21 SPC-2023-0110C - Stassney Park; District 2 Staff Report

Planning Commission – July 23, 2024

21 SPC-2023-0110C - Stassney Park; District 2 Staff Report — original pdf

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PLANNING COMMISISON SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET 512-978-1750 512-418-1771 6200 E Stassney Lane PC DATE: July 23, 2024 Williamson Creek (Suburban) 53.29 acres (Limits of Construction) SPC-2023-0110C Stassney Park Alyse.ramirez@austintexas.gov Kimley-Horn (Jason Reece) 10814 Jollyville Road, Bldg IV, Ste. 200 Austin, TX 78759 Orion IV Stassney LP c/o Brookfield Properties (USA) LLC (Jason Bengert) 469-203-0272 2121 N Pearl Street, Ste. 1210 Dallas, TX 75201 CASE NUMBER: PROJECT NAME: ADDRESS: NEIGHBORHOOD PLAN: McKinney CITY COUNCIL DISTRICT: 2 APPLICANT: AGENT: CASE MANAGER: Alyse Ramirez AREA: EXISTING ZONING: W/LO-CO-NP, and LI-CO WATERSHED: WATERSHED ORDINANCE: Comprehensive Watershed Ordinance T.I.A.: N/A CAPITOL VIEW: N/A PROPOSED DEVELOPMENT: The applicant is requesting approval of a conditional use permit site plan for construction of five (5) industrial buildings totaling approximately 313,000 feet, surface parking, drives, and associated utility and drainage improvements. The applicant is requesting the approval per 25-2-584(F)(2) to allow a building height of 35 feet. Planning Commission approval is required because the site is zoned W/LO-CO-NP, and LI-CO. The LDC Section 25-2-584(F)(2) states: “(F) The Land Use Commission may approve, in accordance with the applicable provisions of Chapter 25-5, Article 3 (Land Use Commission Approved Site Plans), the following modifications to the site development regulations: a structure with a height greater than 25 feet, but not more than 35 feet; or” SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit because it meets all applicable criteria The site plan will comply with all code requirements prior to site plan release. Land Use: The proposed site is located along the 6200 block of East Stassney Lane and falls within multiple tracts zoned W/LO-CO-NP, and LI-CO. Since the building height in the site portions zoned W/LO are greater than 25 feet and not more than 35 feet, this site plan must be approved by a Land Use Commission. The current land use is vacant and the proposed use is Limited Warehouse and Distribution. Environmental: The principle site requires environmental variance. The motion to approve the requested SPC-2023-0110C Stassney Park 2 53.29 W/LO-CO-NP, and LI-CO East Stassney Lane Existing 00:1 0% 0.00% variances failed to receive the minimum necessary Environmental Commission votes. Consequently, no motion was approved by the Environmental Commission for the Stassney Park variances requests (item number 5, June 5, 2024, Environmental Commission meeting) and the variances are presented with no recommendation. The EV Variance back- up materials and motion notes are provided in the EV variance for this project. OVERALL SITE PROJECT INFORMATION SITE AREA EXISTING ZONING PROPOSED ACCESS FLOOR-AREA RATIO BUILDING COVERAGE IMPERVIOUS COVERAGE NEIGHBORHOOD ORGNIZATIONS Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Caracol Southeast Del Valle Community Coalition Del Valle Independent School District Dove Springs Proud Friends of Austin Neighborhoods Go Austin Vamos Austin 78744 Homeless Neighborhood Association Kensington Park Homeowners Assn. Neighborhood Empowerment Foundation Onion Creek Homeowners Assoc. SEL Texas Sierra Club Austin Regional Group Southeast Combined Neighborhood Plan Contact Team Proposed 0.13:1 13.5% 38% CONDITIONAL USE PERMIT REVIEW AND EVALUTATION CRITERA A. The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Planning Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: B. 1. Comply with the requirements of this title; Staff Response: This site plan complies with all regulations and requirements of the Land Development Code. 2. Comply with the objectives and purposes of the zoning district; Staff Response: The proposed construction of industrial buildings is compatible with the existing conditions and permitted uses. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that is compatible with the use of an abutting site; Staff Response: The proposed project is compatible with surrounding land uses. The project will comply with all requirements of the Land Development Code. 4. Provide adequate and convenient off-street parking and loading facilities; and Staff Response: The site plan will comply with all requirements of the Land Development Code SPC-2023-0110C Stassney Park 3 regarding off-street parking and loading facilities. 5. Reasonably protect persons and property from erosion, flood, fire, noise, glare, and similar adverse effects. Staff Response: The site plan will comply with all requirements of the Land Development Code, and reasonably protects the health, safety, and welfare of persons and property. 