PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017

Transcription

1 & PUD PLANNED UNIT DEVELOPMENT & SUBDIVISION STAFF REPORT Date: May 18, 2017 NAME SUBDIVISION NAME Dauphin Creek Estates Subdivision Dauphin Creek Estates Subdivision LOCATION CITY COUNCIL DISTRICT District 3 West side of Dauphin Island Parkway extending 120 ± East of Eslava Creek, situated around Woodland Drive and Highland Court PRESENT ZONING AREA OF PROPERTY CONTEMPLATED USE TIME SCHEDULE R-3, Multiple-Family Residential District 6 Lots / 29.0± Acres Subdivision approval to create six (6) legal lots of record from three metes-and-bounds parcels, and Planned Unit Development approval to allow multiple buildings on multiple building sites with shared access and parking. None provided ENGINEERING COMMENTS Subdivision: FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer): A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks, signatures, certification statements, written legal description, required notes, legend, scale, bearings and distances) that is required by the current Alabama State Board of Licensure for Professional Engineers and Land Surveyors. B. Add major street names to the vicinity map. C. Review and revise the written legal description to include written bearings and distances for the three (3) separate parcels. D. Dedicate the corner radius (25 minimum or as approved by the City Engineer and Traffic Engineer) at the existing public rights-of-way to the City of Mobile, and list the amount of dedicated acreage. E. Show and label all flood zones. F. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. G. Show and label each and every Right-Of-Way and easement. H. Provide and label the monument set or found at each subdivision corner

2 I. Provide curve data for each curve. J. Use a different line type/weight to indicate previous parcel boundary lines that cross the existing rights-of-way. K. Provide the Surveyor s, Owner s (notarized), Planning Commission, and Traffic Engineering signatures. L. The proposed subdivision receives drainage from public streets and require a PUBLIC (Dedicated to the City of Mobile) drainage easement; the width and alignment of the easement shall be coordinated with, and approved by, the City Engineer. M. Add a note to the SUBDIVISION PLAT stating that a Land Disturbance permit will be required for any land disturbing activity in accordance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. N. Add a note to the SUBDIVISION PLAT stating that as shown on the 1984 aerial photo (FLIGHT 27 - #77) LOTS 1-6 will have to share the historical credit of existing (1984) impervious area towards stormwater detention requirement per Mobile City Code, Chapter 17, Storm Water Management and Flood Control). Coordinate with City Engineering Department staff to establish the exact amount that each Lot will receive prior to the submittal of the Final Plat from review and signatures. O. Add a note to the Plat stating that the approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. P. Add a note that sidewalk is required to be constructed, and/or repaired, along the frontage of each lot, or parcel, at time of new development or construction, unless a sidewalk waiver is approved. Q. Provide a copy of the FINAL SUBDIVISION PLAT to the Engineering Dept. for review. No signatures are required on this drawing. R. After addressing all of the FINAL SUBDIVISION PLAT review comments by the Engineering Dept. provide the ORIGINAL (with all other signatures) and one (1) copy (signatures not required) of the revised Final Plat to the Engineering Department. Planned Unit Development: ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department ( ) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management - 2 -

3 Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 4. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 5. The proposed development must comply with all Engineering Department design requirements and Policy Letters. TRAFFIC ENGINEERING COMMENTS Dauphin Island Parkway (State Road 163) is an ALDOT maintained roadway. Each lot is limited to no more than its existing curb cuts, with driveway number, size, location and design to be approved by Traffic Engineering and ALDOT (where applicable) and conform to AASHTO standards. Additional access restrictions may be warranted with any redevelopment of the site. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance. URBAN FORESTRY COMMENTS Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64). FIRE DEPARTMENT COMMENTS All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). MAWSS COMMENTS: No Comments REMARKS The plat illustrates the proposed acre, 6 lot subdivision which is located on the West side of Dauphin Island Parkway extending 120 ± East of Eslava Creek, situated around Woodland Drive and Highland Court, and is in Council District 3. The applicant states that the site is served by public water and sanitary sewer facilities. The purpose of this application is to create six legal lots of record from three metes-and-bounds parcels. The site does not appear to have been the subject of any previous Planned Unit Development approvals, however the site is zoned R-3, Multiple Residential District and was most recently occupied (according to City of Mobile 2014 aerial photographs) by approximately 90 buildings containing 187± multiple family dwelling units in addition to an office and what appears to be a storage building and appear to have been developed by 1960, prior to current Zoning Ordinance requirements. (Mobile County Revenue Commission records show that the site was developed in 1950). Upon review of historic photographs of the site, it appears that approximately

