B-02 (C14-2020-0152 - Pearce Gardens Retail; District 2).pdf

Zoning and Platting Commission – March 16, 2021

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ZONING CHANGE REVIEW SHEET CASE: C14-2020-0152 – Pearce Gardens Retail ZONING FROM / TO: LR-CO, to remove the 3,200 daily vehicle trip limit ADDRESS: 12800 Pearce Lane SITE AREA: 3.95 acres PROPERTY OWNER: GAB Partners, Inc. DISTRICT: 2 (Sufian Emmar) AGENT: MADC, LLC (Carl McClendon) CASE MANAGER: Wendy Rhoades (512-974-7719, wendy.rhoades@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant neighborhood commercial – conditional overlay (LR- CO) combining district zoning and remove the Conditional Overlay that limits the number of daily vehicle trips to 3,200. The Conditional Overlay continues to prohibit residential treatment. For a summary of the basis of Staff’s recommendation, see page 2. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: March 16, 2021: February 16, 2021: MEETING CANCELLED DUE TO INCLEMENT WEATHER; RENOTIFICATION REQUIRED CITY COUNCIL ACTION: March 25, 2021: ORDINANCE NUMBER: ISSUES: None at this time. CASE MANAGER COMMENTS: The rezoning area is a platted lot located at the northeast corner of Pearce Lane and Ross Road, both of which are classified as minor arterial roadways. It has had neighborhood commercial – conditional overlay (LR-CO) district zoning since December 2005 and contains a service station, food sales and retail sales uses on the east side of the property, and an undeveloped area on the west side. The property is surrounded by a manufactured home park to the west (MH-CO), property under construction for apartments to the north (GR-MU- 1 of 17B-2C14-2020-0152 Page 2 CO; LR-MU-CO), and single family residences to the east and across Pearce Lane to the south (I-SF-2; I-SF-4A). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant requests removal of the Conditional Overlay (-CO) for a 3,200 daily vehicle trip limit established with the 2005 rezoning ordinance as a necessary step prior to constructing site plan improvements that include an additional 10,000 square feet of retail sales use. Austin Transportation Department staff approved a Traffic Impact Analysis (TIA) with a 2006 site plan application and more recently approved a waiver to the requirement for a new TIA provided the 3,200 daily vehicle trip limit is removed, and the property is subject to the traffic mitigation requirements adopted into Code in 2017. Please refer to the Applicant’s correspondence and TIA waiver attached as Exhibit D. BASIS FOR RECOMMENDATION 1. The proposed zoning should be consistent with the purpose statement of the district sought. The neighborhood commercial – conditional overlay (LR-CO) district is intended for shopping facilities that provide limited business services and offices to the residents of the neighborhood, such as consumer repair services, food sales, service stations, and pet services. The purpose statement listed in the City of Austin Land Development Code states: “The Neighborhood Commercial district is the designation for a commercial use that provides business service and office facilities for the residents of a