HomeMy WebLinkAboutO-1749ORDIN ANCE 0. 1749
AN ORDINANCE AME DING ORDINANCE 0. 1253 KNOW AS THE ZO ING
ORDINANCE TO AME D ORDI ANCE 0. 1703: A PLAN E DU IT
DEVELOPMENT KNOWN AS THE RESERVE AT FAIRHOPE PUD
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OFF AIRHOPE, ALABAMA as
follows:
The ordinance known as the Zoning Ordinance (No. 1253), adopted 27 June 20 05 , together with
the Zoning Map of the City of Fairhope, be and the same hereby is changed and altered in
respect to that certain property de scri bed below:
After the appropriate public notice and hearing of the Planning Commission of the City of
Fairhope, A labama has forwarded a favorable reco mmendation,
The property of Dominion Partners generally located southwest of the intersection of Greeno Rd
and Volanta Ave, Fairhope, Alabama .
THE RESERV E AT FAIRHOPE PUD AMENDME T
PPIN #: 386193 & 386197
Legal Description: (Case number ZC 22.02)
PARC EL A:
COMMENCING AT THE SOUTHEAST CORNER OF FRACTIONAL SECTIO 39, TOWNSHIP 6
SOUTH, RA GE 2 EAST, BALDWIN CONTY, ALABAMA; THE CE NORTH 00 °04'55" EAST A
DIST A CE OF 1320.20 FEET TO A POINT ; THENCE ORTH 89 °57'54" WEST A DIST A CE OF
660.83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CO CRETE MONUMENT; THE CE
NORTH00°12'06" WEST A DIST A CEOF659.76FEETTOAPOINTMARKEDBY A CONCRETE
MONUME T ACCEPTED AS THE BEING THE SOUTHEAST CORNER OF THE ORTHWEST
QUARTER OF THE ORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID
FRACTIO AL SECTION 39 FOR THE POINT OF BEGINNING OF THE PROPERTY HEREIN
DESCRIBED ; THE CE NORTH 03 °34'56" WEST A DISTANCE OF 374.46 FEET TO A POINT
MARKED BY AN OPEN TOP IRON PIPE; THENCE NORTH 00 °42 '10" EAST A DIS TANCE OF
242 .13 FEET TO A POINT MARKED BY AN "X" CHISELED IN THE SID EWALK ON THE SOUTH
MARGIN OF VOLANT A A VENUE; THE CE ALONG SAID SOUTH MARGIN SOUTH 89 °42'39"
EAST A DISTANCE OF 513.59 FEET TO A POINT MARKED BY A CONCRETE MONUMENT
WITH A DIS C O THE WEST MARGIN OF U.S . HIGHWAY 98 (A.K.A. GREENO ROAD );
THE CE DEPARTING SAID SOUTH MARGIN AND ALONG SAID WEST MARGIN SOUTH
30 °29'55" EAST A DISTANCE OF 65 .01 FEET TO A POINT O A O -TA GENTIAL 1,881.75'
RADIUS CURVE TO THE RIGHT , SAID POINT MARKED BY A CONCRETE MONUMENT WITH
A DISC ; THE CE ALO G SAID WEST MARGIN AND THE ARC OF SAID CUR VE A DISTANCE
OF 437.19 FEET (CHORD BEARS SOUTH 07 °05'50" EAST , 436.21 ')TOA POINT MARKED BY A
CONCRETE MONUMENT WITH A DISC ; THE CE ALONG SAID WEST MAR GIN SOUTH
01 °25'33" EAST A DISTANCE OF 292.42 FEET TO A POINT MARKED BY A CONCRETE
MONUMENT; THENCE ALONG SAID WEST MARGIN SOUTH 00 °22'16" EAST A DISTANCE OF
461.88 FEET TO A POINT MARKED BY A CO CRETE MONUMENT WITH A DISCO THE
NORTH MARGIN OF HOYLE AVENUE; THE CE DEPARTING SAID WEST MARGIN AND
ALONG SAID NORTH MARGIN ORTH 89 °58'22" WEST A DISTANCE OF 258 .04 FEET TO A
POINT MARKED BY A CAPPED IRO ROD (REBAR); THE CE DEPARTING SAID NORTH
MARGIN ORTH 00 °13'45" WEST A DIST A CEOF 630.97 FEETTOAPOINTMARKED BY AN
IRO ROD (REBAR); THENCE SOUTH 89 °46'55" WEST A DIST A CE OF 329. 75 FEET TO THE
POINT OF BEGINNING ; CONTAINING 515,824 SQUARE FEET (11.84 ACRES) MORE OR LESS.
