20240904-004: Dominium Sage Fill Variance Packet

Environmental Commission – Sept. 4, 2024

20240904-004: Dominium Sage Fill Variance Packet — original pdf

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ITEM FOR ENVIRONMENTAL COMMISSION AGENDA LOCATION: 4605 S PLEASANT VALLEY ROAD, Austin, Texas 78744 COUNCIL DISTRICT: District #2 COMMISSION MEETING DATE: NAME & NUMBER OF PROJECT: NAME OF APPLICANT OR ORGANIZATION: ENVIRONMENTAL REVIEW STAFF: WATERSHED: REQUEST: STAFF RECOMMENDATION: STAFF CONDITION: September 4th, 2024 Dominium Sage at Franklin Park, SP-2023-0389C.SH Nick Brown, Kimley Horn Engineering Planning and Design Consultants David Michael, Environmental Review Specialist, Development Services Department, david.michael@austintexas.gov Williamson Creek Watershed, Suburban Watershed Classification, Suburban Desired Development Zone. Variance request is as follows: Request to vary from LDC 25-8-342 to allow fill up to 15 feet in depth. Staff recommends this variance, having determined the findings of fact to have been met. • Enhanced wetland mitigation by providing rain gardens • Pollinator garden(s) (3 at 1000 SF each or equivalent) located on site accessible to residents with educational signage to each • 25 Additional landscape trees, 2-inch min diameter from ECM Appendix F species • Hand removal and herbicide stump treatment of non-native invasive woody species within CEF buffer and outer half CWQZ along northern property boundary using Spec 614S • Hand seed areas of poor ground cover after invasive removal with 1:1 mix of Spec 609S Table 4 and 5 at specified rate and raked in by hand • Provide educational signage along the creek for wetlands and invasives every 500-feet • No mow signs along the CWQZ every 500-feet Development Services Department Staff Recommendations Concerning Required Findings Project Name: Dominium Sage at Franklin Park, SP-2023-0389C.SH Ordinance Standard: Watershed Protection Ordinance Variance Request: Request to vary from LDC 25-8-342 to allow fill up to 15 feet. 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 other similarly situated property with approximately contemporaneous development subject to similar code requirements; Yes This property was re-zoned MF-3 to allow a multi-family development, and the proposed multifamily development is participating in the SMART (Safe, Mixed-Income, Accessible, Reasonably-priced, Transit-Oriented) Housing program. Approximately contemporaneous multifamily developments, also participating in an affordable housing program, are located adjacent to the site: • Franklin Park Apartments, at 4509 E St. Elmo Road • Woodway Village, at 4600 Nuckols Crossing Road There are examples of other recent projects approved for similar depth of fill, including: • Applied Materials Logistics Service Center, at 9614 US-290, Austin, TX 78724, (SP-2020-0321C), which was allowed cut to 12 feet for a 16-acre warehouse. • Crossroads Logistics Center, at 8400 E Parmer Ln, Manor, TX 78653, (SP- 2021-0015D), which was allowed cut to 14.3 feet and fill to 16.5 feet for three buildings totaling 11 acres of warehouse space. • Park 183 Buildings 6 & 7, at 4800 Distribution Dr, Austin, TX 78744, (SP- 2021-0072C), which was allowed fill to 17 feet for two four-acre warehouses. 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; A. The Design decisions made by the applicant provide greater overall environmental protection than is achievable without the variance: • The wetland CEF and spring CEF near the northeast portion of the development are preserved and integrated into the site plan. • Two rain gardens are provided to improve water recharge and water quality. • An approximately .5-acre park-like open space is preserved at the center of the development and improved with landscape plantings. • Additional trees are located between buildings to reduce heat-island effect. b. is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; and Yes • The applicant has worked with city staff during the review process, and the amount of proposed fill has been reduced from 21’ in the initial site plan submittal, down to 15’ in the final site plan submittal. • The amount of fill area greater than 8-feet is limited to approximately 3% of the total site area. c. Does not create a significant probability of harmful environmental consequences; and Yes Retaining walls and the biofiltration pond are used to minimize the probability of harmful environmental consequences of the proposed fill between 8’ and 15’. • Without site retaining walls, earthen slopes would extend roughly 45- feet beyond the current edge of the development. • Without the proposed retaining walls there is more potential for sediment runoff and erosion into the creek since vegetation can be difficult to establish and maintain. Stormwater is captured and treated in the biofiltration pond and raingardens. Yes Yes 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Stormwater will be captured and treated, resulting in water quality that is at least equal to the water quality achievable without the variance: • A biofiltration pond and two raingardens will provide detention to reduce discharge from the property at or below existing conditions. • The 100- year floodplain located on the property is not impacted by the improvements proposed with this development. • The 100-year Atlas-14 floodplain was delineated and showed no adverse impact downstream as a result of the proposed development. Staff Determination: Staff determines that the findings of fact have been met. Staff recommends the following conditions: • Enhanced wetland mitigation by providing rain gardens • Pollinator garden(s) (3 at 1000 SF each or equivalent) located on site accessible to residents with educational signage to each • 25 Additional landscape trees, 2-inch min diameter from ECM Appendix F species • Hand removal and herbicide stump treatment of non-native invasive woody species within CEF buffer and outer half CWQZ along northern property boundary using Spec 614S • Hand seed areas of poor ground cover after invasive removal with 1:1 mix of Spec 609S Table 4 and 5 at specified rate and raked in by hand • Provide educational signage along the creek for wetlands and invasives every 500-feet • No mow signs along the CWQZ every 500-feet Environmental Review Specialist Senior (DSD) Environmental Policy Program Manager (DSD) Interim Environmental Officer (WPD) David Michael Date: 8/14/2024 _____________________________ Mike McDougal Date: 8/14/2024 _____________________________ Liz Johnston Date: 8/23/2024 August 22, 2024 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM PROJECT DESCRIPTION Applicant Contact Information Variance Case Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Nick Brown 10814 Jollyville Rd Building 4, Suite 200 Austin, TX 78759 737-210-1044 Nick.Brown@kimley-horn.com Dominium Sage at Franklin Park SP-2023-0389C.SH 4605 S Pleasant Valley Rd, Austin, TX 78744 David Michael Eric Brown 25-8-342 Fill Requirements Watershed Name Williamson Creek Watershed Classification ☐Urban X Suburban ☐Water Supply Suburban City of Austin | Environmental Commission Variance Application Guide 1 August 22, 2024 ☐Water Supply Rural ☐ Barton Springs Zone Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment X Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway Water and Waste Water service to be provided by Request ☐ Yes X No Austin Water Utility St Elmo Tributary crosses runs along the northern property line. The variance request is as follows: 25-8-342 Fill Requirements Existing ____0____ ____0____ ____0____ Proposed 394,862 sf 9.06 Ac 39.28% 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 subject property is approximately 22.14 acres in size with frontage on S Pleasant Valley Rd and Nuckols Crossing Rd. The property ranges in elevation from 576 to 631. The highest point on the property is the south side of the property and the lowest point is along the northern property line where St Elmo Tributary is located. 