B-09 (SP-2020-0162C - E 51st Street Multifamily Plan; District 1).pdf

Planning Commission – March 22, 2022

B-09 (SP-2020-0162C - E 51st Street Multifamily Plan; District 1).pdf — original pdf

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PLANNING COMMISSION SITE PLAN COMPATIBILITY WAIVER REQUEST REVIEW SHEET Austin Home Support (Kurt Thiemer) Southwest Engineers (Matt Dringenberg, P.E.) PLANNING COMMISSION DATE: March 22, 2022 CASE: SP-2020-0162C COUNCIL DISTRICT: 1 PROJECT NAME: 51st Street Multifamily ADDRESS OF SITE: 3001 E 51st Street APPLICANT: AGENT: AREA: 0.543 acre WATERSHED: Fort Branch (Urban) WATERSHED ORDINANCE: Comprehensive Watershed Ordinance C.I.P. STATUS: N/A T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant is proposing a multifamily development with seven free-standing units, with associated improvements and is requesting a waiver from 25-2-1063 to allow for a reduced setback. EXISTING ZONING: The site is zoned MF-2-NP. The use and site plan comply with the zoning ordinance. DESCRIPTION OF WAIVER: Waiver request is as follows: LDC Section 25-2-1063(B): A person may not construct a structure 25 feet or less from property: 1) In an urban family residence (SF-5) or more restrictive zoning district; or 2) On which a use permitted in an SF-5 or more restrictive district is located. The applicant requests a waiver from a 25-foot to a five-foot compatibility setback for residences and related improvements. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the waiver from LDC Section 25-2-1063 to reduce the Compatibility setback requirement from 25 feet to approximately five feet from adjacent MF-2-NP zoned properties used as single family. The site’s buildable area is constrained by several large trees, including a heritage live oak, and will be compatible with the scale of residential development in the surrounding area. CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP Christine.Barton-Holmes@austintexas.gov PHONE: 974-2788 1 of 7B-9 PROP. BUILDING CVR: 25% (5899 sf) PROP. IMP. CVRG.: 47% (11,141 sf) PROPOSED F.A.R.: NA PROP. HEIGHT: 35;29’11” PROVIDED PARKING: 14 spaces PROJECT INFORMATION: 23,653 square feet EXIST. ZONING: MF-2-NP MAX. BLDG. COVERAGE : 50% MAX. IMPERV. CVRG.: 60% ALLOWED F.A.R.: NA HEIGHT: 30’ per compatibility REQUIRED PARKING: 12 spaces PROPOSED ACCESS: from E 51st Street SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant requests a waiver from a 25-foot to a five-foot compatibility setback for four individual residences. The site is adjacent to single-family uses to the east and north, multifamily to the west, and undeveloped land to the south. The site plan will comply with all applicable