neighborhood. Site development regulations and performance standards applicable to a LR district use are designed to ensure that the use is compatible and complementary in scale and appearance with the residential environment.” The CO combining district may be applied in combination with most base districts. The district is intended to provide flexible and adaptive use or site development regulations by requiring standards tailored to individual properties. The property has access to two minor arterial roadways. 2. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways. Staff recommends LR-CO zoning for the property based on the following considerations: 1) access is taken to two minor arterial roadways; and 2) a TIA was approved in conjunction with a site plan that covers the existing commercial development, and new development will be subject to transportation mitigation requirements as prescribed by the Austin Transportation Department. EXISTING ZONING AND LAND USES: ZONING LR-CO Site North GR-MU-CO; LR- MU-CO; I-SF-2 LAND USES Service station; Food sales, Retail sales Apartments under construction (total of 300 units, 3 story buildings); Single family residences within Berdoll Farms 2 of 17B-2C14-2020-0152 Page 3 South East I-SF-4A I-SF-2 West MH-CO; I-RR; SF- 4A subdivision Single family residences in the Los Cielos subdivision Single family residences in the Meadows at Berdoll subdivision Oak Ranch Manufactured Home Community; Del Valle ISD Middle and Elementary Schools; Single family residences in the Lexington Parke subdivision TIA: Is not required SCENIC ROADWAY: No AREA STUDY: Not Applicable WATERSHED: Dry Creek East – Suburban CAPITOL VIEW CORRIDOR: No SCHOOLS: Del Valle ISD – Elementary School; Middle School; and High School COMMUNITY REGISTRY LIST: 627 – Onion Creek Homeowners Association 774 – Del Valle Independent School District 1083 – Berdoll Farms HOA 1228 – Sierra Club, Austin Regional Group 1258 – Del Valle Community Coalition 1363 – SEL Texas 1530 – Friends of Austin Neighborhoods 1616 – Neighborhood Empowerment Foundation 1774 – Austin Lost and Found Pets AREA CASE HISTORIES: 1005 – Elroy Neighborhood Association 1138 – Far Southeast Improvement Association 1528 – Bike Austin NUMBER C14-2012-0108 – Ross Road Center – 5501-½ Ross Rd REQUEST I-SF-2 to GR- MU-CO for Tract 1 and LR- MU-CO for Tract 2 CITY COUNCIL Apvd GR-MU-CO (Tract 1) & LR-MU- CO (Tract 2), w/Street Deed for r-o-w dedication as Commission recommended (12-13-2012). COMMISSION To Grant GR-MU-CO (Tract 1) & LR-MU- CO (Tract 2), w/the CO for 2,000 trips, prohibit drive-thru facilities as an accessory to a restaurant (general or) limited) use, auto repair, auto sales, bail bond services, commercial off-street parking, pawn shops, residential treatment, and service station, and add'l conds of r-o-w dedication on Ross Rd 3 of 17B-2C14-2020-0152 Page 4 I-RR to MH To Grant MH-CO w/ conds of r-o-w dedication on Pearce Ln and Ross Rd DR; I-SF-4A to SF-4A To Grant SF-4A w/ conds of the Traffic Impact Analysis C14-2007-0271 – Deerwood Manufactured Home Park – 12400 Pearce Ln C14-03-0135.SH (Lexington Parke – SMART Housing) – North of Pearce Ln. and west of