PARCEL B :
THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE
SOUTHEAST QUARTER, BEING BLOCK 10 OF THE SUBDIVISIO OF THE SOUTHEAST
QUARTER OF FRACTIO AL SECTION 39, TOWNSHIP 6 SOUTH, RANGE 2 EAST , BALDWIN
COUNTY, ALABAMA, MORE PARTICULARLY DESCRIBED AS FOLLOWS :
Ordinance No. 1749
Page -2-
COMM E CING AT THE SOUTHEAST CORNER OF FRACTIO AL SECTIO 39 , TOWNSHIP 6
SOUTH , RANGE 2 EAST , BALDWIN CO TY , ALABAMA ; THE CE ORTH 00 °04'55" EAST A
DISTANCE OF 1320 .20 FEET TO A POINT ; THE CE NORTH 89 °57'54" WEST A DIST A CE OF
660 .83 FEET TO A POINT MARKED BY A 4-INCH SQUARE CONCRETE MONUMENT ; THENCE
NORTH 00 °30'13" 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 ; THE CE NORTH 00 °11'15" WEST A DISTANCE OF 630 .20 FEET TO A POINT
MARKED BY A CO CRETE MONUME T ACCEPTED AS THE BEING THE SOUTHEAST
CORNER OF THE NORTHWEST QUARTER OF THE ORTHEAST QUARTER OF THE
SOUTHEAST QUARTER OF SAID FRACTIO AL SECTIO 39 ; THE CE ORTH 89 °46'55" EAST
A DISTANCE OF 329 .75 FEET TO A POINT MARKED BY IRO ROD (REBAR); THE CE
SOUTH 00 °13'45" EAST A DIST A CE OF 630 .97 FEET TO A POINT MARKED BY A CAPPED
IRO ROD (REBAR) ON THE ORTH MARGIN OF HOYLE A VENUE ; THE CE ALO G SAID
ORTH MARGIN AND THE WESTWARD EXTE SION THEREOF SOUTH 89 °54'5 I" WEST A
DISTANCE OF 330 .20 FEET TO THE POINT OF BEGINNING; CONTAINING 208,077 SQUARE
FEET ( 4 . 78 ACRES) MORE OR LESS .
1. That, 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
Planning, will require re-approval by the Planning Commission and the City Council of
the City of Fairhope, Alabama , as a PUD amendment.
2. T hat, 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 Master Development Plan , as
determined by the Director of Planning, will require re-approval by the Planning
Commission and the City Council of the City of Fairhope , Alabama, as a PUD
amendment.
3. T hat, the following amendments have been made to the PUD:
Layout: Internal roads and siting of the cottages , amenities and clubhouse were revised and shall
conform to the attached site plan .
Use: ln general, the project is restricted for senior housing. The uses are specifically described
within the Site Data Tab le and Master Development Plan and have been amended to include:
175 ' x 250' Professional Office Pad
Professional Office Pad: Allowable uses within thjs 175' x 250' space designated on the site
plan are as follows :
• Convalescent or ursing 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 8 hours per day.
• Medical Office/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.
• Professional Office -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.
• 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 ofrights-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
setback.
l'
GR£DIO Ro-.o -N<.A U.S. HIGHWAY 98 (1eo· R.O.W.)
D
IB.filllil
hlW~~
---
LEGEND
PROPOSED ASPHALT PAVEMENT
PROPOSED PERMEABLE PAVEMENT
PROPOSED LIGHT DUTI CONCRETE
(BROO M FI NI SH)
SIGN NOTES:
JINRIGHT & ASSOCIATES DEVELOPMENT ENGINEERS
208 Greeno Road N .. Ste. C Fairhope. Alabama 36532
EWPAVED
BUC ROAD
PO. Box 192 9 Fairhope, Alabamo 36533
Phone : (25 1) 928-3443 Fax : (25 1 }928-3(i65
jadenginecrs.com
· • SITT DATA TABLE -_.. • . , ....... ._ ......... _
"""'-OS,-46-oJ-Jt-0-00:l:.ooJ.OOI
05-4'-oJ•Jt+<I02.ool.OCH
lt·l , l.OWOENSITYSINCilf.fN41lY
IU llDINGHEIGtff: MAX.l'l'fAW:HEJGHT
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l STI:la't' · .. DEPENDENT LMltG: ti UllrTS (W.. OF TOTAL)
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1STOa'l'·HE:MOI.YCAAE:J2UllrTS(l2'WtOfTOTM.)
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(fXQ.OOfSGMAGE)
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-SENIOI.HOUS .. G 1..:f/41""'-""'S l11Sl'IIIC[S(IIIC.ZOH/C)
'11:HKU PAUING: l4II Kt11 • 4tlll!.Ql'!8 • (UIC. 1• co,uw:r SICS)
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COMPACTPNI.KING
SPACES :
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(SENIOR HOUSING):
"'"'""' (OUPlfX):
=:::::::iP :z
JDSl'IIIC[S(lllC.◄ M(C)
c:::::::::!;
PROPOSED MONUMENT SIGNS SHALL MEET
THE CITY Of FAlRHOPE SIG N ORDI NANCE.
120
GRAPHIC SCALE
0 120
PROPOSED HEAVY DUTI CO NCRETE
(BROOM ANISH )
PROPOSED DECORATIVE CONCRETE
{ IN FEET)
1 inch = 120 ft.
CONCEPTUAL SITE PLAN
THE RESERVE AT FAIRHOPE
PLANNED UNIT DEVELOPMENT
GREENO ROAD & VOLANTA AVE
FAIRHOPE, AL
City of Fairhope
City Council
March 28, 2022
Planning Commission unanimously (8 Ayes , 0 Nays) voted to recommend approval of ZC 22 .02
ZC 22.02 -Reserve PUD Amendment
Project Name:
Reserve PUD Amendment
Site Data:
16.78 acres
Project Type:
PUD Amendment
Jurisdiction:
Fairhope Planning Jurisdiction
Zoning District:
PUD
PPIN Number:
386193,386197
General Location:
West side of U.S. Highway 98 (Greeno
Road) and South ofVolanta Avenue
Surveyor of Record:
Smith, Clark & Associates, LLC
Engineer of Record:
Jade Consulting
Owner I Developer:
Dominion Senior Living of Fairhope , LLC
School District:
Fairhope Elementary School
Fairhope Middle and High Schools -
Recommendation:
Approved w/ Conditions
Prepared by:
Hunter Simmons
Legend
Roads
l:J Parcels
CJ Corporate limits
Zon ingDistrlct
Z:o nlngClus lflcatlon
• 8-2 • General Business District
R-1 • Low Density Single-Family
VOLANT.
