11 SP-2023-0401C - 290 Parmer Industrial – 2; District 1 Applicant Materials — original pdf

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May 16, 2024 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM 5301 Southwest Parkway, Building 2, Suite 100 PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Ryan Taylor Street Address City State ZIP Code Work Phone E-Mail Address Case Name Case Number Variance Case Information Austin, TX 78735 (512)-646-2237 ryan.taylor@kimley-horn.com 290 Parmer Industrial - 2 SP-2023-0401C Address or Location 10095 E US HWY-290 SVRD Environmental Reviewer Name David Michael Environmental Resource Management Reviewer Name N/A Applicable Ordinance Watershed Name Watershed Classification Watershed Protection Ordinance Gilleland Creek ☐Urban ☐ Suburban ☐Water Supply Suburban ☐Water Supply Rural ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 May 16, 2024 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment ☐ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone ☐ Yes ☐ No Distance to Nearest Classified Waterway 373’ Water and Wastewater service to be provided by City of Austin The variance request is as follows: Request 25-8-341 - to allow cut exceeding eight (8) feet on Lot 3 of this development. This lot proposes 62,889 square feet of cut over 8 feet with a maximum depth of 15 feet. Impervious cover Existing Existing Proposed Proposed Overall Lot 3 Overall Lot 3 square footage: ____0____ _0____ 1,525,471 682,585 acreage: percentage: ____0____ __0____ 35.02 15.67 ____0____ __0____ 54.7 72.3 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) The overall 290 Parmer Industrial development is a 64.04 Acre industrial warehouse development located at 10095 E US 290 SVRD EB, Austin, Texas 78653. The 290 Parmer Industrial – 2 site is Lot 3 (21.67 acres) of this development. The existing site is currently undeveloped. Elevation on the site varies from 583 at the Southwest corner down to 511 at the Northeast corner. The existing site has small trees and vegetation, particularly in the Critical Water Quality Zone; but does not include any heritage trees. Approximately 7.80 Acres of the property is in a Critical Water Quality zone and 3.47 Acres of the property is in the 100-year floodplain. City of Austin | Environmental Commission Variance Application Guide 2 May 16, 2024 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT The proposed site includes the cutting on to the natural grade that exceeds eight (8) feet. As required in LDC Section 25-8-41, in order to grant a variance, the Land Use Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: 290 Parmer Industrial - 2 is a 21.67 Acre (Lot 3) industrial warehouse development located at 10095 E US 290 SVRD EB, Austin, Texas 78653. Ordinance: A. Land Use Commission variance determinations from Chapter 25-8-41 of the City Code: 1. 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 – The City has frequently approved cut variances of up to 15 feet for industrial projects in this and other areas of the City. 2. 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 requested cut variance is not necessitated by applicant’s scale, layout, construction method or other design decisions. The existing topography of the site, taking into consideration the need for fire and ADA access, necessitates this variance. The existing topography of the site slopes approximately 5% from the NE corner to the SW corner. The layout of the site is not able to accommodate the site’s existing topography and thus cut over 8 feet is required. The layout of the site takes into account the site’s existing environmental features to the maximum extent possible. Multiple iterations of the site plan have been made to minimize the cut needed as best as possible. The layout’s proposed buildings have been configured into 4 separate buildings placed parallel with the contours of the site. City of Austin | Environmental Commission Variance Application Guide 3 May 16, 2024 3. 