86.72% of the property falls within the 0% to 15% slope category. The remainder property has slopes exceeding 15% slope mainly isolated to the existing creek, and wetland. Grade 0% - 15% 15% - 25% 25% - 35% > 35% Site Area (Sq Yds) 92919.00 9768.34 3057.17 1407.84 107,152.35 % of Site Area 86.72% 9.12% 2.85% 1.31% 100.00% There is an assortment of tree species (eastern red cedar, ashe juniper, desert willow, hackberry) measuring 24 caliper inches or greater. Thirteen were identified within the property. City of Austin | Environmental Commission Variance Application Guide 2 August 22, 2024 On-site soils include Type D Expansive Clays and is identified as Ferris-Heiden complex, Altoga Silty Clay, and Lewisville silty clay by the USGS web soil survey. There is a wetland CEF located on the Northeast portion of the property. Critical Water Quality Zones and 100-year floodplain follow the St. Elmo Tributary along the north side of the site. The topography of the is high on the south side of the site and flows down into St Elmo Tributary running along the northern boundary of the site. There are multiple constraints that limit the constructable areas such as the CWQZ, CEF buffers, and compatibility setbacks with the adjacent single family. City of Austin | Environmental Commission Variance Application Guide 3 August 22, 2024 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT Per the attached cut/fill exhibit, there are areas that require fill greater than 8’. As required in LDC Section 25-8-342 – Fill Requirements, in order to grant a variance, the Land Use Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: Dominium Sage at Franklin Park Ordinance: 25-8-342 Fill Requirements Land Use Commission variance determinations from Chapter 25-8-341 and 25-8-342 of the City A. 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 / No 2. The variance: a) Yes / No The property was re-zoned MF-3 to allow a multi-family development. The proposed multifamily development will be a SMART Housing affordable project. Similar sized multifamily developments are located north and east of this property. Other types of development would have the similar challenges to develop based on the existing conditions. 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; City of Austin | Environmental Commission Variance Application Guide 4 August 22, 2024 The existing topography falls approximately 40-feet from south to north. The proposed affordable housing multifamily site plan is laid out to promote a more environmentally friendly development. The variance request is located along the northern portions of the site where the topography slopes down towards the creek. Vertical retaining walls are provided to reduce the amount of grading that would otherwise occur if walls were not provided. By installing retaining walls, this allows the development to avoid encroaching into the Critical Water Quality Zone (CWQZ). The site layout promotes a more family friendly environment and reduces heat island effect by providing more open space. This development proposes multiple open space areas consisting of playgrounds, community areas, grass fields, and natural open space. A more dense development would increase heat island effect and reduce the green infrastructure. Decisions were made to reduce unit count by removing buildings and impervious cover to limit environmental impacts. Buildings have been oriented to face the creek and CEF’s as a mechanism to promote quality of life by providing a direct connection to them. Preservation to the wetland CEF and spring CEF near the northeast portion of the development is accounted for in the site design and the upstream hydrology to these CEF’s is maintained in the proposed condition. Efforts taken to minimize the fill required for this development to maintain compliant with other applicable codes and criteria has been studied to ensure the health and safety to future residents as well as promoting a environmentally friendly development. The project will provide environmental benefits to mitigate the impact of fill and to enhance the design of the project including, without limitation: · · · · · · AEGB rated buildings; Reduced building area to adjust grades; Limited impervious cover based on allowed; Enhanced wetland mitigation by providing rain gardens; Pollinator garden(s) (3 at 1000 SF each or equivalent) located on site accessible to residents with educational signage to each; 25 Additional landscape trees, 2-inch min diameter from ECM Appendix F species; · Hand removal and herbicide stump treatment of non-native invasive woody species within CEF buffer and outer half CWQZ along northern property boundary using Spec 614S; · Hand seed areas of poor ground cover after invasive removal with 1:1 mix of Spec 609S Table 4 and 5 at specified rate and raked in by hand; Provide educational signage along the creek for wetlands and invasives every 500-feet; · · No mow signs along the CWQZ every 500-feet; · Maintain water quality volumes to existing pond; City of Austin | Environmental Commission Variance Application Guide 5 August 22, 2024 · Proposed rock retaining walls with natural stone look limiting impact to cut; · Maintain CEF buffers and existing hydrology to them; b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; The requested variance is the minimum amount necessary to achieve appropriate/reasonable slopes throughout the development and access to buildings. The property is zoned MF-3 and is intended for multi-family use. The amount of fill area greater than 8-feet is approximately 3% of the total site area and has been reduced from 21’ to 14.8’ through coordination with City staff and design modifications to both buildings and the site. Approximately 95% of the site is within the area permitting administrative cut- and-fill variances of 8’ or less. c) Does not create a significant probability of harmful environmental consequences. The proposed slopes on site meet the 3:1 maximum requirement. Where this requirement cannot be met, retaining walls have been placed. The retaining walls eliminate grading encroachment to the CWQZ and throughout the property. Without site retaining walls, earthen slopes would extend roughly 45- feet beyond the current edge of the development. Sloped grading also creates more potential for sediment runoff and erosion into the creek since vegetation can be difficult to establish and maintain. Stormwater is captured and treated in the biofiltration pond and raingardens. The biofiltration pond will also provide detention to reduce discharge from the property at or below existing conditions. The 100-year Atlas-14 floodplain was also studied and delineated to show no adverse impact downstream as a result of this development. the 100- year floodplain is located down into the creek and is not impacted by the improvements proposed with this development. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes / No Yes / No Yes / No City of Austin | Environmental Commission Variance Application Guide 6 August 22, 2024 The proposed design adheres to all water quality requirements outlined within the Land Development Code and Environmental Criteria Manual and as such, will result in water quality that is at least equal to water quality achievable without the variance. A full biofiltration water quality/detention pond and two rain gardens have been designed to fully capture the runoff created by the proposed improvements and release stormwater to pre-developed conditions flows. The existing water quality pond along the west side of the development is modified to maintain the existing water quality volume. This modification is required to allow secondary fire department access to the development. B. Additional Land Use Commission variance determinations for a requirement of Section 25-8-422 (Water Quality Transition Zone), Section 25-8-452 (Water Quality Transition Zone), Article 7, Division 1 (Critical Water Quality Zone Restrictions), or Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long): 1. The criteria for granting a variance in Subsection (A) are met; N/A to this variance request. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; 2. 3. N/A to this variance request. N/A to this variance request. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 7 August 22, 2024 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. + Heritage Trees to be Saved 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 8 PROPOSED SITE PROPERTY BOUNDARY S. Pleasant Valley Rd.Nuckols Crossing RdButton Bend RdAERIAL & SITE PHOTOPROPOSED SITE PROPERTY BOUNDARY S PLEASANT VALLEY RDST ELMO RDNUCKOLS CROSSING RDTERI RDTODD LNST ELMO RDSTASSNEY LNAERIAL PHOTO OF THE VICINITYFRANKLIN PARKAPARTMENTSWOODWAY VILLAGEAPARTMENTSEKOS CITY HEIGHTSAPARTMENTSKINGFISHER CREEKAPARTMENTSINDUSTRIALSINGLE FAMILY0 0 100' 200' GRAPHIC SCALE 100' LEGEND I D A O R G N S S O R C S L O K C U N I ) S E R A V H T D W I - . . . W O R C I L B U P ( I P A M C H P A R G O P O T T A E G A S M U N M O D I I K R A P N I L K N A R F D A O R Y E L L A V T N A S A E L P S 5 0 6 4 I N T S U A F O Y T C I S A X E T , Y T N U O C S V A R T I SP-2023-0389C.SH BUS STOP 624 6 2 3 6 2 2 6 2 6 6 2 5 625 6 2 1 6 2 0 616 617 618 6 1 9 6 1 5 616 0 2 6 6 2 1 6 2 7 6 2 4 5 2 6 615 6 1 2 611 6 0 8 6 1 0 612 613 615 614 616 617 6 1 8 6 1 9 6 2 0 624 625 626 7 2 6 P N O FULL BIOFILTRATIO D WITH STACKED DETENTIO N N PR RAIN O P O AR G SED DEN PR RAIN O P O AR G SED DEN 6 2 1 623 622 625 626 624 PLAY G R O U N D 626 1 2 6 Number Minimum Elevation Maximum Elevation Area Color H B Elevations Table 1 2 3 4 8.00 10.00 12.00 14.00 10.00 12.00 14.00 14.80 10018.28 9371.77 6327.31 1113.22 00 50' 100' GRAPHIC SCALE 50' NOTE: THIS PLAN IS CONCEPTUAL IN NATURE AND HAS BEEN PRODUCED WITHOUT THE BENEFIT OF A SURVEY, TOPOGRAPHY, UTILITIES, CONTACT WITH THE CITY, ETC. FILL MAPPLEASANT VALLEY COURTYARDS HOUSING, LTD DOC. NO. 2002232043 O.P.R.T.C.T. MF-3-CO-NP Z Q W C Z Q W C Z Q W C OPEN C W SPACE Q Z C W Q Z Z W Q C RR-CO-NP C WQ Z RR-CO-NP C W Q Z OPEN SPACE CWQZ C W Q Z FFE=615.7 0 F G 1 0 S D I N 9 , 2 0 B U I L 4 FFE=615.7 CWQZ FFE=615.7 FFE=615.7 FFE=621.6 D I N G 9 U I L 0 S 9 , 2 4 0 F B FFE=621.6 G 6 D I N 6 S 9 B 6 , 5 FFE=623.2 U I L 3 F C W Q Z CWQZ CWQZ CWQZ CWQZ CWQZ FULL BIOFILTRATION POND WITH STACKED DETENTION B U 3 I 6 L , 5 D I 9 N 6 G S F 8 FFE=620.4 FFE=621.7 G 7 B UIL DIN 3 2,0 3 7 S F PROPOSED RAINGARDEN PROPOSED RAINGARDEN 00 60' 120' GRAPHIC SCALE 60' KEY MAP N.T.S. SHEET 16 SHEET 17 SHEET 14 SHEET 15 LEGEND PROPOSED DUMPSTER & ENCLOSURE PROPERTY LINE PROPOSED WASTEWATER LINE PROPOSED WATER LINE PROPOSED WASTEWATER MANHOLE PROPOSED WASTEWATER CLEANOUT PROPOSED FIRE HYDRANT PROPOSED TAPPING SLEEVE & VALVE EXISTING OVERHEAD POWER LINE EXISTING WATER LINE EXISTING WASTEWATER LINE EXISTING STORM SEWER LINE EXISTING POWER POLE EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING WASTEWATER MANHOLE ADA ROUTE OPEN SPACE C W Q Z S O P B U T S S . ( P P L U E B A L S I C A N R T . O V LOT 2 . A W L . L - E Y 1 2 R 0 O F A T D FFE=626.0 POOL & CLUBHOUSE MAIL KIOSK BIKE BARN OPEN SPACE FFE=623.9 I 1 G N D L U B I F S 5 2 6 , 5 3 G 5 D I N 6 S U I L 9 6 , 5 3 FFE=623.2 F B PLAY GROUND OPEN SPACE I 4 G N D L U B I F S 8 1 1 , 7 4 FFE=627.9 FFE=627.1 BUILDING 2 32,037 SF BUILDING 3 32,037 SF FFE=627.1 HB SF-3-NP BLOCK "J" FRANKLIN PARK AMENDED VOL. 73, PG. 90 P.R.T.C.T. SF-3-NP SF-2-NP LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 7 LOT 8 LOT 9 CALLED 4.08 ACRES MARVIN STAVINOHA JR. AND WIFE, LEIGH STAVINOHA DOC. NO. 2001186055 NOTES: 1. 2. 3. 4. 5. TREES AND TOPOGRAPHY BASED UPON SURVEY BY 4WARD LAND SURVEYING, LLC. ON JUNE 2, 2020. NO WARRANTY IS EXPRESSED OR IMPLIED AS TO THEIR ACCURACY. ALL FIRE DEPARTMENT ACCESS DRIVES/ROADS TO HAVE A MINIMUM 14' VERTICAL CLEARANCE, 25' WIDTH AND 25' RADII. ESTABLISH FIRE ZONES AS SHOWN ON SITE BY PAINTING CURB RED. STENCIL THE WORDS, "FIRE ZONE/TOW-AWAY ZONE", IN WHITE LETTERS AT LEAST 3 INCHES HIGH AT 35-FOOT INTERVALS ALONG THE CURB. ALSO, SIGNS SHALL BE POSTED AT BOTH ENDS OF A FIRE ZONE. ALTERNATE MARKING OF THE FIRE LANES MAY BE APPROVED BY THE FIRE CHIEF PROVIDED THE FIRE LANES ARE CLEARLY IDENTIFIED AT BOTH ENDS AND AT INTERVALS NOT TO EXCEED 35 FEET. SEC. 901.4.2 ALL PARKING SPACES SHALL HAVE MINIMUM 7'-0" VERTICAL CLEARANCE. EVERY HANDICAP ACCESSIBLE PARKING SPACE SHALL BE IDENTIFIED BY A SIGN CENTERED 5 FEET ABOVE THE PARKING SURFACE, AT THE HEAD OF THE PARKING SPACE. THE SIGN MUST INCLUDE THE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND STATE RESERVED, OR EQUIVALENT LANGUAGE. SUCH SIGNS SHALL NOT BE OBSCURED BY A VEHICLE PARKED IN THE SPACE AND SHALL MEET THE CRITERIA SET FORTH IN UBC, 3108(c) AND ANSI A1171-1986-4.6.2. CONTRACTOR TO COORDINATE WITH PROJECT ARBORIST TO TRIM TREES TO ENSURE VISIBILITY NEAR PARKING AREAS. CONTRACTOR TO FIELD VERIFY LOCATION AND ELEVATION OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION. ALL RADII TO BE 3' UNLESS OTHERWISE NOTED. SLOPES ON ACCESSIBLE ROUTES MAY NOT EXCEED 1:20 UNLESS DESIGNED AS A RAMP. THE MAXIMUM SLOPE OF A RAMP IN NEW CONSTRUCTION IS 1:12. THE MAXIMUM RISE FOR ANY RAMP RUN IS 30 IN. ACCESSIBLE ROUTES MUST HAVE A CROSS-SLOPE NO GREATER THAN 1:50. 6. 7. 8. 9. 10. 11. 12. GROUND SURFACES ALONG ACCESSIBLE ROUTES MUST BE STABLE, FIRM, AND SLIP RESISTANT. 