• R-2-Medium Density Single.family
Planning Jurisdiction
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Page 40£6
APPLICATION FOR ZONING DISTRICT CHANGE
Seller
Property Owner / Leasehelder Information
Name: Dominion Senior Living of Fairhope , LLC Phone Number: _2_0_5._77_6_.6_0_86 _______ _
Street Address: 1200 Corporate Drive . Ste. 225
City: Birmingham State: _A_L __ _ Zip: _3_52_4_2 _______ _
Applicant / Agent Information
If d iffere n t fro bo ve.
otarized letter fro m pro pe rty o er is req u ire d if ge n t i u sed for re p resen ta ti on .
Name: Phone Number:
Street Address:
City: State: Zip:
Current Zoning of Property: _P_U_D ___________________ _
Proposed Zoning/Use of the Property: _P_U_D_a_m_en_d_m_en_t ___________ _
Property Address: _7_30_V_o_la_n_ta_A_v_e..;..'' _Fa_irh___.op'-,.e ___________________ _
Parcel Number: 05-46-03-39-0-002-003 .001 & 05-46-03 -39-0-002-003 .004
Property Legal Description: _s_ee_att_a_ch_e_d _________________ _
Reason for Zoning Change: _s_e_e_att_a_ch_e_d __________________ _
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 Improvements to the Property and Approximate Construction Date: 1st quarter 2021
Proposed Senior Living Facility
Zoning Fee Calculation:
R fer n c rdinan 12 9
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 Single Tax
Corp . an authorized Single Tax representative shall sign this applicatio
Signature
Fairhope Single Tax Corp . (If Applicable)
Summary of Request:
The applicant, Dominion Senior Living of Fairhope, LLC., is requesting to amend the existing PUD, known as The Reserve
at Fairhope (Ord . 1703). The property is approximately 16.62 acres and is located at the SW intersection of Greeno Rd
and Volanta Ave . Trey Jinright with Jade Consulting is the authorized agent representing the case.
In general, the large multi-use building to the north remains unchanged . The patio homes were rearranged, along with
the amenities; the stormwater management area was refined into ponds; and a proposed office site was included
adjacent to Hoyle Ave. Other than the professional office site, no new units were created . Figures 1 and 2 illustrate the
existing and proposed site plans.
-'1 I .
I '
--
f.~i~l~
~· _____ .J I .
-.~.-~---,, - -.-o----. ~,~ t
~ "
Figure 1: Existing Site Plan
I
~-.:...·.:::::-.::.::.::'.==="'--U!:e-=-->,-..--=~--<-'-"--... ~ ___ .__
-·· . .. ..=,.,:. --' --I.
j ·-==;.._ ,,...,{MIi'_ -~-~~~· ---...
)
. ==,~~~1 ~
i ~-~I ' Jf ' =• :~--~---~ !~r ~
·-· \ ·-·-----·
Figure 2: Proposed Site Plan
~ ~~IIQtd--
:::.-
The proposed layout of the patio homes reduces internal roads and impervious surfaces. A pickle ball court
was added, as well as a dog park. Staff believes the proposed ponds are more attractive than those on
existing plans, especially as seen from Greeno Rd . Landscaping within the 20' landscape buffer fronting
Greeno Rd , including trees, is not shown on the plan , but shall be required on revised landscape plans .
1 ZC 22 .02 The Reserve at Fairhope PUD Amendment
Relatedly, there were trees preserved along the western property line, but once the understo ry brush and
invasive plants were removed, residents of Audubon Place lost their visual buffer. The developer has plans
and is working on installation of new buffer plantings . However, as a condition of approval, staff recommends
a required visual buffer be present and maintained through the life of the PUD. The site plan shall reflect the
required buffer.
Greenspace
The existing site plan provided 26% greenspace (25 % required). The proposed site plan provides 30 .1% greenspace .
The ponds that were converted to wet ponds make up most of the difference. When developed , the professional office
site shall provide a minimum 25 % greenspace as well.
' ir :t·
----===-===-=====-==:;::::;:=--::::,~· t __ _... ... ______________ u,. ____ _j) I ··1 •
. --· ---. _____ __a.. ___ g __ a -----"-.-~ ~l
ifi T f'i · ;, t "' -. --T
Figure 3 : Exis tin g Greenspace Pl an
Figure 4 : Proposed Greenspace Plan
2 ZC 22 .02 The Reserve at Fa irhope PUD Amendment
Professional Office
A professional office 'pad' is proposed on the NW corner of Greeno Rd and Volanta Ave . Building size and
exact use are currently unknown. Separate setbacks were not provided for the professional office location . As
proposed , the building setback will follow the 30' setback off Greeno Rd . However, it has no setback along the
private drive . Staff contemplated requiring all setbacks as though this was an individual lot, but a building
fronting the private drive may be appealing. However, with the maximum eave height within the PUD of 34 ',
staff recommends limiting the professional office building(s) to 30 ' max to align with adjacent B-2 zoned
property.