Ross Rd Apvd MH-CO w/ Street Deed for r-o-w dedication as Commission recommended (4-24-2008). Apvd SF-4A w/ Restrictive Covenant for the TIA as Commission recommended (12-11-2003). RELATED CASES: The property was annexed into the City limits on December 31, 2003. On December 1, 2005, Council approved LR-CO zoning for the property (C14-05-0141 – Ordinance No. 20051201-Z001). Please refer to Exhibit B. The property is platted as Lot 1, Pearce Gardens subdivision, recorded in August 2006 (C8- 05-0244.0A). Please refer to Exhibit C. In December 2013, a site plan was approved for a one-story building containing 10,000 square feet of retail sales uses (SP-2013-0256C – Pearce Retail Center). A site plan is currently in process for 10,000 square feet of retail sales uses and associated parking (SP- 2020-0413C – Pearce Retail Center). EXISTING STREET CHARACTERISTICS: Name Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route Yes Yes 88 feet 99 feet 28 feet 27 feet 120 feet 116 feet 3 (Minor arterial) 3 (Minor arterial) Pearce Lane Ross Road OTHER STAFF COMMENTS: Comprehensive Planning The subject property is located on the northeast corner of Ross Road and Pearce Lane, on a 3.95 acre tract of land that is not located within the boundaries of a small area plan. Existing Yes Yes Yes Capital Metro (within ¼ mile) Yes 4 of 17B-2C14-2020-0152 Page 5 uses on the subject property include a gas station, convenience store, retail uses and undeveloped land. Surrounding land uses include a multifamily use to the north, and single family uses to south, east and west. The Del Valle Middle School is located 700 feet northwest of the subject property. The request is to amend the TIA and remove the vehicle trips per day limitation, per approval of a TIA waiver from the Austin Transportation Department and the landowners’ dedication of public right-of-way improvements to further expand the commercial uses on the property. Connectivity There are no public sidewalks along this portion of Pearce Lane. Ross Road has a public sidewalk on the opposite side of the street from the subject property. There are also no bike lanes in the area. The closest public transit stop is 0.30 miles away on Pearce Road. Mobility options are below average while the existing retail uses on the subject property does add some goods and services in the area, which are lacking. Imagine Austin The following IACP policies are applicable to this project: • LUT P5. Create healthy and family-friendly communities through development that includes a mix of land uses and housing types and affords realistic opportunities for transit, bicycle, and pedestrian travel and provides both community gathering spaces, parks and safe outdoor play areas for children. • LUT P7. Encourage infill and redevelopment opportunities that place residential, work, and retail land uses in proximity to each other to maximize walking, bicycling, and transit opportunities. • HN P10. Create complete neighborhoods across Austin that have a mix of housing types and land uses, affordable housing and transportation options, and access to healthy food, schools, retail, employment, community services, and parks and