4 buildings and a pool have been removed from the site. In addition to the demolition of several structures, there have been permits for a large number of the remaining structures to be converted to single family residences. Due to the presence of multiple structures on the proposed lots, a Planned Unit Development application should be submitted. The site fronts Dauphin Island Parkway, a major street with a required right-of-way of 100, per the Major Street Plan. The preliminary plat does not depict Dauphin Island Parkway, nor does it identify the existing right-of-way. If approved, the Final Plat should be revised to illustrate either dedication to provide 50 from the centerline of Dauphin Island Parkway or the illustration of adequate existing right-of-way. The site also fronts Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court, all minor streets with curb and gutters and are depicted as having 50 rights-of-way width, and a cul-de-sac. The depiction of the minor streets appears that the applicant may wish to convert them from public streets to private. If this is accurate, private street subdivisions require Planned Unit Developments; if this is not accurate, the plat should be revised to clearly indicate that the roads are intended to remain public. Dedication of the corner radii at all intersections should be provided per Section V.D.6. of the Subdivision Regulations, if approved. Primary access to the site will be via an existing street that intersects Dauphin Island Parkway. Since Dauphin Island Parkway is a major street and an ALDOT facility, there are access concerns. It should be noted that any changes to the existing roadway intersection with Dauphin Island Parkway must be approved by Traffic Engineering and ALDOT, and conform to AASHTO standards. The existing dwelling units do not have individual driveways, nor is there a centralized parking lot provided for the residents. Instead, there are several small parking areas throughout that have maneuvering area in the right-of-way, which the Zoning Ordinance does not allow; however may be considered a non-conforming aspect of the development or addressed through a PUD request. Additional information is needed from the applicant regarding the number of proposed remaining dwelling units in order for staff to determine if a sufficient amount of parking is provided. The 25 minimum building setback lines are not depicted along any frontages. If approved, the Final Plat should be revised to illustrate the 25 minimum building setback from all frontages. The lot sizes in both square feet and acres are depicted on the preliminary plat and should be retained on the Final Plat, if approved. Based on the preceding, this application is recommended for Holdover to the June 1, 2017 meeting with additional information to be submitted as soon as possible, to address the following: 1) depiction of Dauphin Island Parkway, and either dedication to provide 50 from the centerline, or illustration the there is adequate existing right-of-way; 2) clearly indicate if Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court are private or public streets; 3) illustration of the 25 minimum building setback line from all frontages; - 4 -

5 4) dedication of the corner radius at the Northwest and Southwest corners of Dauphin Island Parkway and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 5) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive East and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 6) dedication of the corner radius at the Northwest and Southwest corners of Woodlawn Drive West and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 7) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive South and Highland Court per Section V.D.6. of the Subdivision Regulations; 8) retention of the right-of-way widths of Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court; 9) retention of the lot sizes in square feet and acres; 10) compliance with Engineering comments: (FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer): A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks, signatures, certification statements, written legal description, required notes, legend, scale, bearings and distances) that is required by the current Alabama State Board of Licensure for Professional Engineers and Land Surveyors. B. Add major street names to the vicinity map. C. Review and revise the written legal description to include written bearings and distances for the three (3) separate parcels. D. Dedicate the corner radius (25 minimum or as approved by the City Engineer and Traffic Engineer) at the existing public rights-of-way to the City of Mobile, and list the amount of dedicated acreage. E. Show and label all flood zones. F. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. G. Show and label each and every Right-Of-Way and easement. H. Provide and label the monument set or found at each subdivision corner. I. Provide curve data for each curve. J. Use a different line type/weight to indicate previous parcel boundary lines that cross the existing rights-of-way. K. Provide the Surveyor s, Owner s (notarized), Planning Commission, and Traffic Engineering signatures. L. The proposed subdivision receives drainage from public streets and require a PUBLIC (Dedicated to the City of Mobile) drainage easement; the width and alignment of the easement shall be coordinated with, and approved by, the City Engineer. M. Add a note to the SUBDIVISION PLAT stating that a Land Disturbance permit will be required for any land disturbing activity in accordance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. N. Add a note to the SUBDIVISION PLAT stating that as shown on the 1984 aerial photo (FLIGHT 27 - #77) LOTS 1-6 will have to share the historical credit of existing (1984) impervious area towards stormwater detention requirement per Mobile City Code, Chapter 17, Storm Water Management and Flood Control). Coordinate with City Engineering Department staff to establish the exact amount that each Lot will receive prior to the submittal of the Final Plat from review and signatures. O. Add a note to the Plat stating that the approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. P. Add a note that sidewalk is required to be constructed, and/or repaired, along the frontage of each lot, or parcel, at time of new development or construction, unless a sidewalk waiver is approved. Q. Provide a copy of the FINAL SUBDIVISION PLAT to the Engineering Dept. for review. No signatures are - 5 -

