PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015

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1 PLANNED UNIT DEVELOPMENT, PLANNING APPROVAL & SUBDIVISION STAFF REPORT Date: June 4, 2015 NAME SUBDIVISION NAME CC Williams Plant Subdivision CC Williams Plant Subdivision LOCATION CITY COUNCIL DISTRICT District Yeend Street (South side of Yeend Street, extending to the North and South sides of Yeend Street South) PRESENT ZONING I-2, Heavy Industrial District AREA OF PROPERTY 1 lot / 30.2 acres + CONTEMPLATED USE TIME SCHEDULE FOR DEVELOPMENT Planned Unit Development Approval to allow multiple buildings on a single building site, Planning Approval to allow the expansion of an existing waste water treatment facility, and Subdivision approval to create one legal lot. Immediate ENGINEERING COMMENTS Subdivision The following comments should be addressed prior to submitting the FINAL PLAT for acceptance and signature by the City Engineer: A. Provide a legend. B. Show and label the POC and POB. C. 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. D. 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. E. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation.

2 F. Provide and label the monument set or found at each subdivision corner. G. Provide the Surveyor s, Owner s (notarized), Planning Commission, and Traffic Engineering signatures. H. Provide an updated Plat to Engineering Dept. for review prior to submittal for City Engineer s signature. I. Provide a copy of the Final Plat along with the original when submitting for City Engineer signature Planned Unit Development and Planning Approval ADD THE FOLLOWING NOTES TO THE PUD/PA 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. Add a note to the PUD Site Plan 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. 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 Driveway number, size, location and design are subject to the approved PUD for this site, and shall be approved by Traffic Engineering and conform to AASHTO standards. Any required 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) - 2 -

3 Projects outside the City Limits of Mobile, yet within the Planning Commission Jurisdiction fall under the State or County Fire Code. (2012 IFC) REMARKS The applicant is requesting Planned Unit Development Approval to allow multiple buildings on a single building site, Planning Approval to allow the expansion of an existing waste water treatment facility, and Subdivision approval to create one legal lot. Waste-water treatment plants require Planning Approval when located in I-2 districts. The applicant, the Board of Water and Sewer Commissioners, proposes to construct four (4) new sewage clarifying tanks, a pumping station, and other associated improvements at the existing CC Williams Waste Water Treatment Plant. The original facility was built in The review required for Planning Approval examines the applicant s location and site plan with regard to transportation, parking and access, public utilities and facilities, traffic congestion and hazard, and to determine if the proposal is in harmony with the orderly and appropriate development of the district. 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. Planning Approval and PUD approval are site plan specific, thus the plan must be accurate at time of submittal, and any changes to the site plan must be approved by the Planning Commission. Subdivision review examines the site with regard to promoting orderly development, protecting general health, safety and welfare, and ensuring that development is correlated with adjacent developments and public utilities and services, and to ensure that the subdivision meets the minimum standards set forth in the Subdivision Regulations for lot size, road frontage, lot configuration, etc. The site fronts onto Yeend Street, a proposed major street. According to the Major Street Plan component of the Comprehensive Plan, Yeend Street should have a minimum right-of-way width of 80 feet: the current right-of-way is 150 feet, thus no dedication will be required. The site is bounded on all sides by industrial uses in an I-2 district, including the Alabama State Port Authority s McDuffie Coal Terminal immediately to the south. The site is currently developed with multiple clarifiers, digesters, aeriation basins and other tanks and equipment associated with a waste water treatment plant. Offices, maintenance buildings and parking are also located on the site. The additional pumping station and clarifiers will allow - 3 -