regulations upon site plan approval. Environmental: The site is located with the Fort Branch Watershed, which is classified as an Urban Watershed. There are no critical environmental features. Transportation: Access to the proposed multifamily development will be from E 51st Street. The proposed development did not require a TIA. This administrative site plan will comply with all applicable requirements of the Land Development Code prior to its release. Staff recommends approval of the waiver. PLANNING COMMISSION ACTION: NA SURROUNDING CONDITIONS: Zoning/ Land Use North: E 51st St, then SF-2-NP (single-family) South: MF-2-NP (undeveloped) East: MF-2-NP, then SF-3-NP (single-family) West: NO-MU-NP (multifamily) STREET: E 51st Street NEIGHBORHOOD ORGANIZATIONS: Friends of Austin Neighborhoods Anberly Airport Association Neighborhood Empowerment Foundation Austin Lost and Found Pets Preservation Austin Austin Independent School District Sierra Club, Austin Regional Group Austin Neighborhoods Council Neighborhood Empowerment Foundation Bike Austin Friends of Northeast Austin Del Valle Community Coalition East Austin Conservancy Homeless Neighborhood Assn. East MLK Combined Neighborhood Contact Team Neighbors United for Progress Windsor Park – Pecan Springs Heritage NA Senate Hills Homeowner’s Association Pecan Springs/Springdale Hills Neighborhood Assoc. CLASSIFICATION Minor arterial SELTexas SURFACING R.O.W. 100’ 45’ 2 of 7B-9COA CRITICAL WATER QUALITY ZONE EXISTING 4.5' WIDE SIDEWALK TO REMAIN GENERAL NOTES: 1. ALL TRAFFIC CONTROLS SHALL CONFORM WITH THE LATEST EDITION OF TEXAS MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MUTCD). ALL DIMENSIONS ARE TO THE FACE OF CURB. ALL CURB RADII ARE EQUAL TO 3.0' FEET, UNLESS OTHERWISE NOTED. ALL DRIVES AND PARKING AREAS TO BE CURB AND GUTTER WITH ASPHALT PAVING UNLESS OTHERWISE NOTED. 4. MINIMUM 14.0' VERTICAL CLEARANCE WITHIN FIRE LANES, INCLUDING TREE LIMBS, FOR ALL DRIVEWAY AND INTERNAL CIRCULATION AREAS ON SITE, WHERE OVERHEAD CLEARANCE IS RESTRICTED. ALL IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE RELEASED SITE PLAN. ANY ADDITIONAL IMPROVEMENTS WILL REQUIRE SITE PLAN AMENDMENT AND APPROVAL OF THE DEVELOPMENT SERVICES DEPARTMENT. APPROVAL OF THIS SITE PLAN DOES NOT INCLUDE BUILDING AND FIRE CODE APPROVAL NOR BUILDING PERMIT APPROVAL. ALL SIGNS MUST COMPLY WITH REQUIREMENTS OF THE LAND DEVELOPMENT CODE (CHAPTER 25-10). ADDITIONAL ELECTRIC EASEMENTS MAY BE REQUIRED AT A LATER DATE. 9. WATER AND WASTEWATER SERVICE WILL BE PROVIDED BY THE CITY OF AUSTIN. 2. 3. 5. 6. 7. 8. EXISTING MANHOLE # 74068 DEPARTMENT. SITE PLANS. 