6. For conditional use located within the East Austin Overlay district, comply with the goals and objectives of a neighborhood plan adopted by the City Council for the area in which the use is proposed. Staff response: The proposed project is not located in the East Austin Overlay, however the site is located within the McKinney Neighborhood Plan and complies with its objectives. C. In addition, a conditional use site plan may not: 7. More adversely affect an adjoining site than would a permitted use; Staff response: The proposed project is compatible with surrounding land uses. The project will comply with all requirements of the Land Development Code. 8. Adversely affect the safety or convenience of vehicular or pedestrian circulation, including reasonably anticipated traffic and uses in the area; or Staff Response: The site plan does not adversely affect the safety and convenience of vehicular and pedestrian circulation, the previous use of this site was vacant. 9. Adversely affect an adjacent property or traffic control through the location, lighting, or type of a sign. Staff Response: All signs and lighting will comply with the Land Development Code. Property Profile SPC-2023-0110C - Stassney Park -97° 43' 40" -97° 43' 30" -97° 43' 20" " 5 1 ' 2 1 ° 0 3 " 8 ' 2 1 ° 0 3 ' 2 1 ° 0 3 Legend Review Cases Site Plan Review Cases- IN REVIEW Planimetrics Survey 1 Building Footprints 2021 Boundaries and Grids 1 Community Registry Zoning 1 Zoning Text 3 0 ° 1 2 ' 1 5 " 3 0 ° 1 2 ' 8 " 3 0 ° 1 2 ' -97° 43' 40" -97° 43' 30" -97° 43' 20" Notes 0 500 1000 ft 7/15/2024 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. X X X X Z Q W C + Z H E L I M I T O F F U L L Y D E V E L O P E D 1 0 0 - Y E A R F L O O D P L A I N EHZ+CWQZ SHEET 14 X X X X X X X W IR E F E N C E X X LOT 20, BLOCK G MISSOURI-PACIFIC INDUSTRIAL PARK SECTION 2 DOC. NO. 2017134944 OPRTC F L L F F L L F FL L F F L L F E C A P E S F I C F O F L P O - N O - C L F L I- C W /L F L L F X F L L F P O - N D U M P S T E R X X F L L F F L F L L F X F L F L L F F L F L F L L F FL L F E C A P E S F I C F O L F F L L F F L Z Q W C + Z H E Z Q W C + Z H E E H Z+ C W Q Z Z CALLED 48.972 ACRES PARCUM DEVELOPMENT LLC DOC. NO. 2017134944 OPRTC W Q H C E Z + P O - N O - C L I- C W /L P O - N L A N D U S E: U N D E V E L O P E D Z O NIN G: LI-C O-N P F L L F 0 G 5 F 2 . 6 9 D I N 4 S 3 E : 5 U I L 5 7 , 8 F F B FL F L L F F L L F E H Z + C Z Q W W Q Z C G V A F L L F L F F L T Z Q W C + Z H E F SHEET 12 W W G Q Q C V A Z L Z F L L F L F FL L F F L F L L F C + Z H E F L L F L F F L F L L F F L F L L F L F F L L F F L L F L F F L 0 G 4 F 8 S 2 . 7 2 8 E : 5 D I N U I L 8 F 1 , 8 F B Z Q W C + Z H E Z Q W C G V A Z Q W C + Z H E FL L F F L L F F L FL F L FL F L FL F L Z Q W Z C Q F L + W Z H C E G V A L F L T L F F L L F Z Q W L I M I T O F F U L L Y D E V E L O P E D 1 0 0 - Y E A R F L O O D P L A I N C F + L Z H E D U M P S T E R FL F L L F Z Q W C FL G V A FL FL FL F L F L F L Z Q W C + Z Z Q H W E C F L G V A F L L I M I T O F F U L L Y D E V E L O P E D 1 0 0 - Y E A R F L O O D P L A I N F L F L Z Q W C + Z H E 18" Ø C O R R U G A T E D PIP E F L L Z F Q Z Q W C W C G + V Z A H E F L L F F L L F T F L F L L F F L L F Z Q W C A V G C W Q Z Z + H FL E F L FL F L Z Q W C Z Q W C + G Z V H A E F L L F F L L F F L L F TRACT 1 53.292 ACRES 2,321,385 SQ. FT. R W R W R W R W ) O T E T I 1 0 5 0 R E P - 6 7 I S N O E N R O T A R T N O C L R E T A W ( N O I I D " 2 1 - 2 T A C O L D E M U W A I . X O R P P A A L C E R Y F I R E V D 1 2 7 4 1 6 0 4.7 7 5 N E N SIG N B T X D O T SIG 604.518 12735 605.377 12739 SIG N 12738 6 0 5.3 8 8 SIG N I SIG N B M AIN E N T R A N C E T X D O T 12719 604.062 SIG N E N D 12720 603.949 E E T N E M E S A E 1 4 9 4 3 1 7 1 0 2 6 2 7 4 5 0 1 1 0 2 S E N I L C T R P O . . O N O N . . C O D C O D R E T A W E T S A W E W E E H O E W WASTEWATER LINES EASEMENT DOC. NO. 2017134941 DOC. NO. 2011054726 OPRTC W ± 1 T . E E . . ± 9 ± 0 O T 8 8 5 = E R U S A E M 5/8" IR F "T E X A S G L O" E L B A N U = " 6 3 L F " 6 3 L F " 8 1 L F 1 9 5 = P C R P C R T U O P C R 0 0 6 W S E N ± 6 M R N N E = ( ) ) ( ( ) I . I I D 6 9 5 = ) W S ( T U O ± 9 . 0 0 6 P C R = M I R " 8 1 L F W SIG N M E T R O 311 12642 601.901 W W R W R W D ±100.0' W R R SIG N E N D 12424 595.934 O D / F O R L E A S E W W SIG N B W 1 2 4 2 3 5 9 6.6 7 9 O D E T A C I D E D Y B E R E H . W . O . R ± 6 . 6 7 5 = ± 7 . 6 7 5 = ) W S ( ) E N ( N T U O 1 3 5 7 9 2 # H M ± 4 . I C V P C V P " 0 1 L F " 0 1 L F 9 8 5 S I G = U W A M I R E H O ± 9 . 6 8 5 = ) E S ( T U O ± 2 . 3 9 5 P C R = M I R " 8 1 L F O A D H R G U O 1 2 4 1 1 5 9 5.9 1 8 N R SIG W K L A W E D E T E R C N O C I S G D N D R AIL E N 1 2 4 0 7 5 9 4.6 3 9 U A R G G U A R D R AIL N G 1 2 3 9 9 5 9 3.4 3 4 R W R W D E R U S A E M E R U S A E M X G U A R D R AIL N G 1 2 3 9 6 5 9 2.1 1 2 FL W W O T O T ± 8 . 0 7 5 = E L B A N U = E L B A N U = ) W S ( ) ) E N E S ( N I ( N I T U O ± 0 . 8 8 5 P C R P C R P C R = M I R " 6 3 L F " 8 1 L F " 6 3 L F E H O D R W R W D F L W W W G U A R D R AIL N G 12342 589.306 X G U A R D R AIL N G 586.888 1 2 3 4 0 W G D R AIL B N 584.637 12339 U A R G ± 4 . 8 6 5 = ± 4 . 0 7 5 = ) W S ( ) E N ( N T U O 5 3 5 7 9 2 # H M ± 9 . I C V P C V P " 0 1 L F " 0 1 L F S I G 6 7 5 = U W A M I R W R W R W E R U S A E M O T ± 2 . 8 5 5 = E L B A N U = ) W S ( ) E N T U O ( N I ± 1 . 3 7 5 = P C R P C R " 6 3 L F " 6 3 L F K L A W E D E T E R C N O C I S W W T N E M E S A E C T R P O 1 4 9 4 3 1 7 1 0 2 6 2 7 4 5 0 1 1 0 2 S E N I L . . O N O N . . C O D C O D R E T A W E T S A W L F I I ± 9 . 