1. 2. 3. b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes – The site has been designed to minimize the cut variance required. The building and driveway locations have been laid out to minimize the amount of cut needed on the site. The site utilizes steep driveways, earthen 3:1 slopes where possible and retaining walls to minimize the cut required. Does not create a significant probability of harmful environmental consequences. Yes – The cut variance will not create a significant probability of harmful environmental consequences. No development will occur within the CWQZ. The application also includes an enhanced landscape plan which includes COA Grow Green materials as well as a commitment to remove invasive trees and establish a tree care plan for remaining and proposed trees. 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 was designed to accommodate 63.75 Acres of impervious cover. For the overall 290 Parmer Industrial development (64.04 acres), runoff from 53.62 acres of impervious cover for the proposed site plan will be captured and treated by the existing water quality pond. An additional water quality pond will be provided to capture and treat runoff from the remaining approximately 10 acres of proposed impervious cover. The maximum proposed impervious cover will be 55%, well below the 80% impervious cover maximum allowed in Suburban watersheds. c) B. Additional Land Use Commission variance determinations 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 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long): The criteria for granting a variance in Subsection (A) are met; n/a The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; n/a The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. n/a **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 4 May 16, 2024 ENVIRONMENTAL COMMISSION VARIANCE APPLICATION FORM 5301 Southwest Parkway, Building 2, Suite 100 PROJECT DESCRIPTION Applicant Contact Information Name of Applicant Ryan Taylor Street Address City State ZIP Code Work Phone E-Mail Address Case Name Case Number Variance Case Information Austin, TX 78735 (512)-646-2237 ryan.taylor@kimley-horn.com 290 Parmer Industrial - 2 SP-2023-0401C Address or Location 10095 E US HWY-290 SVRD Environmental Reviewer Name David Michael Environmental Resource Management Reviewer Name N/A Applicable Ordinance Watershed Name Watershed Classification Watershed Protection Ordinance Gilleland Creek ☐Urban ☐ Suburban ☐Water Supply Suburban ☐Water Supply Rural ☐ Barton Springs Zone City of Austin | Environmental Commission Variance Application Guide 1 May 16, 2024 Edwards Aquifer Recharge Zone ☐ Barton Springs Segment ☐ Northern Edwards Segment ☐ Not in Edwards Aquifer Zones Edwards Aquifer Contributing Zone ☐ Yes ☐ No Distance to Nearest Classified Waterway 373’ Water and Waste Water service to be provided by City of Austin The variance request is as follows: Request 25-8-342 - to allow fill exceeding eight (8) feet on Lot 3 of this development. This lot proposes 94,789 square feet of fill over 8 feet with a maximum depth of 16 feet. Impervious cover