10. ALL EXISTING STRUCTURES SHOWN TO BE REMOVED WILL REQUIRE A DEMOLITION PERMIT FROM THE CITY OF AUSTIN PLANNING AND DEVELOPMENT REVIEW 11. A DEVELOPMENT PERMIT MUST BE ISSUED PRIOR TO AN APPLICATION FOR BUILDING PERMIT FOR NON- CONSOLIDATED OR PLANNING COMMISSION APPROVED CRITICAL WATER QUALITY ZONE 2,304 SF OF PRIVATE COMMON OPEN SPACE PRIVATE PERSONAL OPEN SPACE COA ATLAS 14 100-YR FULLY DEVELOPED FLOODPLAIN (FEMA 500-YR FLOODPLAIN) DRAINAGE EASEMENT DOCUMENT NO. ____________ ( C O A P R O J E C T # U K N O W N ) I I E X S T N G 1 2 " C I W A T E R L I N E UNIT 5 TYPE B3 FFE=558.25' UNIT 3 TYPE C FFE=560.50' UNIT 1 TYPE B FFE=562.00' R.O.W. DEDICATED PER DOCUMENT NO. __________________ I I E X S T N G 6 WW " C S WW WW WW WW WW WW ACCESSIBILITY NOTES: FIRE FIRE FIRE FIRE FIRE FIRE W W FIRE FIRE FIRE FIRE W W FIRE FIRE FIRE FIRE W W FIRE W W W W WW WW WW WW WW WW WW WW WW WW WW WW WW WW WW TYPE II DRIVEWAY PER COA DETAIL 433S-2 (SEE DETAIL SHEET 11) POLE-MOUNTED TRANSFORMER FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE FIRE W W FIRE W W W W W W WW W W W W FIRE W W W W I F R E I F R E W W W W W W W W W W UNIT 7 TYPE B FFE=557.50' UNIT 6 TYPE C REVERSED FFE=559.50' UNIT 4 TYPE C REVERSED FFE=561.50' UNIT 2 TYPE B REVERSED FFE=562.00' DRY STACK WALL/TREE WELL 76 SF OF 4.5' WIDE SIDEWALK W W W W W W MAIL KIOSK E E E E E E E DRY STACK WALL/TREE WELL MULTI -FAMILY ZONING: MF-2-NP PRIVATE PERSONAL OPEN SPACE 2. 3. 4. 5. 1. 2. 3. 5. 1. 2. 3. 4. I I E X S T N G 8 " C O N C ( A - 5 1 2 4 ) I I E X S T N G 6 " C . I . . F M . 12. ALL EXTERIOR LIGHTING WILL BE 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. 13. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL; QUALITY TO, PRINCIPLE BUILDING MATERIALS. 14. APPROVAL OF THESE PLANS BY THE CITY OF AUSTIN INDICATES COMPLIANCE WITH APPLICATION CITY REGULATIONS ONLY. APPROVAL BY OTHER GOVERNMENT MAY BE REQUIRED PRIOR TO THE START OF CONSTRUCTION. THE APPLICANT IS RESPONSIBLE FOR DETERMINING WHAT ADDITIONAL APPROVALS MAY BE NECESSARY. 15. FOR DRIVEWAY CONSTRUCTION: THE OWNER IS RESPONSIBLE FOR ALL COSTS FOR RELOCATION OF, OR DAMAGE TO UTILITIES. 16. FOR CONSTRUCTION WITHIN THE RIGHT-OF-WAY, A R.O.W. EXCAVATION PERMIT IS REQUIRED. 17. IT IS INTENDED THAT THE DRIVEWAY AT THIS PROPERTY WILL SERVICE LARGE TRUCKS. AS SUCH, THE ENTRANCE CURB RETURN RADII ARE WITHIN THE ALLOWABLE DIMENSIONS AS DEFINED BY THE TRANSPORTATION CRITERIA MANUAL. 