PLANNED UNIT DEVELOPMENT STAFF REPORT Date: November 5, 2015

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1 PLANNED UNIT DEVELOPMENT STAFF REPORT Date: November 5, 2015 DEVELOPMENT NAME Maritech Marine Subdivision, Phase 2 LOCATION 915 South Lawrence Street (West side of Lawrence Franklin Connector at the West terminus of South Carolina Street) CITY COUNCIL DISTRICT District 3 PRESENT ZONING AREA OF PROPERTY I-1, Light Industry District 1 Lot / 0.3+ Acre CONTEMPLATED USE Planned Unit Development Approval to amend a previously approved Planned Unit Development to allow multiple buildings on a single building site. TIME SCHEDULE FOR DEVELOPMENT None given. ENGINEERING COMMENTS 1. According to the FEMA flood map information, this property is located within a Special Flood Hazard Area. You will need to list the Minimum Finished Floor Elevation (MFFE) for each LOT. 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.

2 4. The detention facility shall be maintained as it was constructed and approved. The Land Disturbance Permit application for the construction shall include a Maintenance and Inspection Plan signed and notarized by the Owner(s). This Plan shall run with the land and be recorded in the County Probate Office prior to the Engineering Department issuing their approval for a Final Certificate of Occupancy. 5. 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. 6. The proposed development must comply with all Engineering Department design requirements and Policy Letters. TRAFFIC ENGINEERING COMMENTS Site is limited to one curb cut, with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. Any new onsite 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). REMARKS The applicant is requesting Planned Unit Development approval to amend a previously approved Planned Unit Development to allow multiple buildings on a single building site. Planned Unit Development review examines the site with regard to its location to ensure that it is generally compatible with neighboring uses; that adequate access is provided without generating excess traffic along minor residential streets in residential districts outside the PUD; and that natural features of the site are taken into consideration. PUD review also examines the design of the development to provide for adequate circulation within the development; to ensure adequate access for emergency vehicles; and to consider and provide for protection from adverse effects of adjacent properties as well as provide protection of adjacent properties from adverse effects from the PUD. PUD approval is site plan specific, thus if any new construction is anticipated that will change an approved site plan, an application to amend an existing, approved PUD must be made prior to any construction activities. The site has been the subject of several applications before the Commission. In June, 2014, a one lot Subdivision was approved and was recorded. Then in April, 2015, a PUD to allow - 2 -

3 multiple buildings on the site and a Sidewalk Waiver were submitted but withdrawn by the applicant due to site plan errors found by staff at the site, where one building which had already been constructed prior to the PUD request was found to be encroaching into the State Interstate I-10 right-of-way, and various types of equipment were being stored within the right-of-way. In June, 2015, Maritech Marine Subdivision and PUD, Phase 2, to allow for an expansion of the original site, were submitted and approved by the Commission. The applicant now proposes to amend that approved PUD to remove all portions of the building encroaching into the right-ofway and allow the remainder of the building to remain on the site instead of being completely removed as then-proposed, and to allow another building proposed on that site plan to be relocated. A covered deck not on the previous PUD is also proposed. No changes are proposed to the Subdivision approved for Phase 2, but that plat has not yet been signed or recorded. Should the new proposed PUD be approved, the Subdivision for Phase 2 would have to be signed and recorded prior to the issuance of any permits for development. The applicant states: Under Phase I: An existing metal building which is encroached on the State right-of-way is being trimmed to be on the right-of-way line. An existing 12x36 modular building is to become permanent. An existing concrete parking area is to remain. An existing concrete slab is to remain. Under Phase II: An additional 30x30 building is planned. A modification of the parking lot is planned. A proposed deck between the modular building and the existing trimmed building under Phase I is planned. The site plan indicates the existing previously-approved portion of the PUD and the proposed expansion (Phase 2) with the building encroaching into the right-of-way. A note on the site plan indicates that the building and foundation are to be removed back to the rear property line. The PUD would allow for this, and the approved Subdivision waived the normal 25 setback along the rear of the site. A recent site visit by staff, however, found that the entire foundation and steel framing of the building still remain in the right-of-way: only the building siding has been removed back to the rear property line. This location may require fire-rating a portion of the building. If this PUD is approved, it should be subject to the removal of all portions of the foundation and building components within the right-of-way prior to the issuance of permits for further development on the site. All equipment and materials stored within the City rights-ofway should be relocated to be on-site prior to the issuance of any development permits The existing 12 x 25 modular building is proposed to remain in its same location as on the previously approved PUD. It is indicated to be less than 5 from the North property line and may require fire-rating a portion of the building. The parking plan is proposed to be modified to - 3 -

