20220907-003: BKO Parmer SP-2021-0034D Variance Packet Part 1 of 2 — original pdf

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ITEM FOR ENVIRONMENTAL COMMISSION AGENDA COMMISSION MEETING DATE: 9/7/2022 NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: BKO Parmer (SP-2021-0034D) BKO Parmer (Steve Jamison) LOCATION: 4801 East Yager, Austin, Texas 78754 COUNCIL DISTRICT: ETJ ENVIRONMENTAL REVIEW STAFF: Tunde Daramola, Environmental Review Specialist Senior, DSD, 512-974-6316, Babatunde.Daramola@austintexas.gov WATERSHED: REQUEST: STAFF RECOMMENDATION: STAFF CONDITIONS: Harris Branch Watershed, Suburban, Desired Development Zone Variance request is as follows: Request to vary from LDC 25-8-342 to allow fill over 4feet up to 12feet. Staff recommends this variance, having determined the findings of fact to have been met. Preserve trees/natural areas.   Apply City of Austin Landscaping Ordinance on ETJ site. Provide structural containment of fill with a retaining wall.  Development Services Department Staff Recommendations Concerning Required Findings Project Name: Ordinance Standard: Watershed Protection Ordinance Variance Request: BKO Parmer To allow for fill exceeding 4 feet up to 12 feet for building construction Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes. The variance will not be providing a special privilege to the applicant. The proposed buildings are similar in size to similarly situated property. In order to facilitate this type of development levelling and additional fill is required for the buildings. Prior projects in this area had a similar situation. A prime example is Crossroad Logistics Center Additions, SP-2021-0169D. A Land Use Commission variance was granted to LDC 25-8-342 to allow fill up to 17 feet. 2. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes. Existing site conditions necessitate additional “fill” for fulfilling the requirements of two fire lane/emergency access routes as well as structural bridge for spanning the CWQZ. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes. The site is being graded as efficiently as possible to provide the required access slopes and bridge heights to minimize the amount of variance required. c) Does not create a significant probability of harmful environmental consequences. The variance does not create a significant probability of harmful Yes. consequences. The variance is a minimum deviation from code to allow for reasonable use of the property. Fill will be minimized and structurally contained with a retaining wall. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes. The project is served by four water quality/detention ponds. The development is compliant with current code. B. The Land Use Commission may grant a variance from a requirement of Section 25-8-422 (Water Supply Suburban Water Quality Transition Zone), Section 25-8-452 (Water Supply Rural Water Quality Transition Zone), Section 25-8-482 (Barton Springs Zone Water Quality Transition Zone), Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long), or Article 7, Division 1 ( Critical Water Quality Zone Restrictions ), after determining that:: 1. 1. The criteria for granting a variance in Subsection (A) are met; N/A All criteria in Subsection (A) are met 2. 3. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; N/A The proposed development is consistent with applicable zoning and surrounding properties. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. N/A The site is being graded as efficiently as possible to provide the required slopes and bridge heights. Staff Determination: Staff determines that the findings of fact have been met. Staff recommends the following conditions per approved exhibit: Preserve trees/natural areas.   Apply City of Austin Landscaping Ordinance on ETJ site. Provide structural containment of fill with a retaining wall.  Environmental Reviewer (DSD) Tunde Daramola Environmental Review Manager (DSD) _____________________________ Mike McDougal Deputy Environmental Officer (WPD) _____________________________ Liz Johnston Date 8/19/2022 Date 8/21/ /2022 Date 08/25 /2022 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM August 05, 2022 Denise Lucas, Director Development Services Department City of Austin P.O. Box 1088 Austin, Texas 78767 RE: Fill Variance Request Letter BKO Parmer 4801 East Yager Lane SP-2021-0034D LDC 25-8-342 Fill Requirements Dear Ms. Lucas: On behalf of the owner, we are requesting a variance for fill in excess of four (4) feet for the proposed development of the BKO Parmer site development permit (SP-2021-0034D) located at 4801 East Yager Lane. The subject project is located in the 2-mile Extraterritorial Jurisdiction (ETJ). The property is currently undeveloped and is located at the southwest corner of the intersection of East Parmer Lane and East Yager Lane. City of Austin | Environmental Commission Variance Application Guide 1 August 05, 2022 This project proposes the construction of apartments, a hotel and a convenience store, with four (4) water quality / detention ponds, six driveways and all associated grading, paving, water, wastewater, and drainage improvements. The applicant proposes to place new improvements on the property in a manner to minimize adverse impacts to the natural character of the property. The site is in the Harris Branch Watershed, which is a Suburban Watershed. The subject tract is not located over the Edwards Aquifer Recharge Zone. City of Austin | Environmental Commission Variance Application Guide 2 August 05, 2022 With regard to the proposed variance, we respectfully suggest the following conditions be considered: 1. Preservation of trees and/or natural areas not already required to be preserved in the ETJ: o Trees Saved 787 trees = 10,693 inches 2. Apply City of Austin Landscaping Ordinance on this ETJ site: o Added 118 Street Yard Trees (118 Trees Required) = (177 inches added) o Added 174 Landscape Islands/Medians/Peninsulas Trees = (261 inches added) o Total Trees Added = 292 Trees = (438 inches added) 3. Added retaining walls (1,375 lf) to contain the major fill areas. The project requires leniency from the following code section: Division 5. ‐ Cut, Fill, and Spoil. § 25-8‐342 ‐ FILL REQUIREMENTS. (A) Fill on a tract of land may not exceed four feet of depth, except: (1) in an urban watershed; (2) in a roadway right‐of‐way; (3) under a foundation with sides perpendicular to the ground, or with pier and beam construction; (4) for construction of a water quality control or detention facility and appurtenances for conveyance such as swales, drainage ditches, and diversion berms, if: the fill is the minimum necessary for the appropriate functioning of the design and location of the facility within the site minimize the (a) amount of fill over four feet; (b) the facility; and (c) 15 percent or within 100 feet of a classified waterway; the fill is not located on a slope with a gradient of more than (5) for utility construction or a wastewater drain field; or (6) in a state‐permitted sanitary located landfill in the extraterritorial jurisdiction, if: floodplain; (a) the fill is derived from the landfill operation; (b) the fill is not placed in a critical water quality zone or a 100‐year the landfill operation has an erosion and restoration plan (c) approved by the single office; and (d) all other applicable City Code and County Code provisions are met. Fill for a roadway must be contained within the roadway clearing width (B) A fill area must be restored and stabilized. (C) described in Section 25-8‐322 (Clearing For A Roadway). City of Austin | Environmental Commission Variance Application Guide 3 August 05, 2022 The Land Development Code allows Land Use Commission Variances per the following: It is the applicant's burden to establish that the findings described in this Division 3. ‐ Variances. § 25‐8‐41 ‐ LAND USE COMMISSION VARIANCES (A) Section have been met. Except as provided in Subsections (B) and (C), the land use commission may grant a variance from a requirement of this subchapter after determining that: (1) to owners of other similarly situated property with approximately contemporaneous development subject to similar code requirements; (2) the requirement will deprive the applicant of a privilege available is not necessitated by the scale, layout, construction method, the variance: (a) or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; (b) necessary to allow a reasonable use of the property; and (c) environmental consequences; and development with the variance will result in water quality that is at least is the minimum deviation from the code requirement does not create a significant probability of harmful (3) equal to the water quality achievable without the variance. The findings of fact concerning the need for the variance are outlined below. We respectfully seek your consideration and support of this variance request. If you have any questions, please feel free to call our office at (737) 484-0880. Stephen R. Jamison, P.E. Jamison Civil Engineering LLC (TBPE Firm #F-17756) City of Austin | Environmental Commission Variance Application Guide 4 08/05/2022Stephen R. Jamison P.E., Jamison Civil Engineering, LLC June 29, 2022 PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Street Address 13812 Research Blvd. #B-2 City State ZIP Code Austin, Texas 78750 Work Phone E-Mail Address Case Name Case Number Variance Case Information 737-484-0880 steve@jamisoneng.com BKO Parmer SP-2021-0034D Address or Location 4801 East Yager Lane Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Tunde Daramola Current Code Watershed Name Harris Branch Creek Watershed Classification Edwards Aquifer Recharge Zone ☐Urban ☐ Suburban ☐Water Supply Suburban ☐Water Supply Rural ☐ Barton Springs Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment ☐ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway Water and Waste Water service to be provided by ☐ Yes ☐ No +/- 0 feet to Harris Branch Creek (Intermediate) – on site +/- 0 feet to Harris Branch Creek (Minor) – on site Austin Water Utility City of Austin | Environmental Commission Variance Application Guide 5 June 29, 2022 Request Impervious cover Square Footage: Acreage: Percentage: Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) The variance request is as follows (Cite code references): LDC 25-8-342 Fill Requirements (12.0 feet max.) Existing 5,060 sf 0.12 ac. 0.1% Proposed 1,237,287 sf 28.40 ac. 33.9% The property has slopes that vary from 0% to 15%. The slope breakdown is as follows: 0-15% Slopes ---> 81.34 acres 15-25% Slopes ---> 1.81 acres 25-35% Slopes ---> 0.34 acres Over 35% Slopes ---> 0.26 acres The elevation ranges from a low point of 584.0’ to a high point of 635.0’. The majority of the ground vegetation is typical hill country grasses/prairie/woods in good condition. The majority of the existing soils consists of soils ranging from Ferris-Heiden Complex, Heiden Clay and Houston Black Clay, (all Class D Hydrologic Group) A portion of the property contains CWQZ and Wetland CEFs. A portion of this site is located within the fully developed 4% & 1% Annual Chance Flood Plain (25-Year & 100-Year). The plan complies with all current codes. Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) City of Austin | Environmental Commission Variance Application Guide 6 June 29, 2022 FINDINGS OF FACT Ordinance: A. 1. 2. As required in LDC Section 25-8-41, in order to grant a variance, the Land Use Commission must make the following findings of fact. Included below is an explanation alongside each applicable finding of fact. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes Nearby projects have been granted similar variances: Applied Materials Logistics Service Center (LI-PDA Ordinance 20201210-071), Crossroads Logistics Center (SP-2021-0015D), and Crossroads Logistics Center Additions (SP-2021-0169D). (SP-2020-0321C), Samsung The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes b) Yes c) Yes The site conditions necessitate additional fill for providing: a. The requirement to provide two (2) fire lane / emergency access routes b. The structural bridge required for spanning the CWQZ / 100-year flood throughout the project. plain. c. The required structural bridge elevation/clearance to maintain the minimum height above the fully developed 100-year flood plain water surface elevation. Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; The site is being graded as efficiently as possible to provide the required access slopes and bridge heights – to minimize amount of variance needed as possible. Does not create a significant probability of harmful environmental consequences. No harmful environmental consequences the variance. Additionally, conditions are proposed to further protect the environment including preserving natural areas, planting additional trees/landscaping, and revegetation of site. result from City of Austin | Environmental Commission Variance Application Guide 7 June 29, 2022 Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes The development is compliant with current code and will meet all water quality regulations. 3. **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 8 June 29, 2022 A Exhibits for Commission Variance o Aerial photos of the site o Site photos o Aerial photos of the vicinity o Context Map—A map illustrating the subject property in relation to developments in the vicinity to include nearby major streets and waterways o Topographic Map - A topographic map is recommended if a significant grade change on the subject site exists or if there is a significant difference in grade in relation to adjacent properties. o For cut/fill variances, a plan sheet showing areas and depth of cut/fill with topographic elevations. o Site plan showing existing conditions if development exists currently on the property o Proposed Site Plan- full size electronic or at least legible 11x17 showing proposed development, include tree survey if required as part of site or subdivision plan o Environmental Map – A map that shows pertinent features including Floodplain, CWQZ, WQTZ, CEFs, Setbacks, Recharge Zone, etc. o An Environmental Resource Inventory pursuant to ECM 1.3.0 (if required by 25-8-121) o Applicant’s variance request letter City of Austin | Environmental Commission Variance Application Guide 9 BKO PARMER ➤➤ N N 1000 ft TOPO SOURCE: DESIGN SURVEY DATE OF SURVEY: AUGUST 2020 *THIS SHEET IS FOR CUT AND FILL EXHIBIT PURPOSES ONLY. SEE OTHER SHEETS FOR ALL EXISTING AND PROPOSED UTILITY LINE LOCATIONS. **PRESERVATION OF TREES AND/OR NATURAL AREAS NOT ALREADY REQUIRED TO BE PRESERVED IN THE ETJ: TREES SAVED 787 TREES = 10,693 INCHES MAXIMUM FILL = 12.0 FEET C I T Y O F A U S T I N A U S T I N 2 - M I L E E T J WQ & DETENTION POND 'C' N O P A R K I N G WQ & DETENTION POND 'B' CITY OF AUSTIN AUSTIN 2-MILE ETJ SLIDING GATE WQ & DETENTION POND 'A' SLIDING GATE SLIDING GATE N O P A R K I N G GRASSPAVE S L I D I N G G A T E S L I D I N G G A T E S L I D I N G G A T E S L I D I N G G A T E WQ & DETENTION POND 'D' S L I D I N G G A T E E C J ) 6 5 7 7 1 - F # . G E R M R F E P I . X T ( 2 - B # . D V L B H C R A E S E R 2 1 8 3 1 0 5 7 8 7 S A X E T , I N T S U A 0 8 8 0 - 4 8 4 ) 7 3 7 ( : I E C F F O . M O C G N E N O S M A J @ O F N I I I C L L G N I R E E N G N E L I V I C N O S I M A J R E M R A P O K B I I T B H X E L L F T U C I S A X E T , I N T S U A E N A L R E M R A P T S A 1 0 8 4 L L I F T U C : t o h s p a n S g w d . \ I L L F T U C S N A L P G W D \ \ r e m r a P O K B \ : J R S : y B n w a r D J R S : y B d e k c e h C 1 2 / 5 0 / 2 0 : t e a D : ) . t r e V l ( e a c S ' 0 0 1 = 1 : : ) . r o H l ( e a c S CAUTION!!! CONTRACTOR SHALL LOCATE ANY/ALL EXISTING UTILITIES PRIOR TO ANY SITE WORK, (BOTH HORIZONTALLY AND VERTICALLY). THE DESIGN ENGINEER WILL NOT BE RESPONSIBLE FOR DAMAGES TO ANY EXISTING UTILITIES OR FOR ANY CONFLICTS THAT MAY ARISE DUE TO ANY UTILITIES NOT PROPERLY LOCATED. . o N b o J H : e l i F : 1 i n o s v e R i : 2 i n o s v e R i : 3 i n o s v e R i : 4 i n o s v e R i SHEET of 36 165 SP-2021-0034D 4801 EAST YAGER LANETOPO SOURCE: DESIGN SURVEY DATE OF SURVEY: AUGUST 2020 B U I L D I N G # 5 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E F F E = 6 3 1 . 1 N O P A R K I N G D D F F E = 6 2 9 . 1 B U I L D I N G # 4 T Y P E 2 1 8 , 3 3 0 S F . S L A B O N G R A D E WQ & DETENTION POND 'C' G A R A G E 1 9 F F E = 6 3 1 . 1 B U I L D I N G # 6 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E D D G A R A G E 1 8 G A R A G E 1 7 F F E = 6 3 0 . 6 B U I L D I N G # 7 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E F F E = 6 2 5 . 6 B U I L D I N G # 8 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E D D G A R A G E 1 6 G A R A G E 1 5 FFE=619.5 4 - STORY APARTMENT 34,160 SF 60' HT. SLAB ON GRADE POOL NO PARKING NO PARKING N O P A R K I N G F F E = 6 1 9 . 5 1 5 , 8 1 0 S F B U I L D I N G # 3 P A R K I N G G A R A G E S L A B O N G R A D E 6 0 ' H T . 1 7 , 7 2 0 S F 4 - S T O R Y A P A R T M E N T F F E = 6 1 8 . 1 NO PARKING NO PARKING G A R A G E 1 4 G A R A G E 1 3 GARAGE 12 GARAGE 11 PARKING GARAGE BUILDING #4 17,780 SF FFE=618.1 N O P A R K I N G GARAGE 10 GARAGE 9 WQ & DETENTION POND 'B' GARAGE 20 BUILDING #9 TYPE 1 17,190 SF. SLAB ON GRADE FFE=628.1 POOL C L U B B H S L A F B F O UIL 4 , 8 O U S DIN 8 0 S G E N G = 6 3 R F . A 5 . 6 D E E/O # 1 3 F FIC E S L I D I N G G A T E G N I K R A P O N NO PARKING S L I D I N G G A T E F F E = 6 3 5 . 6 B U I L D I N G # 1 2 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E S L I D I N G G A T E GARAGE 21 BUILDING #10 TYPE 1 17,190 SF. SLAB ON GRADE FFE=628.1 D D D D WQ & DETENTION POND 'D' B U I L D I N G # 1 1 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E F F E = 6 3 2 . 6 S L I D I N G G A T E P R O P O S E D 4 - S T O R Y A P A R T M E N T B U I L D I N G 8 3 , 4 0 0 S F . S L A B O N G R A D E F F E = 6 3 7 . 6 N O P A R K I N G N O P A R K I N G S L I D I N G G A T E 7 E G A R A G 8 E G A R A G 6 E G A R A G B L D G 1 A FITNESS 2,800 SF POOL 2,400 SF NO PARKING NO PARKING I E G A R A G G N K R A P Y R O T S - 1 T N E M T R A P A Y R O T S - 4 F S 6 6 7 , 5 4 . T H ' 0 6 E D A R G N O B A L S 6 . 9 2 6 = E F F 1 E G A R A G 2 E G A R A G 3 E G A R A G I G N K R A P O N I G N K R A P O N 4 - STORY APARTMENT/ 1-STORY PARKING GARAGE 37,079 SF 60' HT. SLAB ON GRADE FFE=622.6 GARAGE 5 GARAGE 4 NO PARKING NO PARKING 4 - STORY HOTEL 16,250 SF 75' HT. SLAB ON GRADE FF=610.3 POOL E R O T S E C N E N E V N O C I . F S 0 2 6 , 7 E D A R G N O B A L S 6 . 0 1 6 = F F O N I G N K R A P WQ & DETENTION POND 'A' E C J ) 6 5 7 7 1 - F # . G E R M R F E P I . X T ( 2 - B # . D V L B H C R A E S E R 2 1 8 3 1 0 5 7 8 7 S A X E T , I N T S U A 0 8 8 0 - 4 8 4 ) 7 3 7 ( : I E C F F O . M O C G N E N O S M A J @ O F N I I I C L L G N I R E E N G N E L I V I C N O S I M A J R E M R A P O K B T B I I H X E E E R T D E V A S E N A L R E M R A P T S A E 1 0 8 4 S A X E T , I N T S U A L L A R E V O : t o h s p a n S P S D : y B n w a r D J R S : y B d e k c e h C 1 2 / 5 0 / 2 0 : t e a D : ) . t r e V l ( e a c S ' 0 0 1 = 1 : : ) . r o H l ( e a c S **PRESERVATION OF TREES AND/OR NATURAL AREAS NOT ALREADY REQUIRED TO BE PRESERVED IN THE ETJ: TREES SAVED 787 TREES = 10,693 INCHES CAUTION!!! CONTRACTOR SHALL LOCATE ANY/ALL EXISTING UTILITIES PRIOR TO ANY SITE WORK, (BOTH HORIZONTALLY AND VERTICALLY). THE DESIGN ENGINEER WILL NOT BE RESPONSIBLE FOR DAMAGES TO ANY EXISTING UTILITIES OR FOR ANY CONFLICTS THAT MAY ARISE DUE TO ANY UTILITIES NOT PROPERLY LOCATED. . o N b o J : e l i F : 1 i n o s v e R i : 2 i n o s v e R i : 3 i n o s v e R i : 4 i n o s v e R i SHEET of 08 165 SP-2021-0034D 4801 EAST YAGER LANEE C J ) 6 5 7 7 1 - F # . G E R M R F E P I . X T ( 2 - B # . D V L B H C R A E S E R 2 1 8 3 1 0 5 7 8 7 S A X E T , I N T S U A 0 8 8 0 - 4 8 4 ) 7 3 7 ( : I E C F F O . M O C G N E N O S M A J @ O F N I I I C L L G N I R E E N G N E L I V I C N O S I M A J R E M R A P O K B D E V A S I - T S L E E R T E N A L R E M R A P T S A E 1 0 8 4 S A X E T , I N T S U A I N O S O R E : t o h s p a n S P S D : y B n w a r D J R S : y B d e k c e h C 1 2 / 5 0 / 2 0 : t e a D : ) . t r e V l ( e a c S ' 0 4 = 1 : : ) . r o H l ( e a c S **PRESERVATION OF TREES AND/OR NATURAL AREAS NOT ALREADY REQUIRED TO BE PRESERVED IN THE ETJ: TREES SAVED 787 TREES = 10,693 INCHES CAUTION!!! CONTRACTOR SHALL LOCATE ANY/ALL EXISTING UTILITIES PRIOR TO ANY SITE WORK, (BOTH HORIZONTALLY AND VERTICALLY). THE DESIGN ENGINEER WILL NOT BE RESPONSIBLE FOR DAMAGES TO ANY EXISTING UTILITIES OR FOR ANY CONFLICTS THAT MAY ARISE DUE TO ANY UTILITIES NOT PROPERLY LOCATED. . o N b o J : e l i F : 1 i n o s v e R i : 2 i n o s v e R i : 3 i n o s v e R i : 4 i n o s v e R i SHEET of 17 165 SP-2021-0034D 4801 EAST YAGER LANEDYNAMIC FINANCE CORPORATION "TRACT 3-1" 39.285 ACRES DOC. 2013122753 O.P.R.W.C.T. 2106 2107 205 1078 2109 2108 1077900 902 C I T Y O F A U S T I N A U S T I N 2 - M I L E E T J 2103 2104 N 1 7 ° 5 2 ' 4 0 " E 4 4 9 . 