B-06 (SP-2019-0170C - Allegro Parmer; District 7).pdf — original pdf

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SITE PLAN REVIEW SHEET ENVIRONMENTAL VARIANCE REQUEST ONLY ZAP COMMISSION DATE: 03/16/2021 CASE: SP-2019-0170C PROJECT NAME: Allegro Parmer APPLICANT: Metcalfe Wolff Stuart & Williams, LLP ADDRESS OF SITE: 4001 W. Parmer Ln, Austin, TX 78727 COUNTY: Travis WATERSHED: Walnut Creek, Suburban EXISTING ZONING: GR-CO PROPOSED DEVELOPMENT: Senior living and congregate living building with associated AGENT: Michele Rogerson Lynch JURISDICTION: Full Purpose AREA: 3.97 acres DESCRIPTION OF VARIANCE: The applicant requests the following: improvements. 1. Request to vary from LDC 25-8-261 to allow construction in a critical water quality zone. STAFF RECOMMENDATION: Staff recommends that the required findings of fact to have been met with the following conditions: 1) Fully dismantle the existing water quality and detention pond, including pond appurtenances and underdrains, and provide restoration in accordance to the City’s 609.S standards and specifications; 2) Clean up debris and trash along the portion of Yett Branch creek located at the southern property boundary of the commercial subdivision; and 3) Design the fire lane turnaround within the CWQZ in accordance with ECM 1.6.7 to reduce pollutant load and impervious cover. ENVIRONMENTAL BOARD ACTION: 01/20/2021: The Environmental Board voted in (8) favor, (0) against, (0) absentia ZONING AND PLATTING COMMISSION ACTION: ENVIRONMENTAL REVIEW STAFF: Kristy Nguyen, Environmental Review Specialist Senior, Development Services Department PHONE: 512-974-3035 CASE MANAGER: Clarissa Davis, Senior Planner, Development Services Department PHONE: 512-974-1423 1 of 32B-6 1 ENVIRONMENTAL COMMISSION MOTION 20210120 003a Date: January 20, 2021 Subject: Allegro Parmer, SP-2019-0170C Motion by: Kevin Ramberg RATIONALE: Seconded by: Andrew Creel WHEREAS, the Environmental Commission recognizes the applicant is requesting variances from LDC 25-8- 261 to allow construction in a critical water quality zone code, and WHEREAS, the Environmental Commission recognizes the majority of the site is within the critical water quality zone and has been extensively disturbed through previously permitted development to construct a parking lot and a water quality and detention pond, and WHEREAS, the Environmental Commission recognizes that staff recommends this variance (with conditions) having determined the required Findings of Fact have been met. Therefore, the Environmental Commission recommends the variance request with the following Staff Conditions: 1) The applicant will fully dismantle the existing water quality and detention pond, including pond appurtenances and underdrains, and provide restoration in accordance with City’s 609.S standards and specifications; 2) The applicant will clean up debris and trash along the portion of Yett Branch creek located at the southern property boundary of the commercial subdivision; and 3) The applicant will design the fire lane turnaround within the CWQZ in accordance with ECM 1.6.7 to reduce pollutant load and impervious cover. VOTE 9-0 For: Thompson, Coyne, Maceo, Ramberg, Guerrero, Gordon, Bedford, Barrett Bixler, Creel Against: None Abstain: None Recuse: None Absent: None 2 of 32B-6 Approved By: Linda Guerrero, Environmental Commission Chair 2 3 of 32B-6 Staff Findings of Fact and Exhibits 4 of 32B-6 Development Services Department Staff Recommendations Concerning Required Findings Project Name: Allegro Parmer, SP-2019-0170C Ordinance Standard: Watershed Protection Ordinance Variance Request: LDC 25-8-261 to allow development within a critical water quality zone Include an explanation with each applicable finding of fact. A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: The property is within a commercial subdivision, surrounded by similar The requirement will deprive the applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. Yes development and zoning. Additionally, a majority of the site is within the critical water quality zone and has been extensively disturbed through previously permitted development to construct a parking lot and a water quality and detention pond. Without a variance to LDC 25-8-261, the applicant is deprived of the privilege to redevelop this property such that the property would likely remain in its existing condition as an unutilized parking lot. The variance: a) Is not necessitated by the scale, layout, construction method, or other design decision made by the applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; Yes The uplands of the property are confined to existing easements that serve the commercial subdivision. Furthermore, a majority of the site (approximately 2.7 ac of 3.97 ac) is within a critical water quality zone. For these reasons, options to develop the site are infeasible without necessitating a variance to LDC 25- 8-261. Additionally, previously permitted development within the inner half of the critical water quality zone, including the undersized water quality and detention pond, will be decommissioned and restored to City Standard Specification 609.S. The proposed water quality and detention pond will be located further away from the creek centerline and outside of 1. 2. 5 of 32B-6the inner half of the critical water quality zone, providing greater overall environmental protection. Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; The proposed use is reasonable, and there will be a decrease of impervious cover of the overall site (approximately -6,000 sq ft) and within the critical water quality zone (approximately - 1,250 sq ft). Furthermore, the proposed development largely coincides with the boundary of the existing parking lot, thereby not extending impervious cover further into the critical water quality zone. Does not create a significant probability of harmful environmental consequences. b) c) Yes Yes There will be a net reduction of impervious cover of the overall site and within the critical water quality zone. Moreover, the existing water quality and detention pond within the inner half of the critical water quality zone, approximately 100 ft from the creek centerline, is inadequately sized and does not properly treat the runoff before it enters Yett Branch creek. With this variance, the existing pond will be dismantled, including the removal of the underdrains, and will be fully restored to City Standard Specification 609.S. The proposed water quality and detention pond will be located outside of the inner half of the critical water quality zone and will be constructed to current code and regulation standards. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. Yes The existing water quality pond treating the pollutant load from the impervious cover of the parking lot is undersized and does not comply with current code. With this variance, not only will the pond be properly sized to treat runoff for the entire site, but also will be located further away from the creek centerline and outside of the inner half of the critical water quality zone. B. The Land Use Commission may grant a variance from a requirement of Section 25-8-422 (Water Supply Suburban Water Quality Transition Zone), Section 25-8-452 (Water Supply Rural Water Quality Transition Zone), Section 25-8-482 (Barton Springs Zone Water Quality Transition Zone), Section 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long), or Article 7, Division 1 ( Critical Water Quality Zone Restrictions ), after determining that:: 3. 1. The criteria for granting a variance in Subsection (A) are met; Yes The findings of fact in Subsection A are met. 6 of 32B-6Yes Yes 2. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; In its existing conditions as an unutilized parking lot with easements shared with the adjacent businesses, options to redevelop the site without disturbing the existing parking lot islands scattered throughout the site are limited without necessitating a variance to LDC 25-8-261. Therefore, any design except a parking lot would be unworkable. Granting this variance would allow full economic use of the property to develop a commercial business within the commercial subdivision. 3. The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. There will be a reduction of impervious cover of the entire site and within the critical water quality zone. Additionally, the proposed development will largely remain within the existing parking lot boundary. The variance is the minimum deviation from the code requirement and would allow a reasonable and economic use of the entire property by converting an unused parking lot into a commercial business. Staff Determination: Staff determines that the findings of fact have. Staff recommends the following conditions: 1) Fully dismantle the existing water quality and detention pond, including pond appurtenances and underdrains, and provide restoration in accordance with City Standard Specification 609.S; 2) Clean up debris and trash along the portion of Yett Branch creek located at the southern property boundary of the commercial subdivision; and 3) Design the fire lane turnaround within the CWQZ in accordance with ECM 1.6.7 to reduce pollutant load and impervious cover. Environmental Reviewer (DSD) Environmental Review Manager (DSD) _____________________________ Mike McDougal Date 12/01/20 Date 12/02/20 Environmental Officer (WPD) _____________________________ (print name) Date ________________ 12/02/20 7 of 32B-6Staff Exhibits 8 of 32B-69 of 32B-6WW WW R.O.W. PARMER LANE I E V R D E T A V R P I REF. NOTES FOR ROOT BARRIER INSTALLATION WITH UTILITY CONSTRUCTION 15'-0" WATERLINE EASEMENT STREETYARD LANDSCAPE, TYP. 48" VERTICAL PLASTIC ROOT BARRIER, REF. CIVIL PLANS EXISTING 15'-0" SANITARY SEWER EASEMENT 15'-0" SANITARY SEWER EASEMENT S P 15'-0" DRAINAGE EASEMENT R R S R P R PARKING LOT LANDSCAPE, TYP. S D R A Y T E E R T S R S/P R R R R R R R R V A N R R S N A V S/P S T R E E T Y A R D P R R R R R R R 15'-0" SANITARY SEWER EASEMENT R P CRITICAL WATER QUALITY ZONE 15'-0" DRAINAGE EASEMENT 1/2 CRITICAL WATER QUALITY ZONE SETBACK CRITICAL WATER QUALITY ZONE 26'-0" SANITARY SEWER EASEMENT LANDSCAPE RECEIVING STORMWATER RUNOFF AREA DRAINING TO LANDSCAPE 5' DECOMPOSED GRANITE WALKING TRAIL R R R R R R R R R R R R R R GRASS PAVE FIRE LANE, REF. DETAIL R R R PROPERTY LINE LEGEND EXISTING TREE TO REMAIN EXISTING TREE TO REMOVE R P S REPLACEMENT TREE 1.5" CAL MIN. / 6' MIN. HT. (SEE PLANT LIST FOR TREE SPECIES) PARKING TREE 1.5" CAL MIN. / 6' MIN. HT. (SEE PLANT LIST FOR TREE SPECIES) STREETYARD TREE 1.5" CAL MIN. / 6' MIN. HT. (SEE PLANT LIST FOR TREE SPECIES) STREETYARD STREETYARD LANDSCAPE AREA PARKING LOT LANDSCAPE AREA AREA DRAINING TO LANDSCAPE LANDSCAPE AREA IRRIGATED BY STORMWATER RUNOFF NOTES: 1. CAUTION: VERTICAL PLASTIC ROOT BARRIER INSTALLED DURING UTILITY CONSTRUCTION FOR PROTECTION FROM ROOT INVASION. LANDSCAPE CONTRACTOR SHALL USE CAUTION WHEN EXCAVATING FOR TREES/TREE WELLS AND SHALL REPLACE WITH 48" VERTICAL PLASTIC ROOT BARRIER, DEEP ROOT UB 48-2 OR APPROVED EQUAL, IF DAMAGED. REFERENCE UTILITY ROOT BARRIER INSTALLATION DETAIL SHEET 30. GRASS PAVE FIRELANE PAVEMENT DESIGN PROVIDED UNDER SEPARATE COVER BY TERRACON ON APRIL 30, 2020. TERRACON PROJECT NO. 96185364. 