18. DRIVEWAY ENTRANCE GATE TO OPEN THE FULL WIDTH OF THE FIRE LANE. 19. TYPE III DRIVEWAYS MUST BE RECONSTRUCTED AS CONCRETE APPROACHES BY THE OWNER WITHIN 60 DAYS AFTER CONSTRUCTION OF THE ABUTTING STREET TO PERMANENT GRADE WITH CURBS AND GUTTERS. COMPATIBILITY STANDARDS NOTES: 1. ALL EXTERIOR LIGHTING WILL BE HOODED OR SHIELDED FROM THE VIEW OF ADJACENT RESIDENTIAL PROPERTY. [SECTION 25-2-1064]. ALL DUMPSTERS AND ANY PERMANENTLY PLACED REFUSE RECEPTACLES WILL BE LOCATED AT A MINIMUM OF TWENTY (20) FEET FROM A PROPERTY USED OR ZONED AS SF-5 OR MORE RESTRICTIVE. [SECTION 25-2-1067]. THE USE OF HIGHLY REFLECTIVE SURFACES, SUCH AS REFLECTIVE GLASS AND REFLECTIVE METAL ROOFS, WHOSE PITCH IS MORE THAN A RUN OF SEVEN (7) TO A RISE OF TWELVE (12), WILL BE PROHIBITED. [SECTION 25-2-1067]. THE NOISE LEVEL OF MECHANICAL EQUIPMENT WILL NOT EXCEED 70 DBA AT THE PROPERTY LINE ADJACENT TO RESIDENTIAL USES. VEGETATIVE SCREENING, BERMS, FENCES, OR YARDS SHALL BE PROVIDED TO SCREEN ADJACENT SF-5 OR MORE RESTRICTIVE RESIDENTIAL DISTRICTS FROM VIEWS OF OFF-STREET PARKING AREAS, MECHANICAL EQUIPMENT, STORAGE AREAS, AND FOR REFUSE COLLECTIONS [LDC SECTION 25-2-1066] APPROVAL OF THESE PLANS BY THE CITY OF AUSTIN INDICATES COMPLIANCE WITH APPLICABLE CITY REGULATIONS ONLY. COMPLIANCE WITH ACCESSIBILITY STANDARDS SUCH AS THE 2010 STANDARDS FOR ACCESSIBLE DESIGN OR THE 2012 TEXAS ACCESSIBILITY STANDARDS WAS NOT VERIFIED. THE APPLICANT IS RESPONSIBLE FOR COMPLIANCE WITH ALL APPLICABLE ACCESSIBILITY STANDARDS. ACCEDDIBLE ROUTES MUST HAVE A CROSS-SLOPE NO GTREATER THAN 1:50 [ANSI 403.3] ACCESSIBLE PARKING SPACES MUST BE LOCATED ON A SURFACE WITH A SLOPE NOT EXCEEDING 1:50 [ANSI 502.5] 4. SLOPES ON ACCESSIBLE ROUTES MAY NOT EXCEED 1:20 UNLESS DESIGNED AS A RAMP. [ANSI 403.3] THE MAXIMUM SLOPE OF A RAMP IN NEW CONSTRUCTION IS 1:12. THE MAXIMUM RISE FOR ANY RAMP RUN IS 30 IN. THE MAXIMUM HORIZONAL PROJECTION IS 30 FEET FOR A RAMP WITH A SLOPE BETWEEN 1:12 AND 1:15 AND 40 FEET FOR A RAMP WITH A SLOPE BETWEEN 1:16 AND 1:20. [ANSI 402.2 - 405.6] 6. EXISTING SIDEWALKS TO REMAIN HAVE BEEN VERIFIED TO COMPLY WITH THE APPLICABLE VERSION OF THE TEXAS ACCESSIBILITY STANDARDS, FEDERAL ADA REQUIREMENTS, AND CITY OF AUSTIN STANDARDS. ELECTRICAL LINES (BY OTHERS) REFERENCE ARCHITECTURAL PLANS ELECTRICAL METER BANK (BY OTHERS) REFERENCE ARCHITECTURAL PLANS TRASH COLLECTION NOTES: TRASH CONTAINERS SHALL NOT BE LEFT AT CURB SIDE UNATTENDED. SIGNS MUST BE POSTED ON THE BUILDING OR AT A LOCATION THAT IS PUBLICLY VISIBLE INDICATING THAT TRASH CONTAINERS MAY NOT BE LEFT AT CURBSIDE. THE SIGN SHALL INDICATE THE CITY OF AUSITN'S CODE ENFORCEMENT PHONE NUMBER FOR THE PUBLIC TO REPORT VIOLATIONS. A RESTRICTIVE COVENANT MAY BE REQUIRED FOR ENFORCEMENT PURPOSES. SERVICE COMMITMENT FROM A COMMERCIAL TRASH SERVICE MUST BE PROVIDED INDICATING THEY CAN PROVIDE SERVICE. THE LETTER SHOULD ADDRESS THE MINIMUM CLEARANCE REQUIREMENT FOR THE SERVICE VEHICLES. PUBLIC WORKS WILL RECOMMEND THE APPROPRIATE SIGNAGE FOR THE LOADING SPACE. A FEE MAY BE REQUIRED BY PUBLIC WORKS TO PAY FOR THE REQUIRED