1 2 ' D D D D P P 329 311 313 313 312 312 P P 314 314 316 317 318 318 319 321 333 338 338 339 339 N E W C E F S E T B A C K F F E = 6 2 6 . 5 B U I L D I N G # 6 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E P P P P B U I L D I N G # 7 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E P P F F E = 6 2 6 . 0 P P D D D D P F F E = 6 2 1 . 0 P P 305 P 340 341 341 306 357 P C R E E K ℄ 343 342 345 346 344 350 B U I L D I N G # 8 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E P P 351 351 352 P P ORIGINAL CWQZ 778 358 358 P 355 355 308 308 1071 1065 N 1 8 ° 0 1 ' 3 2 " E 4 7 5 . 5 1 ' 1076 867 1073 870 868 1072 869 873 JCE 1% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) 325 324 327 1079 323 326 10811082 1080 871 872 1075 1074 328 328 322 322 315 JCE 4% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) 760 332 332 320 330 331 1094 1093 1090 1089 1096 1095 1097 1092 906 1091 1088 1087 1070 10861085 1069 1084 1098 1099 O R C W I G 1100 I 905 N Q A L Z 753 754 756 755 759 758 757 769 899762 761 766 765 767 768 852 851 763 837 304 850 764 836 835 773 772 771 770 853 849 774 1066 1067 1068 CEF (WETLANDS) 1083 336 336 335 334 337 337 N 7 2 ° 5 8 ' 5 8 " W 1 3 7 848 2 . 0 1 ' 1058 1059 1061 788 10571056 866 1060 909 1062 1063 1064 CEF (WETLANDS) 791 775 777 786898 787 776 785 895 783 847 790789 892 894 784 893 896 794 891 889 ORIGINAL CWQZ 793 890 792 797 796 1201 795 1202 887 1203 888 P H A S E 5 P H A S E 6 834 779 P P P P P P P P P P P P 1055 N 7 3 ° 0 0 ' 0 5 " W 1 3 6 8 . 3 5 ' 886 1204 885 1205 1206 1209 P 1208 1207 1210 883 881 P P A R K C R O S S - I N G O V A G R E E M E N T E R P P 360 361 362 362 365 P P P P P D D P P D N D W R E F . W D R E F . D W D W D W R E F . R E F . D W D W R E F . D W D W W D W D D W W D R E F . D W R E F . W D R E F . D W R E F . D W D W P P P P P A C C E S S I B L E R O U T E P H A S E 5 P H A S E 6 P S L I D I N G G A T E D W R E F . R E F . D W W D R E F . W D D W M o n i t o r M o n i t o r M o n i t o r P r i n t e r V T " 2 5 R E F . P P P W D R E F . D W W D D W R E F . R E F . D W 8 3 , 4 0 0 S F . S L A B O N G R A D E F F E = 6 3 3 . 0 R E F . D W W D D W D W D W R E F . R E F . D W G A Z E B O G A Z E B O P L A Y G R O U N D P L A Y G R O U N D P O O L P O O L P O O L 1051 1050 1048 880 1053 1052 1054 910 1046 1045 864 1044 1043 1049 1047 1033 1032 1034 N E W C E F S E T B A C K 841 842 840 863 843 857 D N D W D W R E F . D W D W D W P R O P O S E D 4 - S T O R Y A P A R T M E N T R E F . R E F . R E F . R E F . D W D W W W D D DW D W R E F . E L E V . 2 B U I L D I N G P P P P P D W R E F . D W W D R E F . D W W D D W R E F . D W D W R E F . W D D W R E F . R E F . D W D W R E F . W D W D R E F . D W D W R E F . D W W D D W D W R E F . R E F . D W D W R E F . W D D W D W R E F . P P A C C E S S I B L E R O U T E V A N N O P A R K I N G V A N P P P V A N N O P A R K I N G V A N P P P P V A N V A N P P D W R E F . D W R E F . R E F . D W R E F . W D D W D W R E F . W D D W R E F . D W W D D W S T R E E T Y A R D ( Y A G E R ) S Y P S Y P S Y P S Y P S Y S Y S Y S Y 816 S Y P S L I D I N G G A T E L 2 S Y L3 D W E L E V . 1 D W D W R E F . R E F . D W W D D W D W R E F . D W R E F . W D S Y P F i l e C a b . F i l e C a b . F i l e C a b . S Y P S L I D I N G G A T E P 833 S Y S Y 1001 S Y 1002 P S Y S Y S Y 817 S Y S Y S 1 7 ° 3 9 ' 3 9 " W 3 9 1 . 7 1 ' P O O L M AIN T E N A N C E T H E A T E R M E R O C H. O M C L B U C Y S B E N E S R C S (cid:18) A F E U P A TIO B H W O R K R O O M U C C L S T. M A N A O G E F FIC R'S E A S M A SIS N A O F T A G E N T R'S S FIC L E A B C O M M R U NIT M Y O O UIL O U S DIN 4 , 8 8 L E A SIN G B O F F F O Y E R E N G G # 1 3 0 S F . = 6 3 R C S O E O R R A VIC DIN D T E A O R E C O N F 1 . 0 E E C N R R O O M E M AIL R O O M E N T R Y E/ O L A U N D R Y W O M E N'S M E N'S F R E F. FIC L E C O S T E FIT N E S S P S L I D I N G G A T E P P B U I L D I N G # 1 2 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E P VAN NO PARKING P N A V G N I K R A P O N N A V P S T R E E T Y A R D ( Y A G E R ) P S Y S T R E E T Y A R D ( Y A G E R ) S Y P S Y S I G N M O N U M E N T 978 S Y S Y S Y 976 977 1% FEMA FLOOD PLAIN CEF (WETLANDS) 356 421 420 JCE 1% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) JCE 4% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) 385 384 384 383 383 382 386 381 381 380 380 378 377 379 401 NEW CEF SETBACK 370 P 387 387 389 389 ORIGINAL 388 CWQZ 390 391 391 P P P P BUILDING #9 TYPE 1 17,190 SF. SLAB ON GRADE P P FFE=623.5 392 393 397 394 394 395 396 P 398 P P P 412 P 411 411 409 409 410 P H A S E 4 P H A S E 569 5 660 664 667 663 665 671 673 662 668 669 670 N E 672 W C 678 EF SETBA C K 679 682 680 697 692 681 694 693 555 P P 567 568 566 565 674 675 676 ORIGINAL CW QZ P P 559 P P P P P D D D D D D D D P BUILDING #10 TYPE 1 17,190 SF. SLAB ON GRADE FFE=623.5 P W P P P P S Y S Y S Y S Y S Y S Y S Y S Y S 1 7 ° 0 0 ' 5 8 " W 3 1 0 . 4 0 ' 2110 2111 2113 2114 2115 2112 S Y 982 S Y 988 989 990 986 987 S Y S Y S Y 983 984 985 S Y S Y 980 979 981 B U I L D I N G # 1 1 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E F F E = 6 2 8 . 0 S Y 601 2116 S Y S Y S Y S Y S Y S Y S Y S Y S Y 2120 S Y S Y S Y 2123 2124 2121 2122 2119 2117 2118 S L I D I N G G A T E S Y S T R E E T Y A R D ( Y A G E R ) S 1 6 ° 0 0 ' 5 0 " W 2 8 0 . 6 8 ' S Y S Y FLOWER OF LIFE HEALING MINISTRIES LOT 1 DOCUMENT NO. 2015149953 O.P.R.T.C.T. TERRY TYRONE HARMON 6.364 ACRE DOCUMENT NO. 2004210532 O.P.R.T.C.T. N 1 8 ° 1 9 ' 2 6 " E 1 1 0 . 8 8 ' 2052 2051 2062 2053 2063 1 L 2036 2035 450 2049 2047 2048 2054 2061 2056 2055 2057 N 1 7 ° 5 1 ' 3 5 " E 6 1 8 . 5 8 ' F F E = 6 2 6 . 5 B U I L D I N G # 5 T Y P E 1 1 7 , 1 9 0 S F . S L A B O N G R A D E P V A N V A N N O P A R K I N G P 2101 432 433 445 447 446 448 P D D D D P P P P F F E = 6 2 4 . 5 P P P H A S E 5 P H A S E 4 P B U I L D I N G # 4 T Y P E 2 1 8 , 3 3 0 S F . S L A B O N G R A D E P P N36°37'39"E 358.66' 2038 2037 2032 2029 P P P P P 4 - STORY APARTMENT 34,160 SF 60' HT. SLAB ON GRADE FFE=614.9 POOL 427 O R I G I N A L C W Q Z P P 4 - STORY APARTMENT 17,720 SF 60' HT. SLAB ON GRADE FFE=613.5 P P P P P P P P P G A R A G E 1 5 P P P P G A R A G E 1 4 N E W C E F S E T B A C K 469 486 489 487 488 472 493 491 492 470 471 P H A S E 5 P H A S E 4 463 462 467 464 465 466 461 495 496 C R 494 E ℄ E K 499 500 497 498 501 424 547 422 423 541 544 543 542 538 545 537 419 550 549 536 535 534 539 540 529 551 548 552 553 531 554 530 533 528 532 527 526 525 524 523 661 520 521 522 502 503 504 505 729 728 727 726 508 725 724 514 512 546 506 507 509 510 519 515 517 516 518 511 513 DYNAMIC FINANCE CORPORATION "TRACT 2-2" 56.597 ACRES DOC. 2013122753 O.P.R.W.C.T. CITY OF AUSTIN AUSTIN 2-MILE ETJ 1925 1922 1918 1916 1923 1919 1920 1921 1917 P P P NO PARKING NO PARKING P P 1958 1959 1960 1966 N27°34'04"E 634.17' 1957 F E C ) S 1924 D N A L T E W ( NEW CEF SETBACK 1981 1980 1979 1973 1977 1982 1978 1976 1983 ℄ K E E R C 1894 1893 1892 P P P P P 1975 1974 P H A S E 4 P H A S E 1 1985 1986 N E W C E F S E T B A C K 1984 1988 1987 1989 P 2020 2021 P 2022 P 1926 1927 1951 1950 1949 1948 1956 1885 1884 N25°23'18"E 139.08' 1910 1912 1913 P CARPORT 10 P U P D N PARKING GARAGE BUILDING #2 FFE=615.00 CARPORT 9 B B L L D D G G 1 1 A A P R A C K B A R B E L L OPEN MAT SPACE P O O L TRAS H RECY. LOCKERS & STORAGE JUMP BOX C L O S E T M E C H . R R R R SLAT WALL 1 , 8 7 8 s f A R E A F R E E W E G H T S I 2 8 2 s f I S P N S T U D O I 3 9 5 s f Y O G A S T U D O I B A L L I P C K L E P I F T N E S S B L D G 2 & P B A L L I P C K L E P P P F F E = 6 1 4 . 9 1 5 , 8 1 0 S F B U I L D I N G # 3 P A R K I N G G A R A G E P P P PHASE 1 PHASE 2 1869 1870 1871 1857 CARPORT 5 P P G A R A G E 7 N E W C E F S E T B A C K G A R A G E 8 W P G A R A G E 6 P R P P P P B L D G 2 C A R P O R T (cid:27) P W C A R P O R T 7 C A R P O R T 6 P P P P P U P D N F F E = 6 0 8 . 0 B U I L D N G # 1 I I P A R K N G G A R A G E U P D N I P R V A T E Y A R D 0 ' - 1 " Y A R D I P R V A T E 0 ' - 1 " I P R V A T E Y A R D 0 ' - 1 " I P R V A T E Y A R D 0 ' - 1 " Y A R D I P R V A T E 0 ' - 1 " Y A R D I P R V A T E 0 ' - 1 " Y A R D I P R V A T E 0 ' - 1 " I P R V A T E Y A R D P P U P D N I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D N28°52'49"E 181.85' D R A Y T E E R T S ) R E M R A P ( P S Y S Y S Y NO PARKING NO PARKING P R S Y S Y P S Y S L A B O N G R A D E F F E = 6 2 5 . 0 6 0 ' H T . 2 9 , 2 8 0 S F 4 - S T O R Y A P A R T M E N T S L A B O N G R A D E 4 - S T O R Y A P A R T M E N T F F E = 6 2 5 . 0 TRASH CART 82"X43" TRASH CART 82"X43" TRASH CART 82"X43" TRASH CART 82"X43" U P P C A R P O R T 1 S Y P I G N K R A P O N C A R P O R T 2 P C A R P O R T 3 P B L D G 1 B C A R P O R T 4 I G N K R A P O N D R A Y T E E R T S ) R E M R A P ( S Y P S Y P S Y S Y S Y S Y S Y P S Y ' 2 2 . 7 8 1 1 E " 1 5 8 5 ° 9 5 S ' 302 301 S YS Y S Y P S Y S Y S Y P S Y S Y P G A R A G E 1 G A R A G E 2 G A R A G E 3 S Y P P S Y S Y S Y S Y P S Y S Y P S Y S Y S Y S Y S Y P S Y S Y S Y S Y S Y S Y S Y S Y L A N E I F R E P A V G R A S S - L A N E I F R E TRASH STAGING AREA TRASH STAGING AREA 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T 8 2 " X 4 3 " T R A S H C A R T Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E Y A R D I P R V A T E 4 STORY APARTMENT SLAB ON GRADE 6 0 FFE=618.0 F F E = 6 1 8 . 0 S L A B O N G R A D E 1 5 , 2 6 0 S F ' H T . 