2. SITE PLAN APPROVAL FILE NUMBER SP-2019-0170C APPROVED BY COMMISSION ON 25-5 CHAPTER EXPIRATION DATE (25-5-81, LDC) OF THE CITY OF AUSTIN CODE. Sheet of 33 35 APPLICATION DATE UNDER SECTION 4/22/2019 112 OF CASE MANAGER CLARISSA E. DAVIS PROJECT EXPIRATION DATE (ORD.#970905-A) DWPZ DDZ Planning and Development Review Department RELEASED FOR GENERAL COMPLIANCE: Rev. 1 Rev. 2 Rev. 3 ZONING Correction 1 Correction 2 Correction 3 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. 3218 Manor Road Suite 200 Austin, TX 78723 P 512.900.7888 www.norris-design.com R E M R A P O R G E L L A I T M R E P T N E M P O L E V E D E T S I X T , I N T S U A R OWNER: OWNER: ELLIS WINSTANLEY 4001 CREATIVE OFFICES, LLC PO BOX 50550 AUSTIN, TX 78763 A NDS P E CA EP TE R A R C RE STE I G E R L D HP E S O J S T 43 1 4 A T E O F T H I T E C T D A L Y SA X E November 20, 2020 DATE: DATE: 04/19/2019 COMPLETENESS 05/23/2019 CITY SUBMITTAL 08/23/2019 CITY SUBMITTAL 01/23/2020 CITY SUBMITTAL 03/11/2020 CITY SUBMITTAL 07/07/2020 CITY SUBMITTAL 11/11/2020 CITY SUBMITTAL 11/20/2020 CITY SUBMITTAL NOT FOR CONSTRUCTION SHEET TITLE: SHEET TITLE: TREE MITIGATION & LANDSCAPE PLAN 33 of 35 SP-2019-0170C B C W J : Y B D E K C E H C : Y B N W A R D 15'-0" SANITARY SEWER EASEMENT W W CREEK CENTERLINE 0 20 40 80 NORTH SCALE 1" = 40' 10 of 32B-6 Applicant Form and Findings of Fact 11 of 32B-6November 11, 2020 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM Ellis Winstanley PO Box 50550 Austin, Texas 78763 512-289-0959 ellis.winstanley@gmail.com PROJECT DESCRIPTION Applicant Contact Information Variance Case Information Name of Applicant Street Address City State ZIP Code Work Phone E-Mail Address Case Name Case Number Address or Location Environmental Reviewer Name Environmental Resource Management Reviewer Name Applicable Ordinance Watershed Name Watershed Classification Allegro Parmer SP-2019-0170C Kristy Nguyen Mike McDougal 25-8-261 Walnut Creek 4001 West Parmer Lane, Austin, Texas 78727 ☐Urban ☐ Suburban ☐Water Supply Suburban ☐Water Supply Rural ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 12 of 32B-6December 3, 2020 Edwards Aquifer Recharge Zone Edwards Aquifer Contributing Zone Distance to Nearest Classified Waterway ☐ Barton Springs Segment ☐ Northern Edwards Segment ☐ Not in Edwards Aquifer Zones ☐ Yes ☐ No 150’ from center line of Yett Branch Creek (a stream in the Walnut Creek Watershed) Water and Waste Water service to be provided by Austin Water The variance request is as follows (Cite code references: Request Impervious cover square footage: acreage: percentage: Provide general description of the property (slope range, elevation range, summary of vegetation / trees, summary of the geology, CWQZ, WQTZ, CEFs, floodplain, heritage trees, any other notable or outstanding characteristics of the property) Existing 94,157 __2.16_ __54.4_ Proposed _88,155_ __2.02__ __51.0%_ The total site area is 3.97 acres. The site slopes down from North at an elevation of 778 MSL to South at an elevation of 753 MSL. The site drains towards Yett Branch Creek directly south of the site which has a creek bed elevation of approximately 748 MSL. The average slope throughout the site is between 0-15% slope. The subject property currently consists of a parking lot that is within the CWQZ and HALF CWQZ. A portion of the site is within the 100-year floodplain along the southern portion of the property. A Spring CEF exists in the creek south of the subject property. The site consists of an existing water quality pond not up to current ECM standards that lies within the HALF CWQZ. There are existing wastewater utilities and easements on the north side of the property that serve the adjacent lots to the north east, and west. These utilities and easements are conveyed through the subject property (DOC #199900219). Seven (7) heritage trees exist on site and will not be impacted by the proposed development. Please reference the mentioned above including the tree list on the Existing Conditions Sheet (EXHIBIT 7). City of Austin | Environmental Commission Variance Application Guide 2 13 of 32B-6December 3, 2020 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT JUSTIFICATION: 1. The proposed redevelopment layout does not match the exact footprint of the existing impervious cover and is within the CWQZ. LDC 25-8-261 (CWQZ Development) is the code that is triggering non-compliance . In addition, this property, and any other property along the CWQZ in this area are similar in that without the ability to utilize the Redevelopment Exception due to the unusual configuration of the existing surface parking lot or obtain a variance, the property will remain largely a surface parking lot with excessive parking that is not being used to its full capacity, which does not allow to improve the environment. As required in LDC Section 25-8-41, in order to grant a variance the Planning Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: SP-2019-0170C Ordinance: LDC 25-8-261 Critical Water Quality Zone Development A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: The requirement will deprive the Applicant of a privilege available to owners of similarly situated property with approximately contemporaneous development subject to similar code requirements. YES/NO This property, and any other property along the CWQZ in this area are similar in that without the ability to utilize the Redevelopment Exception due to the unusual configuration of the existing surface parking lot or obtain a variance, the property will remain largely a surface parking lot with excessive parking that is not being used to its full capacity, which does not allow to improve the environment. Please note the existing undersized water quality (WQ) pond is not to current to ECM code and is also within