Existing Existing Proposed Proposed Overall Lot 3 Overall Lot 3 square footage: ____0____ __0____ 1,525,471 682,585 acreage: percentage: ____0____ __0____ 35.02 15.67 ____0____ __0____ 54.7 72.3 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) The overall 290 Parmer Industrial development is a 64.04 Acre industrial warehouse development located at 10095 E US 290 SVRD EB, Austin, Texas 78653. The 290 Parmer Industrial – 2 site is Lot 3 (21.67 acres) of this development. The existing site is currently undeveloped. Elevation on the site varies from 583 at the Southwest corner down to 511 at the Northeast corner. The existing site has small trees and vegetation, particularly in the Critical Water Quality Zone; but does not include any heritage trees. Approximately 7.80 Acres of the property is in a Critical Water Quality zone and 3.47 Acres of the property is in the 100-year floodplain. City of Austin | Environmental Commission Variance Application Guide 2 May 16, 2024 Clearly indicate in what way the proposed project does not comply with current Code (include maps and exhibits) FINDINGS OF FACT The proposed site includes the filling on to the natural grade that exceeds eight (8) feet. As required in LDC Section 25-8-41, in order to grant a variance, the Land Use Commission must make the following findings of fact: Include an explanation with each applicable finding of fact. Project: 290 Parmer Industrial - 2 is a 21.67 Acre (Lot 3) industrial warehouse development located at 10095 E US 290 SVRD EB, Austin, Texas 78653. 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 – The City has frequently approved fill variances for up to 15 feet for industrial projects in this and other areas of the City. 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 requested fill variance is not necessitated by applicant’s scale, layout, construction method or other design decisions. The existing topography of the site, taking into consideration the need for fire and ADA access, necessitates this variance. The existing topography of the site slopes approximately 5% from the NE corner to the SW corner. The layout of the site is not able to accommodate the site’s existing topography and thus fill over 8 feet is required. The layout of the site takes into account the site’s existing environmental features to the maximum extent possible. Multiple iterations of the site plan have been made to minimize the amount of fill needed as best as possible. The layout’s proposed buildings have been configured into 4 separate buildings and placed parallel with the contours of the site. City of Austin | Environmental Commission Variance Application Guide 3 Ordinance: A. 1. 2. May 16, 2024 b) Is the minimum deviation from the code requirement necessary to allow a reasonable use of the property; Yes – The site has been designed to minimize the fill variance required. The building and driveway locations have been laid out to minimize the amount of fill needed on the site. The site utilizes steep driveways, earthen 3:1 slopes were possible and retaining walls to minimize the amount of fill required. Does not create a significant probability of harmful environmental consequences. Yes – The fill variance will not create a significant probability of harmful environmental consequences. No development will occur in the CWQZ. The application also includes an enhanced landscape plan which includes COA Grow Green materials, as well as a commitment to remove invasive trees and establish a tree care plan for remaining and proposed trees. 