4 - S T O R Y A P A R T M E N T Y A R D I P R V A T E U P P P GARAGE 5 GARAGE 4 P PHASE 1 PHASE 2 P NO PARKING NO PARKING P S Y P S Y P P P 4 - STORY HOTEL 16,250 SF 75' HT. SLAB ON GRADE FF=605.7 S Y D R A Y T E E R T S ) R E M R A P ( S Y P S Y P S Y P P PHASE 2 PHASE 3 D R A Y T E E R T S ) R E M R A P ( S Y P P P CONVENIENCE STORE 7,620 SF. SLAB ON GRADE FF=606.0 S Y P O N I G N K R A P STREET YARD (YAGER) S Y S Y P S Y P 21 S Y S Y S Y S Y S Y S Y S Y S Y S Y 2129 S Y S Y 2132 2131 S Y S Y 2130 2128 S Y 2127 57 S Y S Y S Y 2126 S Y S Y 2125 S Y L6 P 4 L P P NO PARKING NO PARKING GARAGE 11 GARAGE 10 P 1994 P H A S E 4 P H A S E 2 NEW CEF SETBACK 903 901 902 904 934 925 926 927 935 936 928 929 930 931 932933 924 922 921 915 914 909 913 908 905 907 906 2017 1% FEMA FLOOD PLAIN 801 910 911 912 CEF (WETLANDS) 939 941 940 42 942 P P GARAGE 13 GARAGE 12 PHASE 4 PHASE 2 730 731 732 736 733 742 741 738 737 735 740 734 802 937 938 739 696 695 CREEK ℄ 746 743 744 745 747 PARKING GARAGE BUILDING #4 17,780 SF FFE=613.5 P P O R I G I N A L C W Q Z 805 806 804 803 574 570 573 572 575 571 799 798 797 800 795 796 794 793 576 579 748 749 750 752 751 688 698 690 689 699 700 701 687 691 706 702 705 704 703 707 708 709 710 711 P H A S E 4 P H A S E 3 723 722 721 788 787 786 784 785 782 781 780 779 778 776 775 777 772 774 771 773 719 717 714 716 715 5 L 825 580 581 823 790 789 783 792 753 760 791 754 578 577 582 757 759 758 593 592 761762 585 755 756 587 588 589 590 600 584 583 586 826 827 828 829 830 824 837 763 764 594 766 591 599 31 32 838 840 839 841 843 842 34 33 35 36 770 768 765 595 596 767 CWQZ 597 598 831 832 833 NEW CEF SETBACK 836 809 814 813 812 818 815 817 816 819 887 886 885 883 881 880 879 882 891 895 890 894 892 893 896 897 898 899 943 900 37 875 876 874 850 40 847 39 848849 844 845 878 869 868 867 866 862 865 41 861 860 859 857 864 863 853 852 855 854 858 856 2156 2154 2155 2166 769 2165 2164 2163 2161 835 2162 2160 2159 2158 (200' R.O.W.) 2018 2019 889 888 O 43 RIGIN W C A L Q Z 45 44 991 46 N E W C E F S E T B A C K P P POOL P P 1647 84 85 82 83 88 87 86 17 95 97 94 90 92 91 89 93 1601 1603 1604 1602 10 17 1606 1605 993 994 995 2 992 997 996 16 998 999 971 970 965 13 8 9 7 6 11 1 PHASE 2 1000 PHASE 3 4 3 5 969 12 14 15 966 ℄ K E E R C 19 28 29 30 27 26 25 L A RIGIN Z Q W C O 22 2142 2143 944 945 964 961 49 48 47 946 948 949 947 963 962 950 953 951 952 955 968 967 960 956 954 957 959 958 2153 2152 2151 S29°38'35"W 1295.52' 2150 2145 2144 2149 2147 2146 2148 JCE 1% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) JCE 4% ANNUAL CHANCE FLOOD PLAIN (FULLY DEVELOPED CONDITIONS) *YAGER LANE OFFSITE UTILITIES (C8J-2020-0080.0BPA - BY OTHERS) (CURRENTLY UNDER REVIEW) P R O P . 1 ( B 8 " P Y P R O H O V T C E W D O P . C 4 . _ _ 0 ' R W S ) L I N E _ W _ W _ _ E _ _ S _ M _ _ T . ELIZABETH ANN WEBSTER, TRUSTEE OF THE ELIZABETH ANN WEBSTER TRUST, EMILY MORRIS SULLIVAN, TRUSTEE OF THE EMILY MORRIS TRUST, ANN MALLORY CALLAWAY, TRUSTEE IF TGE AMY MALLORY CALLAWAY TRUST, AND MARY ELIZABETH DUNCAN, TRUSTEE OF THE MARY ELIZABETH DUNCAN TRUST 40.00 ACRES DOC. 2000035245 O.P.R.W.C.T. DRAWN BY: CHECKED BY: JMB BBL PROJECT #: 19-2426 GIST E R E D AR RIA N B. L U E R B C H I T C E K E C T S T 2811 4 A T E FO XE T SA Issue: 6-28-2022 Exp: 2-28-23 LDG DEVELOPMENT 1469 SOUTH FOUTH STREET, LOUISVILLE, KY (P) 502-609-4940 ) . . W O R . ' 0 0 2 ( S A X E T , I N T S U A , E N A L R E M R A P T S A E 1 0 8 4 3 5 6 8 7 R E M R A P O K B No. Revision Date C o m p l e t e L a n d s c a p e T R E E S S Y M B O L Q T Y . 2 5 i B O T A N I C A L N A M E C O M M O N N A M E S I Z E Q u e r c u s s h u m a r d i S h u m a r d O a k 1 2 ' H t . 1 0 '- . C a l 3 " Q u e r c u s m u h l e n b e r g i C h i n q u a p i n O a k ( M i n . 1 2 ' H t . 1 0 '- C a l 3 " U l m u s c r a s s i f o l 7 i a . i ) R E M A R K S D a r k S i n g l e T r u n k , C a n o p y , l F u l G r e e n , B & B M a t c h e d , D a r k S i n g l e T r u n k , C a n o p y , l F u l G r e e n , B & B M a t c h e d , D a r k S i n g l e T r u n k , C a n o p y , l F u l G r e e n , B & B M a t c h e d , B r i g h t R E M A R K S H e a l t h y , , l F u l P l a n t 2 4 " , l F u l P l a n t O . C . H e a l t h y , O . C . 1 2 " B r i g h t TERRY TYRONE HARMON 4.25 ACRE DOCUMENT NO. 2004210532 O.P.R.T.C.T. ETJ SITE PLAN NOTE THIS SITE IS LOCATED OUTSIDE OF THE CITY LIMITS AND WILL COMPLY WITH ONLY PARKING LOT TREE SPACING REQUIREMENTS AND STREET YARD TREE REQUIREMENTS DROUGHT PLANTING NOTE "IF ESTABLISHING VEGETATION DURING ANY STAGE OF A DROUGHT, SECTION 6-4-30 MAY REQUIRE A VARIANCE. CONTACT AUSTIN WATER CONSERVATION STAFF AT WATERUSECOMPVAR@AUSTINTEXAS.GOV OR CALL (512) 974-2199. NOTE: "THE OWNER WILL CONTINUOUSLY MAINTAIN THE REQUIRED LANDSCAPING IN ACCORDANCE WITH LDC SECTION 25-2-984." NOTE: ADEQUATE BARRIERS BETWEEN ALL VEHICULAR USE AREA AND ADJACENT LANDSCAPE AREAS, SUCH AS A 6" CONCRETE CURB ARE REQUIRED. IF A STANDARD 6" CURB AND GUTTER ARE NOT PROVIDED FOR ALL VEHICULAR USE AREAS AND ADJACENT LANDSCAPE AREAS, COMPLY WITH ECM, SECTION 2.4.7, 'PROTECTION OF LANDSCAPE AREAS'." NOTE: OWNER/CONTRACTOR WILL BE LIABLE FOR DAMAGE TO ANY EXISTING UTILITIES AS A RESULT OF THE PROPOSED IMPROVEMENTS. THE AUSTIN WATER UTILITY IS TO RETAIN ALL RIGHTS WITHIN THE RIGHT OF WAY/EASEMENT AREA AND WILL NOT BE LIABLE FOR ANY DAMAGES IN CONJUNCTION WITH THE OPERATION AND MAINTENANCE OF W/WW UTILITIES. ATTENTION: THE ARCHITECT ASSUMES NO RESPONSIBILITY FOR THE EXISTENCE OR LOCATION OF ANY SURFACE OR SUBSURFACE STRUCTURES. THE CONTRACTOR IS RESPONSIBLE FOR CONTRACTING ALL AGENCIES AND/OR OWNERS TO VERIFY THIS INFORMATION. THE CONTRACTOR SHALL CONTACT DIG TESS (800-344-8377), OR TEXAS ONE CALL (800-245-4545) OR LONE STAR (800-669-8344) AT LEAST 48 HOURS BEFORE COMMENCING ANY WORK THAT WOULD EFFECT UTILITIES. ALL CONSTRUCTION MATERIALS AND TECHNIQUES SHALL CONFORM TO CURRENT CITY OF AUSTIN STANDARD SPECIFICATIONS. CITY REQUIRED N O R T H LANDSCAPE PLAN 0 50' 100' 200' IF THIS BAR SCALE ISSUED FOR PERMIT ISSUED FOR BID SCALE: 1:100 ISSUED FOR CONSTRUCTION DOES NOT MEASURE 2", THEN THE DRAWING IS NOT TO SCALE. DWG NAME DATE 6/28/2022 DESCRIPTION CITY LANDSCAPE PLAN SHEET D 4 3 0 0 - 1 2 0 2 - P S SP-2021-0034D NOTE: PROPOSED TREE SIZE 6' MINIMUM, AND BE MINIMUM 1.5" CALIPER STREET YARD LANDSCAPE TREE DENOTED BY "SY" PARKING LOT TREE DENOTED BY "P" P P F F E = 6 3 1 . 0 96 41 74 73 3 2 3 R W TERRY TYRONE HARMON 0.5 ACRE DOCUMENT NO. 200191866 O.P.R.T.C.T. CITY MIN. TREES SYMBOL QTY. BOTANICAL NAME COMMON NAME SIZE TREES SELECTED FROM CITY OF AUSTIN GROW GREEN PLANTING GUIDE 1.5" Cal. MIN. 6' Ht. MIN.  CITY OF AUSTIN ENVIRONMENTAL RESOURCE INVENTORY FOR THE APPROXIMATELY 68.9-ACRE 4801 E. YAGER LANE TRACT Travis County, Texas February 2022 Submitted to: River City Capital Partners, LLC 3003 Manchaca, Austin, TX 78704 Prepared By: aci Group, LLC 1001 Mopac Circle Austin, Texas 78746 TBPG Firm License No. 50260 aci Project No.: 22-19-040 austin • denver aci consulting a division of aci group, LLC Austin (512) 347.9000 • Denver (720) 440.5320 www.aci-consulting.net Case No.: (City use only) Environmental Resource Inventory For the City of Austin Relating to the Land Development Code (LDC) Section 25-8, Title 30-5, ECM 1.3.0 & 1.10.0 Effective October 28, 2013 The ERI is required for projects that meet one or more of the criteria listed in (LDC) Section 25-8-121(A), Title 30-5-121(A). 1. SITE/PROJECT NAME: ___________________________________________________ 4801 E. Yager Lane Tract 2. COUNTY APPRAISAL DISTRICT PROPERTY ID (#’s): __________________________ 247875 3. ADDRESS/LOCATION OF PROJECT: _______________________________________ 4801 E. Yager Lane 4. WATERSHED: _________________________________________________________ Harris Branch Watershed 5. THIS SITE IS WITHIN THE (Check all that apply) Edwards Aquifer Recharge Zone* (See note below) ..................(cid:133)YES (cid:133)No Edwards Aquifer Contributing Zone*.................................. (cid:133)YES (cid:133)No Edwards Aquifer 1500 ft Verification Zone* ....................... (cid:133)YES (cid:133)No Barton Spring Zone* .......................................................... (cid:133)YES (cid:133)No *(as defined by the City of Austin – LDC 25-8-2) Note: If the property is over the Edwards Aquifer Recharge zone, the Hydrogeologic Report and karst surveys must be completed and signed by a Professional Geoscientist Licensed in the State of Texas. 6. DOES THIS PROJECT PROPOSE FLOODPLAIN MODIFICATION?.......(cid:133)YES** (cid:133)NO If yes, then check all that apply: (cid:13) (1) The floodplain modifications proposed are necessary to protect the public health and safety; (cid:13) (2) The floodplain modifications proposed would provide a significant, demonstrable environmental benefit, as determined by a functional assessment of floodplain health as prescribed by the Environmental Criteria Manual, or (cid:13) (3) The floodplain modifications proposed are necessary for development allowed in the critical water quality zone under Section 25-8-261 or 25-8-262 of the LDC. (cid:13) (4) The floodplain modifications proposed are outside of the Critical Water Quality Zone in an area determined to be in poor or fair condition by a functional assessment of floodplain health. ** If yes, then a functional assessment must be completed and attached to the ERI (see Section 1.7 and Appendix X in the Environmental Criteria Manual for forms and guidance) unless conditions 1 or 3 above apply. 7. IF THE SITE IS WITHIN AN URBAN OR SUBURBAN WATERSHED, DOES THIS PROJECT PROPOSE A UTILITY LINE PARALLEL TO AND WITHIN THE CRITICAL WATER QUALITY ZONE? ......................................................... (cid:133)YES*** (cid:133)NO ***If yes, then riparian restoration is required by Section 25-8-261(E) of the LDC and a functional assessment must be completed and attached to the ERI (see Section 1.5 and Appendix X in the Environmental Criteria Manual for forms and guidance). 2 8. There is a total of _____ (#’s) Critical Environmental Feature(s)(CEFs) on or within150 feet of the project site. If CEF(s) are present, attach a detailed DESCRIPTION of the CEF(s), color PHOTOGRAPHS, the CEF WORKSHEET and provide DESCRIPTIONS of the proposed CEF buffer(s) and/or wetland mitigation. Provide the number of each type of CEFs on or within 150 feet of the site (Please provide the number of CEFs ):  ____ (#’s) Spring(s)/Seep(s) ____ (#’s) Point Recharge Feature(s) ____ (#’s) Bluff(s) 0 0 0 ____ (#’s) Canyon Rimrock(s) ____ (#’s) Wetland(s) 0 2 Note: Standard buffers for CEFs are 150 feet, with a maximum of 300 feet for point recharge features. Except for wetlands, if the standard buffer is not provided, you must provide a written request for an administrative variance from Section 25-8-281(C)(1) and provide written findings of fact to support your request. Request forms for administrative variances from requirements stated in LDC 25-8-281 are available from Watershed Protection Department. 