6 required on this drawing. R. After addressing all of the FINAL SUBDIVISION PLAT review comments by the Engineering Dept. provide the ORIGINAL (with all other signatures) and one (1) copy (signatures not required) of the revised Final Plat to the Engineering Department.); 11) compliance with Traffic Engineering comments: (Dauphin Island Parkway (State Road 163) is an ALDOT maintained roadway. Each lot is limited to no more than its existing curb cuts, with driveway number, size, location and design to be approved by Traffic Engineering and ALDOT (where applicable) and conform to AASHTO standards. Additional access restrictions may be warranted with any redevelopment of the site. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 12) compliance with Urban Forestry comments: (Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64).); 13) compliance with Fire comments: (All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). Projects outside the City Limits of Mobile, yet within the Planning Commission Jurisdiction fall under the State or County Fire Code. (2012 IFC).); and 14) submittal of a Planned Unit Development application. Revised for the June 1 st meeting: The application was heldover from the May 18 th meeting by the Planning Commission to allow the Subdivision and the Planned Unit Development applications to be heard at the same time. The applicant is requesting Subdivision approval to create six (6) legal lots of record from three metes-and-bounds parcels, and Planned Unit Development approval to allow multiple buildings on multiple building sites with shared access and parking. No revised information was received as it relates to the proposed Subdivision, including if the internal roads are to remain public streets or be converted to private streets. The site plan submitted for the PUD still does not illustrate Dauphin Island Parkway, or its associated right-of-way. However, it appears that if dedication were to be required, it appears that at least one existing structure would be in the right-of-way. Due to this, if there is not sufficient existing right-of-way, an increased setback should be illustrated both on the Final Plat and site plan to provide 50 from the centerline of Dauphin Island Parkway in addition to the 25 minimum building setback, or provide dedication and remove the structure. The site plan submitted illustrates 88 duplexes (ranging from 10 to 17 dwellings on each proposed lot) as well as a storage shed and a laundry center, with no new construction proposed. However, as previously stated, several of the structures were issued permits to be converted from duplexes into single-family residences including final Certificates of Occupancy being issued for single-family occupancy. The site plan should be revised to accurately reflect which structures have been or will be converted to single-family and which structures remain or will remain as duplexes

7 As mentioned previously, there are several parking areas throughout the development, however there are no parking spaces marked, nor are a number of available parking spaces provided. Due to the fact that the site has been existing in its current layout, and the conversion of structures from duplexes to single-family units would result in a reduction of required parking spaces, the existing parking configuration can be considered non-conforming, but should be brought into compliance in the future at such a time as the number of dwelling units is proposed to increase over what the site has currently. The site has been given a Mixed Density Residential land use designation, per the recently adopted Future Land Use Plan and Map. The Future Land Use Plan and Map complements and provides additional detail to the Development Framework Maps in the Map for Mobile, adopted by the Planning Commission at its November 5, 2015 meeting. This designation applies mostly to residential areas located between Downtown and the Beltline, where the predominant character is that of a traditional neighborhood laid out on an urban street grid. These residential areas should offer a mix of single family homes, townhouses, 2- to 4- residential unit buildings, accessory dwellings, and low- and mid-rise multifamily apartment buildings. The density varies between 6 and 10 du/ac, depending on the mix, types, and locations of the housing as specified by zoning. Like Low Density Residential areas, Mixed Density Residential areas may incorporate compatibly scaled and sited complementary uses such as neighborhood retail and office uses, schools, playgrounds and parks, and churches and other amenities that create a complete neighborhood fabric and provide safe and convenient access to daily necessities. It should be noted that the Future Land Use Plan and Map components of the Map for Mobile Plan are meant to serve as a general guide, not a detailed lot and district plan. In many cases the designation on the new Future Land Use Map may match the existing use of land, but in others the designated land use may differ from what is on the ground today. As such, the Future Land Use Plan and Map allows the Planning Commission and City Council to consider individual cases based on additional information such as the classification request, the surrounding development, the timing of the request, and the appropriateness and compatibility of the proposed use and, where applicable, the zoning classification. The site plan provided illustrates a sidewalk along all interior street frontages, however upon review of aerial photographs of the site, there is an area along South Woodlawn Drive that does not have a sidewalk, nor are there sidewalks along Highland Court. If approved, the site plan should be revised to accurately depict where sidewalks are located. It should be noted that the site plan submitted indicates that the site exceeds the minimum amount of landscaped area, and the site has a large number of tree credits from existing trees to remain on the site. However, it does not appear that the site has sufficient frontage trees. Therefore, at such a time as the site coverage of the development is either increased or decreased by 50%, full compliance with tree planting will be required