The applicant proposes the following uses for the professional office building(s).
ALLOWABLE USES FOR 175' X 250' PROFESSIONAL OFFICE PAD :
CONVALESCENT OR MJRSJNG HOME
A BUSINESS PROVIDING LIVING ACCOMMODATIONS AND CARE FOR PERSONS
SUFFERING FROM ILLNESS, OTHER THAN MENTAL OR CONTAGIOUS, WHICH 15 NOT
OF SUFFIOENT SEVERITY TO REQUIRE HOSPITALIZATION, OR FOR PERSONS
REQUIRING FURTHER INSTITUllONAl CARE AFTER BBNG DISCHARGED FROM A
HOSPITAL, AND WHERE NON-RESIDENT STAFF IS PRESENT FOR MORE THAN 8
HOURS PER DAY .
MEDICAL OFFICE/CLINIC
A Pl.ACE USED FOR THE CARE, DIAGN051S 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 .
PROFESSIONAL OFFICE
A BUILDING OCCUPIED BY A PROFESSION AND OFFERING PROFESSIONAL SERVICES
TO CLI ENTS, CUSTOMERS, OR PATRONS WHJCH MAY INVOLVE OCCASIONAL
ON-SITT CONTACT WITH CLIENTS, CUSTOMERS OR PATRONS . EXAMPLES INCLUDE
ARCHITECT, ACCOUNTANT, REAL ESTATE , ENGINEER, LAWYER, OR OTHER SIMILAR
PROFESSIONS .
COMMON OPEN SPACE
ANY SPACE DEDICATED FOR COMMON USE BY A GROUP OF CITIZENS DUE TO
PROPERTY OWNERSHIP, RESIDENCY , OR PATRONAGE OF FAOUTIES ASSOCIATED
WITH THE OPEN SPACE, EXQUSIVE 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
Staff does not foresee conflict with the proposed uses, although, depending on trip generation, a revised
traffic study may be required. Staff also recommends a mandatory Site Plan Review of the Professional Office
when developed.
Recommendation:
Staff recommends Case : ZC 22.02 An Amendment to The Reserve at Fairhope PUD be Approved with the
following conditions:
1. Landscaping, including overstory trees, shall be planted in the 20 ' landscape buffer adjacent to Greeno Rd .
2. A visual landscape buffer shall be planted along the western property to provide a buffer to those residents on
Audubon Pl and shall be maintained by the Owner of The Reserves at Fairhope . Once planted , the buffer shall
remain natural, except for the allowance of plant material to be installed to maintain a visual barrier.
3. Maximum building height of the Professional Office Building(s) shall be 30'.
4. A mandatory Site Plan Review shall be required for the Professional Office Building when/if developed.
3 ZC 22 .02 The Reserve at Fairhope PUD Amendment
GREENO Rew> -N<A U.S. HIGHWAY 98 (160' R.O.W.)
SJDEWAl.KCON NECTION --
D
~--~--..:-= ,
----
PROPOSED ASPHALT PAVEMENT ~ L'..:,___;,:J
J!NRJGHT & ASSOCIATES DEVELOPMENT ENGi EERS
208 Grt--.:no Rood N , Sk C F11.1rhopt , Alabamu 16532
SIGN NOTES :
EW PAVED
BUC ROAD
PROPOSED MONUMENT SIGNS SHALL MEET
THE CITY OF FAIRHOPE SIGN ORDINANCE .
PROPOSED HEAVY DUTY CONCRETE
(BROOM FINISH )
PO Bux 1929 F1urhop.:, Al11ba 111 11 36513
PIKIOI.: (25 1)928-3443 Fax (25 1)928-3665
Jadc11gu1 ... -c1111 com
!"";'-~':l SITE DATA TABLE !?.}"i~
ffAft(ll-_ ....,..,_
CIIYGI'-
OS-4-0).,39-0-000J.001
0>4'-tJ-:tf.0.002-ooJ.OH
l•I, LOW llENSffYSIIIGl..f.f'NtllY
IULDu.G COYERAGf: HA)(.2S'M,(4.ISAC)
=:;;;;:;.p z ~
120
GRAPHIC SCALE
0
( IN FEET)
1 inch = 120 ft .
120
/ I [\1/~~;J PROPOSED PERMEABLE PAVEMENT -PROPOSED DECORATNE CONCRETE CONCEPTUAL SITT PLAN
THE RESERVE AT FAIRHOPE
PLANNED UNIT DEVELOPMENT
GREENO ROAD & VOLANTA AVE
FAIRHOPE , AL
) [.·,&,:w.~ PROPOSED LIGHT DUTY CONCRETE (BROOM FINISH)
SIDEWALK CX>NNECTION
l
GREENO ROAD -N<.A U.S. HIGHWAY ge (160' R.O.W.)
LEGEND
PASSIVE GREENSPACE AREA WITH
NElGHBORHOOO SIDEWAJ..K/WALJO.NG
PATH THROUGHOJr DEVELOPMENT
G;;;;J PROPOSED GREENSPACE
(ACTIVITY l'RAILS Will lNQJJOE BENCHES ANO
SHADE STR;UCTURES)
JINRIG HT & ASSOCIATES DEVELOPMENT ENGINEERS
208 Gr«no Road N . Sk C Fauhope , Alahamu 16532
PO Box 1929 Ftmho~. Alabamu 36533
Phor.: (25 I) 928-3 443 Fax (25 I) 928-l665
JIHkng1m .. -..:1"3 com
NOPOSEDNfTDf;lfSITY: 1 12.6 UHITS /,.C.