3 8 5 = ) W N ( T U O ± 8 . P C R 7 8 5 = M I R " 8 1 L F E H O L A I R E A C I D N A , C I S N O R T C E L E T N E M E S A E , N O I T U B I R T C E L E R T S ' 5 1 I T A C I R E B I F C I N U M M O C E L E T R T C E L E I D F L FL ± 1 . 3 7 5 = ± 2 . 3 7 5 = ) W S ( ) E N ( N T U O 3 3 5 7 9 2 # H M ± 1 . I C V P C V P " 0 1 L F " 0 1 L F S I G 9 7 5 = U W A M I R FL FL FL FL FL FL L F L A N D U S E: U N D E V E L O P E D Z O NIN G: W /L O-C O-N P FL F L FL F L B U I L D I N G 3 8 7 , 4 0 8 S F F F E : 5 7 7 . 0 0 FL F L FL F L FL FL FL FL F L FL O F F I C E S P A C E FL L F FL FL F L FL B U I L D I N G 2 5 5 , 9 4 4 S F F F E : 5 6 1 . 0 0 X X W IR E F E N C E X FL F L X FL F L L F F L L F O F F I C E S P A C E F L FL F L FL F L FL FL FL FL FL FL FL FL T L F F L L F F L L F L F FL F L F L F L L F F L L F F L L F F L L F T 2 4 " P V C W A S T E W A T E R L I N E A W U P R O J . # 9 7 - 0 0 1 3 D U M P S T E R O F F I C E S P A C E SHEET 16 W W E R U S A E M L F L F W A R D R A U G M R G N X E T S L D I I I I E R U S A E M R W R W E N A L SIG N T X D O T DIR E C TIO N S ) S 12197 573.572 E I R A V I Y H E T N D E S W S H A W T O O S . . . R . ( E R E P 1 0 5 0 E N - I ) E T I S 6 7 I D " 2 1 L R E T A W - 2 . D E M O T N O N O I R O T A R T N O C T A C O L I X O R P P A A L C E R Y F I ( U W A R E V B U I L D I N G 1 3 0 , 0 4 8 S F F F E : 5 6 7 . 8 0 L F ± 5 . 4 4 5 = ± 7 . 6 5 5 = ) E N ) W S ( T U O ( N I ± 6 . 6 6 5 C V P C V P 7 3 5 7 9 2 # H M S I G = M I R " 0 1 L F " 0 1 L F U W A L F L F O T O T ± 8 . 9 4 5 = E L B A N U = E L B A N U = ) ) W S ( E N ) E ( ( N I N I T U O ± 7 . 1 6 5 P C R P C R P C R = M I R " 8 1 L F " 6 3 L F " 6 3 L F R W R W 1 0 1 # M B E H O D ± 5 . 9 5 5 = ) W ( T U O ± 5 . P C R 3 6 5 = M I R " 8 1 L F L A T E M S T S O P W D E T A C I D E D Y B E R E H . W . O . R W W D ± 6 . 3 5 5 = ± 6 . 3 5 5 = ) W S ( ) E ( N T U O ± 9 . I P C R C V P 0 6 5 = " 8 L F " 8 L F M I R G G D N 1 2 1 3 9 5 6 1.0 9 9 U A R D R AIL E N R W R W 5/8" IR F "T E X A S G L O" G U A R D R AIL N G 12132 557.449 S ± 0 ± 2 . . 4 2 5 = 4 2 5 = ) ) S ( T U O W N ( N I C V P C V P ± 3 . 8 5 5 0 2 2 5 2 1 # H M S I G = U W A M I R " 4 2 L F " 4 2 L F ± 1 0 2 . 0 ' B A R B E D W IR E F E N C E B 8003 5 5 6.7 5 7 D D ± 2 . E R U S A E M 6 5 5 = M I R O T E L B A N U G U A R D R AIL B 553.612 12131 D L E I F N I O T L A R E T A L R O T C A R T N O C N O I Y F I R E V T A C O L R W R W E X I S T I N G W E T L A N D C E F W W F L F L L F ± 5 . 4 2 5 = ± 6 ± 5 . . 4 2 5 = 4 2 5 = ) E S ( ) ) W N E N ( N ( N I T U O K N U # H M ± 2 . I C V P C V P C V P " 0 1 L F " 4 2 L F " 4 2 L F S I G 8 5 5 = U W A M I R FL L F W W B A R B E D W IR E F E N C E N G 557.899 8046 B A R B E D W IR E F E N C E E N D 557.820 8084 X E R I W E C N E F NOTES: L W W F FL F L F L W W F L F L F L F L C W Q Z CWQZ Z H E W W W W C W Q Z A W U G I S M H # 1 2 5 2 1 3 R I M = 5 4 5 . 0 ± F L 2 4 " P V C I N ( N W ) = 5 2 9 . 1 ± F L 2 4 " P V C O U T ( S E ) = 5 2 9 . 0 ± W W A P P R O X I M A T E L I M I T O F F . E . M . A . 1 0 0 - Y E A R F L O O D P L A I N A P P R O X I M A T E L I M I T O F C O A 1 0 0 - Y E A R F L O O D P L A I N Z H E EHZ F L F L D U M P S T E R F L CWQZ W W FL FL F L W W F L A W U G I S M H # 1 2 5 2 1 5 R I M = 5 5 0 . 9 ± F L 2 4 " P V C I N ( N W ) = 5 2 6 . 2 ± F L 2 4 " P V C O U T ( S E ) = 5 2 6 . 1 ± F L W W F L F L W W F L F L F L WASTEWATER LINES E EASEMENT H Z VOL. 13021, PG. 1602 OPRTC C W Q Z SHEET 15 L I M I T O F F U L L Y D E V E L O P E D 1 0 0 - Y E A R F L O O D P L A I N CWQZ E H Z A P P R O X I M A T E L I M I T O F F . E . M . A . 1 0 0 - Y E A R F L O O D P L A I N C W Q Z FL F L L F F L T N E M E S A E 2 0 6 1 . S E N G P , I L C T R P O 1 2 0 3 1 . L O V R E T A W E T S A W E H Z L A N D U S E: U N D E V E L O P E D Z O NIN G: W /L O-C O-N P Z Q W C A P P R O X I M A T E L I M I T O F F . E . M . A . 1 0 0 - Y E A R F L O O D P L A I N W 6. CWQZ CWQZ X L F F L D U M P S T E R F L L F F L LA N D U S E: M A N U F A C T U RIN G Z O NIN G: LI-C O-N P CALLED 48.0261 ACRES XBIOTECH USA INC. DOC. NO. 2010170781 OPRTC E H Z HZ E C W Q Z Z H E Q Z W C EHZ L F F L FL Z C W Q X W IR E F E N C E X C W Q Z X EHZ C W Q Z EHZ X X E L SIB S E C C A 9 8 E 5 9 L 0 B 1 A # AIL H E IS IN ± V 5.0 A A 4 LIN T A W O L F U GIS M RIM = 5 O D N W A W W Z H E L L F F SHEET 13 CWQZ A W U G I S M H # 1 2 5 2 1 2 R I M = 5 5 7 . 8 ± F L 2 4 " P V C I N ( S W ) = 5 3 0 . 8 ± F L 2 4 " P V C O U T ( S E ) = 5 3 0 . 6 ± W W 2 4 " P V C W A S T E W A T E R L I N E A W U P R O J # 9 7 - 0 0 1 3 Z W C L Q F C W Q Z W W W W W W L I M I T O F F U L L Y D E V E L O P E D 1 0 0 - Y E A R F L O O D P L A I N A P P R O X I M A T E L I M I T O F F . E . M . A . 1 0 0 - Y E A R F L O O D P L A I N EHZ E H Z EHZ EHZ A P P R O X I M A T E L I M I T O F C O A 1 0 0 - Y E A R F L O O D P L A I N A P P R O X I M A T E L I M I T O F F . E . M . A . 1 0 0 - Y E A R F L O O D P L A I N W W Z H E W W E H Z Z Q W C EHZ Z Q W C Z H E Z Q W C Z H E EHZ E H Z Z H E EHZ E H Z CALLED 28.39 ACRES SHAHIN NAGHAVI DOC. NO. 2014051569 OPRTC E H Z A P P R O X I M A T E L I M I T O F C O A 1 0 0 - Y E A R F L O O D P L A I N EHZ EHZ EHZ E H Z Z H E EHZ Z H E EHZ EHZ COMPATIBILITY NOTES: 1. 2. EHZ 3. 