• SI~ (' f ai,llopc. :llalwna .J653l i'.O. Bu,; 1929 Fai,hopc, Alabama l65H l'ho,"':(251)92S-.l4-H FH:(25 1)921-3665 JHCl.,...en <.om 1--~-i-iW . 11'! f .. ,,,_," SE!Cllll00UIIIIII 141lllT.II.LlfflS l'4.NSl'/$10ll'I' ,uca,,--flMNG: "'-"ffl~O#lllfJL) GRAPHIC SCALE PROPOSED MONUMENT SIGNS SHAU. MEET Tr£ □TY OF FAIRHOPE SlGN ORDINANCE. 120 120 PROPOSED tEAVY DUTY CONCRETE (BROOM ANlSH) PROPOSED DECORATIVE CONCRETE ( IN FEET ) 1 lneh = 120ft. CONCEPTUAL SITT PLAN THE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPM ENT GREENO ROAD & VOLANTA AVE FAI RHOPE, AL -PROPOSED GRE ENSPACE (ACTIVITYTRAILSWIU.INCUOE8UtCHESNO ~5Tlt~ES) JINRIG HT & ASSOCIATF.,S DEVELOPMENT ENGINEERS 208 Greeno Road N~ Sk <: f••hopc, • .\Jwma 36'32 P.O.Bol:1929 Fairhope,Alab1 n>1l6SJJ Phi.,n,::(2Sl)92i-WJ fu(251)92&-l66S JIOCl,._....a.c:con GREENSPACE TABLE 10Tll.l'!la'0i!Dlllm -.,-~ WMFnallNYI19--a«r _,,..O ----::::::.r z ~ GRAPHI C SCALE 120 0 ( IN FEET ) 1 inch = 120 ft . CONCEPlUAL GREENSPACE PLAN lHE RESERVE AT FAIRHOPE PLANNED UNIT DEVELOPMENT GREENO ROAD & VOLANTA AVE FAIRHOP E, AL 120 _!?O~IN!O~ I NOVEMBER 18 , 2020 ASSISTED LIVING l STORIES Composite Floor Plan -Level 1 Vol an t a Ave & Greeno Rd -Fa irhope, AL ◄ ELEVAT ION VIEW cJAQI; NILES BOLTON ASSOCIATES Elevation View Volanta Ave & Greeno Rd -Fairhope, AL SHINGLE ROOF BOARD & BATTEN SID ING MASONRY BRICK VENEER Ob~ NILES BOLTON ASSOCIATES SHING LE RO OF META L ROOF Rendered Elevation View Vola nta Ave & Greeno Rd -Fairhope, AL SHINGLE ROO F BOARD & BATTEN SI DING cJf.\QI;; NILES BOLTON ASSOCIATES Dominion Partners; Fairhope, Alabama 1.6 I I SOUTHERN Lrnt ( S O U R C £ 800 Battery Avenue SE Su ite 410 Atlanta, GA 30339 Dominion Partners -Fairhope, Alabama Photom etrics 1 .6 (120 Watt Fixture) 10/12/2020 I Page 1 of 8 Luminaire Summary Luminaire Schedule Symbol I Qty I Label I Arrangement I Total La m p Lumens I LLF I Descriptio n --El I 40 I A I SINGL E I N.A. I 0.900 I CY 55P1 B-F GC-3HS-120W-3K 1 1 I A2 I BACK-BAC K I N.A. I 0.900 I CY55 P1B-FGC-3HS-120W-3K _.., I 12 I B I SING LE I N.A. I 0.900 I CY55 P1 B-FGC-4 HS-12 0W-3K I I ./ Do minio n Pa rtne rs -Fairho pe, Alab ama SOlJTHERN Lmifiiro 800 Ba t t ery Av enue SE Photometrics 1.6 Suite 410 {120 Watt Fi xture) I 0 u R C E Atlanta, GA 30339 10/12/2020 I Page 2 of 8 Luminaire Images fl I ~ A fl I ~ A2 fl I Q B \ / Dom