recreation options. Conclusion: While Imagine Austin does not reference traffic counts, the Plan does encourage a mix of uses in all areas of Austin, along with a variety of transportation options to make walkable complete community. Based on the project providing additional commercial options in the area but the poor mobility options next to and adjacent to the subject property, this proposal only partially supports the policies of the Imagine Austin Comprehensive Plan. 5 of 17B-2C14-2020-0152 Page 6 6 of 17B-2C14-2020-0152 Page 7 Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Impervious Cover The maximum impervious cover allowed by the LR-CO zoning district is 80%, a consistent figure between the zoning and watershed regulations. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Dry Creek East Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. 7 of 17B-2 C14-2020-0152 Page 8 PARD – Planning & Design Review There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for LR-CO and general retail uses, there would not be parkland dedication requirements or parkland impacts at the time of site plan or subdivision. Site Plan Site plans will be required for any new development other than single-family or duplex residential. Any development which occurs in an SF-6 or less restrictive zoning district which is located 540-feet or less from property in an SF-5 or more restrictive zoning district will be subject to compatibility development regulations. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation There is a proposed Urban Trail adjacent to this site, along western property boundary. The traffic impact analysis was waived and the site plan in process cannot be approved until the conditional overlay for 3,200 vehicle trips per day required by zoning case C14-05-0141 is removed. Mitigation per LDC 25-6-101 will be required for this site plan when it is submitted. Water / Wastewater The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. The site is within a known capacity concern area for wastewater service. Based on current public infrastructure configurations, it appears that a service extension requests (SER) will be required to provide adequate service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact Alberto Ramirez with Austin Water, Utility Development Services at 625 E. 10th St., 7th floor. Ph: 512-972-0211. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. 8 of 17B-2C14-2020-0152 Page 9 INDEX OF EXHIBITS TO FOLLOW A: Zoning Map A-1: Aerial Map B: 2005 Rezoning Ordinance C: Recorded Plat D: Applicant’s correspondence and TIA Waiver 9 of 17B-2C7A-06-001 20061207-010 I-RR MIDDLE\SCHOOL C7A-06-001 20061207-010 M A R E N G O P L MH-CO D E SC AN S O C IR MH-CO C14-2007-0271 MH-CO CLA R E M O N T CIR MH-CO D S R S O R S P IE GR-MU-CO R S W A Y C14-2012-0108 UNDEV A R C A DIA CIR MH-CO UNDEV PE A R C E LN SPC-04-0011C I-SF-4A SPC-04-0011C C7A-03-022 ( ( ( U NIV E R S ( ( ( ( ( ( ( ( D V L S B O L ( E CIR S CIE O L C A M PA N A D R I-SF-4A I-SF-4A SK Y H A R B O R D R I-SF-4A C7a-03-022 PALO M A BLA N C A W AY I-SF-4A LA PA Z LN E VA AV E U A N VID GR-MU-CO C7A-03-022 ! ! ! ! ! ! ! ! ! ! ! LR-CO ! ! ! ! ! ! ! 