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]. EHZ 4. THE NOISE LEVEL OF MECHANICAL EQUIPMENT WILL NOT EXCEED 70 DBA AT THE PROPERTY LINE ADJACENT TO RESIDENTIAL USES. [SECTION 25-2-1067]. EHZ EHZ EHZ Z H E EHZ Z H E E H Z EHZ X F . E . M . A . Z O N E X ( U N S H A D E D ) EHZ E H Z C W Q Z CWQZ C W Q Z C W Q Z EHZ EHZ EHZ E H Z EHZ Z Q W C C W Q Z C W QZ CWQZ CWQZ 1. 2. 3. 4. 5. 7. 8. 9. 10. 11. Q C W Z R W R W ALL FIRE DEPARTMENT ACCESS DRIVES/ROADS, DRIVEWAYS AND INTERNAL CIRCULATION AREAS TO HAVE A MINIMUM 14' VERTICAL CLEARANCE. 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. WARNING SIGNS ARE REQUIRED TO BE PLACED UNDER THE OVERHEAD ELECTRIC LINES TO MAKE ALL PERSONNEL AWARE OF THE ELECTRIC HAZARD. 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 DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 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. C W Q Z R W R W Z Q C 15. E H Z E H Z 16. 17. 18. 19. 12. 13. GROUND SURFACES ALONG ACCESSIBLE ROUTES MUST BE STABLE, FIRM, AND SLIP RESISTANT. ADEQUATE BARRIERS BETWEEN ALL VEHICULAR USE AREAS AND ADJACENT LANDSCAPE AREAS, 14. 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] ALL FDCs TO INCLUDE SEVEN 2.5" NATIONAL HOSE THREAD (NHT) HOSE VALVE CONNECTIONS. CONNECT TO THE CITY OF AUSTIN WATER AND WASTEWATER SYSTEMS FOR SERVICE NO FENCING SHALL OBSTRUCT FIRE HYDRANTS FROM THIS SITE. ALL MATERIALS AND CONSTRUCTION PROCEDURES WITHIN THE SCOPE OF THE CONTRACT WHERE NOT SPECIFICALLY COVERED IN THE PROJECT SPECIFICATIONS SHALL CONFORM TO ALL APPLICABLE LOCAL STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION (LATEST EDITION) AND TEXAS DEPARTMENT OF TRANSPORTATION STANDARD SPECIFICATIONS LATEST EDITION. EHZ THE OWNER IS RESPONSIBLE FOR ALL COST OF RELOCATION OF, OR DAMAGE TO, UTILITIES. ADDITIONAL ELECTRIC EASEMENTS MAY BE REQUIRED AT A LATER DATE. CONTRACTOR TO PROVIDE SIGNAGE AS REQUIRED BY SEC. 25-6-503. CONTRACTOR TO RAISE VALVES, HYDRANTS, ETC. TO FINISHED GRADE UPON COMPLETION OF PAVING. CONTRACTOR TO ADJUST ALL EXISTING UTILITIES TO FINAL GRADE. ALL ADA PARKING SPACES SHALL HAVE MINIMUM 98" VERTICAL CLEARANCE. 24. 25. 29. APPROVAL OF THESE PLANS BY THE CITY OF AUSTIN INDICATES COMPLIANCE WITH APPLICABLE CITY 20. 21. 22. 23. EHZ E H Z EHZ 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. CONTRACTOR TO USE CURRENT ARCHITECTURAL AND STRUCTURAL PLANS FOR CONSTRUCTION. NO BUILDINGS EXIST WITHIN 50FT OF ADJOINING LOTS. 8960 SF OF WETLAND HAS BEEN MITIGATED FOR IN THE EAST POND. SEE LANDSCAPE SHEET 136 FOR PLANTING MITIGATION. EHZ EHZ 30. 31. 32. Q Z W C 00 100' 200' GRAPHIC SCALE 100' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 RETAINING WALL FL FIRE LANE SIDEWALK OR HARDSCAPE BUILDING ENTRANCE GENERAL NOTES: 2. 4. 5. 1. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT AND ENGINEER OF ANY DIMENSION ERRORS, OMISSIONS BEFORE FABRICATING ANY WORK. DO NOT SCALE DRAWINGS. ALL CONSTRUCTION SHALL CONFORM TO THE REQUIREMENTS OF THE STANDARD SPECIFICATIONS OF THE CITY OF AUSTIN, TEXAS. 3. CONTRACTOR SHALL PROVIDE "AS BUILT" PLANS TO THE ENGINEER SO THAT THE REPRODUCIBLE OF THE ENGINEERING PLANS MAY BE CORRECTED TO REFLECT "AS BUILT" CONDITIONS. THE CONTRACTOR SHALL BE REQUIRED TO PROVIDE AND MAINTAIN ALL NECESSARY WARNING AND SAFETY DEVICES (FLASHING LIGHTS, BARRICADES, SIGNS, ETC.) TO PROTECT THE PUBLIC SAFETY AND HEALTH UNTIL THE WORK HAS BEEN COMPLETED AND ACCEPTED BY THE CITY. THE LOCATIONS OF EXISTING UTILITIES SHOWN ON THESE PLANS ARE APPROXIMATE. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE AND VERIFY IN THE FIELD ANY UTILITIES THAT MAY CONFLICT WITH THIS CONSTRUCTION. AT LEAST 24 HOURS PRIOR TO BEGINNING CONSTRUCTION IN THE VICINITY OF UNDERGROUND UTILITIES, NOTIFY THE FOLLOWING APPLICABLE: 5.1. 5.2. 5.3. 5.4. 5.5. 5.6. TEXAS GAS SERVICE: 512-465-1134 FIRE DEPARTMENT: 512-974-0130 FIRE CODE COMPLIANCE: 512-974-0174 BUILDING INSPECTION: 512-974-2747 PLANNING AND ZONING: 512-974-2210 WATER & WASTEWATER WATERSHED PROTECTION: 512-974-2000 DEVELOPMENT REVIEW: 512-974-2000 5.7. ADA NOTES: 1. 1'0"X1'6"X.080" ALUM. HANDICAPPED PARKING SIGN. SIGN TO READ "RESERVED PARKING" W/ IDENTIFICATION SYMBOL, BOLT TO STEEL TUBE W/ 3 PLATED BOLTS, NUTS AND WASHERS. 8" CADMIUM 2. HANDICAP SIGNAGE TO BE IN ACCORDANCE WITH TEXAS DEPARTMENT OF LICENSING AND REGULATION TEXAS ACCESSIBILITY STANDARDS (TAS) PER 4.6.4 3. CURB RAMPS ALONG PUBLIC STREETS AND IN THE PUBLIC RIGHT-OF-WAY SHALL BE CONSTRUCTED BASED ON THE CITY STANDARD CONSTRUCTION DETAILS AND SPECIFICATIONS. 4. PRIVATE CURB RAMPS ON THE SITE (I.E. OUTSIDE PUBLIC STREET RIGHT-OF-WAY) SHALL CONFORM TO ADA STANDARDS AND SHALL HAVE A DETECTABLE WARNING SURFACE THAT IS FULL WIDTH AND FULL DEPTH OF CURB RAMP, NOT INCLUDING FLARES. ALL ACCESSIBLE ROUTES, GENERAL SITE AND BUILDING ELEMENTS, RAMPS, CURB RAMPS, STRIPING, AND PAVEMENT MARKINGS SHALL CONFORM TO ADA STANDARDS FOR ACCESSIBLE DESIGN, LATEST EDITION. 5. 6. BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY THAT SUITABLE ACCESSIBLE PEDESTRIAN ROUTES (PER ADA AND FHA) EXIST TO AND FROM EVERY DOOR AND ALONG SIDEWALKS, ACCESSIBLE PARKING SPACES, ACCESS AISLES, AND ACCESSIBLE ROUTES. IN NO CASE SHALL AN ACCESSIBLE RAMP SLOPE EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPE EXCEED 2.0 PERCENT. IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPE EXCEED 5.0 PERCENT. ACCESSIBLE PARKING SPACES AND ACCESS AISLES SHALL NOT EXCEED 2.0 PERCENT SLOPE IN ANY DIRECTION. 