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 was designed to accommodate 63.75 Acres of impervious cover. For the overall 290 Parmer Industrial development (64.04 acres), runoff from 53.62 acres of impervious cover for the proposed site plan will be captured and treated by the existing water quality pond. An additional water quality pond will be provided to capture and treat runoff from the remaining approximately 10 acres of proposed impervious cover. The maximum proposed impervious cover will be 55%, well below the 80% impervious cover maximum allowed in Suburban watersheds. c) B. Additional Land Use Commission variance determinations 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 25-8-368 (Restrictions on Development Impacting Lake Austin, Lady Bird Lake, and Lake Walter E. Long): The criteria for granting a variance in Subsection (A) are met; n/a The requirement for which a variance is requested prevents a reasonable, economic use of the entire property; n/a The variance is the minimum deviation from the code requirement necessary to allow a reasonable, economic use of the entire property. n/a **Variance approval requires all above affirmative findings. City of Austin | Environmental Commission Variance Application Guide 4 3. 1. 2. 3.  290 Parmer Industrial - 2 Variance Exhibits SP-2023-0401C 10095 E US 290 HWY SVRD EB LIST OF EXHIBITS EXHIBIT 01 – SITE LOCATION MAP EXHIBIT 02 – CUT AND FILL MAP EXHIBIT 03 – ADDITIONAL LANDSCAPE ENHANCEMENTS kimley-horn.com 5301 Southwest Parkway, Building 2, Suite 100, Austin, Texas 78735 512 646 2237 00 (cid:20)000(cid:10) 2000(cid:10) (cid:42)RAP(cid:43)IC SCALE (cid:20)000(cid:10) LOCATION MAP 290-PARMER INDUSTRIAL MANOR, TRAVIS COUNTY, TEXAS D SS D D D D D S S D D GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS OHE W OHE W OHE W OHE OHE OHE W W LARGE & MEDIUM SHRUBS FOR BUFFER, TYP. W PRIVATE SEATING AREA SHADED WITH LANDSCAPE OHE W SHADE TREE FOR STREET YARD, TYP. W SMALL TREE FOR STREET YARD, TYP. DECOMPOSED GRANITE WALKWAY OHE W OHE W OHE W PRIVATE SEATING AREA SHADED WITH LANDSCAPE OHE OHE OHE W LARGE & MEDIUM SHRUBS W FOR BUFFER, TYP. OHE W W OHE W OHE W OHE W W OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE W OHE W OHE W W LARGE & MEDIUM SHRUBS FOR BUFFER, TYP. W W SMALL TREE FOR W STREET YARD, TYP. W W W SHADE TREE FOR STREET YARD, TYP. W W W DECOMPOSED GRANITE WALKWAY OHE PRIVATE SEATING AREA SHADED WITH LANDSCAPE GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS INTERNAL TRAIL CONNECTION GAS TO COA TRAIL GAS GAS COA TRAIL SS COA TRAIL S S S S S S S S S S S S S S S S S S S S S S S S S S S S P S P 3 3 9 4 3 3 9 5 EXISTING TREE TO BE REMOVED, TYP. S P STREETYARD 3 3 9 2 m m m W S S P S P S P S P S P S P 3 3 9 3 SHADE TREE FOR PARKING & STREET YARD, TYP. PROPOSED, OUTDOOR SHADED DINING AREAS, TYP. S m m m m S m S S m m m m S m S m m S S S S S b S S 50' TREE RADIUS W W W W W W S m S STREETYARD m m m P P 290 STREETYARD PARMER LN STREET YARD PROPOSED, OUTDOOR SHADED DINING AREAS, TYP. SHADE TREE FOR PARKING & STREET YARD, TYP. D P G A S U G E G A S U G G A E S G A U G S E G A S U G E G A S U G E G A S U G E G A S U G E G A S U G G E A S G U A G S E G A S U G E G A S U G E G A S U G E G A S U G E G A S U G G E A S W W W W W W W W P P WW WW SHADE TREE FOR PARKING, TYP. WW WW W W W W W W W W P P SHADE TREE FOR PARKING & STREET YARD, TYP. S P S P S P S P P P 5' MIN. P P 50' TREE RADIUS OLD MANOR ROAD TRACT B - 1.666 AC ORDER OF VACATION DOC 2009170331 P P SHADE TREE FOR PARKING, TYP. WW WW WW W W W W W W W W W W MATCHLINE