the ½ Critical Water Quality Zone. The proposed development will provide a new subsurface WQ pond designed to current City code and will be located under the building and outside of the ½ CWQZ. City of Austin | Environmental Commission Variance Application Guide 3 14 of 32B-6December 3, 2020 2. The variance: a) The existing WQ pond will no longer be utilized and landscape restoration will be provided within the existing pond. A natural earthen soft trail will also be added around the existing WQ pond to create natural open space to help enhance the natural features of the land. Is not necessitated by the scale, layout, construction method, or other design decision made by the Applicant, unless the design decision provides greater overall environmental protection than is achievable without the variance; YES/NO The proposed development will replace an existing surface parking lot that was part of a larger development. A portion of the existing surface parking lot is being purchased for redevelopment. The proposed site development is providing an assisted senior living facility with water quality and natural vegetative improvements. The design improvements will provide greater overall environmental protection than is achievable without the variance. As mentioned earlier in Section 1, the existing conditions consists of an oversized parking lot and undersized water quality pond within the ½ CWQZ that is not up to current ECM code. The proposed development will provide a new subsurface WQ pond designed to current City code and will be located under the building and outside of the ½ CWQZ. The existing WQ pond will no longer be utilized and landscape restoration will be provided within the existing pond. A natural earthen soft trail will also be added around the existing WQ pond to create natural open space to help enhance the natural features of the land. In addition, the proposed conditions for the site will not increase the overall impervious cover and they will not increase impervious cover within the CWQZ. Additionally, there will be no adverse impact to the 100-year floodplain from the proposed development. In regards to the design of the proposed site plan and building placement, this was driven based on several existing site constraints. One of the major site constraints consists of existing the wastewater utilities and easements on the north side of the property that serves the adjacent lots to the north east, and west. These utilities and easements are conveyed through our property and we will need to maintain these utilities and easements to allow adequate service for the adjacent properties. City of Austin | Environmental Commission Variance Application Guide 4 15 of 32B-6December 3, 2020 We have coordinated with Austin Water on designing and connecting to the existing wastewater system and easements. Austin Water has required us to provide a 26’ wastewater easement based on the depth of the wastewater line to the north of the site. The new 26’ wastewater easement along with connecting to the existing wastewater easement is what dictated the placement of the proposed building. In addition, there is a fire access easement to the north of the property that is required to allow fire access for the adjacent lots to the north, east, west, as well as the rest of the subdivision. This was another driven force for the placement of the proposed building. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; YES/NO Due to the current parking lot configuration, excessive parking spaces not being utilized, and a portion of the lot being within the CWQZ, the City code LDC 25-8-25 (C)(5) does not allow the site to have reasonable, economic use of the property without the Redevelopment and thus a variance is required to a minimum deviation. The site would benefit from the proposed redevelopment because it would make the space into a senior home living facility for the community with proper WQ controls to treat runoff discharging to the creek south of the site. This would be a significant improvement from its current conditions which is acting as impervious cover surface for contaminated runoff to flow over towards an existing WQ pond not to city code standards. In addition, we are improving the environmental protection of the property by providing natural open vegetative space within the ½ CWQZ and providing landscape restoration within the existing WQ pond. As mentioned earlier in the previous section (Sec. 2a), north of the proposed senior home living facility building, there are existing wastewater service lines and easements which serve adjacent properties. These services must be maintained and therefore adds hardship to the development by forcing the proposed conditions to stay clear of these utilities. c) Does not create a significant probability of harmful environmental consequences. YES/NO This site is not increasing the overall impervious cover (which is under code allowances) and is not increasing impervious cover within the CWQZ. There will also be no adverse impact to the 100-year floodplain from the proposed development. City of Austin | Environmental Commission Variance Application Guide 5 16 of 32B-6December 3, 2020 We are providing for structured parking results in the removal of expansive surface parking with pollutant runoff. 