7. CONTRACTOR SHALL TAKE FIELD SLOPE MEASUREMENTS ON FINISHED SUBGRADE AND FORM BOARDS PRIOR TO PLACING PAVEMENT TO VERIFY THAT ADA SLOPE REQUIREMENTS ARE PROVIDED. CONTRACTOR SHALL CONTACT ENGINEER PRIOR TO PAVING IF ANY EXCESSIVE SLOPES ARE ENCOUNTERED. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR ADA SLOPE COMPLIANCE ISSUES. 8. EVERY ACCESSIBLE PARKING SPACE MUST BE IDENTIFIED BY A SIGN, CENTERED AT THE HEAD OF THE PARKING SPACE. THE SIGN MUST INCLUDE THE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND STATE RESERVED, OR EQUIVALENT LANGUAGE. CHARACTERS AND SYMBOLS ON SUCH SIGNS MUST BE LOCATED 60” MINIMUM ABOVE THE GROUND SO THAT THEY CANNOT BE OBSCURED BY A VEHICLE PARKED IN THE SPACE. [IBC 1110.1, ANSI 502.7]. REFER TO ADA DETAILS TO THE LEFT OF THIS SHEET. I N A L P E T S L L A R E V O K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 11 OF 144 SPC-2023-0110C 14610237 10233 X 10231 X 10723 10722 10238 10239 10232 P 10240 10241 X 1' 6 . 0 6 1 E " 1 2'1 1 ° 7 2 N X 10724 10721 10720 X 10242 10229 10230 10220 10245 10244 10243 10221 10222 X X 10718 10717 10716 5005 H 10719 10246 10247 10248 10715 10714 10249 10227 X 10713 10250 10223 P 10224 P 10251 10252 10226 10225 10710 10709 10708 10712 10711 10253 5006 H 10254 10216 10214 10213 FIRE HYDRANT (TYP.) 10707 10212 X 10219 X 10218 9255 X 9256 9259 9260 P 9261 9257 9258 9262 9263 10217 9264 10215 9254 X 9252 9251 X 9250 9249 X 9253 9242 9241 9240 9239 P 9238 9243 X 9247 9248 X 10076 9246 P 10078 10077 10072 10074 9245 10073 9244 10079 10075 10070 10071 10069 7940 7941 10081 9231 9232 FIRELANE (TYP.) U N D E V E L O P E D L I - C O - N P L A N D U S E : Z O N I N G : 6 REGULAR @ 9' 10 REGULAR @ 9' 10 REGULAR @ 9' 10 REGULAR @ 9' FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL 10 REGULAR @ 9' FL FL 10 REGULAR @ 9' FL FL FL 6 REGULAR @ 9' 3 ADA @ 9' FL F L L F X 4' 9 . 2 0 3 E " 6 0'0 2 ° 7 2 N X 10704 P 10703 X 10699 10698 10697 X 10696 X 9361 10692 10690 10691 9362 9360 9363 X 5007 H 10705 10701 10700 FL F L F L L F F L F L L F L F F L F L L F L F L F N20°49'02"E 1.77' X 5008 P FL 5 REGULAR @ 9' 2 ADA @ 9' OFFICE SPACE 10688 10687 X X 10685 10686 F L L F L F F L F L L F L F L F L F 4' X 5 . 8 1 2 E " 2 4'0 3 ° 7 2 N X PRIVATE 8" PVC WATER LINE F L 10680 F L 10679 F L F L 24" RCP STORM DRAIN F L 10667 10666 F L FL L F F L 36' F-F F L F L F L L F L F L F X X X X 10664 X 10661 10662 10663 X 10576 FL FL FL FL 6' 3 F - F FL FL FL FL FL FL 57,834 SF FFE: 592.60 BUILDING 5 FIRE DEPARTMENT CONNECTION PROPOSED ACCESS TO METER ROOM PROPOSED CURB CUTS (TYP.) (USE LAYDOWN CURB WITH APPROVED BARRIER PER ECM 2.4.7(A)) D U M P S T E R OFF-STREET LOADING SPACES (TYP.) FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL 10 REGULAR @ 9' 10 REGULAR @ 9' 10 REGULAR @ 9' 9 REGULAR @ 9' 8 REGULAR @ 9' FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL SHEET 13 7875 7876 X BICYCLE PARKING (5 SPACES) (TYP.) 7869 X 7868 7858 X L F 7857 F L L F Z Q W C + Z H E X Z Q W C + Z H E 7856 Z Q W C G V Z 7852 A Q W C + Z H E 7851 P 7850 7859 7813 P L F L F L F L F L F L F F L L F T F L L F F L F L F L F L F L F L 1 3 R E G U L A R @ 9 ' F L F L F L FL F L FL 7853 7849 7814 7815 7762 E H Z + C W Q Z 7812 E H Z + C 7754 W Q Z 7810 7811 7809 Z Q W C G V A 7846 7847 7848 7844 Z Q W C G V A 7843 7839 7838 7837 7808 QZ EHZ+C W 7806 7807 7836 Z Q W C G V A Z Q W C + Z 7805 H E 7804 7745 7742 7741 7740 7739 L F PROPOSED TRANSFORMER 7835 PRIVATE 8" PVC WATER LINE 24" RCP STORM DRAIN Z Q W C G V A Z Q W C + Z H E L F 7834 PRIVATE 8" PVC WASTEWATER LINE Z Q W C + Z H E 7803 7802 7801 7800 7799 7833 Z Q P W C G V A Z Q W C + Z H E 7831 L F L F L F L F L F L F Z Q W C + Z H E E H Z + C W Q Z EHZ+C W QZ 00 30' 60' GRAPHIC SCALE 30' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 RETAINING WALL FIRE LANE FL DEVELO FLO LIMIT OF FULLY PED100-YEAR DPLAIN O 7855 X 7854 X SIDEWALK OR HARDSCAPE BUILDING ENTRANCE KEY MAP N.T.S. P U M P E L E C T. SHEET 12 SHEET 14 PUMP ELECT. PUMP ELECT. SHEET 13 P U M P ELECT. SHEET 15 SHEET 16 P U M P E L E C T . L L L L N A L P E T S I ) 5 F O 1 T E E H S ( K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 12 OF 144 SPC-2023-0110C 146X 10575 10574 FL 7 REGULAR @ 9' 2 ADA @ 9' 10 REGULAR @ 9' 10 REGULAR @ 9' 9 REGULAR @ 9' FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL SHEET 12 OFFICE SPACE 1 0 R E G U L A R @ 9 ' 81,828 SF FFE: 582.70 BUILDING 4 F L 10573 F L F L F L F L F L F L F L F L F L F L F L F L L F L F L F L F L F L F L F L F L F L F L F L F 10570 10569 10571 10563 10562 10561 F L 10564 10565 10566 10567 10568 10557 10555 10554 10553 10556 10551 10552 10649 10550 10813 10547 10546 10549 10543 10542 10645 10538 10532 10529 10528 10531 24" RCP STORM DRAIN L F 10530 F L F L 9379 F L PRIVATE 8" PVC WATER LINE 10527 9372 9370 9371 10577 W W 10523 10522 9369 10521 10519 10520 9368 10514 10507 10503 10510 10509 10508 10504 10502 10511 10506 10505 10512 10513 W W EHZ W W E H Z 10578 E H Z W W 3 ADA @ 9' 4 REGULAR @ 9' BICYCLE PARKING (5 SPACES) (TYP.) FIRE DEPARTMENT CONNECTION PROPOSED ACCESS TO METER ROOM F L F L F L F L F L F L F L F L F L F L F L F L F L T F L L F L F L F L F L F L F L F L F L F L F L F L F L F L