4 the applicant to continue to comply with State and Federal water quality requirements. Other associated improvements include gravel and asphalt access drives to the new equipment, however, all improvements appear to be limited to the Southwest portion of the site. The site is accessed via three existing curb-cuts to Yeend Street, as well as from an adjacent private road. Due to the site specific nature of PUD and Planning Approval review, the site should be limited to these existing access points, with any changes to be approved by Traffic Engineering, and comply with AASHTO standards. Due to the limited nature and task specific scope of improvements, tree and landscape compliance should not be required. The lot being created via the Subdivision process is a portion of several parcels. Since the waste water treatment plant only occupies a portion of several parcels that are otherwise in use by the Alabama State Port Authority, only that portion is under consideration for the creation of a legal lot. The size of the lot is indicated in acres on the preliminary plat but not in square feet. The final plat should include the lot size in both square feet and acres. Finally, the 25-foot minimum building setback line is not depicted on the plat or site plans. The plat and site plans should be revised to depict the 25-foot minimum building setback line. RECOMMENDATION Subdivision: The request is recommended for Tentative Approval, subject to the following conditions: 1) Placement of a note on the plat stating that the site is limited to the existing curb-cuts onto Yeend Street, with the size, design and location, or modifications to, to be approved by Traffic Engineering and comply with AASHTO standards; 2) Revision of the plat and site plans to indicate the lot size in square feet and acres; 3) Completion of the Subdivision process prior any request for new construction permits; 4) Depiction of the 25-foot minimum building setback line from Yeend Street on the final plat; 5) Compliance with Engineering comments (The following comments should be addressed prior to submitting the FINAL PLAT for acceptance and signature by the City Engineer: A. Provide a legend. B. Show and label the POC and POB. C. 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. D. 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. E. Show and label the MFFE (Minimum Finished Floor Elevation) on each lot that contains an AE, V, or X (shaded) flood zone designation. F. Provide and label the monument set or found at each subdivision corner. G. Provide the Surveyor s, Owner s (notarized), Planning Commission, - 4 -

5 and Traffic Engineering signatures. H. Provide an updated Plat to Engineering Dept. for review prior to submittal for City Engineer s signature. I. Provide a copy of the Final Plat along with the original when submitting for City Engineer signature.); 6) Compliance with Traffic Engineering comments (Driveway number, size, location and design are subject to the approved PUD for this site, and shall be approved by Traffic Engineering and conform to AASHTO standards. Any required on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 7) 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). ); 8) 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 9) Provision of revised PUD and Planning Approval site plans (1 each) to the Planning Division prior to the signing of the final plat. Planned Unit Development: The request is recommended for Approval, subject to the following conditions: 1) Placement of a note on the site plan stating that the site is limited to the existing curb-cuts onto Yeend Street, with the size, design and location, or modifications to, to be approved by Traffic Engineering and comply with AASHTO standards; 2) Revision of the plat and site plans to indicate the lot size in square feet and acres; 3) Completion of the Subdivision process prior any request for new construction permits; 4) Depiction of the 25-foot minimum building setback line from Yeend Street on the site plan; 5) Compliance with Engineering comments (ADD THE FOLLOWING NOTES TO THE PUD/PA 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. Add a note to the PUD Site Plan 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. 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.); - 5 -

6 6) Compliance with Traffic Engineering comments (Driveway number, size, location and design are subject to the approved PUD for this site, and shall be approved by Traffic Engineering and conform to AASHTO standards. Any required on-site parking, including ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 7) 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). ); 8) 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 9) Provision of revised PUD and Planning Approval site plans (1 each) to the Planning Division prior to the signing of the final plat. Planning Approval: The request is recommended for Approval subject to the following conditions: 1) Placement of a note on the site plan stating that the site is limited to the existing curb-cuts onto Yeend Street, with the size, design and location, or modifications to, to be approved by Traffic Engineering and comply with AASHTO standards; 2) Revision of the plat and site plans to indicate the lot size in square feet and acres; 3) Completion of the Subdivision process prior any request for new construction permits; 4) Depiction of the 25-foot minimum building setback line from Yeend Street on the site plan; 5) Compliance with Engineering comments (ADD THE FOLLOWING NOTES TO THE PUD/PA 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. Add a note to the PUD Site Plan 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. 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.); 6) Compliance with Traffic Engineering comments (Driveway number, size, location and design are subject to the approved PUD for this site, and shall be approved by Traffic Engineering and conform to AASHTO standards. Any required on-site parking, including - 6 -

7 ADA handicap spaces, shall meet the minimum standards as defined in Section 64-6 of the City s Zoning Ordinance.); 7) 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). ); 8) 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 9) Provision of revised PUD and Planning Approval site plans (1 each) to the Planning Division prior to the signing of the final plat

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