I
outJ75')(250'•1AC I I .25AC(2s,.)
<iaUN$PM:fTOTAt.
Ga.NtOTOTN.<,a,ffNSPACf)I PRO'lllW:{IJl'\N40•»-
0f' WET POND • OfflCf PAO) I $.011£
(lll..l~)
l1Efil -D
UPl»D OPEN SPACE • 4.16 AC
WET POND CR.EDIT · 0.6 AC
PROFESSIONAl OfflCE PAD -0.25 AC
TOTAL • 5.01 AC
==:::::::;r :z ~
120
GRAPHI C SCALE
0
( IN FE ET )
1 inch = 120 ft .
CONCEPTU AL GREENSPACE PLAN
THE RESERVE AT FAIRHOPE
PLANNED UNIT DEVELOPMENT
GREENO ROAD & VOLANTA AVE
FAIRHOPE, AL
120
I✓""'""""""' CI.OSSIHGSIGNAL TO t fXIST.ClOSSWAIJ( ~·<~~~~
LEGEND
PROPOSED ASPHALT PAVEMEITT
PROPOSED PERMEABLE PAVEMEITT
PROPOSED LIGHT DUTY CONCRETE
(BROOM FIN ISH)
JTNRIGHT & ASSOC IA TES DEVELOPMENT ENGINEERS
208 Greeno Rood N . Ste C Fairhope:, AJahama 36S32
'"'" '""'
\
, ..
,.-~ I
-1 •
,i1 !f
SIGN NOTES:
PROPOSED MONUMENT SIGNS SHALL MEET
TH E CITY OF FAIRHOPE SIGN ORDINANCE.
PROPOSED HEAVY DUTY CONCRETE
(BROOM FINISH)
PROPOSED DECORATIVE CO NCR ETE
PO Bo~ 1929 Farrhope,AJabam1136Sl3
Phone (25 1)923-3443 fax {25 1)928,.3665
,aJcngma.-rs c.>m
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lSTOll'I' • INOEPt:NOefTLIVWilG: M UNrtS {SH.OF TOTAL)
J STOllT -ASSISTED LIVING: ll Uft rtS (u,i.OFTOTAI.)
I STORY• HfHOll't'C.U.E: ll UNITS (22'1, OfTOTAI.)
l,3~5F/UNrt
(EllQ.00£SGARAGE)
161llNITS /16.'1AC"IUUtHT/AC
UQUIREO: PflOVIOCD:
IW<af41Bl1.II\W
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S,ACES:
"'"'""' (St:NIOl.ltOUSltG):
"'"'""' {DUfUX):
120
GRAPHIC SCALE
0
( IN FEET )
1 inch = 120 ft.
CONCEPTUAL SITE PLAN
THE RESERVE AT FAIRHOPE
PLANNED UNIT DEVELOPMENT
GREENO ROAD & VOLANTA AVE
FAIRHOPE, AL
120
Application For:
PUD Rezoning Request
For
The Reserve at Fairhope
A Planned Unit Development
November 18 , 2020
Revised: December 14 , 2021
Applicant:
DOMINION
~PARTNERS ~
D ominio n Senior Living o f Fairhope, LLC
1200 Corporate Drive I Suite 225
Birmingham, AL 35242
Prepared by:
·DEVELOPMENT ENG I NEERS ·
208 Greeno Road orth, Sui te C
P ost Office Box 1929
Fairho p e, Alabama 36533
Tele phone: 251 -928 -344 3 • 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
Project Narrative ........................................................................................................................................... 3
Independent Living (IL): ............................................................................................................................ 3
Assisted Living (AL): ................................................................................................................................. 3
Memory Care (MC): .................................................................................................................................. 3
Age-in-Place : ............................................................................................................................................ 4
Services and Amenities ............................................................................................................................ 4
Site Description : ........................................................................................................................................ 6
Employees: ............................................................................................................................................... 7
Construction : ............................................................................................................................................. 7
Architectural Narrative: .................................................................................................................................. 7
List of Appendices
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Company Profile
1. Articles of Incorporation
Zoning Application
1. Legal
2. Warranty Deed
3. Owner's Author iz ation
Neighborhood Meeting Notice
1. Adjacent Property Owner list
2. Map
3. Certified Mail Receipts
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. V icinity 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 Specificat ion
10 . Tree Preservation and Removal Plan
11. Landscape Plan
Page 1 12/14/2021
PUD Request The Reserve at Fairhope
Project Team and Contact Information
Developer/Owne r
DOMINION
~PARTNERS ~
Civil Eng i neer:
Surveyor:
Architect:
NILES BOLTON ASSOCIATES
Arch itecture I Planning I Design
Landscape Architect.
l.i n d~opc ;:i rch lt ccts
Dominion Senior Living of Fairhope, LLC
1200 Corporate Drive I Suite 225
Birmingham , AL 35242
205.776.6086
R. Withers Poellnitz
wpoellnitz@dpllc.com
JADE Consulting , LLC
208 N . Greeno Rd ., Ste . C
Fairhope , AL 36532
(25 1) 928-3443
Perry C . "Trey" Jinright Ill , P.E., LEED AP
tj i nright @jadeng ineers .com
Lee Rambo , Designer
Lrambo@jadenq i nee rs .com
Sherry Ruth , Project Coordinator
sruth@jadengineers .com
Smith, Clark & Associates, LLC .