F L F Z Q W C G V A Z Q W C G V A Z Q W C + Z H E Z Q W C + Z H E 7798 P Z Q W C 24" RCP STORM DRAIN + Z Z Q H E W C G V A 7796 7795 P 7797 P 7794 Z PRIVATE 8" PVC Q W WASTEWATER LINE C + Z H E 7793 P 7792 7734 7733 7735 7736 7732 7731 7729 7728 7730 P 7723 7722 7721 P 7791 7717 Z Q W C G V A A V G C W Q Z Z Q W C + Z H E Z Q W C + Z H E 7789 Z Q W C G V A Z Q W C + Z H E 7715 7716 7713 7714 7712 7702 7701 7709 7708 7707 7696 00 30' 60' GRAPHIC SCALE 30' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 ADA ROUTE RETAINING WALL SIDEWALK OR HARDSCAPE BUILDING ENTRANCE FL FIRE LANE KEY MAP N.T.S. 10539 10654 D U M P S T E R FIRE HYDRANT (TYP.) OFF-STREET LOADING SPACES (TYP.) PROPOSED TRANSFORMER PAD 7711 EXISTING WASTEWATER MANHOLE PROPOSED DETENTION AND WATER QUALITY POND - WEST 7902 P FL AVG CWQZ FL P U M P E L E C T. SHEET 12 SHEET 14 PUMP ELECT. PUMP ELECT. SHEET 13 P U M P ELECT. SHEET 15 SHEET 16 P U M P E L E C T . L L L L FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL C W Q Z C W Q Z 10525 CWQZ CWQZ 10526 9373 9374 CWQZ 10524 9367 9315 10198 10200 10098 10099 CWQZ 9314 9312 9313 10201 10202 10203 9309 CWQZ 9308 10097 9311 9366 P 9365 9364 W W W W W W W W W W W W FIRELANE (TYP.) 10103 A W U GIS M RIM = 557.8± FL24"PVC IN(S FL24"PVC O H#125212 W)=530.8± UT(SE)=530.6± CWQZ 10101 10100 10096 10102 9139 9140 C W Q Z W W C W QZ W W C W Q Z W W 10947 EXISTING PRIVATE 24" PVC WASTEWATER LINE PROJECT #97-0013 10948 10958 10961 P 10959 LIMIT OF FULLY DEVELO 100-YEAR FLO O 10963 10964 10962 10960 10965 10949 10957 10950 10951 11026 11028 11027 W A W ASTE U PR W 24" PVC ATER LINE OJ #97-0013 CWQZ C W Q Z W W C W Q Z W W CWQZ CWQZ CWQZ W W W W 10869 P 10952 EHZ 10870 10871 11025 10868 EHZ 10956 10955 10953 10954 10841 10846 10860 10842 10843 10845 10844 10838 10837 10839 10836 10847 10848 10849 10854 10856 10852 10855 10859 10835 10850 10851 10853 10857 10858 10866 10867 10865 EHZ EHZ 10863 10864 10862 10861 10972 10967 10968 E H Z 10970 10969 10971 E H Z 11029 11030 DPLAIN PED 11031 10966 11070 11032 P 11034 11035 11036 11033 11037 APPR 11067 11068 11066 11065 O 11069 XIM 11074 11061 11064 11071 100-YEAR FLO ATE LIMIT OF F.E.M.A. DPLAIN O 11073 11060 11059 11056 11072 11055 11063 11062 11079 11058 11057 11054 11038 11039 11040 11041 11042 11043 W W W W 11044 APPR 11048 11049 APPR 11045 O XIM W W 11128 11130 11046 11129 11047 11151 O O 100-YEAR FLO 100-YEAR FLO ATE LIMIT OF F.E.M.A. DPLAIN ATE LIMIT OF C DPLAIN XIM 11147 11145 O 11134 11135 O A 11133 11146 11144 11153 11148 11136 11131 11141 11142 11137 11132 11052 11140 11139 11143 11050 11053 11051 10973 P 10974 E H Z 11075 11078 11080 FL FL FL FL 6473 L F FL 7788 7787 FL Z Q W C G V A FL FL FL Z Q W C + Z H E FL FL 7782 Z Q W C Z + Q Z W H G C E V A 7777 Z Q W C Z + 7774 7776 7775 H E 7773 7779 7778 7680 P 7679 7683 7684 7681 7682 7597 7772 7771 7677 7678 7676 7675 7674 7673 6463 Z Q W Z G C Q W V C A + Z H E 6460 6461 7672 7767 7671 6465 Z Q W G C V A QZ W EHZ+C 7769 7770 6479 6462 7768 5 T 1 E E H S 6459 C W 7764 Q Z 6457 CWQZ 7763 6456 C W Q Z 7765 7766 7670 C W Q Z 7623 7620 7619 C 7621 W Q Z W W 7668 W W 7669 W W 7907 C W Q Z 7901 7906 7900 7899 CWQZ A W U GIS M FL24"PVC IN(N FL24"PVC O H#125213 RIM = 545.0± W)=529.1± UT(SE)=529.0± 6458 P Z H E W W 11150 11149 Z H E W W Z H E W W E H Z W W 11152 Z H E 6455 11155 PRIVATE 8" PVC WASTEWATER LINE 7610 N A L P E T S I ) 5 F O 2 T E E H S ( K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 13 OF 144 SPC-2023-0110C 146D E P P O O - N V L E O - C E D N E : U G : W /L S N I N D U O Z N A L X 7063 X X 7062 P X 6359 X 6358 X 6357 X X 6300 6301 6302 6299 X 6239 X X E N E C W I R E F 10 REGULAR @ 9' 9 REGULAR @ 9' 8 REGULAR @ 9' 10 REGULAR @ 9' 6 REGULAR @ 9' FIRELANE (TYP.) FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL X X X X FL X X 6115 6114 FL FL 2 REGULAR @ 9' 3 ADA @ 9' FL L F L F F L 7228 F L L F 4 REGULAR @ 9' 9 REGULAR @ 9' 8 REGULAR @ 9' 10 REGULAR @ 9' 7 REGULAR @ 9' 2 ADA @ 9' FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL BUILDING 3 87,408 SF FFE:577.00 OFFICE SPACE S44°44'39"E 2061.73' X 7218 7219 X 7217 7216 X 7213 P X 7209 X 7065 P 7064 X 7214 7212 7210 7211 7215 7066 7208 P BICYCLE PARKING (5 SPACES) (TYP.) 7067 P 7068 7222 7223 P 7364 FIRE HYDRANT (TYP.) 7207 7206 7362 7363 7205 F L FL FL L F 7224 7225 7226 7227 7361 7359 7360 Z Q W C G V A 7229 7230 F L L F F L L F 7358 F L L F 7357 F L L F Z Q W C G V A 24" RCP STORM DRAIN F L L F 7353 F L L F L PROPOSED ACCESS TO METER ROOM F L L F F L L F 7386 Z Q W C G V A Z 7388 Q W C + 7390 Z 7389 H E 7391 7356 7355 7354 7395 W C G V A 7396 Z Q W C + Z H E 7517 7515 Z Q FIRE DEPARTMENT CONNECTION F L L F W C + Z H E Z PRIVATE 8" PVC WATER LINE Q D U M P S T E R F L L F T F L L F F L L F F L L F L F 7397 Z Q W C G V A Z Q W C + Z 7398 H E 7514 7512 7513 7511 LIMIT OF FULLY DEVELOPED 100-YEAR FLOODPLAIN 7399 7510 7509 7508 7507 7506 7505 7351 P Z Q Z W Q C W + C Z H G E V A 7400 F L F L F L F L L F OFF-STREET LOADING SPACES (TYP.) FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL SHEET 15 FL FL 24" RCP STORM DRAIN PRIVATE 8" PVC WASTEWATER LINE F L ' 9 @ R A L U G E R 8 ' 9 @ R A L U G E R 8 F L F L F L F L F L F L F L F L F L F L F L F L L F L F L F L F L F L F L F L F L F L F L F ' 9 @ R A L U G E R 8 L F