B-06 (C14-2021-0024 - Tech Ridge Liquor Store; District 7).pdf

Zoning and Platting Commission – April 13, 2021

B-06 (C14-2021-0024 - Tech Ridge Liquor Store; District 7).pdf — original pdf

Backup

Thumbnail of the first page of the PDF — Page 1 of 24 pages

ZONING CHANGE REVIEW SHEET TO: CS-1 DISTRICT: 7 CASE: C14-2021-0024 (Tech Ridge Liquor Store) ZONING FROM: GR ADDRESS: 12401 Tech Ridge Boulevard SITE AREA: 1,625 sq. ft. PROPERTY OWNER: Factor Real Estate LLC (Alvin Morin) AGENT: Permit Solutions LLC (Jennifer Smith) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends CS-1, Commercial-Liquor Sales District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 20, 2021 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 of 24B-6C14-2021-0024 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 0.037 acre vacant parcel of land l ocated at the southeast corner of Tech Ridge Boulevard and East Yager Lane. Surrounding land uses includes undeveloped land directly to the north and an industrial/office campus to the northeast (Dell Parmer South Campus), across Tech Ridge Boulevard. To the south, there is a developing hotel/ motel use and multifamily complex (Atrium at Tech Ridge). The lot to the east contains a hotel/motel use (Townplace Suites). The tract of land to the west is undeveloped. The applicant is requesting a 1,625 sq. ft. fo otprint of CS-1 zoning to develop a liquor store. The property is part of a larger site with an approved site plan for a gas station/convenience store, drive in/fast food restaurant (see SP-2 018-0086C – Exhibit C). BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Commercial-Liquor Sales district is intended predominately for commercial and industrial activities of a service nature which typically have operating characteristics or traffic service requirements generally incompatible with residential environments, and specifically includes liquor sales as a permitted use. 2. The proposed zoning should allow for a reasonable use of the property. The CS-1 zoning district would allow for a fair and reasonable use of the site. A 1,625 sq. ft. footprint of CS-1 zoning is appropriate at this location as it will be part of a larger retail/restaurant development at the corner of a major intersection. It is consistent with surrounding land uses because of the commercial character of the area. The proposed rezoning will allow for additional retail uses to provide services to the industrial campus to the northeast and to the multifamily use to the south. 3. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. This property in question is located at the southeast intersection of two arterial roadways, Tech Ridge Boulevard and East Yager Lane. 2 of 24B-6C14-2021-0024 3 EXISTING ZONING AND LAND USES: ZONING LAND USES GR Site North GR, LI-PDA East GR South GR, MF-4 GR West Undeveloped Undeveloped, Office (Dell Parmer South Campus) Hotel (Townplace Suites) Developing Hotel, Multifamily (Atrium at Tech Ridge) Undeveloped NEIGHBORHOOD PLANNING AREA: N/A TIA: Deferred to the time of Site Plan WATERSHED: Walnut Creek NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets Austin Neighborhoods Council Friends of Austin Neighborhoods Friends of Copperfield Nature Trails Homeless Neighborhood Association Neighborhood Empowerment Foundation North Growth Corridor Alliance Pflugerville Independent School District SELTEXAS Sierra Club, Austin Regional Group Techridge Neighbors Yager Community AREA CASE HISTORIES: NUMBER C14-2020-0110 (12212 Tech Ridge Blvd.) REQUEST GR, LI, and RR to GR-MU COMMISSION 02/02/21: To grant GR-MU as requested, on consent (11-0); Azar- 1st, Seeger- 2nd. C14-2020-0015 Tech Ridge Hotel: 12316 Tech Ridge Boulevard and GO, LI to GR 5/19/20: Granted GR zoning by consent (10-0); A. Denkler-1st, D. King-2nd CITY COUNCIL 3/04/21: The public hearing was conducted and approve Ordinance No. 20210304-095 for GR-MU zoning (10-0), Council Member Ellis's motion, Council Member Kitchen's second on a 10-0 vote. Mayor Pro Tem Harper- Madison was off the dais. 6/04/20: The public hearing was conducted and a motion approve Ordinance No. 20200604-029 for GR district zoning (10-0), Council Member Flannigan's motion, Council Member 3 of 24B-6C14-2021-0024 4 GR to MF-4 7/10/19: Approved MF-4 211 West Canyon Ridge Drive) C14-2019-0010 (12213 Tech Ridge) C14-2018-0063 (12427 Tech Ridge Boulevard) GR to CS-CO C14-2018-0063 (12427 Tech Ridge Boulevard) GR to CS-CO Ellis'. Council Member Harper-Madison was off the dais. 8/08/19: The public hearing was conducted and approve Ordinance No. 20190808-135 for MF-4 zoning was approved on Council Member Pool's motion, Council Member Renteria's second on an 11-0 vote. 8/23/18: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20180823-065 for general commercial services-conditional overlay (CS-CO) combining district zoning was approved on Council Member Casar’s motion, Council Member Renteria’s second on an 11-0 vote. 8/23/18: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20180823-065 for CS-CO district zoning was approved on Council Member Casar’s motion, Council Member Renteria’s second on an 11-0 vote. zoning by consent (7-0, A. Aguirre, N. Barrera- Ramirez, J. Kiolbassa, E. Ray- Absent); D. King- 1st, A. Denkler- 2nd. 7/17/18: Approved staff’s recommendation of CS-CO zoning, with added conditions to prohibit Adult Oriented Businesses and Construction Sales and Services uses, by consent (8- 0, D. Breithaupt and S. Lavani-absent, A. Tatkow- abstain); D. King-1st, J. Duncan-2nd. 7/17/18: Approved staff’s recommendation of CS-CO zoning, with added conditions to prohibit Adult Oriented Businesses and Construction Sales and Services uses, by consent (8-0, D. Breithaupt and S. Lavani-absent, A. Tatkow- abstain); D. King-1st, J. Duncan-2nd. RELATED CASES: SP-2018-0086C – Site Plan Case C8-95-0208.03, C8-95-0208.02, C8-95-0208.1A - Subdivision Cases EXISTING STREET CHARACTERISTICS: Name Existing ROW ASMP Required ROW Pavement ASMP Sidewalks Bicycle Classification Route 96’ 120’ 69’ 85’ 3 4 Yes Yes Yes Yes Capital Metro (within ¼ mile) Yes Yes 128’ Yager Lane 81’ Tech Ridge Blvd 4 of 24B-6C14-2021-0024 5 OTHER STAFF COMMENTS: Comprehensive Planning This zoning case is located on the southeast corner of