SIGNAGE. IN ADDITION, PLEASE PROVIDE A LETTER FROM THE TRASH COLLECTING COMPANY TO PROVIDE SERVICE. LEGEND PROPERTY LINE PROPERTY LINE (ADJACENT) EXISTING EASEMENT EXISTING ELECTRICAL EXISTING UNDERGROUND ELEC. EXISTING OVERHEAD ELEC. EXISTING GAS LIMITS OF CONSTRUCTION EXISTING CONTOURS PROPOSED CONTOURS EXISTING TREE (TO REMAIN) CRITICAL ROOT ZONE PROPOSED CURB & GUTTER (UNLESS OTHERWISE NOTED ON SITE OR GRADING PLAN) PROPOSED FIRE LANE (PAINTED "FIRE LANE NO PARKING" AND STRIPING ON CURB AND/OR GUTTER AS SPECIFIED & SHOWN) PROPOSED SIDEWALK ELEC UE OH GAS LOC 100' 590 100 FIRE FIRE SIDEWALK PROPOSED UTILITIES: EXISTING UTILITIES: FIRE HYDRANTS FIRE HYDRANTS WATER VALVE MANHOLE (STORM) MANHOLE (WW) D S DYH WV D S WATER VALVE MANHOLE (STORM) MANHOLE (WW) INLET INLET INLET INLET WATER W WASTEWATER WW STORM SEWER SS WATER W WASTEWATER WW STORM SEWER SS S O N E CALL SY S T E M TEX A S T O P -CALL BEFOR E Y O U DIG! TEXAS ONE CALL SYSTEM 1-800-245-4545 UNDER PENALTY OF LAW, THE CONTRACTOR IS REQUIRED TO CONTACT THE TEXAS ONE CALL SYSTEM AT LEAST 48 HOURS BEFORE STARTING EXCAVATION. NOTE: ALL RESPONSIBILITY FOR THE ADEQUACY OF THESE PLANS REMAINS WITH THE ENGINEER WHO PREPARES THEM. IN APPROVING THESE PLANS, THE CITY OF AUSTIN MUST RELY UPON THE ADEQUACY OF THE WORK OF THE DESIGN ENGINEER. CAUTION - ELECTRICITY PRESENT THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS THAT ENTER OR WORK ON THIS PROJECT ARE RESPONSIBLE FOR LOCATING, USING ONE-CALL OR THE ELECTRIC UTILITIES THEMSELVES, ALL OVERHEAD AND UNDERGROUND ELECTRICAL OF ANY NATURE AND FOR SAFEGUARDING ALL PERSONNEL ON THIS PROJECT, INCLUDING ANY OFF-SITE WORK AREAS SHOWN ON THE PLAN, FROM ANY INTERFERENCE WITH THE ELECTRIC LINES OR FROM DAMAGING, DIGGING UP OR UNCOVERING THE ELECTRIC LINES, GETTING A LADDER IN HARMS WAY OR ANY OTHER ACTIVITY OF ANY NATURE THAT COULD HARM ANY INDIVIDUAL IN ANY MANNER. THIS RESPONSIBILITY HEREBY REMOVES THE ENGINEER AND THE OWNER FROM ANY LIABILITY OF ANY NATURE. NOTE: APPROVAL OF THESE PLANS BY THE CITY OF AUSTIN INDICATES COMPLIANCE WITH APPLICABLE CITY REGULATIONS ONLY. APPROVAL BY OTHER GOVERNMENTAL ENTITIES MAY BE REQUIRED PRIOR TO THE START OF CONSTRUCTION. THE APPLICANT IS RESPONSIBLE FOR DETERMINING WHAT ADDITIONAL APPROVALS MAY BE NECESSARY. RELEASE OF THIS APPLICATION DOES NOT CONSTITUTE A VERIFICATION OF ALL DATA, INFORMATION, AND CALCULATIONS SUPPLIED BY THE APPLICANT. THE ENGINEER OF RECORD IS SOLELY RESPONSIBLE FOR THE COMPLETENESS, ACCURACY, AND ADEQUACY OF HIS/HER SUBMITTAL, WHETHER OR NOT THE APPLICATION IS REVIEWED FOR CODE COMPLIANCE BY CITY ENGINEER. SITE PLAN APPROVAL 10 SHEET___ OF____ 19 FILE NUMBER____________________ APPLICATION DATE _________________ SP-2020-0162C 03/20/2020 APPROVED BY COMMISSION ON__________ UNDER SECTION _________ 112 OF CHAPTER _______ OF THE CITY OF AUSTIN CODE. ANN DESANCTIS EXPIRATION DATE (25-5-81, LDC)__________ CASE MANAGER________________ 25-5 PROJECT EXPIRATION DATE (ORD.