13. ALL LANDSCAPED AREAS ARE TO BE PROTECTED BY SIX-INCH WHEEL CURBS, WHEELSTOPS, OR OTHER APPROVED BARRIERS AS PER ECM 2.4.7. COMPLIANCE WITH THE COMMERCIAL AND MULTI-FAMILY RECYCLING ORDINANCE IS MANDATORY FOR MULTI-FAMILY COMPLEXES WITH 100 OR MORE UNITS AND BUSINESSES WITH 100 OR MORE EMPLOYEES (AUSTIN CITY CODE, SEC. 15-6-91). ADEQUATE BARRIERS BETWEEN ALL VEHICULAR USE AREAS 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”. RETAINING WALLS OVER FOUR FEET IN HEIGHT MEASURED FROM THE BOTTOM OF THE FOOTING TO THE TOP OF THE WALL SHALL BE ENGINEERED AND REQUIRE A SEPARATE BUILDING PERMIT. [IBC CODE 105.2] PROVIDE A KNOX KEY SWITCH AT ALL POWER OPERATED GATES AND A KNOX BOX AT ALL MANUAL GATES ACROSS FIRE ACCESS ROADS FOR FIRE DEPARTMENT ACCESS. ALL GATES ACROSS FIRE ACCESS ROADS SHALL OPEN THE FULL WIDTH OF THE FIRE ACCESS ROAD SO THE FIRE ACCESS ROAD IS NOT OBSTRUCTED IN ANYWAY BY THE GATE OR ANY OF THE GATE COMPONENTS. ALL POWER OPERATED GATES ACROSS FIRE ACCESS ROADS SHALL BE EQUIPPED WITH GATE OPERATORS LISTED IN ACCORDANCE WITH UL 325. GATES INTENDED FOR AUTOMATIC OPERATION SHALL BE DESIGNED, CONSTRUCTED, AND INSTALLED PER ASTM F2200. A MANUAL MEANS OF OPENING THE GATE IN THE EVENT OF POWER LOSS IS REQUIRED. 14. 15. 16. 17. 18. 19. I N A L P E T S R E T S A M T A E G A S M U N M O D I I K R A P N I L K N A R F D A O R Y E L L A V T N A S A E L P S 5 0 6 4 I N T S U A F O Y T C I S A X E T , Y T N U O C S V A R T I SHEET NUMBER 13 OF 100 1. ALL EXTERIOR LIGHTING WILL BE FULL CUT-OFF AND FULLY SHIELDED IN COMPLIANCE WITH SUBCHAPTER E 2.5 AND WILL BE REVIEWED DURING BUILDING PLAN REVIEW. ANY CHANGE OR SUBSTITUTION OF LAMP/LIGHT FIXTURES SHALL BE SUBMITTED TO THE DIRECTOR FOR APPROVAL IN ACCORDANCE WITH SECTION 2.5.2.E. 2. ALL INTERNAL UTILITIES WILL BE LOCATED IN THE DRIVE AISLES AND NOT IN THE PARKING AREAS. 3. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL QUALITY TO, PRINCIPAL BUILDING SUBCHAPTER E NOTES: MATERIALS. RELEASE NOTES: 1. ALL IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE RELEASED SITE PLAN. ANY ADDITIONAL IMPROVEMENTS WILL REQUIRE SITE PLAN REVISION OR CORRECTION AND APPROVAL OF THE DEVELOPMENT SERVICES DEPARTMENT. 2. APPROVAL OF THIS SITE PLAN DOES NOT INCLUDE BUILDING AND FIRE CODE APPROVAL NOR 3. ALL SIGNS MUST COMPLY WITH REQUIREMENTS OF THE LAND DEVELOPMENT CODE (CHAPTER BUILDING PERMIT APPROVAL. 25-10). 4. ADDITIONAL ELECTRIC EASEMENTS MAY BE REQUIRED AT A LATER DATE. 5. WATER AND WASTEWATER SERVICE WILL BE PROVIDED BY THE CITY OF AUSTIN. 6. ALL EXISTING STRUCTURES SHOWN TO BE REMOVED WILL REQUIRE A DEMOLITION PERMIT FROM THE CITY OF AUSTIN DEVELOPMENT SERVICES DEPARTMENT. 7. A DEVELOPMENT PERMIT MUST BE ISSUED PRIOR TO AN APPLICATION FOR BUILDING PERMIT FOR NON-CONSOLIDATED OR PLANNING COMMISSION APPROVED SITE PLANS. 8. NO CERTIFICATE OF OCCUPANCY MAY BE ISSUED FOR THE PROPOSED RESIDENTIAL CONDOMINIUM PROJECT UNTIL THE OWNER OR OWNERS OF THE PROPERTY HAVE COMPLIED WITH CHAPTER 81 AND 82 OF THE PROPERTY CODE OF THE STATE OF TEXAS OR ANY OTHER STATUTES ENACTED BY THE STATE CONCERNING CONDOMINIUMS. 9. FOR DRIVEWAY CONSTRUCTION: THE OWNER IS RESPONSIBLE FOR ALL COSTS FOR RELOCATION OF, OR DAMAGE TO UTILITIES. 10. FOR CONSTRUCTION WITHIN THE RIGHT-OF-WAY, A ROW EXCAVATION PERMIT IS REQUIRED. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SP-2023-0389C.SH PROPOSED SITE PLAN ANDENVIRONMENTAL PLANBraun Intertec Corporation 11001 Hampshire Avenue S Minneapolis, MN 55438 Phone: 952.995.2000 Fax: 952.995.2020 Web: braunintertec.com Project B1904772.00 January 24, 2020 Mr. Blaine Barker Dominium Development & Acquisition, LLC 2905 Northwest Boulevard, Suite 150 Plymouth, MN 55441 Re: Environmental Resource Inventory Approximate 22 acre parcel 4601 East St Elmo Road and 4500 Nuckols Crossing Road Austin, Texas Dear Mr. Barker: On behalf of Dominium Development & Acquisition, LLC, Braun Intertec Corporation completed an Environmental Resource Inventory and of the above-referenced site (Site) in accordance with the authorized scope of services in our proposal dated, July 25th, 2019. The objective of the Environmental Resource Inventory is to evaluate the existing natural resources at a site and the potential negative impacts the proposed development may have on those resources. Background An Environmental Resources Inventory (ERI) is required by the City of Austin, according to LDC 25-8-121, City Code 30-5-121, and ECM 1.3.0 & 1.10.0, when a proposed development meets one or more of the following criteria: 1. Over a karst aquifer 2. Within an area draining to a karst aquifer or reservoir 3. 4. 5. 6. On a tract with a gradient of more than 15 percent In a water quality transition zone In a critical water quality zone In a floodplain The site has gradients greater than 15 percent and is located in a critical water quality zone, thus completion of an ERI for the site was required by Austin City code. A site visit was conducted concurrently during field work for the wetland delineation completed at the site. The results of the wetland delineation and a desktop threatened and endangered species assessment are presented under separate report covers and should be reviewed in conjunction with this report to understand all aspects of the natural resources present at the Site. AA/EOE Dominium Development & Acquisition Project B1904772.00 January 24, 2020 Page 2 Environmental Resources Inventory Report It was determined in the ERI that the Site is not within the Edwards Aquifer recharge zone, contributing zone, or the 1,500 feet verification zone, nor is the Site within the Barton Spring Zone. The Site, and its 150 feet buffer zone, contains five critical environmental features (CEFs), one seep/spring and four wetlands. The discharge for the seep was unknown (Attachment A, CEF Worksheet), but approximate dimensions of the wetlands were able to be determined. No karsts, bluffs, point recharge features, canyon rimrock(s), or water wells were found at the Site or within the standard 150 feet buffer zone. The Site is over the Ozan Formation and High Gravel Deposits, and three soil series are mapped within the project area. Woodland species, grassland/prairie/savannah species, and hydrophytic plant species were also found on Site. The complete ERI report is included as Attachment A with corresponding figures 1-8. Completion of a tree survey at the site was required by Austin city code as part of the ERI. Trees with greater than eight inches diameter at breast height (DBH), or four and one-half feet above the natural grade, were identified, measured, and logged. There were approximately 346 trees on Site that had a DBH greater than 8-inches, a list of the diameters and species is included as Attachment B. Trees logged with greater than 8-inches diameter are displayed on Figures 8A through 8C. Critical Environmental Features On-Site There is one wetland on Site, where the dominant species were black willow (Salix nigra), American elm (Ulmus americana), and Chinese tallow (Triadica sebifera). The surface was sparsely vegetated and had water stained leaves. The