9. The following site maps are attached at the end of this report (Check all that apply and provide): All ERI reports must include: (cid:13) Site Specific Geologic Map with 2-ft Topography (cid:13) Historic Aerial Photo of the Site (cid:13) Site Soil Map (cid:13) Critical Environmental Features and Well Location Map on current Aerial Photo with 2-ft Topography Only if present on site (Maps can be combined): (cid:13) Edwards Aquifer Recharge Zone with the 1500-ft Verification Zone(cid:3) (cid:3) (Only if site is over or within 1500 feet the recharge zone) (cid:13) Edwards Aquifer Contributing Zone(cid:3) (cid:13) Water Quality Transition Zone (WQTZ) (cid:13) Critical Water Quality Zone (CWQZ)(cid:3) (cid:13) City of Austin Fully Developed Floodplains for all water courses with (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) up to 64-acres of drainage 10. HYDROGEOLOGIC REPORT – Provide a description of site soils, topography, and site specific geology below (Attach additional sheets if needed): Surface Soils on the project site is summarized in the table below and uses the SCS Hydrologic Soil Groups*. If there is more than one soil unit on the project site, show each soil unit on the site soils map. Soil Series Unit Names, Infiltration Characteristics & Thickness *Soil Hydrologic Groups Definitions (Abbreviated) Soil Series Unit Name & Subgroup** Group* Thickness (feet) See attachment Q10-1 A. Soils having a high infiltration rate when thoroughly wetted. B. Soils having a moderate infiltration rate when thoroughly wetted. C. Soils having a slow infiltration rate when thoroughly wetted. D. Soils having a very slow infiltration rate when thoroughly wetted. **Subgroup Classification – See Classification of Soil Series Table in County Soil Survey. WPD ERM ERI-2014-01 Page 2 of 6  Description of Site Topography and Drainage (Attach additional sheets if needed): According to the City of Austin 2-foot Topographic contours, the elevation within the subject area varies from 640 feet to 592 feet above mean sea level. The elevation across the subject area generally slopes downward from the southwest to the northeast. According to the Austin East USGS topographic quadrangle there are no blue lines within the subject area. Reference: (Coa) City of Austin. 2012. Two Foot Topographic Lines. City of Austin; Austin, TX. (USGS) US. Geologic Survey. 1996. Austin East, Texas Quadrangle. USGS--Dept. of the Interior: Denver, Co. List surface geologic units below: Group Quaternary Alluvium (Qal) Taylor Group (Kta) NA NA Geologic Units Exposed at Surface Formation Member NA NA Brief description of site geology (Attach additional sheets if needed): See Attachment Q10-2 Quaternary Alluvium (Qal) - "Floodplain deposits, including indistinc t low terrace deposits; clay, silt, sand, and gravel; ~ silt and clay, calcareous to surface, dark gray to darlt brown; sand largely quartz; gravel, siliceous, mostly chert, quartzite, limestone, and petrified wood, along Colorado River much igneous and metamorphic rock, probably mostly reworked from terrace deposits; fluviotile morphology well preserved with point bars, oxbows, and abandoned channel segments" Taylor Group (Kta) - "Clay, dark gray to green-gray, calcareous, montmorillonitic; generally more calcareous in mid-portion of unit" References: Garner, L.E., 1992. Geologic Map of the Austin Area, Texas. Reprinted 1995. Bureau of Economic Geology. Austin, Texas. Scale 1:62,000. Wells – Identify all recorded and unrecorded wells on site (test holes, monitoring, water, oil, unplugged, capped and/or abandoned wells, etc.): There are ___ (#) wells present on the project site and the locations are shown and labeled 0 ___ (#’s)The wells are not in use and have been properly abandoned. ___ (#’s)The wells are not in use and will be properly abandoned. ___ (#’s)The wells are in use and comply with 16 TAC Chapter 76. There are ___ (#’s) wells that are off-site and within 150 feet of this site. 0 WPD ERM ERI-2014-01 Page 3 of 6 11. THE VEGETATION REPORT – Provide the information requested below: Brief description of site plant communities (Attach additional sheets if needed): See Attachment Q11-1 There is woodland community on site …………………….(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species below: Woodland species Common Name Scientific Name Mesquite Black Willow Hackberry Live Oak Ashe Juniper (cid:51)(cid:85)(cid:82)(cid:86)(cid:82)(cid:83)(cid:76)(cid:86)(cid:3)(cid:74)(cid:79)(cid:68)(cid:81)(cid:71)(cid:88)(cid:79)(cid:82)(cid:86)(cid:68) (cid:54)(cid:68)(cid:79)(cid:76)(cid:91)(cid:3)(cid:81)(cid:76)(cid:74)(cid:85)(cid:68) (cid:38)(cid:72)(cid:79)(cid:87)(cid:76)(cid:86)(cid:3)(cid:82)(cid:70)(cid:70)(cid:76)(cid:71)(cid:72)(cid:81)(cid:87)(cid:68)(cid:79)(cid:76)(cid:86) (cid:52)(cid:88)(cid:72)(cid:85)(cid:70)(cid:88)(cid:86)(cid:3)(cid:73)(cid:88)(cid:86)(cid:76)(cid:73)(cid:82)(cid:85)(cid:80)(cid:76)(cid:86) (cid:45)(cid:88)(cid:81)(cid:76)(cid:83)(cid:72)(cid:85)(cid:88)(cid:86)(cid:3)(cid:68)(cid:86)(cid:75)(cid:72)(cid:76) There is grassland/prairie/savanna on site……………..(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species below: Grassland/prairie/savanna species Common Name Scientific Name Johnson Grass (cid:54)(cid:82)(cid:85)(cid:74)(cid:75)(cid:88)(cid:80)(cid:3)(cid:75)(cid:68)(cid:79)(cid:72)(cid:83)(cid:72)(cid:81)(cid:86)(cid:72) There is hydrophytic vegetation on site ………………..(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species in table below (next page): WPD ERM ERI-2014-01 Page 4 of 6  Hydrophytic plant species Common Name Scientific Name Spike Rush Curly Doc Black Willow Rooseveltweed Smartweed Eleocharis sp. Rumex crispus Salix nigra Bacharris neglecta Polygonum sp. Wetland Indicator Status FacW FacW FacW+ Fac Obl A tree survey of all trees with a diameter of at least eight inches measured four and one- half feet above natural grade level has been completed on the site. (cid:3) (cid:133)YES (cid:133) NO (Check one). 12. WASTEWATER REPORT – Provide the information requested below. On-site system(s) Wastewater for the site will be treated by (Check of that Apply): (cid:13) (cid:13) (cid:13) City of Austin Centralized sewage collection system Other Centralized collection system Note: All sites that receive water or wastewater service from the Austin Water Utility must comply with Chapter 15-12 of Austin City Code and wells must be registered with the City of Austin The site sewage collection system is designed and will be constructed to in accordance to all State, County and City standard specifications. (cid:3) (cid:133)YES (cid:133) NO (Check one). Calculations of the size of the drainfield or wastewater irrigation area(s) are attached at the end of this report or shown on the site plan. (cid:133)YES (cid:133) NO (cid:133) Not Applicable (Check one). Wastewater lines are proposed within the Critical Water Quality Zone? (cid:3) (cid:133)YES (cid:133) NO (Check one). If yes, then provide justification below: WPD ERM ERI-2014-01 Page 5 of 6  Is the project site is over the Edwards Aquifer? (cid:133)YES (cid:133) NO (Check one). If yes, then describe the wastewater disposal systems proposed for the site, its treatment level and effects on receiving watercourses or the Edwards Aquifer. 13. One (1) hard copy and one (1) electronic copy of the completed assessment have been provided. Date(s) ERI Field Assessment was performed: ____________________________________ My signature certifies that to the best of my knowledge, the responses on this form accurately reflect all information requested. Mark T. Adams Print Name (512) 347-9000 Telephone April 2, 2019 Date(s) Signature aci group, LLC TBPG Firm License No. 50260 Name of Company Date madams@aci-group.net Email Address For project sites within the Edwards Aquifer Recharge Zone, my signature and seal also certifies that I am a licensed Professional Geoscientist in the State of Texas as defined by ECM 1.12.3(A). P.G. Seal Print Form Page 6 of 6 WPD ERM ERI-2014-01  List of Attachments for the Environmental Resource Inventory Form Question 8: Question 9: Q8-1: Critical Environmental Features Q9-1. Site Specific Geologic Map with 2ft Topography Q9-2. Historic Aerial Photo of the Site (1996) Q9-3. Site Soil Map Q9-4. Critical Environmental Feature Map Q9-5. Critical Water Quality Zone and City of Austin Fully Developed Floodplain Question 10: Q10-1. Surface Soils Q10-2. Site Geology Q10-3. Wells Question 11: Q11-1. Vegetation Report 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Question 8 Attachments 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver City of Austin Environmental Resource Inventory - Critical Environmental Feature Worksheet 1 2 3 4 9 Project Name: 4801 E. Yager Lane Tract Project Address: Site Visit Date: 4801 E. Yager Lane 4/2/2019 Environmental Resource Inventory Date: 5 6 7 8 Primary Contact Name: Mark T. Adams, P.G. Phone Number: Prepared By: Email Address: 512-347-9000 aci consulting madams@aci-group.net FEATURE TYPE FEATURE ID FEATURE LONGITUDE (WGS 1984 in Meters) (WGS 1984 in Meters) FEATURE LATITUDE WETLAND DIMENSIONS (ft) RIMROCK/BLUFF DIMENSIONS (ft) coordinate notation coordinate notation X Y Length Avg Height {Wetland,Rimrock, Bluffs,Recharge Feature,Spring} (eg S-1) RECHARGE FEATURE DIMENSIONS Y Z Trend X Springs Est. Discharge cfs Wetland Wetland Wet-1 Wet-2 30.368954 DD 30.371145 DD -97.629396 -97.627476 DD DD 285.41 285.41 277.67 277.67 City of Austin Use Only CASE NUMBER: For rimrock, locate the midpoint of the segment that describes the feature. For wetlands, locate the approximate centroid of the feature and the estimated area. For a spring or seep, locate the source of groundwater that feeds a pool or stream. DMS DD Wetland Rimrock Recharge Feature Spring Seep Please state the method of coordinate data collection and the approximate precision and accuracy of the points and the unit of measurement. Method Accuracy YES NO X GPS Surveyed Other sub-meter meter > 1 meter X Professional Geologists apply seal below WPD ERM ERI-CEF-01 Page 7  Q8-1 Critical Environmental Features Section 25-8-1 of the City of Austin LDC defines CEFs as “features that are of critical importance to the protection of environmental resources, and include bluffs, canyon rimrocks, caves, faults and fractures, seeps, sinkholes, springs, and wetlands.” Aerial photographs and topographic maps were utilized to orient surveyors in the field. If potential CEFs were identified in the field, they were carefully examined and recorded, and each potential feature was described, photographed and its location recorded using a handheld Garmin RINO 650T GPS unit. Field reconnaissance on April 2, 2019, identified two potential Critical Environmental Features. The City of Austin (CoA) staff visited the site on April 8, 2021 to verify the features. The findings and comments from the CoA are reflected in this revised ERI report. CEF type Wetland Wetland Feature Physical ID Wet-1 Wet-2 Dimensions 1.87-acres 1.77-acres Buffer width/radius 150-feet 150-feet REFERENCES (CoA) City of Austin. 