Tech Ridge Boulevard and East Yager Lane and is not located within the boundaries of a neighborhood planning area. This 0.37 acre parcel is vacant and is not located along an Activity Corridor or Center. Surrounding land uses includes vacant land and a commercial gym to the north; to the south is vacant land; to the east are two hotels; and to the west is vacant land. The proposed use is a liquor store. Connectivity There are public sidewalks, crosswalks, bike lanes and transit stops located next to the subject property. While mobility options are good, connectivity is only fair in the area. Imagine Austin Based on the comparative scale of the site relative a variety of commercial uses in this area, as well as mobility strengths, this project supports the Imagine Austin Comprehensive Plan. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Walnut Creek 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. 5 of 24B-6C14-2021-0024 6 Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. At this time, no information has been provided as to whether this property has any ls that preempt current water quality or Code requirements. Fire No comments. Parks and Recreation There are currently no parkland requirements for uses other than residential and hotel. Given that the application is for CS-1, 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. It doesn’t appear there are any triggering uses or zoning districts within 540 feet. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. FYI: Additional design regulations will be enforced at the time a site plan is submitted. FYI: The subject property is included in an approved site plan (case #s SP-2018-0086C and SP-2018-0087C) and/or subdivision case (case # C8-95-0208.03.2A and subsequent revisions (C8-95-0208.03). Transportation The Austin Strategic Mobility Plan (ASMP), adopted 04/11/2019, identifies existing right-of- way as sufficient for Tech Ridge Boulevard and calls for 96’ of right-of-way for Yager Lane. Traffic impact analysis is waived, the determination is deferred until site plan application, when land use and intensity will be finalized. Water Utility 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 6 of 24B-6C14-2021-0024 7 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. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. 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. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Approved Site Plan 7 of 24B-6CS CS CS GR GR RR SP-03-0367C MF-4 C14-2012-0121 85-322RC M C CALLEN PASS 98-0073 SP-00-2170CF C14-98-0073 SP-00-2170CF EXHIBIT A SP-2007-0500C SP-05-1360C GR RR SP-05-1549C SP-00-2170CF SP-00-2170CF LI-PDA LI C14-96-0154 GR C14-2020-0015 98-0073 C14-96-0154 98-0073 96-0154 C14-2020-0110 GR GR C14-2020-0015 UNDEV 96-0154 N I H 3 5 S V R D N B V F W T O I H 3 5 N B R A M P N I H 3 5 N B N I H 3 N I H 3 5 S 5 S B V R D S B LO MF-4 C14-2019-0010 99-0018 89-0064 UNDEV EQUIPMENT SALES GR IP 91-0069C OFFICE 85-069 TECH RIDGE BLVD 85-322RC GR SP-04-0308D ! ! ! ! 