05-0141 FOOD SALES ! ! C14-05-0141 SVC. STATION ! SP-06-0497C ! ! ! ! ! ! ! ! ! ! ! ! ! C7A-03-022 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( B U E N O S AIR E S P K W Y C7A-03-022 ( ( ( ( Y A Y W K T S H NIG I-SF-4A C O N STELLATIO N CIR C7A-03-022 I-SF-4A I-SF-2 ( ( I-SF-4A ( ( I-SF-2 V A C S S E T ( ( ( ( TH O M ( ( E VALLE ( ( ( ( ( ( Y D R V Y C B B A T ( ( ( ( ( ( ( ( I-SF-4A ( ( I-SF-2 Q UIRIN D ( ( I-SF-2 ( R I-SF-4A ( ( I-SF-2 ( I-SF-4A ( ( ( ( I-SF-4A I-SF-2 ( ( I-SF-2 I-RR I-SF-2 ( I-SF-2 ( LR-MU-CO I-RR POND ( ( ( ( ( ( ( ( ( I-SF-2 I-SF-2 LI P TO N L O O P I-SF-2 LR-MU-CO I-SF-2 D Y R E K R A L A M I-SF-2 I-SF-2 V R C A M O L A I-SF-2 R N D E G E M NIJ I-SF-2 I-SF-4A P E R C O N T E D R I-SF-2 C7A-03-022 N O C H E CLA R A D R I-SF-4A WIN T E R S C V I-SF-2 I-SF-2 Y A H W S L E W C7A-03-022 I-SF-2 ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2020-0152 I-RR Exhibit A 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 and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Housing and Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or Created: 12/31/2020 10 of 17B-2I-RR CLA R E M O NT CIR MH-CO MH-CO 2 3 1 4 7 6 5 8 9 10 1 2 3 4 5 6 Q 81 UIRIN D 7 8 9 10 11 R I-SF-2 78 I-RR 77 TH O M VALLEY D E 11 13 12 I-SF-2 18 13 12 11 7 8 6 10 9 R 15 16 17 1 45 44 43 I-SF-2 5 4 3 2 6 I-RR I-SF-2 38 LR-MU-CO 2 5 4 3 2 1 7 8 9 10 6 5 4 3 1 I-SF-2 11 2 12 13 LIPTON LOOP 9 11 10 8 12 13 14 7 15 I-SF-2 17 4 16 6 5 3 18 19 2 1 20 21 32 31 I-SF-2 2 1 3 12 11 10 9 8 17 I-SF-2 19 20 15 17 18 16 D Y R E K R A L A M 7 6 5 4 3 21 22 23 24 2 1 V R C A M O L A 1 3 2 10 11 9 8 13 14 15 16 12 11 10 9 8 7 I-SF-2 19 20 21 6 5 4 22 23 24 14 13 15 16 17 18 R N D E G E M NIJ 6 5 4 3 2 7 6 5 I-SF-2 P E 1 R 4 C O N TED 3 R 2 1 26 25 P E A R C 23 24 22 N O C H E LN 21 20 E CLA 15 16 19 18 17 16 R A D R 15 14 13 12 11 10 9 8 7 17 I-SF-2 13 14 15 16 20 21 22 23 18 8 7 6 5 4 H S Y L A E W W I-SF-2 26 27 1 1 2 3 4 6 5 17 18 22 21 19 20 25 24 23 12 11 10 8 9 7 6 4 5 3 2 1 Copyright nearmap 2015 I-RR GR-MU-CO S PIE R S W A Y Q14 D S R S O R GR-MU-CO LR-MU-CO 1 19 1 LR-CO C14-2020-0152 20 14 13 12 11 10 9 8 7 6 I-SF-2 5 4 3 2 1 27 29 28 19 30 31 18 32 33 34 I-SF-4A 16 9 10 15 8 11 3 4 5 6 Q13 7 8 9 10 19 18 11 12 13 17 20 16 15 14 35 36 1 37 38 39 40 41 42 14 12 Y K T S Y A H W NIG 39 38 1 2 3 2 3 37 36 4 35 5 6 34 33 B U E N O I-SF-4A 1 2 3 4 5 6 13 7 8 25 24 C O N 23 4 22 21 5 6 7 8 I-SF-4A STELLATIO 12 14 13 15 17 19 18 N CIR 16 11 10 9 27 7 8 9 11 32 10 I-SF-4A 30 28 S AIR 27 9 29 E 10 S P 11 K W Y 12 13 14 26 14 16 15 13 12 MH-CO A R C A DIA CIR PE A R C E LN 41 I-SF-4A 50 51 52 53 U NIV E R ECIR S 49 48 47 46 44 45 43 42 L O S C I E L O S B L V D 1 2 24 23 1 2 3 22 4 25 26 21 20 5 6 7 36 38 37 35 34 26 27 28 29 R 13 14 19 15 18 17 A Y A W 14 15 33 32 31 30 29 VA A 16 A VID E U N 25 E V 28 27 26 24 23 22 21 20 19 18 PEARCE GARDENS RETAIL Exhibit A - 1 SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: C14-2020-0152 12800 Pearce Ln 3.95 Total Acres G14 Wendy Rhoades This map has been produced by the Communications Technology Management Dept. on behalf of the Planning Development Review Dept. for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. M