2022. Property Profile Tool. Accessed on February 24, 2022. Available at: https://www.austintexas.gov/GIS/PropertyProfile/ 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Wet-1 GPS: N. 30.368954 W. -97.629396 This feature is the wetland fringe surrounding a manmade stock pond within a natural intermittent stream. The total area of Wet-1 is 1.87 acre. Wet-1 contains reduced hydric soils, hydrophytic vegetation and hydrologic connectivity to a downstream Traditionally Navigable Waterway (TNW). Hydrophytic vegetation present includes spike rush, curly doc, meadow garlic, sumpweed, and black willow. Recommendation: This feature will receive a buffer of 150ft Photo of Wet-1: Wetland fringe along stock pond. 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Wet-2 GPS: N. 30.371145 W. -97.627476 This feature is the wetland fringe surrounding three manmade stock ponds within two joined natural intermittent streams. Wet-2 is the downstream extent of Wet-1, the two CEF’s segmented by metal culvert. The total area of Wet-2 is 1.77 acre. Wet-2 contains reduced hydric soils, hydrophytic vegetation and hydrologic connectivity to a downstream TNW. Hydrophytic vegetation present includes spike rush, curly doc, meadow garlic, sumpweed, soft-stem bullrush, and black willow. Recommendation: This feature will receive a buffer of 150ft Photo of Wet-2: Wetland fringe along intermitten stream. 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Question 9 Attachments 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver d x m . s r u o t n o C o e G _ 1 - 9 Q \ I R E A O C - 1 k s a T \ s p a M \ S I G \ e n a L r e g a Y . E 1 0 8 4 0 4 0 - 9 1 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ Kta Qal Geology (1:62,000) Qal Kta This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 350 175 0 350 Feet 1:4,200 1 inch = 350 feet Subject Area 4801 E Yager Tract Figure Q9-1: Site Specific Geologic Map with 2-ft Topography aci Project No.: 22-19-040 February 2022 . d x m 6 9 9 1 l a i r e A c i r o t s i H _ 2 - 9 Q \ I R E A O C - 1 k s a T \ s p a M \ S I G \ e n a L r e g a Y . E 1 0 8 4 0 4 0 - 9 1 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 350 175 0 350 Feet 1:4,200 1 inch = 350 feet Subject Area 4801 E Yager Tract Figure Q9-2: Historic Aerial Photo of the Site (1996) aci Project No.: 22-19-040 February 2022 d x m p a . M s l i o S _ 3 - 9 Q \ I R E A O C - 1 k s a T \ s p a M \ S I G \ e n a L r e g a Y . E 1 0 8 4 0 4 0 - 9 1 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ HeC2 HnC2 HeD2 FhF3 HnB Soils FhF3 HeC2 HeD2 HnB HnC2 This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 350 175 0 350 Feet 1:4,200 1 inch = 350 feet Subject Area 4801 E Yager Tract Figure Q9-3: Site Soils Map aci Project No.: 22-19-040 February 2022 d x m . 0 . 2 _ s F E C _ 4 - 9 Q \ I R E A O C - 1 k s a T \ s p a M \ S I G \ e n a L r e g a Y . E 1 0 8 4 0 4 0 - 9 1 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ WET-2 WET-1 This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. *No wells were noted on site or within 150-ft of the site 350 175 0 Subject Area 2-Foot Contours 350 Feet 1:4,200 1 inch = 350 feet 4801 E Yager Tract aci Project No.: 22-19-040 Figure Q9-4: Critical Environmental Features and Well Location Map February 2022 . d x m Z Q W C _ 5 - 9 Q \ I R E A O C - 1 k s a T \ s p a M \ S I G \ e n a L r e g a Y . E 1 0 8 4 0 4 0 - 9 1 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 350 175 0 350 Feet Subject Area COA - CWQZ 1:4,200 1 inch = 350 feet COA - Fully Developed Floodplain 4801 E Yager Tract Figure Q9-5: Critical Water Quality Zone (CWQZ) and Fully Developed Floodplain aci Project No.: 22-19-040 February 2022  Question 10 Attachments 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Q10-1. Surface Soils Soils in this area are classified as the Houston Black-Heiden Association, which is described as deep, nearly level and gently sloping, calcareous, clayey soils overlying marl. (SCS 1983). Five soil units occur within the subject area: Soil Type Hydrologic Soil Group Thickness (feet) FhF3 - Ferris-Heiden complex, 8 to 20 percent slopes, severely eroded HeC2—Heiden clay, 3 to 5 percent slopes, eroded HeD2—Heiden clay, 5 to 8 percent slopes, eroded HnB—Houston Black clay, 1 to 3 percent slopes HnC2—Houston Black clay, 3 to 5 percent slopes, moderately eroded D D D D D D 5 6.67 6.67 6.67 6.67 6.67 REFERENCES (SCS) Soil Conservation Service. 1974. Soil Survey of Travis County, Texas. United States Department of Agriculture, Texas Agriculture Experiment Station. (USDA NCRS) U.S. Department of Agriculture Natural Resources Conservation Service. 2019. WebSoilSurvey.com. Soil Survey area: Travis County, Texas. Date accessed: April 29, 2019. 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Q10-2. Site Geology The subject area intersects two geologic units, the Quaternary Alluvium Group (Qal) and the Taylor Group (Kta). Quaternary Alluvium (Qal) - "Floodplain deposits, including indistinct low terrace deposits; clay, silt, sand, and gravel; ~ silt and clay, calcareous to surface, dark gray to dark brown; sand largely quartz; gravel, siliceous, mostly chert, quartzite, limestone, and petrified wood, along Colorado River much igneous and metamorphic rock, probably mostly reworked from terrace deposits; fluviatile morphology well preserved with point bars, oxbows, and abandoned channel segments" Taylor Group (Kta) - "Clay, dark gray to green-gray, calcareous, montmorillonitic; generally more calcareous in mid-portion of unit" REFERENCES Garner, L.E., 1992. Geologic Map of the Austin Area, Texas. Reprinted 1995. Bureau of Economic Geology. Austin, Texas. Scale 1:62,000. 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Q10-3. Wells No wells were identified within the subject area during field investigations by aci consulting personnel on April 2, 2019. Desktop review of aerial photographs and the Texas Water Development Board’s web map of Well Driller’s Logs (TWDB 2019) did not identify any well locations on site or within 150 feet of the subject area. REFERENCES (TWDB) Texas Water Development Board. 2019. Water Data Interactive Groundwater Data Viewer. Accessed on April 29, 2019. Available at: http://www2.twdb.texas.gov/apps/waterdatainteractive/groundwaterdataviewer 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Question 11 Attachments 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver  Q11-1. Description of Site Plant Communities The subject area lies completely within the “Crops” designation as noted on the Texas Parks and Wildlife Department “Vegetation Types of Texas” map. (McMahan et al. 1984). The subject area is consistent with this designation. Vegetation identified within the subject area includes, but is not limited to: mesquite, hackberry, black willow, thistle sp., common ragweed, curly dock, hedge parsley, ragweed, poison ivy, and other native and non-native shrubs, grasses, and forbs. REFERENCES McMahan, C.A., R.G. Frye, and K.L. Brown. 1984. The Vegetation Types of Texas. Texas Parks and Wildlife Department. Austin, Texas. 4801 E. Yager Lane Tract City of Austin Environmental Resource Inventory aci Project No.: 22-19-040 February 2022 austin • denver CITY OF AUSTIN ENVIRONMENTAL RESOURCE INVENTORY FOR THE APPROXIMATELY 15.18-ACRE 4841 YAGER LANE Travis County, Texas February 2020 Submitted to: Jamison Civil Engineering LC 13812 Research Blvd. #B-2 Austin, Texas 78750 Prepared By: aci Group, LLC 1001 Mopac Circle Austin, Texas 78746 TBPG Firm License No. 50260 aci Project No.: 22-20-001 austin • denver aci consulting a division of aci group, LLC Austin (512) 347.9000 • Denver (720) 440.5320 www.aci-consulting.net  Case No.: (City use only) Environmental Resource Inventory For the City of Austin Relating to the Land Development Code (LDC) Section 25-8, Title 30-5, ECM 1.3.0 & 1.10.0 Effective October 28, 2013 247878 4801 YAGER LANE The ERI is required for projects that meet one or more of the criteria listed in (LDC) Section 25-8-121(A), Title 30-5-121(A). 1. SITE/PROJECT NAME: ___________________________________________________ 2. COUNTY APPRAISAL DISTRICT PROPERTY ID (#’s): __________________________ 3. ADDRESS/LOCATION OF PROJECT: _______________________________________ 4. WATERSHED: _________________________________________________________ 5. THIS SITE IS WITHIN THE (Check all that apply) Edwards Aquifer Recharge Zone* (See note below) .................. (cid:133)YES (cid:133)No Edwards Aquifer Contributing Zone* .................................. (cid:133)YES (cid:133)No Edwards Aquifer 1500 ft Verification Zone* ....................... (cid:133)YES (cid:133)No Barton Spring Zone* .......................................................... (cid:133)YES (cid:133)No *(as defined by the City of Austin – LDC 25-8-2) 4801 YAGER LANE Harris Branch Note: If the property is over the Edwards Aquifer Recharge zone, the Hydrogeologic Report and karst surveys must be completed and signed by a Professional Geoscientist Licensed in the State of Texas. 6. DOES THIS PROJECT PROPOSE FLOODPLAIN MODIFICATION?.......