inion Partners -Fairhope, Alabama SOUTIIERN LIG~ jG 800 Battery Avenue SE Photometric s 1.6 Suite 410 (120 Watt Fixture) I O U R C E Atlanta, GA 30339 10/12/2020 I Page 3 of 8 Calculation Summary Calc ula tion Summary Labe l Cal e Type Units Avg Ma x Min Avg/Min Ma x/Min Parking (5 Spaces) llluminance Fe 1.91 3.7 0 .8 2.39 4.63 Pa rk ing (Center) llluminance Fe 3.08 5.4 0 .6 5.13 9.00 Pa rk ing (East ) llluminance Fe 2.84 5.5 0 .8 3.55 6.88 Pa rk ing (New) lll uminance Fe 3.39 5.2 1.0 3.39 5.20 Pa rkin g (South) llluminance Fe 3.36 5.4 1.2 2.80 4.50 Parkina (West) 11\uminance Fe 2.82 5.2 0.7 4.03 7.4 3 Pe rimeter (New) muminance Fe 0.00 0.0 0.0 NA NA Roadway (New) llluminance Fe 2.10 6.2 0.2 10.50 31 .00 SOUTHE RN LI~ t( Do mi nion Partne rs -Fairhope, Alaba m a 800 Battery Avenu e SE Ph otom etrics 1.6 Suite 4 10 (120 Watt Fi xture) I O U R C E Atlanta, GA 30339 10/12 /2020 j Page 4 of 8 Viewpoint V IEWPOINT: Viewpoint_3 - lo .. . ---------.. -----.. -.. --.. -"" .. "" j f" L. /... l .... j ..., 800 Battery Avenue SE Suite 410 Atlanta , GA 30339 ' . 'l ··~ ..... ~- -· -· ., Dom inion Partners -Fairhope, Alabama Photometrics 1 .6 {120 Watt Fixture) 10/12/2020 _,. • t .. -.. - ,. .. .. d ,J Page 5 of 8 Viewpoint -Cont. VIEWPOINT: Viewpoi nt_ 4 SOIITHERN LIG I O U R C .. ;..,. ---.. .. .. .. • • -----. . ~ -.. ----- 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 -· :. . ', ... • ,,, . I :..,. ... -· -· i • .. :! .,. -· ' " ... / t. -· .. $ ----·-· -----. .. - Do mi nion Partners -Fair hop e, Alab ama Photometrics 1.6 (120 Watt Fixture) 10/12/2020 -.. ~ -• .. .. .. .. .. .. .. • -.. .. u. l,j, :. .. • --.. • .. -· .. • .. .. . . • .. - Page 6 of 8 Render View RenderViewpoint_ 3 SOUTHERN LIG G S O U It [ 800 Battery Avenue SE Suite 410 Atlanta, GA 30339 Dominion Partners -Fairhope, Alabama Photometrics 1.6 {120 Watt Fixture) 10/12/2020 Page 7 of 8 Render View -Cont. RenderViewpoint_ 4 800 Battery Avenue SE Suite 41 0 Atlanta , GA 30339 Dominion Partners -Fairhope, Alabama Photom etrics 1.6 (120 W att Fixture) 10/12/2020 Page 8 of 8 i -·I I . I ' ! I i --1- 1 I I I I 0 ~~;; TREE PRESERVAT ION & REMOVAL PLAN -7 ~ I I I I I I I I I -~~ I 1.. ........r ___ .. __ _, ____ __ ·---' -· ---...... TREE PRESERVATION NOTES , ........ _,,,.._.., __ , _____ .. ._..... ... _.. :=::~w•_,_ ~ :::1' ____,. ~: ::;;-"": i.:;;:: ~~ ~------• -.... • ... --.. -· ~-==-~:-::-.:a.