8 There are no dumpsters illustrated on the site plan. The applicant should revise the site plan to illustrate all existing dumpsters, with any new dumpsters to be screened from view and in compliance with Section 64-4.D.9 of the Zoning Ordinance. RECOMMENDATION Subdivision: The Subdivision request is recommended for Tentative Approval, subject to the following conditions: 1) depiction of Dauphin Island Parkway, and either provision of a minimum setback line to provide 50 from the centerline in addition to the standard 25 setback, or illustration the there is adequate existing right-of-way; 2) clearly indicate if Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court are private or public streets; 3) illustration of the 25 minimum building setback line from Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court; 4) dedication of the corner radius at the Northwest and Southwest corners of Dauphin Island Parkway and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 5) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive East and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 6) dedication of the corner radius at the Northwest and Southwest corners of Woodlawn Drive West and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 7) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive South and Highland Court per Section V.D.6. of the Subdivision Regulations; 8) retention of the right-of-way widths of Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court; 9) retention of the lot sizes in square feet and acres; 10) compliance with Engineering comments: (FINAL PLAT COMMENTS (should be addressed prior to submitting the FINAL PLAT for review and/or signature by the City Engineer): A. Provide all of the required information on the SUBDIVISION PLAT (i.e. signature blocks, signatures, certification statements, written legal description, required notes, legend, scale, bearings and distances) that is required by the current Alabama State Board of Licensure for Professional Engineers and Land Surveyors. B. Add major street names to the vicinity map. C. Review and revise the written legal description to include written bearings and distances for the three (3) separate parcels. D. Dedicate the corner radius (25 minimum or as approved by the City Engineer and Traffic Engineer) at the existing public rights-of-way to the City of Mobile, and list the amount of dedicated acreage. E. Show and label all flood zones. F. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. G. Show and label each and every Right-Of-Way and easement. H. Provide and label the monument set or found at each subdivision corner. I. Provide curve data for each curve. J. Use a different line type/weight to indicate previous parcel boundary lines that cross the existing rights-of-way. K. Provide the Surveyor s, Owner s (notarized), Planning Commission, and Traffic Engineering signatures. L. The proposed subdivision receives drainage from public streets and require a PUBLIC (Dedicated to the City of Mobile) drainage easement; the width and alignment of the easement shall be coordinated with, and approved by, the City Engineer. M. Add a note to the SUBDIVISION PLAT stating that a Land Disturbance permit will be required for any - 8 -

9 land disturbing activity in accordance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. N. Add a note to the SUBDIVISION PLAT stating that as shown on the 1984 aerial photo (FLIGHT 27 - #77) LOTS 1-6 will have to share the historical credit of existing (1984) impervious area towards stormwater detention requirement per Mobile City Code, Chapter 17, Storm Water Management and Flood Control). Coordinate with City Engineering Department staff to establish the exact amount that each Lot will receive prior to the submittal of the Final Plat from review and signatures. O. Add a note to the Plat stating that the approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. P. Add a note that sidewalk is required to be constructed, and/or repaired, along the frontage of each lot, or parcel, at time of new development or construction, unless a sidewalk waiver is approved. Q. Provide a copy of the FINAL SUBDIVISION PLAT to the Engineering Dept. for review. No signatures are required on this drawing. R. After addressing all of the FINAL SUBDIVISION PLAT review comments by the Engineering Dept. provide the ORIGINAL (with all other signatures) and one (1) copy (signatures not required) of the revised Final Plat to the Engineering Department.); 11) compliance with Traffic Engineering comments: (Dauphin Island Parkway (State Road 163) is an ALDOT maintained roadway. Each lot is limited to no more than its existing curb cuts, with driveway number, size, location and design to be approved by Traffic Engineering and ALDOT (where applicable) and conform to AASHTO standards. Additional access restrictions may be warranted with any redevelopment of the site. Any new on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 12) compliance with Urban Forestry comments: (Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64).); 13) compliance with Fire comments: (All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). Projects outside the City Limits of Mobile, yet within the Planning Commission Jurisdiction fall under the State or County Fire Code. (2012 IFC).); and 14) submittal of two revised PUD site plans to Planning & Zoning staff prior to the signing of the Final Plat. Planned Unit Development: The PUD request is recommended for Approval, subject to the following conditions: 1) depiction of Dauphin Island Parkway, and either provision of a minimum setback line to provide 50 from the centerline in addition to the standard 25 setback, or illustration the there is adequate existing right-of-way; 2) clearly indicate if Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court are private or public streets; 3) illustration of the 25 minimum building setback line from Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court; - 9 -