85-322 GR UNDEV I R D E G D R N O Y N A C SP-02-0394D SP-05-1663D CS-CO C14-2018-0063 98-0067 P LR 98-0 0 67 MF-2 90-008C C14-92-0150(RCT) SP94-0316C APARTMENTS 92-0150 94-0316C SPC96-0353A MF-3-CO C14-00-2150 SF-6-CO SF-6-CO C14-85-339(RCA) C14-2008-0193 00-2150 85-339 E Y A G E R L N 00-2150 D N S B E R U AT N UNDEV LR 85-339RC SF-6 LO MF-2 RR SF-6 C14-85-339(RCA) ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY GO-CO ZONING ZONING CASE#: C14-2021-0024 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: 3/9/2021 8 of 24B-6GR-MU LI-PDA EXHIBIT B TECH RIDGE BLVD M33 C14-2021-0024 I R D E G D R N O Y N A C GR GR MF-4 ± 1'' = 100' SUBJECT TRACT ZONING BOUNDARY ! ! ! ! ! ! PENDING CASE CREEK BUFFER Tech Ridge Liquor Store C14-2021-0024 12401 Tech Ridge Blvd. 0.037Acres M33 Sherri Sirwaitis ZONING CASE#: LOCATION: SUBJECT AREA: GRID: MANAGER: 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. CS-CO Copyright nearmap 2015 9 of 24B-6EXHIBIT C C1 CANOPY CHANGED TO 6MPDS & PARKING LAYOUT REVISED (R): 4, 5, 6, 7, 8, 17, 20 21 +850.32 sf 55,464.21 sf 79.86% 10 of 24B-6C1 55,464.21 55,464.21 1.273 1.273 79.86% 7,940.70 43,806.75 55,464.21 1.273 79.86% 7,940.70 C1 5,940.70 42 31 9 C1 CANOPY REVISED TO 162'-0"X24'-0" WITH 6MPDS PARKING SPACES REMOVED 8'-6"X22'-0" PARALLEL PARKING PROPOSED C1 COMPACT PARKING SPACES ADDED PEDESTRIAN METAL GRATE (HATCH AREA) OVER DETENTION POND AREA W/ REMOVABLE METAL GRATE HEAVY-DUTY BAR GRATING TYPE 15W2 FOR H-20 VEHICLE LOADS C1 C1 C1 7,940.70 C1J. Valdez2/9/2111 of 24B-6GENERAL LEGEND PROPERTY LINE LOC LIMITS OF CONSTRUCTION SILT FENCE LOC/SF SILT FENCE & LOC PUBLIC UTILITY EASEMENT DRAINAGE EASEMENT ELECTRICAL EASEMENT SANITARY SEWER EASEMENT WATER SURFACE ELEVATION CORRUGATED METAL PIPE EXISTING CONTOURS PROPOSED GRADING CONTOURS UTILITY LEGEND FIRE HYDRANT GATE VALVE PLUG OR CAP STORM SEWER MANHOLE WASTEWATER MANHOLE WW CLEAN-OUT WATER LINE WASTEWATER LINE STORM SEWER LINE WATER METER IRRIGATION METER STORM SEWER INLET WATER SERVICE (SINGLE) WATER SERVICE (DOUBLE) UTILITY POLE LIGHT POLE GAS GAS LINE FLOW INDICATOR (SHOWN TO RIGHT) TAP PROPOSED SERVICE TAP OH OVERHEAD ELECTRIC X X X X WIRE FENCE UGE UNDERGROUND ELECTRICAL LINE EROSON CONTROL LEGEND ELEV. ELEV. SS WW C.O WW WW SS TP TP TP GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G A S G A S G A S UGE UGE UGE UGE UGE UGE UGE UGE UGE WTR WTR WTR WTR WTR GAS GAS W T R SD SD SD SD SD SD SD SD D S D S WW WW (cid:49)(cid:27)(cid:25)(cid:131)(cid:20)(cid:20)(cid:10)(cid:21)(cid:26)(cid:5)(cid:58) 92.00' W W U G E U G E W T R W T R S D D S WW WW WW WW WW WW WW WW WW WW WW WW WW S D WW SD SD SD SD SD SD SD SD ASPHALT ASPHALT S GAS 22 S S G A S G A S G A S G A S G A S G A S G A S G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R G A S W T R W T R G A S G A S G A S G A S G A S W W W W W W W W W W W W W W W W W W W W W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R (cid:10) (cid:40) (cid:5) (cid:22) (cid:19) (cid:24) (cid:23) (cid:131) (cid:23) (cid:19) (cid:49) ' . 0 0 0 4 1 D S D S D S D S D S ASPHALT SD WTR D S D S D S D S S U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E 3 C ( 2 1 0 0 1 ' 7 E 0 . 0 T 0 9 . E . 4 ) P P P E P E E E F O H T D W I T N E M E V A P ' 2 . 