water table was high at this location, present at nine inches, and saturation was seen in the soil profile at seven inches. There is an inlet for surface water to run at the southwest corner of the wetland, but no outlet was identified. The steepness of the slope into the wetland and the presence of concrete in and around the wetland might indicate that the depression is not natural and was anthropogenically created, see the attached photos. Critical Environmental Features Off-Site There are three wetlands and one seep located off-Site within 150 feet of the project Site, the standard buffer required. These wetlands were inaccessible during the field visit, but current site conditions near the Site boundary indicate that the wetlands off-Site are likely similar to the wetland that was delineated on-Site. Visual reconnaissance near the wetlands close to the site boundary indicated an abundance of cedar elm, glossy privet, and Chinese tallow. General The conclusions submitted in the attached ERI report are based on observations noted during the site visit, a review of database queries, and the review of state and federal online resources as they pertain to the proposed Project. Dominium Development & Acquisition Project B1904772.00 January 24, 2020 Page 2 We appreciate the opportunity to provide our professional services to you for this project. If you have any questions or comments regarding this report or the project in general, please contact Daniel DeJoode at 952.995.2459. Sincerely, BRAUN INTERTEC CORPORATION Daniel R. DeJoode, Ph.D. Senior Scientist Douglas J. Bergstrom, CHMM Principal Scientist Attachments: A. B. C. Figures 1. 2. 3. 4. 5. 6. 7. 8A. 8B. 8C. Site Location Map Soils Map Wetlands and Waters of the US Critical Environmental Features Map Historical Aerial Photograph Site Specific Geologic Map Geologic Map Tree Sample Locations Area 1 Tree Sample Locations Area 2 Tree Sample locations Area 3 ERI Report Form Tree Survey Table CEF Photographs Attachment A Environmental Resource Inventory Report 1. 2. 3. 6. Case No.: (City use only) Environmental Resource Inventory For the City of Austin Related to LDC 25-8-121, City Code 30-5-121, ECM 1.3.0 & 1.10.0 The ERI is required for projects that meet one or more of the criteria listed in LDC 25-8-121(A), City Code 30-5-121(A). SITE/PROJECT NAME: Woodway Village COUNTY APPRAISAL DISTRICT PROPERTY ID (#’s): 293210 and 738526 4601 E St Elmo Road; 4500 Nuckols Crossing Road ADDRESS/LOCATION OF PROJECT: 4. WATERSHED: Williamson Creek 5. THIS SITE IS WITHIN THE (Check all that apply) Edwards Aquifer Recharge Zone* (See note below) ........... .YES No Edwards Aquifer Contributing Zone*.................................. YES No Edwards Aquifer 1500 ft Verification Zone* ....................... YES No Barton Spring Zone* .......................................................... YES No *(as defined by the City of Austin – LDC 25-8-2 or City Code 30-5-2) 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. DOES THIS PROJECT PROPOSE FLOODPLAIN MODIFICATION?.......YES** NO If yes, then check all that apply:  (1) The floodplain modifications proposed are necessary to protect the public health and safety;  (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 (ECM), or  (3) The floodplain modifications proposed are necessary for development allowed in the critical water quality zone under LDC 25-8-261 or 25-8-262, City Code 30-5-261 or 30-5-262.  (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 ECM 1.7 and Appendix X 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? ......................................................... YES*** NO ***If yes, then riparian restoration is required by LDC 25-8-261(E) or City Code 30-5-261(E) and a functional assessment must be completed and attached to the ERI (see ECM1.5 and Appendix X for forms and guidance). 8. There is a total of (#’s) Critical Environmental Feature(s)(CEFs) on or within150 feet of 5 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): See Attachment A for site photographs. 1 0 0 (#’s) Spring(s)/Seep(s) (#’s) Canyon Rimrock(s) 4 (#’s) Wetland(s) (#’s) Point Recharge Feature(s) 0 (#’s) Bluff(s) 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 LDC 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: ✔ Site Specific Geologic Map with 2-ft Topography ✔ Historic Aerial Photo of the Site ✔ Site Soil Map ✔ Critical Environmental Features and Well Location Map on current Aerial Photo with 2-ft Topography Only if present on site (Maps can be combined):  Edwards Aquifer Recharge Zone with the 1500-ft Verification Zone (Only if site is over or within 1500 feet the recharge zone)  Edwards Aquifer Contributing Zone  Water Quality Transition Zone (WQTZ) ✔ Critical Water Quality Zone (CWQZ)  City of Austin Fully Developed Floodplains for all water courses with 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 Series Unit Name & Subgroup** Altoga silty clay, 3 to 6 % slopes, moderately eroded Ferris-Heiden complex, 8 to 20 % slopes, severely eroded Lewisville silty clay, 1 to 3 % slopes Group* Thickness (feet) D D D >5 ft 2-5 ft >6 ft *Soil Hydrologic Groups Definitions (Abbreviated) 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. Page 2 of 8 WPD ERM ERI-2014-01 Description of Site Topography and Drainage (Attach additional sheets if needed): According to the U.S. Department of Agriculture, Soil Conservation Service, Soil Survey for Travis County (1974), the native soil mapped in the project area consists of three different soil types: Altoga silty clay, 3 to 6 % slopes, moderately eroded (AgC2), Ferris-Heiden complex, 8 to 20 % slopes, severely eroded (FhF3), and Lewisville silty clay, 1 to 3 % slopes (LcB). AgC2 are deep, well drained silty clay soils that form in friable, calcareous alluvium under mid and tall grass cover. FhF3 is a soil complex of well drained soils that occupy rolling to hilly topography and has slopes in the range of 10 to 15 percent. These soils have a severe erosion hazard. LcB consists of silty clays that are deep, well-drained, and have a topography of nearly level to gentle sloping. According to the 1988 U.S. Geological Survey (USGS) Oak Hill and Montopolis 7.5 minute Series Quadrangle, the regional gradient slopes towards the southeast corner of the Site, away from the intermittent stream on the north end of the property. The drainage pattern at the proposed project site is defined by the local topography. List surface geologic units below: Group Ko Qhg Geologic Units Exposed at Surface Formation Ozan Member Late Cretaceous High Gravel Deposits Pleistocene Brief description of site geology (Attach additional sheets if needed): According to the Geologic Database of Texas, the Site is underlain by the Ozan formation (Ko) and High Gravel Deposits (Qhg). Ozan formation (Ko): clay, calcareous material, with silt and sand content increasing upward. Montmorillonite material, blocky structure with conchoidal fractures and a thickness greater than 500 feet. High gravel depositions (Qhg): in the southeast portion of Austin sheet the gravel is exposed to the surface, while northwest part of the sheet is composed of an upper silt clay unit that is good for crop production and a lower coarse unit that yields some water. Wells – Identify all recorded and unrecorded wells on site (test holes, monitoring, water, oil, unplugged, capped and/or abandoned wells, etc.): There are 0 0 0 (#) 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. 