P.O. Box 7082
Spanish Fort, AL 36577
Office : (251) 626-0404
Hunter C. Smith , P.L.S .
hunter@smithclar1<llc .com
Niles Bolton Associates
3060 Peachtree Rd NW
Suite 600
Atlanta , GA 30305
404.365. 7600
Teresa Nguyen
tnguyen@nilesbolton .com
WAS Design , Inc.
218 N. Alston St.
Foley , Alabama 36535
(251) 948-7181
Van Webb
n .co m
Page 2 12/14/2021
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 maintain as much independence , individuality
and autonomy as possible , provide them with support and assistance when they need it , and enhance their
lifestyle , d ignity 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 skills
enables seniors to bond with new friends while promoting physical and mental health . Residences available
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 with other seniors . Although most of the seniors
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 resident 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 (SHPDA). A Letter 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 likelihood of receiving 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.
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PUD Request The Reserve at Fairhope
Age-in-Place:
Following the age-in-place model , a resident could first move into one of the patio homes , which is typically
occupied by the more active senior 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 dining , activities , and other amenities . Eventually
the resident may require assistance with ADLs , so he or she could move into an AL residence . If cognitive
assistance and support are required , the resident could move into one of the MC units . Should one spouse
require additional 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 , developing
relationships and trust with them and their families. These relationships help make transitions within 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 including
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
significant. The staff can be broken into a handful of subgroups :
• Administration -Executive Director and Financial Services
• Marketing -Includes Director of Sales and Marketing and staff
• Resident Services -Resident Services Director, Lifestyle Director, Fitness Coordinator ,
Transportation , Concierge , Security Officer and other staff employees that help fill the residents '
schedule with activities
• Healthcare -Nurses , Med-Techs , and Care Associates
• Dining -Cooks , Servers , and Kitchen Staff
• Environmental Services -Housekeepers and Engineers/Maintenance Techs
Services and Amenities
The services and amenities provided in these communities promote wellness, socialization, a high quality
of life , convenience , mental stimulation , spiritual expression , artistic exploration , and entertainment in
senior-friendly surroundings . Although most of the amenities for this project are located in the main building ,
all residents , including the cottage residents , are encouraged to use and participate in any of the amenities
or services that are offered . Some of the services and amenities available to all residents that will be
included in the proposed project include :
• 24-hour emergency response system with 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 providing social , 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 throughout
• Fitness center with indoor aerobic exercise pool
• Outdoor swimming pool
• Courtyards , village greens , and lawn games
• Patios or balconies in most IL and AL apartments
• Luxury finishes and fixtures
Page 4 12/14/2021
PUD Request The Reserve at Fairhope
• Weekly cleaning and laundry service
• White-linen upscale and laid-back casual dining experiences
• Salon/Barbershop offering hair styling , manicure and pedicure services
• Movie theater
• Library and computer center
• 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 restrictive and most beneficial environment. This provides numerous 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
• Resident drop-off areas are strategically located within sight and easy reach of staff in case the
resident needs assistance getting from the car to the facility
• Dining 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 accessible
locations
• In Dominion Partners ' previous developments , the central area of the main building is the hub of
activity for the community at large , providing features , services and amenities for all residents to
enjoy .
175'x 250' Professional Office Pad
The project will have a 175' x 250 ' professional office pad located in the South East corner of the site near
Hoyle Ave. This area is being reserved for potential uses that could provide support services to this project
or the neighboring community. Allowable uses within this 175 ' x 250 ' space designated on the site plan are
as follows '
• 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 8 hours per day.
• Medical office/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.
• Professional office -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.
• 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 .
Page 5 12/14/2021
PUD Request The Reserve at Fairhope
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 senior living communities ; with Thomas Hospital approximately
1.25 miles south of the site , medical 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 built. The main building is to be built on the east side of the
property least proximal to existing residences .
The project complies with 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 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 .
Senior housing communities 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 noise impact on the community . Lighting on the property is understated and purposeful ;
residents keep early hours and prefer ground-focused , clear light that does not intrude into their homes or
create undue glare upon approach or from within . In fact , the lighting package for the proposed project
shows a 0.0 foot-candle reading around the perimeter of the property .
The project will have 176 parking spaces around the main building. In Dominion 's experience , this is the
amount needed to sufficiently park all residents who drive , the entire staff, and any guests of the residents .
The majority of staffing shifts 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 . While the majority of
the IL residents will 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
solely by the residents, guests of residents , and operational staff. All grounds, facilities and features will be
maintained by the owner , operator, or third-party contract. Any monument signs will meet the City of
Fairhope Sign Ordinance .
With golf carts becoming more and more popular in Fairhope , the site plan also includes covered golf cart
parking for main 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 legal golf
cart is not allowed to travel along Greeno Road, the residents might enjoy driving it to the Fairhope
Recreation Cente r, Fly Creek Marina , or even take the residential streets to downtown Fairhope .
A senior living community is an asset to the city by providing an attractive , vibrant and gracious lifestyle for
its own elderly residents to enjoy . In fact , over 60% of residents in Dominion Partners ' past senior living
projects came from within five miles of each respective facility . The remaining residents were mostly seniors
from out of town that chose to move to be near their adult children .