3. Development with the variance will result in water quality that is at least equal to the water quality achievable without the variance. YES/NO The one (1) existing WQ pond on site does not meet the criteria in the current City ECM code standards. The proposed development would improve the overall environmental protection by replacing the existing WQ pond with a subsurface sedimentation/filtration WQ pond outside of the ½ CWQZ. The proposed WQ pond provides more efficient and effective environmental protection by providing increased capture volume and reducing pollutant runoff compared to existing conditions. B. Additional Land Use Commission variance determination for a requirement of Section 25-8-422 (Water Quality Transition Zone), Section 25-8-452 (Water Quality Transition Zone), Article 7, Division 1 (Critical Water Quality Zone Restrictions), or Section 25-8-652 (Development Impacting Lake Austin, Lady Bird Lake, and Lake Water E. Long): 1. 2. The criteria for granting a variance in Subsection (A) are met; YES/NO The criteria for granting a variance in Subsection (A) have been met. Please reference explanations above. The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; YES/NO Due to the requirement to match the existing impervious cover, it would not be possible to construct a continuous slab which would be needed for the senior home living facility because of the pervious islands throughout the existing parking. This property, and any other property along the CWQZ in this area are similar in that without the ability to utilize Redevelopment due to the unusual configuration of the existing surface parking lot or obtain a variance, the property will remain largely a surface parking lot with excessive parking that is not being used to its full capacity, which does not allow to improve the environment. Therefore, the applicant is requesting a variance for this requirement. 3. The variance is the minimum deviation for the code requirement necessary to allow a reasonable, economic use of the entire property. YES/NO The variance requested is the minimum departure for the code requirement necessary to provide enhancement of the site with a senior living facility and natural open space feature. City of Austin | Environmental Commission Variance Application Guide 6 17 of 32B-6December 3, 2020 Due to the current parking lot configuration, excessive parking spaces not being utilized, and a portion of the lot being within the CWQZ and ½ CWQZ, the City code LDC 25-8-25 (C)(5) does not allow the site to have reasonable, economic use of the property without the Redevelopment and thus a variance is required to a minimum deviation. ** Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 7 18 of 32B-6November 9, 2020 EXHIBIT 1 City of Austin | Environmental Commission Variance Application Guide 9 19 of 32B-6 November 11, 2020 Kristy Nguyen Environmental Reviewer, Land Use Development Development Services Department 505 Barton Springs Road Austin, TX 78704 Dear Ms. Nguyen: Subject: RE: 4001 West Parmer Lane (SP-2019-0170C) - ENV and Land Use Commission Variance CEC Project 303-185 As representatives of the owner of the above stated Property, CEC respectfully submits the enclosed Land Use Commission Variance to allow for the redevelopment of the existing surface parking lot from LDC 25-8-261 (development within the Critical Water Quality Zone). The project is located at 4001 West Parmer Lane, Austin, Texas 78727 and is approximately 3.97 acres. Currently, the site is an existing surface parking lot which is not used to its full capacity. The restriction imposed by city code per LDC 25-8-261 which requires the redevelopment of the site to match the existing impervious cover creates a hardship due to the islands in the parking lot creating pervious pockets in the existing impervious cover area which would prevent a continuous slab for a building being allowed where the current parking exists. One of the major site constraints consist of the existing wastewater lines and easements crossing the north and south side of the site. These existing wastewater lines serve the adjacent properties and must be maintained in their current configuration along the north portion of the lot to provide service. We have coordinated with Austin Water on designing and connecting to the existing wastewater system and easements to adequately maintain service for the adjacent properties while properly serving the proposed development. Austin Water has required us to provide a 26’ wastewater easement based on the depth of the existing wastewater line towards the north portion of the site. The new 26’ wastewater easement and connecting to the existing wastewater easement is what dictated the placement of the proposed building to be within the CWQZ. Please reference the Site Plan (Exhibit 8) for references of the existing and proposed easements. In addition, there is a fire access easement to the north of the property that is required to allow fire access for the adjacent lots to the north, east, west, as well as the rest of the subdivision. This was another driven force for the placement of the proposed building with the CWQZ. 20 of 32B-6Kristy Nguyen – Land Use Development CEC Project 303-185 Page 2 11/11/2020 Please note the existing undersized water quality (WQ) pond is not to current to ECM code and is also within the ½ Critical Water Quality Zone. The proposed development will provide a new subsurface WQ pond designed to current City code and will be located under the building and outside of the ½ CWQZ. The proposed project would enhance the site by creating a senior living facility for the community which would include usable natural open space that enhances the environmental features surrounding the area. The existing WQ pond will no longer be utilized and landscape restoration will be provided within the existing pond, as well as a natural earthen soft trail surrounding the existing WQ pond. This is a significant environmental improvement compared to the existing conditions and provides economic use to the property. Please