REFERENCE SHEET L3 P P S S DECOMPOSED GRANITE TRAIL DATE: 01/08/24 SCALE: 1" = 40' n o i t p i r c s e D I S N O S V E R I e t a D L D AD L RE STE I G E R R B CA EP A NDS E Y T.J A R C O N H I T E S E C T SA X S T A 82 8 5 T E E T OF 01/08/24 W W W W W W W W W W W W W W W W W W W W W W I I E S A H P : 0 9 2 T N E D V O R P I 3 5 6 8 7 S A X E T , I N T S U A , B E . D R V S . Y W H 0 9 2 S U . E I N A L P L A T T M B U S E P A C S D N A L 4 0 7 8 7 S A X E T , N I T S U A 0 7 1 E T I U S . D R E G A T N O R F 5 3 H I . S 0 0 8 2 4 0 2 9 - 4 4 3 - 2 1 5 I I M O C . P U O R G N G S E D D N A L O C E . W W W Sheet: L2 of L4 JOB#: E170-10 SP-2023-0401C SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. SMALL BUFFER TREE, TYP. LARGE & MEDIUM BUFFER SHRUBS, TYP. DECOMPOSED GRANITE TRAIL W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W b b S S b S b S S S S b b S S S b S DD W D D SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. SHADE TREE FOR PARKING & STREET YARD, TYP. S P S P S P S P 5' MIN. S P S P 00 40' 80' 120' 160' SHADE TREES SMALL TREES MISCELLANEOUS SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION QUANTITY CALLOUT DESCRIPTION Cedar Elm Ulmus crassifolia 1.5" caliper minimum Desert Willow Chilopsis linearis 1.5" Cal., 6' height minimum Live Oak Quercus virginiana 1.5" caliper minimum 77 Texas Redbud 1.5" Cal., 6' height minimum Cercis canadensis var. 'Texensis' +/- TBD S.F. Brazos Gravel, 2-4" DIA. applied a minimum of 4" depth S.F. Bermuda Tiff Sod / Hyrdo-Mulch SF 3" depth dark hardwood mulch. All planting areas, not called out as gravel 62 Mexican Sycamore Platanus mexicana 1.5" caliper minimum Tree Yaupon Ilex vomitoria 1.5" Cal., 6' height minimum Monterrey Oak Quercus polymorpha 1.5" caliper minimum SHRUBS SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL CALLOUT DESCRIPTION Streetyard Tree Tree to count towards street yard requirements Texas Red Oak Quercus buckleyi 1.5" caliper minimum Big Muhly Muhlenbergia lindheirmeri 5 gal., 24" ht. Mitigation Tree Tree to count towards mitigation requirements SHADE TREES Dwarf Wax Myrtle Myrica pusilla 5 gal., 24" ht. Buffer Tree Tree to count towards buffer requirements SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION 370 Golden Shower Thyrallis Galphimia glauca 5 gal., 24" ht. Parking Tree Tree to count towards parking requirements LEGEND S M b P Cedar Elm Ulmus crassifolia 3" caliper minimum Live Oak Quercus virginiana 3" caliper minimum MEDIUM SHRUBS Texas Sage Leucophyllum frutescens 5 gal., 24" ht. Upright Rosemary Rosmarinus officinalis 5 gal., 24" ht. 21 Mexican Sycamore Platanus mexicana 3" caliper minimum SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION Monterrey Oak Quercus polymorpha 3" caliper minimum Texas Red Oak Quercus buckleyi 3" caliper minimum Artemisia Artemisia x 'Powis Castle' 5 gal., 24" ht. 94 Cherry Sage Saliva greggii 5 gal., 24" ht. Gulf Muhly Muhlenbergia capillaris 5 gal., 24" ht. New Gold Lantana Lanana x 5 gal., 24" ht. LANDSCAPE PLAN BEFOREADDITIONAL ENHANCEMENTS(CLOUDED ITEMS INDICATE CHANGES)U G E G A S U G G E A S G U G A E S GAS GAS WW WW WW WW WW WW P P P P P W W W W W W W W W W W W W W W W W W P W W SHADE TREE FOR PARKING, TYP. 50' TREE RADIUS WW WW WW WW WW WW WW SHADE TREE FOR PARKING, TYP. WW WW WW WW P P P P W W DECOMPOSED GRANITE TRAIL W W E H O ECB W W E H O n o i t p i r c s e D I S N O S V E R I P R F 0 Y 0 5 D E H O P R F 0 Y 0 5 5 0 0 Y R F P 5 0 0 Y R F P 500 Y R F P 5 0 0 Y R F P e t a D W W W W 5 0 0 Y R F P b S b b S S S S b S S S S P S P S P