0 (#’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. See Phase I ESA Report for more information. WPD ERM ERI-2014-01 Page 3 of 8 11. THE VEGETATION REPORT – Provide the information requested below: Brief description of site plant communities (Attach additional sheets if needed): The Site is located in the Texas Blackland Prairie ecoregion, which is comprised of deep, black soils overlain with prairie grasses, such as switchgrass, big bluestem, little bluestem, and Indian grass. The site was comprised of three ecological communities: An upland habitat comprised of prairie grasses and dense stands of ashe juniper, a pioneer community of ragweed, honey mesquite, chinaberry, goldenrod, and silverleaf nightshade, and a community of cedar elm and glossy privet. The ashe juniper community comprised of large, multiple branching specimens that had diameters at breast height ranging from 3 inches to over 12.5 inches. Prairie grasses in these ashe juniper stands included yellow bluestem, bermuda grass, and big bluestem. The pioneer community had an abundance of ragweed, silverleaf nightshade, and golden rod. There was a moderate presence of honey mesquite, chinaberry, mustang grape, jerusalem thorn, and glossy privet. The overabundance of ragweed and other nuisance species suggests disturbance in these areas was more recent than the other two ecological communities. The predominant ecological community on site was dense stands of cedar elm, intermixed with well-established glossy privet and Chinese tallow. Underneath the canopy there was poison ivy, Virginia creeper, saplings of Chinese tallow and glossy privet, and an abundance of leaf litter and debris. There is woodland community on site ……………………. YES  NO (Check one). If yes, list the dominant species below: Woodland species Common Name Scientific Name Cedar Elm Chinese Tallow Sugarberry Black Willow Ashe Juniper Ulmus crassifolia Triadica sebifera Celtis laevigata Salix nigra Juniperus ashei WPD ERM ERI-2014-01 Page 4 of 8 There is grassland/prairie/savanna on site……………..YES NO (Check one). If yes, list the dominant species below: Grassland/prairie/savanna species Common Name Scientific Name Bermuda Grass Poison Ivy Virginia Creeper Ragweed Pepper Vine Cynodon dactylon Toxicodendron radicans Parthenocissus quinquefolia Ambrosia artemisiifolia Ampelopsis arborea Silverleaf Nightshade Solanum elaeagnifolium Goldenrod Solidago altissima There is hydrophytic vegetation on site ………………..YES  NO (Check one). If yes, list the dominant species in table below (next page):Hydrophytic plant species Common Name Scientific Name Spotted Touch-Me-Not Impatiens capensis FACW Wetland Indicator Status 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. YES  NO (Check one). See Attachment B for more information. 12. WASTEWATER REPORT – Provide the information requested below. On-site system(s) Wastewater for the site will be treated by (Check of that Apply):    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 City Code Chapter 15-12 and wells must be registered with the City of Austin WPD ERM ERI-2014-01 Page 5 of 8 The site sewage collection system is designed and will be constructed to in accordance to all State, County and City standard specifications.  YES  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.  YES  NO  Not Applicable (Check one). Wastewater lines are proposed within the Critical Water Quality Zone?  YES  NO (Check one). If yes, then provide justification below: WPD ERM ERI-2014-01 Page 6 of 8 Is the project site over the Edwards Aquifer?  YES  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. The project site is not over the Edwards Aquifer. Print Name Signature Braun Intertec 13. One (1) hard copy and one (1) electronic copy of the completed assessment have been provided. Date(s) ERI Field Assessment was performed: September 18th and 19th 2019 Date(s) My signature certifies that to the best of my knowledge, the responses on this form accurately reflect all information requested. Name of Company 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). Telephone Email Address P.G. Seal WPD ERM ERI-2014-01 Page 7 of 8 City of Austin Environmental Resource Inventory - Critical Environmental Feature Worksheet Project Name: Woodway Village Project Address: 4601 E St Elmo Road and 4500 Nuckols Crossing Rd Site Visit Date: September 18th and 19th 2019 Environmental Resource Inventory Date: October XX, 2019 Primary Contact Name: Blaine Barker Phone Number: (763) 354-5500 Prepared By: Daniel DeJoode Email Address: ddejoode@braunintertec.com 5 6 7 8 X 80 66 64 99 notation FEATURE LONGITUDE (WGS 1984 in Meters) FEATURE LATITUDE (WGS 1984 in Meters) WETLAND DIMENSIONS (ft) RIMROCK/BLUFF DIMENSIONS (ft) Length Avg Height RECHARGE FEATURE DIMENSIONS Z Y Trend X Springs Est. Discharge cfs Unknown coordinate 30.201990 30.202302 30.202764 30.202608 30.202685 coordinate -97.736235 -97.737928 -97.737617 -97.737256 -97.736967 notation Y 8 17 25 35 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. Please state the method of coordinate data collection and the approximate precision and accuracy of the points and the unit of measurement. Method Accuracy DMS DD For a spring or s eep, locate the source of gro that feeds a pool undwater or stream. YES NO □ GPS Surveyed □ □ Other sub-meter meter > 1 meter □ □ □ Professional Geologists apply seal below 9 FEATURE TYPE {Wetland, Rimrock, Bluffs, Recharge Feature, Spring} Spring/Seep Wetland Wetland Wetland Wetland 1 2 3 4 FEATURE ID (eg S-1) Seep-1 W-1 W-2 W-3 W-4 City of Austin Use Only CASE NUMBER: Wetland Rimrock Recharge Feature Spring Seep WPD ERM ERI-CEF-01 Page 8 of 8 Attachment B Tree Survey Table Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T001 T002 T003 T004 T005 T006 T007 T008 T009 T010 T011 T012 T013 T014 T015 T016 T017 T018 T019 T020 T021 T022 T023 T024 T025 T026 T027 T028 T029 T030 T031 T032 T033 T034 T035 T036 T037 T038 T039 T040 T041 T042 T043 DBH (in) 10.8 11.9 11.2 12.8 8.8 13.4 9.2 8.8 16.4 10.9 10.3 11.3 8.5 13.5 10.8 8.3 9.7 17.6 12.2 8.9 10.3 11.9 14.4 10.0 12.4 17.1 20.3 9.7 9.7 9.7 >12.5 12.5 19.3 19.3 9.5 9.7 10.3 10.4 8.0 and 9.3 19.6 10.5 10.5 11.8 Ulmus americana Salix nigra Salix nigra Salix nigra Robinia pseudo‐acacia Salix nigra Populus deltoides Robinia pseudo‐acacia Populus deltoides Triadica sebifera Fraxinus pennsylvanica var. subintegerrima Triadica sebifera Fraxinus pennsylvanica var. subintegerrima Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Celtis laevigata Ulmus crassifolia Salix nigra Ulmus crassifolia Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Ulmus americana Ulmus americana Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Maclura pomifera* Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T044 