reference the landscape plan (EXHIBIT 9) for the landscape restoration plan within the existing water quality pond and natural open space/trail. We appreciate your consideration. Please let me know if you or your team members require additional information or have any questions. If you have any questions or concerns, please feel free to contact us at 512-439-0400 mdebs@cecinc.com or mcastillo@cecinc.com. Sincerely, CIVIL & ENVIRONMENTAL CONSULTANTS, INC. Mario Castillo Project Manager Mark Debs Project Consultant Enclosures: cc: 21 of 32B-6PROJECT SITE22 of 32B-6NORTH PROJECT SITE W PARMER LANE R T D S R E H M A 333 Baldwin Road · Pittsburgh, PA 15205 412-429-2324 · 800-365-2324 www.cecinc.com DRAWN BY: DATE: STAFF NOV. 2020 CHECKED BY: DWG SCALE: MD 1"=XXX APPROVED BY: PROJECT NO: MSC 000-000.AW00 EXHIBIT: 4 4001 CREATIVE OFFICES, LLC ALLEGRO PARMER 4001 WEST PARMER LANE CITY OF AUSTIN, TRAVIS COUNTY, TX VICINITY MAP AERIAL 23 of 32B-61 2 3 4 5 6 7 8 9 10 11 12 13 14 15 INT# 25211 INT# 25212 PARMER LN (F.M. 734) WW BLOCK LEGEND 2. SPECIAL CONSTRUCTION TECHNIQUES ECM 3.5.4(D): PRIOR TO EXCAVATION WITHIN TREE DRIPLINES OR THE REMOVAL OF TREES 1. ADJACENT TO OTHER TREES THAT ARE TO REMAIN, MAKE A CLEAN CUT BETWEEN THE DISTURBED AND UNDISTURBED ROOT ZONES WITH A ROCK SAW OR SIMILAR EQUIPMENT TO MINIMIZE ROOT DAMAGE. IN CRITICAL ROOT ZONE AREAS THAT CANNOT BE PROTECTED DURING CONSTRUCTION WITH FENCING AND WHERE HEAVY VEHICULAR TRAFFIC IS ANTICIPATED, COVER THOSE AREAS WITH A MINIMUM OF 12 INCHES OF ORGANIC MULCH TO MINIMIZE SOIL COMPACTION. IN AREAS WITH HIGH SOIL PLASTICITY GEOTEXTILE FABRIC, PER STANDARD SPECIFICATION 620S, SHOULD BE PLACED UNDER THE MULCH TO PREVENT EXCESSIVE MIXING OF THE SOIL AND MULCH. ADDITIONALLY, MATERIAL SUCH AS PLYWOOD AND METAL SHEETS, COULD BE REQUIRED BY THE CITY ARBORIST TO MINIMIZE ROOT IMPACTS FROM HEAVY EQUIPMENT.  ONCE THE PROJECT IS COMPLETED, ALL MATERIALS SHOULD BE REMOVED, AND THE MULCH SHOULD BE REDUCED TO A DEPTH OF 3 INCHES. PERFORM ALL GRADING WITHIN CRITICAL ROOT ZONE AREAS BY HAND OR WITH SMALL EQUIPMENT TO MINIMIZE ROOT DAMAGE. INT# 14972 3. WW 4. WATER ALL TREES MOST HEAVILY IMPACTED BY CONSTRUCTION ACTIVITIES DEEPLY ONCE A WEEK DURING PERIODS OF HOT, DRY WEATHER. SPRAY TREE CROWNS WITH WATER PERIODICALLY TO REDUCE DUST ACCUMULATION ON THE LEAVES. 5. WHEN INSTALLING CONCRETE ADJACENT TO THE ROOT ZONE OF A TREE, USE A PLASTIC VAPOR BARRIER BEHIND THE CONCRETE TO PROHIBIT LEACHING OF LIME INTO THE SOIL. RELOCATE EXISTING PRIVATE STREET LIGHT (REFER TO SHEET 09 - SITE PLAN A) E REPLACE EXISTING WWMH #114643 WITH 4' DIAMETER BOLTED WATERTIGHT WWMH. (SEE SHEET 24 FOR RECONNECTION INFORMATION). CUT AND PLUG EXISTING WASTEWATER LINE AT MAIN (PER COA DETAIL 506S-15) AFTER NEW WW LINE HAS BEEN COMPLETED REMOVE ±95,417 SF OF EXISTING ASPHALT REFER TO WASTEWATER PLAN & PROFILE SHEETS FOR THE DEMOLITION OF THE EXISTING WASTEWATER MAIN REMOVE STREETLIGHT EXISTING FIRE LINE TO REMAIN REMOVE ELECTRIC BOX REMOVE ELECTRIC BOX EXISTING SANITARY SEWER EASEMENT (DOCUMENT #199900219) TO BE PARTIALLY VACATED REMOVE ELECTRIC BOX REMOVE SIGNAGE REMOVE STREETLIGHT REFER TO WASTEWATER PLAN & PROFILE SHEETS FOR THE DEMOLITION OF THE EXISTING WASTEWATER MAIN REMOVE EX WWMH#114680 (PER COA DETAIL 506S-15) CUT AND PLUG EXISTING WASTEWATER LINE AT MAIN (PER COA DETAIL 506S-15) AFTER NEW WW LINE HAS BEEN COMPLETED EXISTING WASTEWATER MAIN TO REMAIN TO THIS POINT. REFER TO WASTEWATER PLAN & PROFILE SHEETS FOR THE DEMOLITION OF THE EXISTING WASTEWATER MAIN EXISTING SANITARY SEWER EASEMENT (DOCUMENT #199900219) TO BE PARTIALLY VACATED CWQZ EXISTING WASTEWATER SERVICE TO REMAIN FROM THIS POINT TO BUILDING. RECONNECT TO NEW WASTEWATER MAIN. RE: SHEET 24 FOR RECONNECTION INFORMATION REMOVE STREETLIGHT REMOVE EXISTING POND & STRUCTURES CUT AND PLUG EXISTING WASTEWATER LINE AT MAIN (PER COA DETAIL 506S-15) AFTER NEW WW LINE HAS BEEN COMPLETED REFER TO WASTEWATER PLAN & PROFILE SHEETS FOR THE DEMOLITION OF THE EXISTING WASTEWATER MAIN EROSION HAZARD ZONE BUFFER W W CREEK CENTERLINE CUT AND PLUG EXISTING WASTEWATER LINE AT MH (PER COA DETAIL 506S-15A) AFTER NEW WW LINE HAS BEEN COMPLETED REMOVE EX WWMH#132707 (PER COA DETAIL 506S-15) 150' SPRING CEF BUFFER EROSION HAZARD ZONE BUFFER 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 NOTES: 1. A PRECONSTRUCTION MEETING WITH THE ENVIRONMENTAL INSPECTOR IS REQUIRED PRIOR TO ANY SITE DISTURBANCE. IF DISTURBED AREA IS NOT TO BE WORKED ON FOR MORE THAN 14 DAYS, DISTURBED AREA NEEDS TO BE STABILIZED BY REVEGETATION, MULCH, TARP OR REVEGETATION MATTING. [ECM 1.4.4.B.3, SECTION 5, I.] ENVIRONMENTAL INSPECTOR HAS THE AUTHORITY TO ADD AND/OR MODIFY EROSION/SEDIMENTATION CONTROLS ON SITE TO KEEP PROJECT IN-COMPLIANCE WITH THE CITY OF AUSTIN RULES AND REGULATIONS. [LDC 25-8-183] CONTRACTOR SHALL UTILIZE DUST CONTROL MEASURES DURING SITE CONSTRUCTION SUCH AS IRRIGATION TRUCKS AND MULCHING AS PER ECM 1.4.5(A), OR AS DIRECTED BY THE ENVIRONMENTAL INSPECTOR. THE CONTRACTOR WILL CLEAN UP SPOILS THAT MIGRATE ONTO THE ROADS A MINIMUM OF ONCE DAILY. [ECM 1.4.4.D.4]” INSTALL EROSION CONTROLS FOR SITE DEMOLITION PER THE EROSION AND SEDIMENTATION CONTROLS PLAN. 2. 3. 4. 5. 6. 7. MAINTAIN A 2' VERTICAL AND HORIZONTAL CLEARANCE BETWEEN TGS GAS LINES AND TREES/ROOT BARRIERS. USE CAUTION NEAR TGS LINES. ENTITY CAUSING DAMAGE TO TGS LINES WILL BE HELD RESPONSIBLE FOR ALL COSTS. CONTACT TGS FOR ANY RELOCATION WORK NEEDED. PLEASE REFER TO EROSION CONTROL PLAN SHEET FOR EROSION AND SEDIMENTATION CONTROL DURING DEMOLITION. CONTRACTOR SHALL USE EXTREME CAUTION WHILE WORKING NEAR AT-GRADE APPURTENANCES. 8. 