#970905-A)_____________ DWPZ____ DDZ____ X Planning and Development Review Department RELEASED FOR GENERAL COMPLIANCE:__________________ ZONING__________________ Rev. 1__________________________ Correction 1_________________________ Rev. 2__________________________ Correction 2_________________________ Rev. 3__________________________ Correction 3_________________________ MF-2-NP Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. PROJECT NO. 0869-001-19 DRAWING NO. 10 SHEET OF 19 SP-2020-0162C NO. REVISION DATE 10.28.2021 114250 THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY , P.E. MATTHEW A. DRINGENBERG # ON THE DATE INDICATED. ANY ALTERATIONS OF THIS SEALED DOCUMENT WITHOUT PROPER NOTIFICATION TO THE RESPONSIBLE ENGINEER IS AN OFFENSE UNDER THE TEXAS ENGINEERING PRACTICE ACT. HEADQUARTERS 307 Saint Lawrence Street, Gonzales TX 78629 P: 830.672.7546 F:830.672.2034 TBPE NO. F-1909 www.swengineers.com CENTRAL TEXAS 205 Cimarron Park Loop, Ste. B, Buda TX 78610 P: 512.312.4336 WARNING IF THIS BAR DOES NOT MEASURE 1", THE DRAWING IS NOT TO SCALE DRAWN BY: DATE: AL CHECKED BY: DATE: MD SITE AND DIMENSION CONTROL PLAN 51ST STREET MULTI-FAMILY SITE PLAN 3001 E 51ST STREET, AUSTIN, TEXAS 78723 3 of 7B-93 2 7 8 7 S A X E T , N I T S U A , T E E R T S T S 1 5 E 1 0 0 3 N A L P E T I S Y L I M A F - I T L U M T E E R T S T S 1 5 _ S _ I _ T _ C _ N _ _ A _ S _ E _ D _ _ N _ N _ _ A _ R E G A N A M E S A C _ _ _ _ _ _ _ _ _ _ ) C D L , 1 8 - 5 - 5 2 ( E T A D N O T A R P X E I I _ _ _ _ 2 _ 1 _ 1 _ _ _ N O T C E S R E D N U I I _ _ _ _ _ _ _ _ _ _ N O N O S S M M O C Y B D E V O R P P A I . I I E D O C N T S U A F O Y T C E H T F O _ _ _ 5 _ - 5 _ 2 _ _ R E T P A H C F O _ _ _ _ _ 0 _ 2 _ 0 _ 2 _ / 0 _ 2 _ / _ 3 _ 0 _ _ _ _ E T A D N O T A C I L P P A I _ _ _ _ C _ 2 _ 6 _ 1 _ 0 _ - _ 0 _ 2 _ 0 _ 2 _ - _ P _ S _ _ _ _ R E B M U N E L I F _ _ _ _ _ _ _ _ _ _ _ _ _ ) A - 5 0 9 0 7 9 # . D R O ( I I E T A D N O T A R P X E T C E J O R P _ _ 9 _ 1 _ F O _ _ _ T E E H S L A V O R P P A N A L P E T S I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 . v e R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 . v e R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 . v e R _ _ _ _ _ _ P _ N _ - _ 2 _ - F _ M _ _ _ _ _ _ _ G N N O Z I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ : E C N A I L P M O C L A R E N E G g n d i l i u b a f i ( n o i t c u r t s n o c f o e c i t o n a r o / d n a s