The 175 ' x 250 ' profess ional office pad located in the South East corner of the site near Hoyle Ave and
Greeno Road shall be developed in accordance with and follow full compliance with the City of Fairhope
development standards that are governing at such time whenever the development of this professional
office project is submitted to the City of Fairhope for approval.
Page 6 12/14/2021
PUD Request The Reserve at Fairhope
Employees :
Associates at senior living communities receive emergency training during orientation , annually , and as
needed . An Emergency Policies and Procedures manual is prepared in anticipation of any emergency , and
a step by step guide is followed . If an accident or illness does occur , the trained staff will evaluate whether
emergency services should be called . At past projects , emergency vehicles typically pull 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
local EMS whether the lights and/or sirens should be active on at arrival. This helps prevent unnecessary
sirens from disturb ing other residents and nearby neighbors if it can be avoided .
Construction :
Construction is proposed and projected to begin in July 2021 and will take approximately 20 months . There
· will be no phasing of the construction -everything will be built at once. Any development of the professional
office pad will be under an independent schedule that will be determined at a later date.
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 un its . The amenities and support
facilit ies for these residents include multiple dining rooms , cafe , dining terraces , fitness center , library ,
activity rooms , common areas , indoor swimming pool , phys ical therapy suite , commerc ial kitchen , laundry
facilities , etc ....
The site design includes a network of walking paths , village greens , courtyards , surface parking lots , st reet
trees , foundation plantings , swimming pool , lawn games , understated exterior/site lighting , natural
landscape buffers , and storm water detention per local requirements .
The patio homes will be single story wood framed residences with private garages , front porches , and
private rea r 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 .
The main building will be two and three stories in height with sloped roofs and gables . The architect 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
shingle roof will be sloped with hidden mechanical wells to screen condensing units and rooftop equipment.
Most units will have private balconies.
Service/Utility Yard and loading dock will be walled and gated . The wall will 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 12/14/2021
JI NRIGHT & ASSOCIATES DEV ELO PMENT ENG i EERS
208 Greeno Road N., Ste . C Fairhope. Alabama 3653 2
P.O. Box 1929 Fairhope , Alabama 36533
Phone : (25 1) 92 8-344 3 Fax (25 1) 928 -3665
Jadcnginc ers .com
ZONING DIMENSIONS TABLE
~'':,1r·.\ ·, · ~--~~·"'· '•1 .; ·!.:i"'~,tt!,~•~i~_,,r!,.·,. · t~~~ .. ~~~·f,f7'~J.7t -~t"~-£ ":W.k'1i-,~,a_~ ~.1' a f ~ ,, "',Ft:: ,~~.11-;·_ ,
f\1 ,' ,-'._} ~'/'~} ·,1?-,-..... , . ,,. ;.·.;,t· 1'' '·. ""!r:~
-· ',/,<)/-~·/ '1.41' -~~<.~-• ,;,,; f. ··•'l,,;'fi ,,,·,,:jl".tif/ '
MIN. LOT AREA/ALLOWED UPA 15,000 5.F. 10,500 S.F FOR TWO DWEWNG UNITS + 6,500 S.F . 10,500 S.F FOR TWO DWEWNG UNITS + 4,100 S.F. 3AC 16.62 AC/ 12.6 UPA FOR EA. AODmONAL UNIT / 7 UPA FOR EA. ADDmONAL UNIT/ 10 UPA
MIN, LOT WIDTH 100' 75' FOR 1WO DWEWNG UNITS + 5' FOR EA. 75' FOR TWO DWEWNG UNITS + S' FOR EA. 513.59' ADDmONAL UNIT ADDmONAL UNIT
MIN. FRONT SETBACK 40'
MIN. REAR SETBACK 35'
MIN. SIDE SETBACK 10'
MIN. STREET SIDE SETBACK 20'
MAX. TOTAL LOT COVERAGE BY ALL STRUCTURES 40%
MAX . BUILDING HEIGHT 30'
SITE DATA TABLE
•. .·, .,,-,,,i:t,~---, ",¥' '. .. • ... .,_"":" l~s~~~. ~ .. r ... l l .... "' •,'d•Et~,,--., .. ,,.\,-, ·, .. (. ,@li ./.,,.~---i•;~,;,-~.-.,,:, '? . "lf ~~-lftJt,•. '-' .. ,., .. , ~i,,!,i
TAX PARCEL ID: 05-46-03-39-0-002.003 .001
05-46-03-39-0-002-003.004
PARCE L SIZE: 16.62 AC
EXISTING ZO NING: R-1 , LOW DENSITY SINGLE-FAM ILY
PROPOSED ZON IN G: PUD
PUD ACREAGE : 16.62 AC
.--.-~-'-;',;i!'i,;,.·C..!_{_·• ·--~-.~,' ·,: ··:•
FRONT: 30'
SIDE & STREET SIDE : 30'
REAR: 30 '
,11 :-,~'.~-;
BU ILDI NG HEIGHT: MAX . 34 ' EAVE HEIGHT
BUI LDIN G COVERAG E: MAX . 25% (4.15 AQ
IMPERV. COVERAGE MAX. 45 % (7.48 AC} (INC. BLDGS):
SENIOR HOUSIN G: 148 TOTAL UNITS 74,748 SF/ STORY
3 STORY -INDEPENDENT LIV IN G: 84 UNITS (56% OF TOTAL)
3 STORY -ASSISTED LIVING : 32 UNITS (22 % OF TOTAL}
1 STORY -MEMORY CARE : 32 UNITS (2 2% OF TOTAL}
DUPLEX VILLAS: 20 UNITS 1,350 SF/ UNIT
(EXCLUDES GARAG E}
NET DENSITY: 168 UNITS / 16.62 AC= 12.6 UNIT/AC
~._..-,_:-.t•eco; , ....