A R E N G O P L MH-CO DESCANSO CIR P14 16 17 18 19 36 37 38 39 40 R M A C N 22 21 PA 23 24 A D 25 18 19 20 38 37 36 35 I-SF-4A 34 33 31 SKY H 4 30 6 5 32 O R A B 7 27 26 25 24 PALO 6 7 8 9 10 R D 11 12 I-SF-4A 23 21 20 A BLA 10 12 11 C N M 8 9 23 22 21 13 I-SF-4A 18 20 19 17 LA PAZ LN 16 9 10 11 12 P13 14 15 16 17 13 ± 1'' = 350' 11 of 17B-212 of 17B-213 of 17B-214 of 17B-215 of 17B-2Exhibit D 16 of 17B-2Section 12: Traffic Impact Analysis (TIA) Determination Worksheet (cid:36)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:81)(cid:87)(cid:3)(cid:80)(cid:88)(cid:86)(cid:87)(cid:3)(cid:70)(cid:82)(cid:80)(cid:83)(cid:79)(cid:72)(cid:87)(cid:72)(cid:3)(cid:87)(cid:75)(cid:76)(cid:86)(cid:3)(cid:90)(cid:82)(cid:85)(cid:78)(cid:86)(cid:75)(cid:72)(cid:72)(cid:87)(cid:17)(cid:3) (cid:51)(cid:85)(cid:82)(cid:77)(cid:72)(cid:70)(cid:87)(cid:3)(cid:49)(cid:68)(cid:80)(cid:72)(cid:29)(cid:3)(cid:3) (cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) Pearce Retail Center (cid:47)(cid:82)(cid:70)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:29)(cid:3)(cid:3) (cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) 12800 Pearce Lane, Austin, Tx 78714 (cid:36)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:81)(cid:87)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)(cid:3) (cid:55)(cid:72)(cid:79)(cid:72)(cid:83)(cid:75)(cid:82)(cid:81)(cid:72)(cid:3)(cid:49)(cid:82)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) Professional StruCivil Engineers (512) 238-6422 (cid:36)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:54)(cid:87)(cid:68)(cid:87)(cid:88)(cid:86)(cid:29)(cid:3) (cid:39)(cid:72)(cid:89)(cid:72)(cid:79)(cid:82)(cid:83)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:36)(cid:86)(cid:86)(cid:72)(cid:86)(cid:86)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:3) (cid:61)(cid:82)(cid:81)(cid:76)(cid:81)(cid:74)(cid:3) (cid:54)(cid:76)(cid:87)(cid:72)(cid:3)(cid:51)(cid:79)(cid:68)(cid:81)(cid:3) EXISTING: Tract Number Tract Acres #2 #2 #2 3.95 3.95 3.95 Bldg. Sq. Ft. Zoning Land Use 4,485.00 4,000.00 LR-CO LR-CO LR-CO C-Store 16 MPDs General Retail FOR OFFICE USE ONLY Trip Rate I.T.E. Code Trips Per Day 945 820 FCE 37.75 3134 151 PROPOSED: Tract Number Tract Acres #2 2.18 10,000.00 General Retail 820 FCE 1256 Bldg. Sq. Ft. Land Use Zoning LR-CO FOR OFFICE USE ONLY Trip Rate I.T.E. Code Trips Per Day Total 4541 FOR OFFICE USE ONLY Proposed Access? Pavement Width Classification Existing Existing ABUTTING ROADWAYS: Street Name Ross Road Pearce Lane FOR OFFICE USE ONLY (cid:36)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3)(cid:76)(cid:80)(cid:83)(cid:68)(cid:70)(cid:87)(cid:3)(cid:68)(cid:81)(cid:68)(cid:79)(cid:92)(cid:86)(cid:76)(cid:86)(cid:3)(cid:76)(cid:86)(cid:3)(cid:85)(cid:72)(cid:84)(cid:88)(cid:76)(cid:85)(cid:72)(cid:71)(cid:17)(cid:3)(cid:55)(cid:75)(cid:72)(cid:3)(cid:70)(cid:82)(cid:81)(cid:86)(cid:88)(cid:79)(cid:87)(cid:68)(cid:81)(cid:87)(cid:3)(cid:83)(cid:85)(cid:72)(cid:83)(cid:68)(cid:85)(cid:76)(cid:81)(cid:74)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:86)(cid:87)(cid:88)(cid:71)(cid:92)(cid:3)(cid:80)(cid:88)(cid:86)(cid:87)(cid:3)(cid:80)(cid:72)(cid:72)(cid:87)(cid:3)(cid:90)(cid:76)(cid:87)(cid:75)(cid:3)(cid:68)(cid:3)(cid:55)(cid:85)(cid:68)(cid:81)(cid:86)(cid:83)(cid:82)(cid:85)(cid:87)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:83)(cid:79)(cid:68)(cid:81)(cid:81)(cid:72)(cid:85)(cid:3)(cid:87)(cid:82)(cid:3)(cid:71)(cid:76)(cid:86)(cid:70)(cid:88)(cid:86)(cid:86)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3) (cid:86)(cid:70)(cid:82)(cid:83)(cid:72)(cid:3)(cid:68)(cid:81)(cid:71)(cid:3)(cid:85)(cid:72)(cid:84)(cid:88)(cid:76)(cid:85)(cid:72)(cid:80)(cid:72)(cid:81)(cid:87)(cid:86)(cid:3)(cid:82)(cid:73)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:86)(cid:87)(cid:88)(cid:71)(cid:92)(cid:3)(cid:69)(cid:72)(cid:73)(cid:82)(cid:85)(cid:72)(cid:3)(cid:69)(cid:72)(cid:74)(cid:76)(cid:81)(cid:81)(cid:76)(cid:81)(cid:74)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:86)(cid:87)(cid:88)(cid:71)(cid:92)(cid:17)(cid:3) (cid:36)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3)(cid:76)(cid:80)(cid:83)(cid:68)(cid:70)(cid:87)(cid:3)(cid:68)(cid:81)(cid:68)(cid:79)(cid:92)(cid:86)(cid:76)(cid:86)(cid:3)(cid:76)(cid:86)(cid:3)(cid:49)(cid:50)(cid:55)(cid:3)(cid:85)(cid:72)(cid:84)(cid:88)(cid:76)(cid:85)(cid:72)(cid:71)(cid:17)(cid:3)(cid:55)(cid:75)(cid:72)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3)(cid:74)(cid:72)(cid:81)(cid:72)(cid:85)(cid:68)(cid:87)(cid:72)(cid:71)(cid:3)(cid:69)(cid:92)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:83)(cid:85)(cid:82)(cid:83)(cid:82)(cid:86)(cid:68)(cid:79)(cid:3)(cid:71)(cid:82)(cid:72)(cid:86)(cid:3)(cid:81)(cid:82)(cid:87)(cid:3)(cid:72)(cid:91)(cid:70)(cid:72)(cid:72)(cid:71)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:87)(cid:75)(cid:85)(cid:72)(cid:86)(cid:75)(cid:82)(cid:79)(cid:71)(cid:86)(cid:3)(cid:72)(cid:86)(cid:87)(cid:68)(cid:69)(cid:79)(cid:76)(cid:86)(cid:75)(cid:72)(cid:71)(cid:3)(cid:76)(cid:81)(cid:3) (cid:87)(cid:75)(cid:72)(cid:3)(cid:38)(cid:76)(cid:87)(cid:92)(cid:3)(cid:82)(cid:73)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:3)(cid:47)(cid:68)(cid:81)(cid:71)(cid:3)(cid:39)(cid:72)(cid:89)(cid:72)(cid:79)(cid:82)(cid:83)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:38)(cid:82)(cid:71)(cid:72)(cid:17)(cid:3) X (cid:55)(cid:75)(cid:72)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3)(cid:76)(cid:80)(cid:83)(cid:68)(cid:70)(cid:87)(cid:3)(cid:68)(cid:81)(cid:68)(cid:79)(cid:92)(cid:86)(cid:76)(cid:86)(cid:3)(cid:75)(cid:68)(cid:86)(cid:3)(cid:69)(cid:72)(cid:72)(cid:81)(cid:3)(cid:90)(cid:68)(cid:76)(cid:89)(cid:72)(cid:71)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:73)(cid:82)(cid:79)(cid:79)(cid:82)(cid:90)(cid:76)(cid:81)(cid:74)(cid:3)(cid:85)(cid:72)(cid:68)(cid:86)(cid:82)(cid:81)(cid:29)(cid:3) This site plan cannot be approved until the conditional overlay for 3200 vpd required by zoning case (cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) C14-05-0141 is removed. Mitigation per LDC 25-6-101 will be required for this site plan when it is