t i m r e P g n d i l i u B d e r i u q e r l l a d n a , g n i l i f . e t a D n o i t a r i p x E j t c e o r P e h t o t r o i r p d e v o r p p a e b o s a t s u m l , ) d e r i u q e r t o n s i t i m r e p f o e m i t e h t t a t n e r r u c e d o C e h t h t i l w y p m o c t o n o d h c h w s n a P e l i t i S t n e u q e s b u S l . e b a c i l p p a f i , e t a D n o i t a r i p x E j t c e o r P e h t y b d e d r o c e r e b t s u m t a p l l a n F i t n e m t r a p e D w e v e R i l t n e m p o e v e D d n a i g n n n a P l R O F D E S A E L E R _ _ X _ _ Z D D _ _ _ _ Z P W D ARCHITECTURAL SITE PLAN SP-2020-0162C SHEET OF 19 16 4 of 7B-93 2 7 8 7 S A X E T , N I T S U A , T E E R T S T S 1 5 E 1 0 0 3 N A L P E T I S Y L I M A F - I T L U M T E E R T S T S 1 5 _ S _ I _ T _ C _ N _ _ A _ S _ E _ D _ _ N _ N _ _ A _ R E G A N A M E S A C _ _ _ _ _ _ _ _ _ _ ) C D L , 1 8 - 5 - 5 2 ( E T A D N O T A R P X E I I _ _ _ _ 2 _ 1 _ 1 _ _ _ N O T C E S R E D N U I I _ _ _ _ _ _ _ _ _ _ N O N O S S M M O C Y B D E V O R P P A I . I I E D O C N T S U A F O Y T C E H T F O _ _ _ 5 _ - 5 _ 2 _ _ R E T P A H C F O _ _ _ _ _ 0 _ 2 _ 0 _ 2 _ / 0 _ 2 _ / _ 3 _ 0 _ _ _ _ E T A D N O T A C I L P P A I _ _ _ _ C _ 2 _ 6 _ 1 _ 0 _ - _ 0 _ 2 _ 0 _ 2 _ - _ P _ S _ _ _ _ R E B M U N E L I F _ _ _ _ _ _ _ _ _ _ _ _ _ ) A - 5 0 9 0 7 9 # . D R O ( I I E T A D N O T A R P X E T C E J O R P _ _ 9 _ 1 _ F O _ _ _ T E E H S L A V O R P P A N A L P E T S I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 1 . v e R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 2 . v e R _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 n o i t c e r r o C _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ 3 . v e R _ _ _ _ _ _ P _ N _ - _ 2 _ - F _ M _ _ _ _ _ _ _ G N N O Z I _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ : E C N A I L P M O C L A R E N E G g n d i l i u b a f i ( n o i t c u r t s n o c f o e c i t o n a r o / d n a s t i m r e P g n d i l i u B d e r i u q e r l l a d n a , g n i l i f . e t a D n o i t a r i p x E j t c e o r P e h t o t r o i r p d e v o r p p a e b o s a t s u m l , ) d e r i u q e r t o n s i t i m r e p f o e m i t e h t t a t n e r r u c e d o C e h t h t i l w y p m o c t o n o d h c h w s n a P e l i t i S t n e u q e s b u S l . e b a c i l p p a f i , e t a D n o i t a r i p x E j t c e o r P e h t y b d e d r o c e r e b t s u m t a p l l a n F i t n e m t r a p e D w e v e R i l t n e m p o e v e D d n a i g n n n a P l R O F D E S A E L E R _ _ X _ _ Z D D _ _ _ _ Z P W D ARCHITECTURAL ELEVATIONS SP-2020-0162C SHEET OF 19 17 5 of 7B-918 SP-2020-0162C LANDSCAPE PLAN (1 OF 2) SP-2020-0162C SHEET OF 19 18 6 of 7B-97 of 7B-9