9. FOR CITY USE ONLY: SITE PLAN APPROVAL SHEET 07 OF 35 FILE NUMBER SP-2019-0170C APPLICATION DATE 04/22/2019 APPROVED BY COMMISSION ON UNDER SECTION 112 OF CHAPTER 25-5 OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81,LDC) CASE MANAGER CLARISSA DAVIS PROJECT EXPIRATION DATE (ORD.#970905-A) DWPZ DDZ X Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE: ZONING: GR-CO Rev. Rev. Rev. Correction 1 Correction 2 Correction 3 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 Permit and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. CHECKED BY: GABRIEL A. BRUEHL, PE JOB NUMBER: 184-138 ISSUE DATE: 10/30/20 SHEET: 07 OF 35 SP-2019-0170C N W E S NORTH 40' 80' 0 SCALE: 1" = 40' LINETYPE LEGEND EXISTING BLOCK LEGEND EXISTING EASEMENT FENCE: BARBED FENCE: CHAIN LINK MAJOR CONTOUR MINOR CONTOUR ELECTRIC LINE UNDERGROUND ELECTRIC GAS LINE STEAM LINE WASTE WATER LINE WATER LINE DEDICATED FIRE LINE ROAD CENTERLINE CURB & GUTTER STRIPING FIRE LANE STRIPING H.C. ACCESSIBLE ROUTE LIMITS OF CONSTRUCTION FLOODPLAIN CWQZ STORM SEWER CONCRETE GRAVEL SAND CONSTRUCTION ENTRANCE DEMOLITION AREA BENCHMARK CUT IN CONCRETE CONTROL POINT IRON PIPE IRON ROD IRON ROD W/ CAP MONUMENT TYPE 1 MONUMENT TYPE 2 NAIL PIPE BREAK PIPE CAP PIPE FLOW REDUCER MISCELLANEOUS VALVE UTILITY VALVE UTILITY METER BACKFLOW PREVENTER FIRE HYDRANT WASTE WATER M.H. CLEANOUT STORM M.H. DOWN SPOUT AREA INLET CURB INLET DRAINAGE FLOW ELEC. M.H. ELEC./TELE. POLE GUY WIRE LIGHT FIXTURE UTILITY (PULL)BOX SIGN BOLLARD/GUARD POLE TREE HERITAGE TREE DEMO TREE , S E C I F F O E V I T A E R C 1 0 0 4 C L L 0 5 5 0 5 X O B O P 3 6 7 8 7 X T , N I T S U A S I L L E : T C A T N O C Y E L N A T S N W I 9 5 9 0 - 9 8 2 ) 2 1 5 ( : E N O H P . c n I , s t n a t l u s n o C l a t n e m n o r i v n E & l i v i C f o t r a P 6 4 7 8 7 x T , n i t s u A , 0 5 5 e t i u S , I g d B y p x E c a p o M l . S 1 1 7 3 m o c . c n i c e c . w w w 0 0 4 0 - 9 3 4 ) 2 1 5 ( T 9 1 4 4 9 1 0 1 : o N m r i F S L P B T & 8 3 - F : o N m r i F E P B T S N A L P T N E M P O L E V E D E T I S R E M R A P O R G E L L A E N A L R E M R A P T S E W 1 0 0 4 X T , Y T N U O C S I V A R T , N I T S U A F O Y T I C O M E D & N A L P E T I S G N I T S I X E October 30, 2020 E T A D I I N O T P R C S E D / N O S V E R I I V E R I N O T A M R O F N I T N E I L C A B C D E F G H I J K L A B C D F G H I J K L 24 of 32B-61 2 3 PARMER LN (F.M. 734) 4 5 6 7 8 9 11 12 13 14 15 INT# 25211 370.6' INT# 25212 40.11' 232.98' WW R26.2' R32.6' INT# 14972 10 WW GENERAL CONSTRUCTION NOTES 1. 3. 4. 2. ALL RESPONSIBILITY FOR THE ADEQUACY OF THESE PLANS REMAINS WITH THE ENGINEER WHO PREPARED THEM. IN REVIEWING THESE PLANS, THE CITY OF AUSTIN MUST RELY ON THE ADEQUACY OF THE WORK OF THE DESIGN ENGINEER. CONTRACTOR SHALL CALL THE ONE CALL CENTER (472-2822) FOR UTILITY LOCATIONS PRIOR TO ANY WORK IN CITY EASEMENTS OR STREET R.O.W. CONTRACTOR SHALL NOTIFY THE CONSTRUCTION INSPECTION DIVISION OF THE CITY’S ONE STOP SHOP (OSS) AT 974-6360 OR 974-7034 AT LEAST 24 HOURS PRIOR TO THE INSTALLATION OF ANY DRAINAGE FACILITY WITHIN A DRAINAGE EASEMENT OR STREET R.O.W. THE METHOD OF PLACEMENT AND COMPACTION OF BACKFILL IN THE CITY'S R.O.W. MUST BE APPROVED PRIOR TO THE START OF BACKFILL OPERATIONS. FOR SLOPES OR TRENCHES GREATER THAN FIVE FEET IN DEPTH, A NOTE MUST BE ADDED STATING: "ALL CONSTRUCTION OPERATIONS SHALL BE ACCOMPLISHED IN ACCORDANCE WITH APPLICABLE REGULATIONS OF THE U.S. OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION." (OSHA STANDARDS MAY BE PURCHASED FROM THE GOVERNMENT PRINTING OFFICE; INFORMATION AND RELATED REFERENCE MATERIALS MAY BE PURCHASED FROM OSHA, 611 EAST 6TH STREET, AUSTIN TEXAS.) ALL SITE WORK MUST ALSO COMPLY WITH ENVIRONMENTAL REQUIREMENTS. 5. 6. UPON COMPLETION OF THE PROPOSED SITE IMPROVEMENTS AND PRIOR TO THE FOLLOWING, THE ENGINEER SHALL CERTIFY IN WRITING THAT THE PROPOSED DRAINAGE, FILTRATION AND DETENTION FACILITIES WERE CONSTRUCTED IN CONFORMANCE WITH THE APPROVED PLANS.: RELEASE OF THE CERTIFICATE OF OCCUPANCY BY THE DEVELOPMENT SERVICES DEPARTMENT (INSIDE THE CITY LIMITS); OR INSTALLATION OF AN ELECTRIC OR WATER METER (IN THE FIVE-MILE ETJ). EACH COMPACT PARKING SPACE/AISLE WILL BE SIGNED "SMALL CAR ONLY." [LDC 25-6-475.] 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. THE MAXIMUM SLOPE OF A RAMP IN NEW CONSTRUCTION IS 1:12. THE MAXIMUM RISE FOR ANY RAMP RUN IS 30 IN. THE MAXIMUM HORIZONTAL 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 405.2 - 405.6] 7. 8. 9. 10. ACCESSIBLE PARKING SPACES MUST BE LOCATED ON A SURFACE WITH A SLOPE NOT EXCEEDING 1:50. [ANSI 502.5] 11. A MINIMUM VERTICAL CLEARANCE OF 98" MUST BE PROVIDED FOR VAN-ACCESSIBLE PARKING SPACES AND ALONG THE VEHICULAR ROUTE THERETO. [ANSI 503.5]. SITE PLAN RELEASE NOTES: 1. A MINIMUM VERTICAL CLEARANCE OF 114" MUST BE PROVIDED AT ACCESSIBLE PARKING LOADING ZONES AND ALONG VEHICLE ACCESS ROUTES TO SUCH AREAS FROM SITE ENTRANCES. 2. SLOPES ON ACCESSIBLE ROUTES MAY NOT EXCEED 1:20 UNLESS DESIGNED AS A RAMP. ACCESSIBLE PARKING MUST HAVE A CROSS SLOPE NO GREATER THAN 1:50. 3. 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" MIN. ABOVE GROUND SO THAT THEY CANNOT BE OBSCURED BY A VEHICLE PARKED IN THE SPACE. 4. WATER AND WASTEWATER SERVICE WILL BE PROVIDED BY THE CITY OF AUSTIN. 5. A DRIVEWAY/SIDEWALK (DS) PERMIT IS REQUIRED FOR ALL SIDEWALK AND DRIVEWAY CONCRETE WORK IN CITY OF AUSTIN R.O.W. AN EXCAVATION PERMIT (EX) IS REQUIRED FOR ALL UTILITY WORK IN CITY OF AUSTIN R.O.W. 6. RIGHT OF WAY USE CHARGES WILL APPLY FROM THE DATE OF EXCAVATION TO THE DATE OF FULL 7. RESTORATION. ALL LANDSCAPED AREAS TO BE PROTECTED BY SIX-INCH WHEEL CURBS, WHEEL STOPS OR OTHER APPROVED BARRIERS AS PER ECM 2.4.7. 