L F L F L F L F 00 30' 60' GRAPHIC SCALE 30' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 RETAINING WALL FL FIRE LANE SIDEWALK OR HARDSCAPE BUILDING ENTRANCE KEY MAP N.T.S. P U M P E L E C T. SHEET 12 SHEET 14 PUMP ELECT. PUMP ELECT. SHEET 13 P U M P E L E C T . SHEET 15 SHEET 16 P U M P E L E C T . L L L L N A L P E T S I ) 5 F O 3 T E E H S ( K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 14 OF 144 SPC-2023-0110C 146SHEET 14 FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL PRIVATE 8" PVC WASTEWATER LINE PRIVATE 8" PVC WATER LINE PRIVATE 8" PVC WASTEWATER LINE F L F L F L 6156 P L F L F FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL L F FL 7 REGULAR @ 9' 8 REGULAR @ 9' 6 REGULAR @ 9' 7 REGULAR @ 9' FL FL FL FL FL FL FL 24" RCP STORM DRAIN PROPOSED CURB CUTS (TYP.) (USE LAYDOWN CURB WITH APPROVED BARRIER PER ECM 2.4.7(A)) FL FL FL FL FL FL FL FL FL 4 REGULAR @ 9' 2 ADA @ 9' 10 REGULAR @ 9' 10 REGULAR @ 9' 5 REGULAR @ 9' 2 ADA @ 9' L F F L F L F L F L F L 00 30' 60' GRAPHIC SCALE 30' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 RETAINING WALL FL FIRE LANE SIDEWALK OR HARDSCAPE BUILDING ENTRANCE 6 1 T E E H S F L F L F L F L F L F L F L F L F L F L F L L F L F L F L F L F L F L F L F L F L F L F L F L F ' 9 @ R A L U G E R 0 1 24" PVC WASTEWATER LINE AWU PROJ. #97-0013 F L L F F L BUILDING 2 55,944 SF FFE:561.00 FIRE DEPARTMENT CONNECTION PROPOSED ACCESS TO METER ROOM PROPOSED TRANSFORMER AWU GIS MH# 125215 RIM = 550.9± FL24"PVC IN(NW)=526.2± FL24"PVC OUT(SE)=526.1± T 24" RCP STORM DRAIN F L OFF-STREET LOADING SPACES (TYP.) KEY MAP N.T.S. 7704 7700 7698 7699 7590 7589 7591 7505 7504 7400 7401 7402 F L F L F L Z Q W C + Z H Z E Q W C G V A F L Z Q W C + Z H E FL F L FL Z Q W C + Z H E FL F L FL F L FL 7595 F L Z Q W C FL G V A F L FL F L PRIVATE 8" PVC WATER LINE A V G C W Q Z F L 7496 7495 BICYCLE PARKING (TYP.) 7494 7493 FIRE HYDRANT (TYP.) F L F L Z Q W C G V A Z Q W C + Z H E F L 7601 7603 7491 7490 7602 LIMIT OF FULLY DEVELOPED 100-YEAR FLOODPLAIN F L 7492 7488 7604 7486 7489 7487 7605 7606 FIRELANE (TYP.) 7485 7484 7483 Z Q W C Z Q G W V C A + Z H E F L 7597 7600 7676 7675 7674 7673 7672 6461 7767 7671 7609 7608 7610 7611 7697 7592 7593 FL F L 7696 FL F L A V G C W Q Z 7684 7683 7778 7682 7680 P 7681 7679 7677 7678 7772 7770 7768 6459 7763 6456 Z H E CWQZ CWQZ 7764 CWQZ CWQZ 7670 7623 7620 7619 O C 7621 CWQZ 7622 7765 7766 7607 7482 Z Q W C + Z H E Z Q W C G V A 7478 7474 7475 7476 24" RCP STORM DRAIN 7613 7473 7472 7616 7615 7612 7614 7618 7617 Z Q W C D + Z H E 7468 Z Q W C E G V A 7466 P Z Q W C + Z H E 7471 1 8 " Ø U R R A 7470 G P I P 7469 T E C W QZ F L F L FL FL FL F L F L F L F L L F L F L F F L F L F L F L F L F L 7467 F L FL FL FL FL F L F L F L FL FL FL F L F L F L F L F L I T N E M E S A E S E N L R E T A W E T S A W 2 0 6 1 . G P , 1 2 0 3 1 . L O V C T R P O F L F L F L FL WW F L C W Q Z OFFICE SPACE D U M P S T E R C W Q Z F L F L C W Q Z WW WW E H Z WASTEWATER LINES EASEMENT VOL. 13021, PG. 1602 OPRTC 7624 P 7669 7667 7663 7664 P 7665 7662 7661 7660 EXISTING PRIVATE 24" PVC WASTEWATER LINE E H Z 7666 7635 P 7632 E H Z 7631 C W Q Z 7429 7459 7428 7425 7426 C W Q Z 7427 7430 7431 7432 7433 7463 7464 7458 7457 7434 7329 C W Q Z 7633 E H Z 7634 7629 7630 7462 7625 7460 7461 WW WW WW 7668 WW WW WW WW WW WW WW WW WW WW WW WW WW FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL OFF-STREET LOADING SPACES (TYP.) P U M P E L E C T. SHEET 12 SHEET 14 PUMP ELECT. FL FL FL FL FL FL FL FL FL FL FL FL FL FL FL WW FL F L WW WW WW F L WW PUMP ELECT. FL FL SHEET 16 P U M P E L E C T . L L L L SHEET 13 P U M P ELECT. SHEET 15 FL FL FL FL FL FL FL FL FL 6455 11155 11157 11158 6452 6453 6451 6454 5026 H 6450 11156 11189 11191 11160 11182 11161 11181 11180 11201 6449 P 5027 H 11184 11185 11202 11190 11186 1118711188 6448 P 6447 11203 5024 H 5023 H 7659 5025 E H H Z E H Z 5022 H 7636 7637 7638 7639 7640 P 7642 7641 7436 7437 7438 7321 7439 7323 7322 C W Q Z 5018 H 7445 7435 7447 7440 7281 LIMIT OF FULLY DEVELOPED 100-YEAR FLOODPLAIN CWQZ 7320 7319 7283 7284 7317 7318 7282 7285 C W QZ 7441 7442 11183 E H Z 7644 11193 P 11194 7656 E H 7645 Z 7648 11192 7657 7658 E H Z 7643 7456 7448 P 7455 7449 7454 7450 7308 APPROXIMATE LIMIT OF F.E.M.A. 100-YEAR FLOODPLAIN 7290 7310 7306 7307 7294 7295 5019 H 7646 7647 7649 7316 7315 7443 7444 7314 7312 7311 7313 7286 7287 C W Q Z 7146 7309 7288 7289 7293 7291 7292 7144 P 7142 C W Q Z 7128 7141 7129 7004 7003 7136 7135 7134 7131 7140 7139 7138 7137 C W Q Z 7 ' 6 . 3 0 4 " W 3 7303 7302 7296 7304 7305 P 7301 7300 7297 7133 1 ' 5 5 ° 3 N 7 7132 7298 7145 7299 C W Q Z Z Q W C 7655 7653 E H Z 7650 7452 7451 PROPOSED DETENTION AND WATER QUALITY POND - EAST 6392 5017 P N A L P E T S I ) 5 F O 4 T E E H S ( K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 D E P P O O - N V L E O - C E D N E : U G : W /L S N I N D U O Z N A L Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 15 OF 144 SPC-2023-0110C 146X W ' W " 1 3 3 3 ° 8 3 S R W R W G A IL N D R 6 R 1 3 2 9 5 9 2.1 1 2 X A G U FL W FL X FL W R W R W F L W G A IL N D R 1 2 3 4 2 5 8 9.3 0 6 G A U R X R W R W D E R U S A E M O T E L B A N U = ) E R U S A E M O T E L B A N U = ) E N N ( I P C R " 6 3 L F E S N ( I P C R " 8 1 L F D ± 8 . 0 7 5 = ) W S ( T U O P C R " 6 3 L F ± 0 . 