REQUIRED: PROVIDED:
I SPACE / 4 BEDS , PLUS
SENIOR HO USIN G 1 SPACE / 4 EMPLOYEES 176 SPACES (INC. 20 H/C)
VE HICLE PARKING : 148 BEDS+ 10 EMPLOYEES= (INC. 14 COMPACT SPCS)
47 SPACES
PROFESSION AL (PER CITY ZONI NG ORDINANCE ) OFFICE USE :
VILLAS VE HI CLE 1 SPAC.E / UNIT 30 SPACES (INC. 4 H/C) PARKI NG : 20 UNITS = 20 SP ACES
•.
.. , .... .: ...... ,·:i: _,.";.:""·-:.-;,'• ' ,
SIDEW ALK WIDTH : MIN. 5" WIDTH
PARKING SPACES : 10'x20 '
COMPACT PARKING 8'x15' SPACES:
ORNE AISLE 26' WIDE (SENIOR HOUSING):
DRIVE AISLE 24 ' WIDE (DUP LE X}:
30'
35 '
10'
20'
30%
30'
30' 30'
35 ' 30'
10' 30'
20' 30'
30% 25 %
30' MAX. 34' EAVE HEIGHT
PROVIDED PARKING BREAKDOWN TABLE
B-.f ,;s·i'' ,' I ;'' <;,'.."}f>.,::'. --~• ' , ,;. (i\~fil i.,:r,•:·s;; _. ,r,~;.-,.,. ,:,,4r~~tr.g:!<i~~:.:.~~>N:'-,wil'~
SENIOR HOU SING INDEPENDENT LI VING 84 SPACES
SENIOR HOUSING ASSISTED LIVING , MEMORY 33 SPACES CARE, & STAF F
COMP ACT PARKING SPACES 14 SPACES
PERVIOUS PARKING SPACES 47 SPACES
PROFESSIONAL OFFICE USE (PER CITY ZONING ORDINANCE )
TOTAL PARKING SPACES 178 SPACES
ALLOWABLE USES FOR 175' X 250 ' PROFESSIONAL OFFICE PAD :
CONVALESCENT OR NUR SING HOME
A BUSINESS PROVIDIN G LIVING ACCOMMODATIONS AND CARE FOR PERSONS
SUFF ERIN G FROM ILLNESS, OTHER TH AN MENTAL OR CONTAGIOUS, WHICH IS NOT
OF SUFFICIENT SEV ERITY TO REQUIRE HOSPITALIZATIO N, OR FOR PERSO NS
REQUIRING FURTHER INSTITUTIONAL CARE AFTER BEING DISCHARGED FROM A
HOSPITAL, AND WHE RE NON-RESIDENT STAFF IS PRESENT FOR MORE THAN 8
HOURS PER DAY .
MEDICAL OFFICE/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.
PROFESSIONAL OFFICE
A BUILDING OCCUPIED BY A PROFESSION AND OFFERING PROFESSIONAL SERVICES
TO CLIE NTS, CUSTOMERS, OR PATRONS WHICH MAY INVOLVE OCCASIONAL
ON-SITE CONTACT WITH CLIENTS, CUSTO MERS OR PATRO NS. EXAMPLES INCLUDE
ARCHITECT, ACCO UNTANT , REAL ESTATE, ENGI NEER, LAWYER, OR OTHER SIMILAR
PROFESSIONS .
COMMON OPEN SPACE
ANY SPACE DEDICATED FOR COMMON USE BY A GROUP OF cmZENS DUE TO
PROPERTY OWNERSHIP, RESIDENCY, OR PATRONAGE OF FACILmES 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
COMPARATIVE ZONING TABLE
THE RESERVE AT FAIRHOPE
PLANNED UNIT DEVELOPMENT
GREENO ROAD & VOLANTA AVE
FAIRHOPE , AL
From:
To :
Cc:
Subject:
Date:
Ed Mendez
J2lannirui
Sarah Fischer
Case ZC22.02 PPIN # 386193, 386197
Th ursd ay, January 27, 2022 12:20 : 11 PM
SENT FROM AN EXTERNAL ADDRESS
To the Fairhope City Planning Department.
Hello my name is E dward Mendez I live at 14 Audubon Pl., Fa irh ope, AL 36532. In regards to the letter I received ;
stating that applicant Jade Consu lting, LLC acting on behalf of Dominion Sen ior Livi ng of Fairhope, LLC; wou ld
like to make some changes and amend the existing PUD. Can you tell me what changes that they wo uld like to make
on this property called Dominion Senior Living of Fairhope?
Another issue :
I'm already not very happy that they cut down all the trees behind the East side ofmy fence lin e exposing me to
more traffic noise fro m Greeno Rd , Highway 98.
Are they go ing to re-p lant trees between the setback of their property line and my property line?
I ca lled the city when they were cutting down these trees and I was to ld that they were s upposed to save as many as
po ss ibl e but it looks like they just clear-cut everyth in g.
Kind re gards, Edward Mendez
760-566-4695