8. NO SOLID FENCE ALONG THE PROPERTY LINE WILL EXCEED AN AVERAGE OF SIX FEET OR MAXIMUM OF SEVEN FEET. 9. CONTRACTOR TO VERIFY THE LOCATION OF THE UNDERGROUND UTILITIES AT LEAST 100 FT IN ADVANCE OF ALL PROPOSED UTILITY CROSSINGS, AND ALSO AT LOCATIONS WHERE THE PROPOSED FACILITIES ARE DEPICTED TO RUN PARALLEL TO AND WITHIN 5 FT OF EXISTING FACILITIES. 10. ALL IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE RELEASED SITE PLAN. ANY ADDITIONAL IMPROVEMENTS WILL REQUIRE SITE PLAN AMENDMENT AND APPROVAL OF THE PLANNING AND DEVELOPMENT REVIEW DEPARTMENT. 11. APPROVAL OF THIS SITE PLAN DOES NOT INCLUDE BUILDING AND FIRE CODE APPROVAL OR 12. ALL SIGNS MUST COMPLY WITH REQUIREMENTS OF THE LAND DEVELOPMENT CODE [CHAPTER BUILDING PERMIT APPROVAL. 25-10]. 13. ADDITIONAL ELECTRIC EASEMENTS MAY BE REQUIRED AT A LATER DATE. 14. FOR CONSTRUCTION WITHIN THE RIGHT-OF-WAY, A ROW EXCAVATION PERMIT IS REQUIRED. 15. ALL EXTERIOR LIGHTING WILL BE FULL CUT-OFF AND FULLY SHIELDED IN COMPLIANCE WITH SUBCHAPTER E 2.5 AND WILL BE REVIEWED DURING BUILDING PLAN REVIEW. ANY CHANGE OR SUBSTITUTION OF LAMP/LIGHT FIXTURES SHALL BE SUBMITTED TO THE DIRECTOR FOR APPROVAL IN ACCORDANCE WITH SECTION 2.5.2.E. 16. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL QUALITY TO, PRINCIPAL BUILDING MATERIALS. ACCESSIBLE ROUTE ' 5 . 2 9 15.07' W W HATCHED AREA INDICATES 3,215 SF OF DECKING AS PART OFPRIVATE COMMON OPEN SPACE NATURAL OPEN SPACE AND 5' WIDE TRAIL ' 1 4 . 2 7 36.58' MATCH LINE, SHEET 09 MATCH LINE, SHEET 10 V A N N A V 292.3' ' 4 9 . 8 1 2 T T 114.41' ' 6 2 . 0 3 1 150' SPRING CEF BUFFER W W 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 N W E S NORTH 40' 80' 0 SCALE: 1" = 40' LINETYPE LEGEND PROPOSED EXISTING E T A D I I N O T P R C S E D / N O S V E R I I V E R I N O T A M R O F N I T N E I L C A B C D RIGHT OF WAY LOT BOUNDARY EASEMENT FENCE: BARBED FENCE: CHAIN LINK MAJOR CONTOUR MINOR CONTOUR ELECTRIC LINE UNDERGROUND ELECTRIC GAS LINE STEAM LINE WASTE WATER LINE WATER LINE DEDICATED FIRE LINE ROAD CENTERLINE CURB & GUTTER STRIPING FIRE LANE STRIPING H.C. ACCESSIBLE ROUTE LIMITS OF CONSTRUCTION FLOODPLAIN CWQZ STORM SEWER CONCRETE GRAVEL SAND CONSTRUCTION ENTRANCE PERVIOUS SIDEWALK PLANTERS WOOD DECK BENCHMARK CUT IN CONCRETE CONTROL POINT IRON PIPE IRON ROD IRON ROD W/ CAP MONUMENT TYPE 1 MONUMENT TYPE 2 NAIL PIPE BREAK PIPE CAP PIPE FLOW REDUCER MISCELLANEOUS VALVE UTILITY VALVE UTILITY METER BACKFLOW PREVENTER FIRE HYDRANT WASTE WATER M.H. CLEANOUT STORM M.H. DOWN SPOUT AREA INLET CURB INLET DRAINAGE FLOW ELEC. M.H. ELEC./TELE. POLE GUY WIRE LIGHT FIXTURE UTILITY (PULL)BOX SIGN BOLLARD/GUARD POLE TREE HERITAGE TREE , S E C I F F O E V I T A E R C 1 0 0 4 C L L 0 5 5 0 5 X O B O P 3 6 7 8 7 X T , N I T S U A S I L L E : T C A T N O C Y E L N A T S N W I 9 5 9 0 - 9 8 2 ) 2 1 5 ( : E N O H P . c n I , s t n a t l u s n o C l a t n e m n o r i v n E & l i v i C f o t r a P 6 4 7 8 7 x T , n i t s u A , 0 5 5 e t i u S , I g d B y p x E c a p o M l . S 1 1 7 3 m o c . c n i c e c . w w w 0 0 4 0 - 9 3 4 ) 2 1 5 ( T 9 1 4 4 9 1 0 1 : o N m r i F S L P B T & 8 3 - F : o N m r i F E P B T F G H I S N A L P T N E M P O L E V E D E T I S R E M R A P O R G E L L A N A L P E T I S L L A R E V O E N A L R E M R A P T S E W 1 0 0 4 X T , Y T N U O C S I V A R T , N I T S U A F O Y T I C BLOCK LEGEND E PROPOSED EXISTING § CONNECTIVITY OPTIONS (2.3.2 TABLE B): 1. 2. AT LEAST 10% OF THE PROVIDED PARKING IS UNDERGROUND OR WITHIN A PARKING STRUCTURE. LIMITED CURB CUTS J November 11, 2020 FOR CITY USE ONLY: SITE PLAN APPROVAL SHEET 08 OF 35 FILE NUMBER SP-2019-0170C APPLICATION DATE 04/22/2019 APPROVED BY COMMISSION ON UNDER SECTION 112 OF CHAPTER 25-5 OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81,LDC) CASE MANAGER CLARISSA DAVIS PROJECT EXPIRATION DATE (ORD.#970905-A) DWPZ DDZ X Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE: ZONING: GR-CO Rev. Rev. Rev. Correction 1 Correction 2 Correction 3 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 Permit and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. K L CHECKED BY: GABRIEL A. BRUEHL, PE JOB NUMBER: 184-138 ISSUE DATE: 11/11/20 SHEET: 08 OF 35 SP-2019-0170C A B C D E F G H I J K L 25 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the southwest portion of the site, facing west offsite. View of the western side of the site, facing east. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 26 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the western side of the site, facing north. View of the western side of the site, facing south. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 27 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the central portion of the site, facing north. View of the central portion of the site, facing east. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 28 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the central portion of the site, facing west. View of the privately maintained stormwater pond on the south side of the property. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 29 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the privately maintained stormwater pond on the south side of the property. View of the privately maintained stormwater pond offsite to the southwest of the project site, but within the 150-foot survey buffer. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 30 of 32B-6Project No. 96187787C Date Photos Taken: February 13, 2020 View of the privately maintained stormwater pond offsite to the southwest of the project site, but within the 150-foot survey buffer. View of the riparian area surrounding the COA Creek south/southwest of the project site, but with the 150-foot survey buffer. Allegro Parmer Lane- Lot 1B Austin, Travis County, Texas 31 of 32B-632 of 32B-6