-::~=--.. . -·--.. ---·--'=----.. ,. =.:--..:::,...~-..::::---© ~~E 0 E 1 ~=0 TECTION FENCE -C -=.,~, "TREE PRESERVATION & REMOVAL MASTER PLAN TP100 ou.oqor,, ·-ad04JJO:J +D aAJasa~ aLU JOll.1:11,d~edooq:)uaJy r _, _ _ .!Y!:Ze... an,.... ==: :;:=,. TREE PRESERVATION & REMOVAL PLAN TP201 i i !® I' j I -:::1--===r--~. ~.~ < lic~~-JvH ';;·:::~-:r,~:;----------r-----~.,/ __ .,L _~=--_; . ~~,;::-~~-... ~-------.}J"--~.:-,._-...., I I ---1 I _._. TREE PRESERVATION & REMOVAL ENLARGEMENT Pl.AN I., ~rn: ,.,.-s~--DESIGN::.'= llf'ldlclpe•~--~@u ;t~ l!Q) ~ 2 8-t 1~ 1 ti <~ Q) ~ = = ~~~ ........ ~ ... ~===== _..!!.!l,IL...5!!..5:11!1! lREE PRESERVATION & REMOVAL PLAN TP202 GENE RAL NOTES f9!'~¥0.:!l'~-~D T~ ~~NC ... T[JIY,U, 5UCH "5 ,~. ~NCS. C-nccs ANO I.NDCRSTOll'I' T11((5 10 ~-l llttlM S00 0'I ,.\A.Cl< OS Nl:tUSNIV ...:• .......CFlUTV ll{OUl«:W[NTS All l>tCISCAP[ KDS All£ 10 lltt[NC 3• OCl'TI< LONC ~ pl~-!i~ ....c orrc•o os • cowt-.MCc 10 ™C co,mucT011. toN111,tCT011 ~ YC11FY "'-L ou,t,NT11€S ""'° 11tPOll'l' _, 015Cl!U'.v.it.:s 10 =~~ T ... ~o,,::rCIYE~.:O--~:r~~ ~~~co .._U'lf•10t 11&1u os PQSM.(. CNll •11 r-I 1! -·I I L 1- I I I I I ~ s~~~~~:ss:: I LOCATED ALONG WALKING PATHS I 0 ~~PE MASTER Pl.AN -7 ~ I I I I I I I I I --1 ~ I rn : 0 0 0 0 0 0 0 0 0 0 ~ • ~----- m 0 ---- 0 -··--- 0 ~ .. ----- 0 -,. --- 0 a ---- ...... __,._ ·--. .,_ . -·---------·--. .,_ . ,_._,,. ----____ ,_ , ___ .,_. _ . .,. -----__ , __ ---- LANDSCAPE MASTER PLAN LP100 owooor,•- adOLIJID::l +D aAJasa~ 01.U JOI U0ld ~ edootpUo1 V ~ a.. _J r i I #' I I \ COC,,.TS COC,,.TS \ ' 0 ~N~;.APE PLANTING ENLAAGEMENT PtAN L ~©u --MSll'\-'IIS ... YlllOTIICDI --o---...:c, ·-· _,_ = = t:."5; ..... ~-~===== _..!.!:Y... (a'< .. ........ LANDSCAPE PlANTING ENLARGEMENT PlAN LP201 OMJn8fld 031\Vd M3N i! i i i I _j ~ / I , i I -i--_ I ! ' f-- ' I ,, I A.,,,_""""'°"'"""_,'°' The Reserve at Fairhope -·- I .. _ ~~::.~..:"= r--------------\_--~--~ t ♦ .. + ♦ ♦ ♦ ♦ + + 7:7ffiUQUt> A~~=t~-~ ·----..,IO-DalQCI-., :.n~.•:~IO .. -• UIID. -.tD 0 ~~~~ PLANTING .,...__ru ~ PlAl'lf SPACING ~UNK TAEE STAKING 1 ~~~~~~ ~EDGE ...--ot• ----~..£-== =--~O]O '•'Ai'~~ DESIGN'"""--=--■ndilcapa■,chkac;ui--~@u ~~ lHD ~ H}~ l~ t !i < & Q) ~ = = ~::::::;~-::;===== _.!.!.!m.....5!!...5:!!!! '@--I!!.--~ I!""--LANDSCAPE PlANTING DETAILS LP500