(cid:133)YES** (cid:133)NO If yes, then check all that apply: (cid:13) (1) The floodplain modifications proposed are necessary to protect the public health and safety; (cid:13) (2) The floodplain modifications proposed would provide a significant, demonstrable environmental benefit, as determined by a functional assessment of floodplain health as prescribed by the Environmental Criteria Manual, or (cid:13) (3) The floodplain modifications proposed are necessary for development allowed in the critical water quality zone under Section 25-8-261 or 25-8-262 of the LDC. (cid:13) (4) The floodplain modifications proposed are outside of the Critical Water Quality Zone in an area determined to be in poor or fair condition by a functional assessment of floodplain health. ** If yes, then a functional assessment must be completed and attached to the ERI (see Section 1.7 and Appendix X in the Environmental Criteria Manual for forms and guidance) unless conditions 1 or 3 above apply. 7. IF THE SITE IS WITHIN AN URBAN OR SUBURBAN WATERSHED, DOES THIS PROJECT PROPOSE A UTILITY LINE PARALLEL TO AND WITHIN THE CRITICAL WATER QUALITY ZONE? ......................................................... (cid:133)YES*** (cid:133)NO ***If yes, then riparian restoration is required by Section 25-8-261(E) of the LDC and a functional assessment must be completed and attached to the ERI (see Section 1.5 and Appendix X in the Environmental Criteria Manual for forms and guidance). 5 8. There is a total of _____ (#’s) Critical Environmental Feature(s)(CEFs) on or within150 feet of the project site. If CEF(s) are present, attach a detailed DESCRIPTION of the CEF(s), color PHOTOGRAPHS, the CEF WORKSHEET and provide DESCRIPTIONS of the proposed CEF buffer(s) and/or wetland mitigation. Provide the number of each type of CEFs on or within 150 feet of the site (Please provide the number of CEFs ):  ____ (#’s) Spring(s)/Seep(s) ____ (#’s) Point Recharge Feature(s) ____ (#’s) Bluff(s) ____ (#’s) Canyon Rimrock(s) ____ (#’s) Wetland(s) 5 Note: Standard buffers for CEFs are 150 feet, with a maximum of 300 feet for point recharge features. Except for wetlands, if the standard buffer is not provided, you must provide a written request for an administrative variance from Section 25-8-281(C)(1) and provide written findings of fact to support your request. Request forms for administrative variances from requirements stated in LDC 25-8-281 are available from Watershed Protection Department. 9. The following site maps are attached at the end of this report (Check all that apply and provide): All ERI reports must include: (cid:13) Site Specific Geologic Map with 2-ft Topography (cid:13) Historic Aerial Photo of the Site (cid:13) Site Soil Map (cid:13) Critical Environmental Features and Well Location Map on current Aerial Photo with 2-ft Topography Only if present on site (Maps can be combined): (cid:13) Edwards Aquifer Recharge Zone with the 1500-ft Verification Zone(cid:3) (cid:3) (Only if site is over or within 1500 feet the recharge zone) (cid:13) Edwards Aquifer Contributing Zone(cid:3) (cid:13) Water Quality Transition Zone (WQTZ) (cid:13) Critical Water Quality Zone (CWQZ)(cid:3) (cid:13) City of Austin Fully Developed Floodplains for all water courses with (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) (cid:3) up to 64-acres of drainage 10. HYDROGEOLOGIC REPORT – Provide a description of site soils, topography, and site specific geology below (Attach additional sheets if needed): Surface Soils on the project site is summarized in the table below and uses the SCS Hydrologic Soil Groups*. If there is more than one soil unit on the project site, show each soil unit on the site soils map. Soil Series Unit Names, Infiltration Characteristics & Thickness *Soil Hydrologic Groups Definitions (Abbreviated) Soil Series Unit Name & Subgroup** Group* Thickness (feet) Ferris-Heiden complex (FhF3) Heiden clay (HeD2) Houston Black clay (HnB) Houston Black clay (HnC2) D D D D 5 6.6 6.6 6.6 A. Soils having a high infiltration rate when thoroughly wetted. B. Soils having a moderate infiltration rate when thoroughly wetted. C. Soils having a slow infiltration rate when thoroughly wetted. D. Soils having a very slow infiltration rate when thoroughly wetted. **Subgroup Classification – See Classification of Soil Series Table in County Soil Survey. WPD ERM ERI-2014-01 Page 2 of 6  Description of Site Topography and Drainage (Attach additional sheets if needed): According to the Austin East NE U.S. Geologic Survey (USGS) 7.5-Minute Topographic Quadrangle and the City of Austin 2012 two-foot contours, the elevation within the subject area ranges from 616 feet above mean sea level (MSL) in the western portion to 640 feet MSL across the subject area (USGS 1988). (COA) City of Austin. 2012. Two-foot Topographic Lines. City of Austin: Austin, TX. (USGS) U.S. Geologic Survey. 1988. Austin East NE Texas Quadrangle. USGS - Department of the Interior: Denver, CO. List surface geologic units below: Group Navarro & Taylor Group undivided (Knt) Formation Member Geologic Units Exposed at Surface Brief description of site geology (Attach additional sheets if needed): In areas where Pecan Gap Chalk is not present because of gradation to marl similar to that of the Marlbrook and Ozan Formations. Reference Section: Geologic Atlas of Texas. Reprinted 1981. Austin Sheet. The University of Texas at Austin - Bureau of Economic Geology. https://txpub.usgs.gov/txgeology/ Wells – Identify all recorded and unrecorded wells on site (test holes, monitoring, water, oil, unplugged, capped and/or abandoned wells, etc.): There are ___ (#) wells present on the project site and the locations are shown and labeled 0 ___ (#’s)The wells are not in use and have been properly abandoned. ___ (#’s)The wells are not in use and will be properly abandoned. ___ (#’s)The wells are in use and comply with 16 TAC Chapter 76. There are ___ (#’s) wells that are off-site and within 150 feet of this site. 0 0 0 0 WPD ERM ERI-2014-01 Page 3 of 6  11. THE VEGETATION REPORT – Provide the information requested below: Brief description of site plant communities (Attach additional sheets if needed): The vegetation is mixed deciduous and Ashe juniper woodland interspersed with open grassland. The vegetation identified consisted of, but was not limited to, Ashe juniper (Juniperus asheii), spike rush (Salix palustris), honey mesquite (Prosopis glandulosa), hackberry (Celtis laevigata), hedge parsley (Torilis arvensis), wild onion (Allium canadense), crab grass (Digitaria Haller), common rush (Juncus effusus) There is woodland community on site …………………….(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species below: Woodland species Common Name Scientific Name Prosopis glandulosa Mesquite Hackberry Ashe Juniper Celtis laevigata Juniperus ashei There is grassland/prairie/savanna on site……………..(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species below: Grassland/prairie/savanna species Common Name Scientific Name Hedge Parsley Spike Rush Wild Onion Crab Grass Common Rush Cursed Crows Foot Torilis arvensis Eleocharis palustris Allium canadense Digitaria haller Juncus effusus Ranunculus sceleratus There is hydrophytic vegetation on site ………………..(cid:133)YES (cid:133) NO (Check one). If yes, list the dominant species in table below (next page): WPD ERM ERI-2014-01 Page 4 of 6  Hydrophytic plant species Common Name Scientific Name Spike Rush Common Rush Cursed crows foot Eleocharis palustris Juncus effusus Ranunculus sceleratus Wetland Indicator Status OBL OBL OBL A tree survey of all trees with a diameter of at least eight inches measured four and one- half feet above natural grade level has been completed on the site. (cid:3) (cid:133)YES (cid:133) NO (Check one). 12. WASTEWATER REPORT – Provide the information requested below. On-site system(s) Wastewater for the site will be treated by (Check of that Apply): (cid:13) (cid:13) (cid:13) City of Austin Centralized sewage collection system Other Centralized collection system Note: All sites that receive water or wastewater service from the Austin Water Utility must comply with Chapter 15-12 of Austin City Code and wells must be registered with the City of Austin The site sewage collection system is designed and will be constructed to in accordance to all State, County and City standard specifications. (cid:3) (cid:133)YES (cid:133) NO (Check one). Calculations of the size of the drainfield or wastewater irrigation area(s) are attached at the end of this report or shown on the site plan. (cid:133)YES (cid:133) NO (cid:133) Not Applicable (Check one). (cid:3) (cid:133)YES (cid:133) NO (Check one). If yes, then provide justification below: Wastewater lines are proposed within the Critical Water Quality Zone? Wastewater lines are designed to cross perpendicularly to minimize impacts as much as possible. WPD ERM ERI-2014-01 Page 5 of 6  Is the project site is over the Edwards Aquifer? (cid:133)YES (cid:133) NO (Check one). If yes, then describe the wastewater disposal systems proposed for the site, its treatment level and effects on receiving watercourses or the Edwards Aquifer. 13. One (1) hard copy and one (1) electronic copy of the completed assessment have been provided. 