10 4) dedication of the corner radius at the Northwest and Southwest corners of Dauphin Island Parkway and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 5) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive East and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 6) dedication of the corner radius at the Northwest and Southwest corners of Woodlawn Drive West and Woodlawn Drive North per Section V.D.6. of the Subdivision Regulations; 7) dedication of the corner radius at the Southwest and Southeast corners of Woodlawn Drive South and Highland Court per Section V.D.6. of the Subdivision Regulations; 8) retention of the right-of-way widths of Woodlawn Drive North, Woodlawn Drive West, Woodlawn Drive South, Woodlawn Drive East, and Highland Court; 9) retention of the lot sizes in square feet and acres; 10) revision of the site plan to accurately reflect which structures have been converted into single-family residences, and which structures remain as duplexes; 11) placement of a note on the site plan stating that at such a time as the site coverage of the development is either increased or decreased by 50%, full compliance with tree planting will be required; 12) placement of a note on the site plan stating that if the number of dwelling units is increased that the development will have to come into full compliance with parking requirements; 13) revision of the site plan to illustrate all existing dumpsters, with any new dumpsters to be screened from view and in compliance with Section 64-4.D.9 of the Zoning Ordinance; 14) compliance with Engineering comments: (ADD THE FOLLOWING NOTES TO THE PUD SITE PLAN: 1. Any work performed in the existing ROW (right-of-way) such as driveways, sidewalks, utility connections, grading, drainage, irrigation, or landscaping will require a ROW permit from the City of Mobile Engineering Department ( ) and must comply with the City of Mobile Right-of-Way Construction and Administration Ordinance (Mobile City Code, Chapter 57, Article VIII). 2. A Land Disturbance Permit application shall be submitted for any proposed land disturbing activity with the property. A complete set of construction plans including, but not limited to, drainage, utilities, grading, storm water detention systems, paving, and all above ground structures, will need to be included with the Land Disturbance permit. This Permit must be submitted, approved, and issued prior to beginning any of the construction work. 3. Any and all proposed land disturbing activity within the property will need to be submitted for review and be in conformance with Mobile City Code, Chapter 17, Storm Water Management and Flood Control); the City of Mobile, Alabama Flood Plain Management Plan (1984); and, the Rules For Erosion and Sedimentation Control and Storm Water Runoff Control. 4. The approval of all applicable federal, state, and local agencies (including all storm water runoff, wetland and floodplain requirements) will be required prior to the issuance of a Land Disturbance permit. The Owner/Developer is responsible for acquiring all of the necessary permits and approvals. 5. The proposed development must comply with all Engineering Department design requirements and Policy Letters.); 15) compliance with Traffic Engineering comments: (Dauphin Island Parkway (State Road 163) is an ALDOT maintained roadway. Each lot is limited to no more than its existing curb cuts, with driveway number, size, location and design to be approved by Traffic Engineering and ALDOT (where applicable) and conform to AASHTO standards. Additional access restrictions may be warranted with any redevelopment of the site. Any new on-site parking,

11 including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 16) compliance with Urban Forestry comments: (Property to be developed in compliance with state and local laws that pertain to tree preservation and protection on both city and private properties (State Act and City Code Chapters 57 and 64).); 17) compliance with Fire comments: (All projects within the City Limits of Mobile shall comply with the requirements of the City of Mobile Fire Code Ordinance. (2012 International Fire Code). Projects outside the City Limits of Mobile, yet within the Planning Commission Jurisdiction fall under the State or County Fire Code. (2012 IFC).); and 18) submittal of two revised PUD site plans to Planning & Zoning staff prior to the signing of the Final Plat

12 - 12 -

13 - 13 -

14 - 14 -

15 - 15 -

16 - 16 -