4 relocate the two parking spaces on the East side of the existing parking area to a new area adjacent to the Northeast corner of the existing parking area to allow for a new drive to the East for the proposed 30 x 30 building in that area. The 30 x 30 building was proposed with the previous PUD, but the applicant has now shifted its location further Eastward and slightly to the North to avoid encroachment into the 25 minimum building setback line. As the rear building corners would be within 5 of the rear property line at two points, this may also require fire rating a portion of this building. The site plan indicates compliance with the required parking and landscaping requirements of the Zoning Ordinance. However, the recent site visit conducted by staff found that it appears that all new trees have been planted within the City right-of-way and not on the site as required. A City standard sidewalk is indicted along the South and a portion of the East street frontages as in the previously approved PUD. However, no public sidewalk is indicated along the expanded Lawrence Franklin Connector street frontage of the site. Therefore, the site plan should be revised to indicate a City standard sidewalk along that street frontage at the Northeast portion of the site. There are several notes on the site plan pertaining to site allowances and restrictions. One note states that the site is limited to one (1) cub cut to the Lawrence Franklin Connector and one (1) curb cut to the South Lawrence Street. However, as the site plan does not indicate any such curb cut to South Lawrence Street, and as such was denied via the approved Phase 2 Subdivision, that particular note on the site plan should be revised to state that the site is limited to one (1) curb cut to Lawrence Franklin Connector, with the size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. The note on the site plan stating that the site is denied access to the remnant South Lawrence Street and South Carolina Streets and Interstate 10 should be retained. A note on the site plan indicates curbside refuse will be utilized instead of an on-site dumpster and this should be retained on the site plan. RECOMMENDATION Planned Unit Development: Based upon the preceding, this application is recommended for Approval, subject to the following conditions: 1) removal of all portions of the foundation and building components encroaching into the State right-of-way prior to the issuance of any further development permits; 2) removal of all equipment and materials stored within the City right-of-way prior to the issuance of any further development permits; 3) placement of a note on the site plan stating that the site is limited to one (1) curb cut along Lawrence Franklin Connector, with the size, location and design to be approved by Traffic Engineering and conform to AASHTO standards; 4) retention of the note on the site plan stating that the site is denied access to the remnant South Lawrence Street and South Carolina Streets and Interstate 10; - 4 -

5 5) revision of the site plan to also indicate a City standard sidewalk along the short Lawrence Franklin Connector street frontage at the Northeast corner of the site; 6) retention of the note on the site plan stating that curbside trash pick will be used; 7) compliance with the Engineering comments: [1. According to the FEMA flood map information, this property is located within a Special Flood Hazard Area. You will need to list the Minimum Finished Floor Elevation (MFFE) for each LOT. 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 detention facility shall be maintained as it was constructed and approved. The Land Disturbance Permit application for the construction shall include a Maintenance and Inspection Plan signed and notarized by the Owner(s). This Plan shall run with the land and be recorded in the County Probate Office prior to the Engineering Department issuing their approval for a Final Certificate of Occupancy. 5. 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. 6. The proposed development must comply with all Engineering Department design requirements and Policy Letters.]; 8) compliance with the Traffic Engineering comments: (Site is limited to one curb cut, with size, location and design to be approved by Traffic Engineering and conform to AASHTO standards. 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.); 9) compliance with the 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).]; 10) compliance with the 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)]; 11) submission to the Planning Division and approval of two (2) copies of a revised PUD site plan prior to signing the Final Plat for Maritech Marine Subdivision, Phase 2; and 12) full compliance with all other municipal codes and ordinances

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