4 4 WTR W T R W T R P P P E P E E E . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E P E P E J. Valdez02/09/2021C112 of 24B-6C1 C1 C1 C1 7,940.70 13 of 24B-6GENERAL LEGEND PROPERTY LINE LOC LIMITS OF CONSTRUCTION SILT FENCE LOC/SF SILT FENCE & LOC PUBLIC UTILITY EASEMENT DRAINAGE EASEMENT ELECTRICAL EASEMENT SANITARY SEWER EASEMENT WATER SURFACE ELEVATION CORRUGATED METAL PIPE EXISTING CONTOURS PROPOSED GRADING CONTOURS UTILITY LEGEND FIRE HYDRANT GATE VALVE PLUG OR CAP STORM SEWER MANHOLE WASTEWATER MANHOLE WW CLEAN-OUT WATER LINE WASTEWATER LINE STORM SEWER LINE WATER METER IRRIGATION METER STORM SEWER INLET WATER SERVICE (SINGLE) WATER SERVICE (DOUBLE) UTILITY POLE LIGHT POLE GAS GAS LINE FLOW INDICATOR (SHOWN TO RIGHT) TAP PROPOSED SERVICE TAP OH OVERHEAD ELECTRIC X X X X WIRE FENCE UGE UNDERGROUND ELECTRICAL LINE EROSON CONTROL LEGEND ELEV. ELEV. SS WW C.O WW WW SS TP TP TP GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G A S G A S G A S UGE UGE UGE UGE UGE UGE UGE UGE UGE WTR WTR WTR WTR WTR GAS GAS W T R SD SD SD SD SD SD SD SD D S D S WW WW (cid:49)(cid:27)(cid:25)(cid:131)(cid:20)(cid:20)(cid:10)(cid:21)(cid:26)(cid:5)(cid:58) 92.00' W W U G E U G E W T R W T R S D D S WW WW WW WW WW WW WW WW WW WW WW WW WW WW S D WW SD SD SD SD SD SD SD SD ASPHALT ASPHALT S GAS 22 S S G A S G A S G A S G A S G A S G A S G A S G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R G A S W T R W T R G A S G A S G A S G A S G A S W W W W W W W W W W W W W W W W W W W W W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R (cid:10) (cid:40) (cid:5) (cid:22) (cid:19) (cid:24) (cid:23) (cid:131) (cid:23) (cid:19) (cid:49) ' . 0 0 0 4 1 D S D S D S D S D S ASPHALT SD WTR D S D S D S D S S U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E 3 C ( 2 1 0 0 1 ' 7 E 0 . 0 T 0 9 . E . 4 ) P P P E P E E E F O H T D W I T N E M E V A P ' 2 . 4 4 WTR WTR W T R W T R W T R P P P E P E E E . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E P E P E 14 of 24B-6C1 C1 C1 C1 C1 C1 7,940.70 15 of 24B-6GENERAL LEGEND PROPERTY LINE LOC LIMITS OF CONSTRUCTION SILT FENCE LOC/SF SILT FENCE & LOC PUBLIC UTILITY EASEMENT DRAINAGE EASEMENT ELECTRICAL EASEMENT SANITARY SEWER EASEMENT WATER SURFACE ELEVATION CORRUGATED METAL PIPE EXISTING CONTOURS PROPOSED GRADING CONTOURS UTILITY LEGEND FIRE HYDRANT GATE VALVE PLUG OR CAP STORM SEWER MANHOLE WASTEWATER MANHOLE WW CLEAN-OUT WATER LINE WASTEWATER LINE STORM SEWER LINE WATER METER IRRIGATION METER STORM SEWER INLET WATER SERVICE (SINGLE) WATER SERVICE (DOUBLE) UTILITY POLE LIGHT POLE GAS GAS LINE FLOW INDICATOR (SHOWN TO RIGHT) TAP PROPOSED SERVICE TAP OH OVERHEAD ELECTRIC X X X X WIRE FENCE UGE UNDERGROUND ELECTRICAL LINE EROSON CONTROL LEGEND ELEV. ELEV. SS WW C.O WW WW SS TP TP TP GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS ASPHALT ASPHALT S GAS 22 S S G A S G A S G A S G A S G A S G A S G A S G A S G A S G A S W T R W T R G A S G A S G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W W W W W W W W W W W W W W W W W W W W W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R (cid:10) (cid:40) (cid:5) (cid:22) (cid:19) (cid:24) (cid:23) (cid:131) (cid:23) (cid:19) (cid:49) ' . 