submitted. (cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) (cid:36)(cid:3)(cid:81)(cid:72)(cid:76)(cid:74)(cid:75)(cid:69)(cid:82)(cid:85)(cid:75)(cid:82)(cid:82)(cid:71)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3)(cid:68)(cid:81)(cid:68)(cid:79)(cid:92)(cid:86)(cid:76)(cid:86)(cid:3)(cid:90)(cid:76)(cid:79)(cid:79)(cid:3)(cid:69)(cid:72)(cid:3)(cid:83)(cid:72)(cid:85)(cid:73)(cid:82)(cid:85)(cid:80)(cid:72)(cid:71)(cid:3)(cid:69)(cid:92)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3)(cid:38)(cid:76)(cid:87)(cid:92)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:87)(cid:75)(cid:76)(cid:86)(cid:3)(cid:83)(cid:85)(cid:82)(cid:77)(cid:72)(cid:70)(cid:87)(cid:17)(cid:3)(cid:55)(cid:75)(cid:72)(cid:3)(cid:68)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:81)(cid:87)(cid:3)(cid:80)(cid:68)(cid:92)(cid:3)(cid:75)(cid:68)(cid:89)(cid:72)(cid:3)(cid:87)(cid:82)(cid:3)(cid:70)(cid:82)(cid:79)(cid:79)(cid:72)(cid:70)(cid:87)(cid:3)(cid:72)(cid:91)(cid:76)(cid:86)(cid:87)(cid:76)(cid:81)(cid:74)(cid:3)(cid:87)(cid:85)(cid:68)(cid:73)(cid:73)(cid:76)(cid:70)(cid:3) (cid:70)(cid:82)(cid:88)(cid:81)(cid:87)(cid:86)(cid:17)(cid:3)(cid:54)(cid:72)(cid:72)(cid:3)(cid:68)(cid:3)(cid:55)(cid:85)(cid:68)(cid:81)(cid:86)(cid:83)(cid:82)(cid:85)(cid:87)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:83)(cid:79)(cid:68)(cid:81)(cid:81)(cid:72)(cid:85)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:76)(cid:81)(cid:73)(cid:82)(cid:85)(cid:80)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:17)(cid:3) (cid:53)(cid:72)(cid:89)(cid:76)(cid:72)(cid:90)(cid:72)(cid:71)(cid:3)(cid:37)(cid:92)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) (cid:3) (cid:39)(cid:68)(cid:87)(cid:72)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) 10-07-2020 (cid:39)(cid:76)(cid:86)(cid:87)(cid:85)(cid:76)(cid:69)(cid:88)(cid:87)(cid:76)(cid:82)(cid:81)(cid:29)(cid:3) (cid:41)(cid:76)(cid:79)(cid:72)(cid:3) (cid:38)(cid:68)(cid:83)(cid:17)(cid:3)(cid:48)(cid:72)(cid:87)(cid:85)(cid:82)(cid:3) (cid:55)(cid:91)(cid:39)(cid:50)(cid:55)(cid:3) (cid:39)(cid:54)(cid:39)(cid:3) (cid:55)(cid:85)(cid:68)(cid:89)(cid:76)(cid:86)(cid:3)(cid:38)(cid:82)(cid:17)(cid:3) (cid:36)(cid:55)(cid:39)(cid:3) (cid:55)(cid:82)(cid:87)(cid:68)(cid:79)(cid:3)(cid:38)(cid:82)(cid:83)(cid:76)(cid:72)(cid:86)(cid:29)(cid:3)(cid:3) (cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) NOTE: A TIA Determination must be made prior to submittal of any Zoning or Site Plan application, therefore, this completed and reviewed worksheet MUST ACCOMPANY any subsequent application for the IDENTICAL project. CHANGES to the proposed project will REQUIRE a new TIA Determination. (cid:38)(cid:76)(cid:87)(cid:92)(cid:3)(cid:82)(cid:73)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:3)(cid:95)(cid:3)(cid:38)(cid:82)(cid:81)(cid:86)(cid:82)(cid:79)(cid:76)(cid:71)(cid:68)(cid:87)(cid:72)(cid:71)(cid:3)(cid:54)(cid:76)(cid:87)(cid:72)(cid:3)(cid:51)(cid:79)(cid:68)(cid:81)(cid:3)(cid:36)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3) (cid:85)(cid:72)(cid:89)(cid:3)(cid:20)(cid:20)(cid:18)(cid:21)(cid:20)(cid:18)(cid:21)(cid:19)(cid:20)(cid:25)(cid:3)(cid:95)(cid:3)(cid:51)(cid:68)(cid:74)(cid:72)(cid:3)(cid:25)(cid:3)(cid:82)(cid:73)(cid:3)(cid:28)(cid:3) 17 of 17B-2