8 8 5 = M R I 6049 6085 6086 6088 6087 FL I L A R E A C R T C E L E I ' 5 1 I C R T C E L E , I N O T U B R T S D I I D N A , I I S N O T A C N U M M O C E L E T T N E M E S A E R E B F C R T C E L E I I FL L F F L ± 1 . 3 7 5 = ) W S ( T U O C V P " 0 1 L F ± 2 . 3 7 5 = ) E N N ( I C V P " 0 1 L F 3 3 5 7 9 2 # H M S G U W A I ± 1 . 9 7 5 = M R I 6046 6045 FL FL W W FL W W W W W W W W F L FL F L FL F L F L PRIVATE 8" PVC WATER LINE 6044 FIRELANE (TYP.) L F FL FL L F FL FL L F L F L F L F ' 3 1 . 1 0 1 W " 2 1 ' 1 4 ° 7 2 S W W W W 6037 6038 FL FL F L L F L F FL FL FL FL FL L F L F 6100 6101 6099 FL FL 6103 6102 S H E E T 1 3 6144 6145 6157 6156 P FL FL FL FL FL FL F L FL FL FL T FIRE HYDRANT (TYP.) DUMPSTER PROPOSED TRANSFORMER (TYP) OFFICE SPACE PROPOSED ACCESS TO METER ROOM FIRE DEPARTMENT CONNECTION L F L F L F L F L F L F L F L F L F L F L F L F ' 9 @ R A L U G E R 0 1 ' 9 @ R A L U G E R 0 1 ' 9 @ R A L U G E R 2 ' 9 @ A D A 2 I T N E M E S A E S E N L R E T A W E T S A W 1 4 9 4 3 1 7 1 0 2 . O N . C O D 6 2 7 4 5 0 1 1 0 2 . O N . C O D C T R P O ± 5 . 4 4 5 = ) W S ( T U O C V P " 0 1 L F ± 7 . 6 5 5 = ) E N N ( I C V P " 0 1 L F ± 6 . 6 6 5 = M R I L F L F L F L F L F L F 7 3 5 7 9 2 # H M L S F G U W A I L F L F L F L F L F X E R W I E C N E F I D E T A C D E D Y B E R E H . . W O R . X ± 6 . 4 2 5 = ) W N N ( I C V P " 4 2 L F ± 5 . 4 2 5 = ) E N N ( I C V P " 0 1 L F ± 5 . 4 2 5 = ) E S ( T U O C V P " 4 2 L F K N U # H M S G U W A I ± 2 . 8 5 5 = M R I N72°57'23"W 107.17' 48" RCP STORM DRAIN BUILDING 1 30,048 SF FFE:567.80 S H E E T 1 4 OFF-STREET LOADING SPACES (TYP.) 24" RCP STORM DRAIN BICYCLE PARKING (5 SPACES) (TYP.) EXISTING PRIVATE 24" PVC WASTEWATER LINE WASTEWATER LINES EASEMENT VOL. 13021, PG. 1602 OPRTC WW FL FL WW FL WW FL WW F L F L FL FL FL FL FL F L EXISTING WETLAND CEF L F L F FL FL WW FL WW F L WW L F FL F L FL FL FL F L WW F L WW WW G E N C N E E F D N E E C N E E F D W I R 5 5 7.8 9 9 8 0 4 6 B A B R E D W I R 8 4 8 0 5 5 7.8 2 0 B R A E B X 6382 6383 6378 6377 6379 6380 6386 6388 6385 6384 6381 6389 6390 I I ± 9 . 3 8 5 = ) W N ( T U O P C R " 8 1 L F ± 8 . 7 8 5 = M R I E H O E H O E H O E H O E H O E H O E H O E H O E H O E H O ' 9 9 . 6 5 ' W " 3 0 3 1 ° 6 3 S W W W W W W W W W W W W W W W W W W W W W X G A IL N D R 8 8 R 1 2 3 4 0 6.8 U G 5 8 A X W G A IL B N D R 3 7 R 9 3 4.6 U A 1 2 5 3 8 G R W R W D R W R W R W R W ± 4 . 8 6 5 = ) W S ( T U O C V P " 0 1 L F ± 4 . 0 7 5 = ) E N N ( I C V P " 0 1 L F 5 3 5 7 9 2 # H M S G U W A I ± 9 . 6 7 5 = M R I W W W W W E T E R C N O C K L A W E D S I R W R W R W R W E R U S A E M O T E L B A N U = ) E N N ( I ± 2 . 8 5 5 = ) W S ( T U O P C R " 6 3 L F D R W R W ± 1 . P C R 3 7 5 = " 6 M 3 EXISTING L R F SIDEWALK I I G N T S X E I I L A R D R A U G R W R W R W R W W W W W W W ' 5 0 . 0 4 3 ' W " 9 4 3 1 ° 6 3 S 24" RCP STORM DRAIN R W R W E H O E R E R U EXISTING WW MANHOLE #297537 U S PROJECT #2020-1341 A S E A M E EXISTING M O GUARDRAIL O T ± T E 8 L E B L A B N A N U U = ) = ) 9 4 5 = ) W S R W R W E H O . 2020-1341 8" PVC SDR 26 L A T E M S T S O P ± 7 . W E N N ( I P C R " 6 3 L F ( T U O P C R " 6 3 L F ( E N I P C R " 8 1 L F 1 6 5 = M R I WASTEWATER LINES EASEMENT VOL. 13021, PG. 1602 OPRTC PUBLIC 8" PVC WASTEWATER LINE D ± 6 . 3 5 5 = ) W S ( T U O C V P " 8 L F ± 6 . 3 5 5 = ) ( E N I P C R " 8 L F ± 9 . 0 6 5 = M R I W ± 0 . 4 2 5 = ) S ( T U O C V P " 4 2 L F ± 2 . 4 2 5 = ) W N N ( I C V P " 4 2 L F 0 2 2 5 2 1 # H M S G U W A I ± 3 . 8 5 5 = M R I S E B C N E E F D W I R 5 5 6.7 5 7 8 0 0 3 B A B R E ±102.0' W D D W W ± 2 . 6 5 5 = M R I E R U S A E M O T E L B A N U 5/8 " I R O T R O T C A R T N O C L A R E T A L Y F R E V I D L E F N I I I N O T A C O L S N T I O C E T D I R O D E N A L Y E E H N O S S A T S . E ) X I S 1 2 1 9 7 5 7 3.5 7 2 N T S I G E R A V H T D W I . . W O R . ( I R E P E N L R E T A W D E M A L C E R I 1 0 5 0 - 6 7 I D " 2 1 - 2 . X O R P P A ) I I E T S N O N O T A C O L Y F R E V I O T R O T A R T N O C ( U W A R W R W E H O 1 0 1 # M B R W R W D E H O ± 5 . 9 5 5 = ) W ( T U O P C R " 8 1 L F ± 5 . 3 6 5 = M R I O " L S G A R W R W E H O 9 D R 3 1.0 U 2 5 1 6 9 9 1 A R G G D N N A IL E R W R W X E R W F " T 5 5 7.4 4 9 A IL N D R 3 2 2 1 1 A G G U R R W R W R W A IL B D R 1 2 3 1 5 5 3.6 1 2 A R 1 U G R W R W 00 30' 60' GRAPHIC SCALE 30' LEGEND PROPERTY LINE WW WW GW W W FW GAS UGE W W WW PROPOSED WASTEWATER LINE PROPOSED GREASE WASTE LINE PROPOSED WATER LINE PROPOSED FIRE WATERLINE PROPOSED STORM DRAIN LINE PROPOSED GAS LINE PROPOSED UNDERGROUND ELECTRIC 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 RETAINING WALL FL FIRE LANE SIDEWALK OR HARDSCAPE BUILDING ENTRANCE KEY MAP N.T.S. P U M P E L E C T. SHEET 12 SHEET 14 PUMP ELECT. PUMP ELECT. SHEET 13 P U M P ELECT. SHEET 15 SHEET 16 P U M P E L E C T . L L L L N A L P E T S I ) 5 F O 5 T E E H S ( K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER 16 OF 144 SPC-2023-0110C 146N A L P E T S I S E L B A T K R A P Y E N S S A T S , N L Y E N S S A T S E 0 0 2 6 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 Know what'sbelow. Call before you dig. WARNING: CONTRACTOR IS TO VERIFY PRESENCE AND EXACT LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. SHEET NUMBER OF 144 17 SPC-2023-0110C 146