0 0 0 4 1 D S D S D S D S D S ASPHALT SD WTR D S D S D S D S S LOC/SF U G E U G E L O C S F / U G E U G E U G E U G E U G E U G E U G E U G E L O C S F / L O C S F / L O C S F / L O C S F / L O C S F / L O C S F / W W U G E U G E L O C S F / L O C S F / 3 C ( 2 1 0 0 1 ' 7 E 0 . 0 T 0 9 . E . 4 ) LOC LOC LOC UGE UGE UGE UGE LOC UGE LOC UGE LOC UGE UGE UGE WTR WTR WTR WTR WTR L O C G A S GAS GAS W T R WW WW (cid:49)(cid:27)(cid:25)(cid:131)(cid:20)(cid:20)(cid:10)(cid:21)(cid:26)(cid:5)(cid:58) 92.00' SD SD SD SD SD SD SD SD D S D S S D D S WW WW WW WW WW WW WW WW WW WW WW WW WW LOC/SF LOC/SF LOC/SF LOC/SF LOC/SF LOC/SF LOC/SF LOC/SF SD SD SD SD SD LOC/SF SD LOC/SF SD LOC/SF SD G A S G A S G A S LOC LOC L O C L O C L O C L O C L O C L O C L O C S D WW P P P E P E E E F O H T D W I T N E M E V A P ' 2 . 4 4 WTR W T R W T R P P P E P E E E . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E P E P E 16 of 24B-6C1 C1 C1 C1 7,940.70 C1J. Valdez2/9/2117 of 24B-6GENERAL LEGEND PROPERTY LINE LOC LIMITS OF CONSTRUCTION SILT FENCE LOC/SF SILT FENCE & LOC PUBLIC UTILITY EASEMENT DRAINAGE EASEMENT ELECTRICAL EASEMENT SANITARY SEWER EASEMENT WATER SURFACE ELEVATION CORRUGATED METAL PIPE EXISTING CONTOURS PROPOSED GRADING CONTOURS UTILITY LEGEND FIRE HYDRANT GATE VALVE PLUG OR CAP STORM SEWER MANHOLE WASTEWATER MANHOLE WW CLEAN-OUT WATER LINE WASTEWATER LINE STORM SEWER LINE WATER METER IRRIGATION METER STORM SEWER INLET WATER SERVICE (SINGLE) WATER SERVICE (DOUBLE) UTILITY POLE LIGHT POLE GAS GAS LINE FLOW INDICATOR (SHOWN TO RIGHT) TAP PROPOSED SERVICE TAP OH OVERHEAD ELECTRIC X X X X WIRE FENCE UGE UNDERGROUND ELECTRICAL LINE EROSON CONTROL LEGEND ELEV. ELEV. SS WW C.O WW WW SS TP TP TP GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G A S G A S G A S UGE UGE UGE UGE UGE UGE UGE UGE UGE WTR WTR WTR WTR WTR GAS GAS W T R SD SD SD SD SD SD SD SD D S D S WW WW (cid:49)(cid:27)(cid:25)(cid:131)(cid:20)(cid:20)(cid:10)(cid:21)(cid:26)(cid:5)(cid:58) 92.00' W W U G E U G E W T R W T R S D D S WW WW WW WW WW WW WW WW WW WW WW WW WW S D WW SD SD SD SD SD SD SD SD ASPHALT ASPHALT S GAS 22 S S G A S G A S G A S G A S G A S G A S G A S G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R G A S W T R W T R G A S G A S G A S G A S G A S W W W W W W W W W W W W W W W W W W W W W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R (cid:10) (cid:40) (cid:5) (cid:22) (cid:19) (cid:24) (cid:23) (cid:131) (cid:23) (cid:19) (cid:49) ' . 0 0 0 4 1 D S D S D S D S D S ASPHALT SD WTR D S D S D S D S S U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E 3 C ( 2 1 0 0 1 ' 7 E 0 . 0 T 0 9 . E . 4 ) P P P E P E E E F O H T D W I T N E M E V A P ' 2 . 4 4 WTR W T R W T R P P P E P E E E . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E P E P E J. Valdez02/09/2021C118 of 24B-6C1 C1 C1 7,940.70 C1 C1J. Valdez2/9/2119 of 24B-6WTR W W W W W W W W W W W W W W W W SD SD SD WTR WTR WTR WTR WTR WTR WTR WTR WTR WTR WTR WTR W T R GAS W W GAS GAS GAS G A S G A S G A S G A S WTR G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R U G E U G E U G E U G E U G E U G E WTR U G E U G E WTR WTR U G E U G E U G E U G E U G E U G E U G E U G E GENERAL LEGEND PROPERTY LINE LOC LIMITS OF CONSTRUCTION SILT FENCE LOC/SF SILT FENCE & LOC PUBLIC UTILITY EASEMENT DRAINAGE EASEMENT ELECTRICAL EASEMENT SANITARY SEWER EASEMENT WATER SURFACE ELEVATION CORRUGATED METAL PIPE EXISTING CONTOURS PROPOSED GRADING CONTOURS ELEV. ELEV. SS WW C.O WW WW SS UTILITY LEGEND FIRE HYDRANT GATE VALVE PLUG OR CAP STORM SEWER MANHOLE WASTEWATER MANHOLE WW CLEAN-OUT WATER LINE WASTEWATER LINE STORM SEWER LINE WATER METER IRRIGATION METER STORM SEWER INLET WATER SERVICE (SINGLE) WATER SERVICE (DOUBLE) UTILITY POLE LIGHT POLE GAS GAS LINE FLOW INDICATOR (SHOWN TO RIGHT) TAP PROPOSED SERVICE TAP OH OVERHEAD ELECTRIC X X X X WIRE FENCE UGE UNDERGROUND ELECTRICAL LINE G A S G A S G A S G A S G A S G A S G A S G A S G A S W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R G A S W T R W T R G A S G A S G A S G A S G A S ASPHALT ASPHALT S GAS 22 S S ASPHALT SD WTR D S D S D S D S S U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E REFER 1.0, SH. 8, ENLARGED PARTIAL UTILITY PLAN WTR WTR WTR WTR WTR GAS GAS W T R WIDTH OF PAVEMENT 70.1' WW WW (cid:49)(cid:27)(cid:25)(cid:131)(cid:20)(cid:20)(cid:10)(cid:21)(cid:26)(cid:5)(cid:58) 92.00' W W U G E U G E W T R W T R W W W W W W W W W W W W W W W W W W W W W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R W T R 3 C ( 2 1 0 0 1 ' 7 E 0 . 0 T . 0 9 E . 4 ) (cid:10) (cid:40) (cid:5) (cid:22) (cid:19) (cid:24) (cid:23) (cid:131) (cid:23) (cid:19) (cid:49) ' . 0 0 0 4 1 D S D S D S D S D S GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G A S G A S G A S P P P E P E E E F O H T D W I T N E M E V A P ' 2 . 4 4 WTR WTR WTR WTR WTR UGE UGE UGE UGE UGE UGE UGE UGE UGE W T R CH W T R W T R WTR WTR R T W R T W R T W R T W R T W R T W SD SD SD SD SD SD SD SD D S D S S D D S S D WW WW WW WW WW WW WW WW WW WW WW WW WW WW WW WW WW WW SD SD SD SD SD SD SD SD P P P E P E E E CONCRETE SIDEWALK . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E CH (cid:10) (cid:25) (cid:24) (cid:17) (cid:24) (cid:21) (cid:21) (cid:3) (cid:58) (cid:5) (cid:24) (cid:23) (cid:26) (cid:23) (cid:131) (cid:23) (cid:19) (cid:54) (cid:10) P E P E J. Valdez02/09/2021C120 of 24B-6C1 C1 C1 C1 7,940.70 21 of 24B-6C1 C1 C1 C1 7,940.70 22 of 24B-6C1 Q25=0.976 C1 H25=5.02" Q25=0.976 TOW=708.78' Q25=0.976 C1 Q6=0.052 4,606.48 SF Q6=0.052 H25=5.02" Q25=0.976 TOW=708.78' C1 Q6=0.052 Q25=0.976 23 of 24B-6COMPARTMENT 1 COMPART- MENT 2 40" G A S G A S G A S G A S G A S G A S G A S G A S S U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E U G E SD D S D S D S UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE UGE GAS GAS GAS SD SD SD SD SD SD SD SD SD SD SD SD D S D S D S D S SD SD SD SD SD SD S D S D S D S D S D P P P E P E E E P P P E P E E E . C N I , I I S R E E N G N E L I V C U R T S L A N O S S E F O R P I S R E E N I G N E L A R U T C U R T S D N A L I V I C G N I T L U S N O C 5 9 0 8 . 8 5 2 . 2 1 5 X A F | 2 2 4 6 . 8 3 2 . 2 1 5 L E T | 9 5 7 8 7 X T , I N T S U A , 0 9 3 E T U S I , . D V L B H C R A E S E R 0 1 7 2 1 E P P P P E P E E E P E P E 24 of 24B-6