b W W W W W W W W W W W W W W W W W W W W W W W LARGE & MEDIUM BUFFER SHRUBS, TYP. W D D ECB SMALL BUFFER TREE, TYP. W SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. W D L D AD L RE STE I G E R R B CA EP A NDS E Y T.J A R C O N H I T E S E C T SA X S T A 82 8 5 T E E T OF 01/08/24 P R F 0 Y 0 5 D T E E S P S P S P SHADE TREE FOR PARKING, TYP. 5' MIN. P P SHADE TREE FOR PARKING & STREET YARD, TYP. WW WW WW WW WW WW BENCH / SEATING AREA ADJACENT TO RETENTION POND S D R A Y T E E R T S WW WW DECOMPOSED GRANITE TRAIL WW WW TV W E W 50' TREE RADIUS W W m m M M M m M M M m m m WW W WW WW WW MATCHLINE REFERENCE SHEET L2 WW WW W W W W W W W W W W P P P P 5' MIN. P W W P W W W W P P P W W D ECB D BIOFILTRATION 718 - 1 gallon plants req. Z Q W C Z Q W C Z Q W C Z Q W C Z Q W C 100 YR FP 100 YR FP Z Q W F C L A H 100 YR FP Z Q W F C L A H H ALF C W Q Z Z Q W C P R F 100 Y C W Q Z C W QZ P R F 100 Y H ALF C W Q Z P R F 100 Y Q Z H A LF C W Z Q W C Q Z W C 1 0 0 Y R F P 100 YR FP H A L F C Q Z W QZ C W Z Q W C Z Q W C 100 YR FP Z Q W F C L A H Z Q W F C L A H 100 YR FP Z Q W F C L A H C W Q Z C W Q Z 100 Y R FP CWQZ 100 YR FP CWQZ CWQZ 100 YR FP C W Q Z W HALF CWQZ H A L F C W Q Z C W Q Z 1 0 0 Y R F P C W Q Z ECB W C W Q Z LARGE & MEDIUM BUFFER SHRUBS, TYP. 1 0 0 Y R F P H A L F C W Q Z 1 0 0 Y R F P H A L F C W Q Z 1 0 0 Y Z R F Q W P F C L A H D C W Q Z W C W Q Z C W Q Z W C W Q Z Z Q W C 1 0 0 Y R F P Z Q W F C L A H Z Q W F C L A H 1 0 0 Y R F P Z Q W F C L A H 1 0 0 Y R F P Z Q W W C Z Q W C Z Q W C W Z Q W C Z Q W C W 1 0 0 Y R F P MH Z Q W C Z Q W C 1 0 0 Y R F P W C W Q Z Z Q W C W ECB ECB Z Q W F C L A H P R F 1 0 0 Y C W Q Z Z Q W F C L A H HALF C W Q Z P R F 1 0 0 Y W C W Q Z HALF C W Q Z 1 0 0 Y P R F W Q Z H A LF C W Q Z C W Q Z W C Q Z C W Q Z C W Q Z C W P R F 100 Y Q Z H A LF C W Q Z H A LF C W P R F 100 Y Q Z W C Q Z W C Q Z W C Q Z C W SHADE TREES SHADE TREES MEDIUM SHRUBS BIOFILTRATION PLANT LIST: ZONE 1 SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL COMMON NAME SIZE AND CONDITION Cedar Elm Ulmus crassifolia 1.5" caliper minimum Cedar Elm Ulmus crassifolia 3" caliper minimum Live Oak Quercus virginiana 1.5" caliper minimum Live Oak Quercus virginiana 3" caliper minimum 94 62 Mexican Sycamore Platanus mexicana 1.5" caliper minimum 21 Mexican Sycamore Platanus mexicana 3" caliper minimum Monterrey Oak Quercus polymorpha 1.5" caliper minimum Monterrey Oak Quercus polymorpha 3" caliper minimum MISCELLANEOUS Texas Red Oak Quercus buckleyi 1.5" caliper minimum Texas Red Oak Quercus buckleyi 3" caliper minimum SMALL TREES SHRUBS SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION Desert Willow Chilopsis linearis 1.5" Cal., 6' height minimum 77 Texas Redbud 1.5" Cal., 6' height minimum Cercis canadensis var. 'Texensis' Tree Yaupon Ilex vomitoria 1.5" Cal., 6' height minimum Big Muhly Muhlenbergia lindheirmeri 5 gal., 24" ht. Dwarf Wax Myrtle Myrica pusilla 5 gal., 24" ht. 370 Golden Shower Thyrallis Galphimia glauca 5 gal., 24" ht. Texas Sage Leucophyllum frutescens 5 gal., 24" ht. Upright Rosemary Rosmarinus officinalis 5 gal., 24" ht. Artemisia Artemisia x 'Powis Castle' 5 gal., 24" ht. Dwarf Palmetto 1 gallon minimum, 24" o.c. Cherry Sage Saliva greggii 5 gal., 24" ht. Fall Obedient Plant 1 gallon minimum, 24" o.c. Gulf Muhly Muhlenbergia capillaris 5 gal., 24" ht. Inland Sea Oats 1 gallon minimum, 18" o.c. New Gold Lantana Lanana x 5 gal., 24" ht. Switchgrass 1 gallon minimum, 18" o.c. QUANTITY CALLOUT DESCRIPTION SF 3" depth dark hardwood mulch. All planting areas, not