T045 T046 T047 T048 T049 T050 T051 T052 T053 T054 T055 T056 T057 T058 T059 T060 T061 T062 T063 T064 T065 T066 T067 T068 T069 T070 T071 T072 T073 T074 T075 T076 T077 T078 T079 T080 T081 T082 T083 T084 T085 T086 DBH (in) 10.0 13.2 8.3 9.3 8.0 10.9 8.0 13.0 8.3 12.5 8.5 13.4 8.1 10.5 8.0 8.8 9.7 8.9 11.0 9.0 9.3 9.5 12.7 10.3 8.0 9.4 9.3 9.8 8.1 20.9 10.5 8.1 12.4 17.4 9.9 11.3 10.2 8.1 11.3 8.4 10.0 9.5 17.2 Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Triadica sebifera Triadica sebifera Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Triadica sebifera Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Triadica sebifera Triadica sebifera Salix nigra Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T087 T088 T089 T090 T091 T092 T093 T094 T095 T096 T097 T098 T099 T100 T101 T102 T103 T104 T105 T106 T107 T108 T109 T110 T111 T112 T113 T114 T115 T116 T117 T118 T119 T120 T121 T122 T123 T124 T125 T126 T127 T128 T129 DBH (in) 12.0 9.9 9.5 8.5 9.8 19.3 10.0 10.0 21.4 11.9 8.1 9.7 16.3 16.3 9.5 9.7 16.6 11.4 10.5 8.7 8.8 11.7 11.9 and 11.0 13.2 10.0 8.1 15.7 and 14.2 >12.5 11.9 9.3 8.3 16.0 15.0 8.9 8.1 9.5 17.1 20.1 9.8 10.3 13.9 8.4 and 13.2 14.4 Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Triadica sebifera Ulmus crassifolia Populus deltoides Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia* Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia* Juniperus ashei Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Salix nigra Ulmus crassifolia Salix nigra Triadica sebifera Juniperus ashei Triadica sebifera Triadica sebifera* Triadica sebifera Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T130 T131 T132 T133 T134 T135 T136 T137 T138 T139 T140 T141 T142 T143 T144 T145 T146 T147 T148 T149 T150 T151 T152 T153 T154 T155 T156 T157 T158 T159 T160 T161 T162 T163 T164 T165 T166 T167 T168 T169 T170 T171 T172 DBH (in) 15.0 9.9 12.0 16.8 9.9 10.0 12.0 10.4 8.9 21.2 15.0 9.4 14.7 9.5 9.7 14.3 10.0 9.8 10.8 8.7 8.5 10.5 10.0 8.0 8.7 10.0 8.7 8.8 8.9 11.0 8.7 10.7 8.5 9.0 8.7 8.7 8.8 8.3 10.8 8.7 8.4 15.8 and 12.2 8.3 Triadica sebifera Triadica sebifera Acer negundo Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Ligustrum lucidum Triadica sebifera Ulmus crassifolia Triadica sebifera Ligustrum lucidum Triadica sebifera Triadica sebifera Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Ligustrum lucidum Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia* Ulmus crassifolia Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T173 T174 T175 T176 T177 T178 T179 T180 T181 T182 T183 T184 T185 T186 T187 T188 T189 T190 T191 T192 T193 T194 T195 T196 T197 T198 T199 T200 T201 T202 T203 T204 T205 T206 T207 T208 T209 T210 T211 T212 T213 T214 T215 DBH (in) 8.7 12.2 10.8 10.0 8.8 9.7 11.2 8.7 10.8 13.0 8.0 12.3 9.3 10.2 9.4 10.5 8.9 8.0 11.5 12.9 8.3 10.9 8.0 8.0 8.7 9.7 >12.5 9.3 9.9 10.3 8.8 11.0 10.0 9.7 9.4 8.7 11.7 8.7 9.9 14.7 12.9 10.3 8.9 Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Juniperus ashei Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Ulmus crassifolia Celtis laevigata Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Celtis laevigata Ulmus crassifolia Triadica sebifera Ulmus crassifolia Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Ulmus crassifolia Melia azedarach Acer negundo Melia azedarach Celtis laevigata Melia azedarach Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T216 T217 T218 T219 T220 T221 T222 T223 T224 T225 T226 T227 T228 T229 T230 T231 T232 T233 T234 T235 T236 T237 T238 T239 T240 T241 T242 T243 T244 T245 T246 T247 T248 T249 T250 T251 T252 T253 T254 T255 T256 T257 T258 15.3, 9.9, and 12.8 Quercus fusiformis* DBH (in) 10.4 11.8 >12.5 8.3 9.5 and 20.7 11.5 16.0 >12.5 11.0 9.9 >12.5 >12.5 8.4 >12.5 >12.5 >12.5 8.0 8.7 >12.5 >12.5 >12.5 >12.5 >12.5 >12.5 >12.5 >12.5 11.3 >12.5 >12.5 9.0 >12.5 9.7 >12.5 9.7 8.0 10.4 8.3 10.4 10.8 8.1 12.0 16.2 Celtis laevigata Celtis laevigata Juniperus ashei Celtis laevigata Celtis laevigata* Celtis laevigata Celtis laevigata Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Acer negundo Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Ulmus crassifolia Juniperus ashei Celtis laevigata Juniperus ashei Ulmus crassifolia Melia azedarach Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Triadica sebifera Celtis laevigata Celtis laevigata Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T259 T260 T261 T262 T263 T264 T265 T266 T267 T268 T269 T270 T271 T272 T273 T274 T275 T276 T277 T278 T279 T280 T281 T282 T283 T284 T285 T286 T287 T288 T289 T290 T291 T292 T293 T294 T295 T296 T297 T298 T299 T300 T301 DBH (in) 8.8 10.0 13.0 13.4 10.5 9.5 12.5 11.8 16.3 13.7 9.8 13.0 10.7 13.3 15.2 10.2 8.3 12.3 9.4 11.7 10.3 22.8 8.7 12.0 11.4 8.3 15.8 10.0 12.8 11.4 16.8 11.2 10.3 9.4 8.1 10.5 13.8 11.0 12.9 11.9 10.3 8.5 8.4 Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Melia azedarach Melia azedarach Melia azedarach Melia azedarach Celtis laevigata Melia azedarach Melia azedarach Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Melia azedarach Melia azedarach Melia azedarach Melia azedarach Celtis laevigata Melia azedarach Ulmus crassifolia Triadica sebifera Triadica sebifera Ulmus crassifolia Triadica sebifera Ulmus crassifolia Triadica sebifera Ulmus crassifolia Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Triadica sebifera Celtis laevigata Celtis laevigata Ulmus crassifolia Melia azedarach Celtis laevigata Ulmus crassifolia Ulmus crassifolia Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID Species T302 T303 T304 T305 T306 T307 T308 T309 T310 T311 T312 T313 T314 T315 T316 T317 T318 T319 T320 T321 T322 T323 T324 T325 T326 T327 T328 T329 T330 T331 T332 T333 T334 T335 T336 T337 T338 T339 T340 T341 T342 T343 T344 DBH (in) 10.2 11.5 13.5 9.5 >12.5 17.8 30.1 11.5 10.8 >12.5 >12.5 12.4 20.4 13.0 15.5 9.5 8.5 14.2 13.3 16.4 11.8 13.0 13.3 and 10.3 27.2 29.7 9.9 8.5 8.0 8.0 8.1 8.4 19.9 24.6 12.4 8.9 25.8 10.8 12.3 >12.5 >12.5 >12.5 >12.5 >12.5 Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Ulmus crassifolia Juniperus ashei Quercus rugosa Quercus fusiformis Melia azedarach Melia azedarach Arecaceae spp. Arecaceae spp. Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata* Celtis laevigata Celtis laevigata Celtis laevigata Melia azedarach Melia azedarach Melia azedarach Melia azedarach Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Celtis laevigata Prosopis glandulosa Celtis laevigata Celtis laevigata Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Juniperus ashei Environmental Resource Inventory Tree Survey Woodway Village Austin, Texas Tree ID T345 T346 *Tree has multiple trunks DBH (in) >12.5 >12.5 Species Juniperus ashei Quercus fusiformis Attachment C Critical Environmental Features Photographs Woodway Village Critical Environmental Features Travis County, Texas September 18-19, 2019 Photo 1: Concave wetland (W-1) with sparsely vegetated surface and water stained leaves as positive wetland hydrology indicators. Photo 2: Inlet for stormwater flow into W-1. Woodway Village Critical Environmental Features Travis County, Texas September 18-19, 2019 Photo 3: Broken concrete outside of W-1 in the upland section. Photo 4: Concrete stormwater control outside of W-1, on the northeast side of the man- made berm surrounding the depression. Figures C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprx1" = 2,000'02,0001,000FeetProject No:B1904772.00Drawing No:B1904772.00SL09/13/2019ET10/02/2019Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasSite LocationFigure 1Drawn By:Date Drawn:Checked By:Last Modified:11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com!SITEoApproximate Site BoundaryAltoga silty clay, 3to 6 percent slopes,moderately erodedFerris-Heidencomplex, 8 to 20percent slopes,severely erodedHouston Blackclay, 0 to 1percent slopesLewisville siltyclay, 0 to 1percent slopesLewisville siltyclay, 1 to 2percent slopesPatrick soils,2 to 5percent slopesProject No:B1904772.00SL09/13/2019ET11/21/2019NRCS Soils Map11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com0300150FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 2Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:3,600Approximate Site Boundary150-Foot RadiusAltoga silty clay, 3 to 6 percent slopes, moderately erodedFerris-Heiden complex, 8 to 20 percent slopes, severely erodedHouston Black clay, 0 to 1 percent slopesLewisville silty clay, 0 to 1 percent slopesLewisville silty clay, 1 to 2 percent slopesPatrick soils, 2 to 5 percent slopesSources: Google Earth Imagery (2019-01-13), National Resources Conservation Service (NRCS),Strategic Mapping Program (StratMap). Land Parcels, 2019-03-01. Web. 2019-09-13.0102030405Project No:B1904772.00SL09/13/2019ET11/21/2019Wetlands andWaters of the US11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com0300150FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 3Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:3,600Approximate Site Boundary150-Foot RadiusCreeksField Delineated WetlandSamples0102030306015Feet!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Project No:B1904772.00SL09/13/2019ET10/10/2019CriticalEnvironmentalFeatures11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com0350175FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 4Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:4,200Approximate Site BoundaryCritical Water Quality Zone150-Foot RadiusCity of Austin Master Plan 100-Year FloodplainCity of Austin Fully Developed 100-Year FloodplainCity of Austin Fully Developed 25-Year FloodplainField Delineated WetlandCreeksSprings/Seeps!!!!!!!!!!!!!!!!!!!!!!!!City of Austin WetlandSources: City of Austin Open Data Portal,Strategic Mapping Program (StratMap).Land Parcels, 2019-03-01. Web. 2019-09-13.Seep-1W-1W-2W-3W-4Project No:B1904772.00SL09/13/2019ET10/02/2019Historic AerialImagery01/01/199611001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com0350175FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 5Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:4,200Approximate Site Boundary150-Foot RadiusSource: Strategic Mapping Program (StratMap). Texas TOP Imagery, 1996-01-01. Web. 2019-09-13.QhgKo570570610620570630610620620560600630620580610620600620590630610590580610600600590600590620630Project No:B1904772.00SL09/13/2019ET10/02/2019Site SpecificGeologic Map11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com0300150FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 6Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:3,600Approximate Site Boundary150-Foot Radius10-Foot Contour2-Foot ContourSources: Geologic Database of Texas, City of Austin Open Data Portal,Strategic Mapping Program (StratMap). Land Parcels, 2019-03-01. Web. 2019-09-13.Ko - Ozan FormationQhg - High Gravel DepositsCreeksQtKoQhgKauProject No:B1904772.00SL09/13/2019ET10/02/2019Geologic Map11001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com02,0001,000FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 7Dominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:24,000Approximate Site Boundary150-Foot RadiusSources: Geologic Database of Texas,Strategic Mapping Program (StratMap).Land Parcels, 2019-03-01. Web. 2019-09-13.Kau - Austin ChalkKo - Ozan FormationQhg - High Gravel DepositsQt - Fluviatile Terrace DepositsKoT141T142T143T144T145T146T147T148T150T151T152T154T155T158T160T163T164T165T203T204T205T206T207T208T209T210T211T212T213T214T215T216T217T218T219T220T221T222T223T224T225T226T227T228T229T230T231T232T233T234T235T236T237T238T239T240T241T242T243T244T245T246T247T248T28T29T30T340T341T342T343T344T345T346Project No:B1904772.00SL09/13/2019ET10/02/2019Tree SampleLocationsArea 111001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com05427FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 8ADominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:648Approximate Site Boundary150-Foot RadiusTree SpeciesAcer negundoCeltis laevigataJuniperus asheiLigustrum lucidumMelia azedarachQuercus fusiformisTriadica sebiferaUlmus crassifoliaT100T101T102T103T104T105T106T107T108T109T110T111T112T113T114T115T116T117T118T119T120T145T146T147T148T149T150T151T152T154T155T158T160T161T163T164T165T166T167T168T169T170T171T172T173T175T176T179T181T185T186T189T190T191T192T193T194T195T196T197T198T199T200T201T202T229T230T231T232T233T234T26T27T31T32T33T34T35T36T37T38T39T40T41T42T43T44T45T46T47T48T49T50T51T52T53T54T55T56T57T58T59T60T61T62T63T64T65T66T67T68T69T70T71T72T73T74T75T76T77T78T79T80T81T82T83T84T85T86T87T88T89T90T91T92T93T94T95T96T97Project No:B1904772.00SL09/13/2019ET10/02/2019Tree SampleLocationsArea 211001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com05025FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 8BDominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:600Approximate Site Boundary150-Foot RadiusTree SpeciesCeltis laevigataJuniperus asheiLigustrum lucidumMaclura pomiferaPopulus deltoidesQuercus fusiformisSalix nigraTriadica sebiferaUlmus americanaUlmus crassifoliaT01T02T03T04T05T06T07T08T09T10T11T12T120T121T122T123T124T125T126T127T128T129T13T130T131T132T133T134T135T136T137T138T139T14T140T15T16T17T21T22T23T24T25T250T251T252T253T254T255T256T257T258T26T263T264T265T266T267T268T269T27T270T271T272T273T274T275T276T278T279T280T281T282T283T284T285T286T287T288T289T290T291T292T293T295T297T298T299T300T301T302T303T304T305T306T307T308T309T310T311T312T313T314T315T316T317T318T319T320T321T322T323T324T325T326T327T328T329T330T331T332T333T334T335T336T337T338T339Project No:B1904772.00SL09/13/2019ET10/02/2019Tree SampleLocationsArea 311001 Hampshire Avenue SMinneapolis, MN 55438952.995.2000braunintertec.com05025FeetoDrawing No:B1904772.00Drawn By:Date Drawn:Checked By:Last Modified:C:\Users\SLewis\Braun Intertec Corp\GIS - GIS_Data\B19\B1904772.00\B1904772.00.aprxFigure 8CDominium Development & Acquisition, LLC4601 East St Elmo Road and 4500 Nuckols Crossing RoadAustin, TexasWetland Delineation - Woodway Village1:600Approximate Site Boundary150-Foot RadiusTree SpeciesAcer negundoArecaceae spp.Celtis laevigataFraxinus pennsylvanica var. subintegerrimaJuniperus asheiLigustrum lucidumMelia azedarachPopulus deltoidesProsopis glandulosaQuercus fusiformisQuercus rugosaRobinia pseudo-acaciaSalix nigraTriadica sebiferaUlmus americanaUlmus crassifolia