02/04/2020 Date(s) ERI Field Assessment was performed: ____________________________________ My signature certifies that to the best of my knowledge, the responses on this form accurately reflect all information requested. Stephen Meyer Print Name (512) 852-3860 Telephone Date(s) Signature aci Consulting Name of Company smeyer@aci-group.net Email Address 02/28/2020 Date For project sites within the Edwards Aquifer Recharge Zone, my signature and seal also certifies that I am a licensed Professional Geoscientist in the State of Texas as defined by ECM 1.12.3(A). P.G. Seal Print Form Page 6 of 6 WPD ERM ERI-2014-01  List of Attachments for the Environmental Resource Inventory Form Question 8: Question 9: Q8-1. CEF Worksheet Q8-2. CEF Description Q9-1. Site Specific Geologic Map with 2-ft Topography Q9-2. Historic Aerial Photo of the Site (1996) Q9-3. Site Soils Map Topography Q9-4. Critical Environmental Features (CEF) current Aerial Photo with 2-ft Q9-5. City of Austin Critical Water Quality Zones (CRQZ) Q9-6. FEMA Flood Hazard Zones City of Austin ERI 4841 Yager Lane 1 February 2020 aci Project No.: 22-20-001 austin • denver  Question 8 Attachments City of Austin ERI 4841 Yager Lane 2 February 2020 aci Project No.: 22-20-001 austin • denver City of Austin Environmental Resource Inventory - Critical Environmental Feature Worksheet 1 2 3 4 9 Project Name: 4841 Yager Lane Project Address: 4841 Yager Lane, Austin 78754 Site Visit Date: Environmental Resource Inventory Date: 2/4/2020 2/27/2020 Primary Contact Name: Phone Number: Prepared By: Email Address: Stephen Meyer 512-8523860 Gabriel Nejad gnejad@aci-group.net FEATURE TYPE FEATURE ID FEATURE LONGITUDE (WGS 1984 in Meters) (WGS 1984 in Meters) FEATURE LATITUDE WETLAND DIMENSIONS (ft) RIMROCK/BLUFF DIMENSIONS (ft) coordinate notation coordinate notation X Y Length Avg Height {Wetland,Rimrock, Bluffs,Recharge Feature,Spring} (eg S-1) RECHARGE FEATURE DIMENSIONS Y Z Trend X Springs Est. Discharge cfs Wetland Wetland Wetland Wetland Wetland WET-1 WET-2 WET-3 WET-4 WET-5 30.367806 DD 30.367086 DD 30.366934 DD 30.66883 DD 30.67142 DD -97.631416 -97.632167 -97.63113 -97.63048 -97.63099 120.03 584.63 89.12 33.91 86.26 27.71 12.98 83.46 21.09 5 5 6 7 8 DD DD DD DD DD City of Austin Use Only CASE NUMBER: For rimrock, locate the midpoint of the segment that describes the feature. For wetlands, locate the approximate centroid of the feature and the estimated area. For a spring or seep, locate the source of groundwater that feeds a pool or stream. DMS DD Wetland Rimrock Recharge Feature Spring Seep Please state the method of coordinate data collection and the approximate precision and accuracy of the points and the unit of measurement. Method Accuracy YES NO X GPS Surveyed Other sub-meter meter > 1 meter X Professional Geologists apply seal below WPD ERM ERI-CEF-01 Page 7  Q8-2. CEF Description Section 25-8-1 of the City of Austin (COA) LDC defines Critical Environmental Features (CEF) as “features that are of critical importance to the protection of environmental resources, and include bluffs, canyon rimrocks, caves, faults and fractures, seeps, sinkholes, springs, and wetlands.” Aerial photographs and topographic maps were utilized to orient surveyors in the field. If potential CEFs were identified in the field, they were carefully examined and recorded, and each potential feature was described, photographed and its location recorded using a handheld Garmin GPS unit. Field reconnaissance was conducted on February 2020. Five wetland CEF’s, WET-1, WET- 2, WET-3, WET-4, and WET-5 were identified within the subject area. Descriptions of each CEF area as follows. City of Austin ERI 4841 Yager Lane 4 February 2020 aci Project No.: 22-20-001 austin • denver  WET-1 WET-1 is an emergent wetland fringe located along an intermittent stream in the northwestern portion of the subject area. WET-1 has wetland hydrology, hydric soils, and is dominated by hydric vegetation such as spike rush. The boundary between WET-1 and the adjacent non-wetland was identified based on changes in hydrology, dominant plant composition, and soils. The 100-year FEMA floodplain extends onto the subject area at WET-1. The total area of WET-1 is approximately 1,702 square feet (0.039 acre) within the subject area (Photo 1). 4841 Yager Lane Feature WET-1 Date: 02/04/20 Description WET-1 in the northwestern portion of the subject area Photographer aci consulting Photo #:1 Direction: East City of Austin ERI 4841 Yager Lane 5 February 2020 aci Project No.: 22-20-001 austin • denver WET-2 WET-2 is an emergent wetland fringe located along an intermittent stream in the western portion of the subject area. WET-2 has wetland hydrology, hydric soils, and is dominated by hydric vegetation such as spike rush and common rush. The boundary between WET- 2 and the adjacent non-wetland was identified based on changes in hydrology, dominant plant composition, and soils. The 100-year FEMA floodplain extends onto the subject area at WET-2. The total area of WET-2 is approximately 2,391 square feet (0.054 acre) within the subject area (Photo 2). 4841 Yager Lane Feature WET-2 Photo #:2 Description WET-2 in the Direction: Date: 02/04/2020 western portion of the subject area East Photographer aci consulting City of Austin ERI 4841 Yager Lane 6 February 2020 aci Project No.: 22-20-001 austin • denver WET-3 WET-3 is an emergent wetland fringe located around a stock pond in the central portion of the subject area. WET-3 has wetland hydrology, hydric soils, and is dominated by hydric vegetation such as spike rush. The boundary between WET-3 and the adjacent non-wetland was identified based on changes in hydrology, dominant plant composition, and soils. No FEMA Flood Hazard Zones extend onto the subject area at WET-3. The total area of WET-3 is approximately 2,768 square feet (0.063 acre) within the subject area (Photo 3). 4841 Yager Lane Feature WET-3 Photo #:3 Description WET-3 in the Direction: Date: 02/04/2020 northwest portion of the subject area West Photographer aci consulting City of Austin ERI 4841 Yager Lane 7 February 2020 aci Project No.: 22-20-001 austin • denver  WET-4 WET-4 is wetland fringe located around the stock pond in the central portion of the subject area. WET-4 has wetland hydrology, hydric soils, and is dominated by hydric vegetation such as spike rush. The boundary between WET-4 and the adjacent non- wetland was identified based on changes in hydrology, dominant plant composition, and soils. No FEMA Flood Hazard Zones extend onto the subject area at WET-4. The total area of WET-4 is approximately 520 square feet (0.011 acre) within the subject area (Photo 4). 4841 Yager Lane Feature WET-4 Date: 02/04/2020 Description WET-4 in the central portion of the subject area Photographer aci consulting Photo #:4 Direction: West City of Austin ERI 4841 Yager Lane 8 February 2020 aci Project No.: 22-20-001 austin • denver WET-5 WET-5 is wetland fringe located around a stock pond in the central portion of the subject area. WET-5 has wetland hydrology, hydric soils, and is dominated by hydric vegetation such as cursed crow foot. The boundary between WET-5 and the adjacent non-wetland was identified based on changes in hydrology, dominant plant composition, and soils. FEMA Flood Hazard Zones extend onto the subject area at WET-5. The total area of WET- 5 is approximately 164 square feet, or (0.003 acre) within the subject area (Photo 5). 4841 Yager Lane Feature WET-5 Date: 02/04/2020 Description WET-5 in the central portion of the subject area Photographer aci consulting Photo #:5 Direction: West City of Austin ERI 4841 Yager Lane 9 February 2020 aci Project No.: 22-20-001 austin • denver  Question 9 Attachments City of Austin ERI 4841 Yager Lane 4 February 2020 aci Project No.: 22-20-001 austin • denver d x m . s r u o t n o C o e G _ 1 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : Kta ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area Kta 4841 Yager Lane Q9-1: Site Specific Geology with 2-ft Topography aci Project No.: 22-20-001 February 2020 d x m . 6 9 9 1 l a i r e A c i r o t s i H _ 2 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area 4841 Yager Lane Q9-2: 1996 Historic Aerial aci Project No.: 22-20-001 February 2020 d x m . p a M s l i o S _ 3 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : HeD2 FhF3 HnC2 ³ HnB This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area 4841 Yager Lane Q9-3: Site Soils Map aci Project No.: 22-20-001 February 2020 WET-2 WET-1 WET-5 WET-3 WET-4 d x m . s F E C _ 4 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : CEFs WET-1 WET-2 WET-3 WET-4 WET-5 ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area 2-Foot Contours 4841 Yager Lane Q9-4: Critical Environmental Features with 2-ft Topography aci Project No.: 22-20-001 February 2020 . d x m n i a l p d o o l F & Z Q W C _ 5 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area COA - CWQZ 4841 Yager Lane Q9-5: City of Austin Critical Water Quality Zone (CWQZ) aci Project No.: 22-20-001 February 2020  d x m . s e n o Z d r a z a H d o o l F A M E F _ 6 - 9 Q \ s p a m \ s i g \ e n a L r e g a Y 1 4 8 4 1 0 0 - 0 2 - 2 2 \ s r e d l o F t c e j o r P \ P : 1% Annual Chance Flood Hazard Regulatory Floodway Special Floodway Area of Undetermined Flood Hazard 0.2% Annual Chance Flood Hazard Future Conditions 1% Annual Chance Flood Hazard Area with Reduced Risk Due to Levee ³ This map is intended for planning purposes only. All map data should be considered preliminary. All boundaries and designations are subject to confirmation. 200 100 0 200 Feet 1:2,400 1 inch = 200 feet Subject Area 4841 Yager Lane Q9-6: FEMA Flood Hazard Zones aci Project No.: 22-20-001 February 2020  Reference Section: (USDA NRCS) United States Department of Agriculture, Natural Resource Conservation Service. 2019. Web Soil Survey. Available at: http://websoilsurvey.nrcs.usda.gov/. Accessed on: February 27, 2020. City of Austin ERI 4841 Yager Lane 5 February 2020 aci Project No.: 22-20-001 austin • denver BKO PARMER SOUTH VIEW OF PROPERY FROM PARMER © 2022 Google © 2022 Google N N ➤➤ 5.96 ft UACY OF THESE PLANS REMAINS WITHEM. IN REVIEWING THESE PLANS, CITY OFMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER SOUTH VIEW OF PROPERY FROM PARMER © 2022 Google © 2022 Google 6.02 ft N N ➤➤ UACY OF THESE PLANS REMAINS WITHM. IN REVIEWING THESE PLANS, CITY OFUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER SOUTHWEST VIEW OF PROPERY FROM PARMER © 2022 Google © 2022 Google N➤➤N 5.59 ft UACY OF THESE PLANS REMAINS WITHEM. IN REVIEWING THESE PLANS, CITY OFUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER WEST VIEW OF PROPERY FROM YAGER © 2022 Google © 2022 Google N➤➤N 6.22 ft UACY OF THESE PLANS REMAINS WITHEM. IN REVIEWING THESE PLANS, CITY OFQUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER WEST VIEW OF PROPERY FROM YAGER © 2022 Google © 2022 Google N➤➤N 5.66 ft UACY OF THESE PLANS REMAINS WITHEM. IN REVIEWING THESE PLANS, CITY OFQUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER WEST VIEW OF PROPERY FROM YAGER © 2022 Google © 2022 Google N➤➤N 5.84 ft UACY OF THESE PLANS REMAINS WITHM. IN REVIEWING THESE PLANS, CITY OFUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HEREBKO PARMER NORTHWEST VIEW OF PROPERY FROM YAGER © 2022 Google © 2022 Google ➤➤ N N 6.47 ft UACY OF THESE PLANS REMAINS WITHM. IN REVIEWING THESE PLANS, CITY OFUACY OF THE WORK OF THE DESIGNMAPSCO PAGE: # 497VMAPSCO GRID: P30 & P31LOCATION MAPN.T.S.# 497Z# 527DYOU ARE HERE