called out as gravel S.F. Brazos Gravel, 2-4" DIA. applied a minimum of 4" depth S.F. Bermuda Tiff Sod / Hyrdo-Mulch +/- TBD LEGEND SYMBOL CALLOUT DESCRIPTION S M b P Streetyard Tree Tree to count towards street yard requirements Mitigation Tree Tree to count towards mitigation requirements Buffer Tree Tree to count towards buffer requirements Parking Tree Tree to count towards parking requirements Turks Cap 1 gallon minimum, 24" o.c. Lantana 1 gallon minimum, 24" o.c. BIOFILTRATION PLANT LIST: ZONE 2 SYMBOL COMMON NAME SIZE AND CONDITION Autumn Sage 1 gallon minimum, 24" o.c. Adams Needle Yucca 1 gallon minimum, 18" o.c. Big Muhly 1 gallon minimum, 24" o.c. Gulf Muhly 1 gallon minimum, 18" o.c. Maximilian Sunflower 1 gallon minimum, 18" o.c. Meadow Sedge 1 gallon minimum, 12" o.c. 00 40' 80' 120' 160' I I E S A H P : 0 9 2 T N E D V O R P I 3 5 6 8 7 S A X E T , I N T S U A , B E . D R V S . Y W H 0 9 2 S U . E DATE: 01/08/24 SCALE: 1" = 40' I N A L P L A T T M B U S E P A C S D N A L 4 0 7 8 7 S A X E T , N I T S U A 0 7 1 E T I U S . D R E G A T N O R F 5 3 H I . S 0 0 8 2 4 0 2 9 - 4 4 3 - 2 1 5 I I M O C . P U O R G N G S E D D N A L O C E . W W W Sheet: L3 of L4 JOB#: E170-10 SP-2023-0401C LANDSCAPE PLAN BEFOREADDITIONAL ENHANCEMENTS(CLOUDED ITEMS INDICATE CHANGES)D SS D D D D D GAS GAS GAS WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS PRIVATE SEATING AREA SHADED WITH LANDSCAPE SMALL TREE FOR STREET YARD, TYP. DECOMPOSED GRANITE WALKWAY PRIVATE SEATING AREA SHADED WITH LANDSCAPE OHE W OHE W OHE W OHE OHE W W LARGE & MEDIUM SHRUBS FOR BUFFER, TYP. W OHE OHE W SHADE TREE FOR STREET YARD, TYP. W OHE W OHE W OHE W OHE LARGE & MEDIUM SHRUBS FOR BUFFER, TYP. W W OHE OHE W W OHE W OHE W OHE W OHE OHE DECOMPOSED GRANITE OHE WALKWAY W W W LARGE & MEDIUM SHRUBS FOR BUFFER, TYP. W OHE W OHE W OHE W S S S S S S b S S b S S S S S S S S S b S S S S b S S S S P S S S S S S b S S S S S S S b S S S S S S PRIVATE SEATING AREA SHADED WITH LANDSCAPE OHE OHE OHE OHE OHE OHE W OHE W OHE W W W SMALL TREE FOR STREET YARD, TYP. W W SHADE TREE FOR STREET YARD, TYP. W W W W W W W b S S b S S S S S S S S S WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. 50' TREE RADIUS COA TRAIL INTERNAL TRAIL CONNECTION TO COA TRAIL GAS GAS GAS GAS GAS SS COA TRAIL WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS S S S S S P S b S S b S S 3 3 9 4 S P 3 3 9 5 EXISTING TREE TO BE REMOVED, TYP. S S S STREETYARD S P m S 3 3 9 2 S S P S P S P P S S P S P m m m m m SHADE TREE FOR PARKING & STREET YARD, TYP. SMALL TREE FOR MITIGATION, TYP. PROPOSED, OUTDOOR SHADED DINING AREAS, TYP. 3 3 9 3 S S P STREETYARD S S S S m m m m m SHADE TREE FOR STREET YARD, TYP. S S S S S S m m m SMALL TREE FOR MITIGATION, TYP. PROPOSED, OUTDOOR SHADED DINING AREAS, TYP. m m m m m S SHADE TREE FOR PARKING & STREET YARD, TYP. S P 290 STREETYARD PARMER LN STREET YARD SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. S S S S P S S D P G A S U G E G A S U G G A E S G A U G S E G A S U G E G A S U G E G A S U G E G A S U G E G A S U G G E A S G U A G S E G A S U G E G A S U G E G A S U G E G A S U G E G A S U G G E A S W W W W W W W W WILDFLOWER SEEDING ON STEEPER SLOPES, TYP. WW WW P P W W W W W W W W P P SHADE TREE FOR PARKING, TYP. WW WW SHADE TREE FOR PARKING & STREET YARD, TYP. S P S P S P P 5' MIN. P P 50' TREE RADIUS WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. W W OLD MANOR ROAD TRACT B - 1.666 AC ORDER OF VACATION DOC 2009170331 P P SHADE TREE FOR PARKING, TYP. WW WW WW W W W W W W W W MATCHLINE REFERENCE SHEET L3 P P DECOMPOSED GRANITE TRAIL DATE: 04/26/24 SCALE: 1" = 40' S S D D W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W S b S S S S S b S S S S S S b S S S S S S b S S P S P SMALL BUFFER TREE, TYP. LARGE & MEDIUM BUFFER SHRUBS, TYP. DECOMPOSED GRANITE TRAIL DD W D D SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. SHADE TREE FOR PARKING & STREET YARD, TYP. S P S P 5' MIN. S P S P S n o i t p i r c s e D I S N O S V E R I e t a D L D AD L RE STE I G E R R B CA EP A NDS E Y T.J A R C O N H I T E S E C T SA X S T A 82 8 5 T E E T OF 04/26/24 W W W W W W W W W W W W W W W W W W W W W W I I E S A H P : 0 9 2 T N E D V O R P I 3 5 6 8 7 S A X E T , I N T S U A , B E . D R V S . Y W H 0 9 2 S U . E I N A L P L A T T M B U S E P A C S D N A L 4 0 7 8 7 S A X E T , N I T S U A 0 7 1 E T I U S . D R E G A T N O R F 5 3 H I . S 0 0 8 2 4 0 2 9 - 4 4 3 - 2 1 5 I I M O C . P U O R G N G S E D D N A L O C E . W W W Sheet: L2 of L5 JOB#: E170-10 SP-2023-0401C 00 40' 80' 120' 160' SHADE TREES SMALL TREES MISCELLANEOUS SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION QUANTITY CALLOUT DESCRIPTION Bald Cypress Taxodium distichum 3" caliper minimum Desert Willow Chilopsis linearis 1.5" Cal., 6' height minimum Cedar Elm Ulmus crassifolia 3" caliper minimum 85 Texas Redbud 1.5" Cal., 6' height minimum Cercis canadensis var. 'Texensis' 110 Chinquapin Oak Quercus Muhlenbergii 3" caliper minimum Tree Yaupon Ilex vomitoria 1.5" Cal., 6' height minimum Live Oak Quercus virginiana 3" caliper minimum SHRUBS Texas Red Oak Quercus texana 3" caliper minimum Big Muhly Muhlenbergia lindheirmeri 5 gal., 24" ht. SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION +/- TBD +/- 148,872 LEGEND SF 3" depth dark hardwood mulch. All planting areas, not called out as gravel S.F. Brazos Gravel, 2-4" DIA. applied a minimum of 4" depth S.F. Bermuda Tiff Sod / Hyrdo-Mulch S.F. WILDFLOWER Seed Mix / Hydro-mulch 604S.6 Native Grass & Forb Seeding. Reference Sheet L5 SYMBOL CALLOUT DESCRIPTION S M b P Streetyard Tree Tree to count towards street yard requirements Mitigation Tree Tree to count towards mitigation requirements Buffer Tree Tree to count towards buffer requirements Parking Tree Tree to count towards parking requirements SHADE TREES SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION Bald Cypress Taxodium distichum 3" caliper minimum Cedar Elm Ulmus crassifolia 3" caliper minimum MEDIUM SHRUBS 28 Chinquapin Oak Quercus Muhlenbergii 3" caliper minimum SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION Live Oak Quercus virginiana 3" caliper minimum Texas Red Oak Quercus texana 3" caliper minimum Dwarf Wax Myrtle Myrica pusilla 5 gal., 24" ht. 370 Golden Shower Thyrallis Galphimia glauca 5 gal., 24" ht. Texas Sage Leucophyllum frutescens 5 gal., 24" ht. Upright Rosemary Rosmarinus officinalis 5 gal., 24" ht. Artemisia Artemisia x 'Powis Castle' 5 gal., 24" ht. 94 Cherry Sage Saliva greggii 5 gal., 24" ht. Gulf Muhly Muhlenbergia capillaris 5 gal., 24" ht. New Gold Lantana Lanana x 5 gal., 24" ht. LANDSCAPE PLAN AFTER ADDITIONALENHANCEMENTS(CLOUDED ITEMS INDICATE CHANGES)04-26-24 LANDSCAPE PLAN ADDITIONS:+ 55 SHADE TREES+ 258 SHADE TREE INCHES+ 8 SMALL TREES+ 139.5" SMALL TREE INCHES+ 148,000 WILDFLOWER SEEDING / MANAGEMENT AREAU G E G A S U G G E A S G U G A E S GAS GAS WW WW WW WW WW WW P P P P P W W W W W W W W W W W W W W W W W W WILDFLOWER SEEDING ON STEEPER SLOPES, TYP. WILDFLOWER SEEDING ON STEEPER SLOPES, TYP. P W W SHADE TREE FOR PARKING, TYP. 50' TREE RADIUS WW WW WW WW SHADE TREE FOR PARKING, TYP. WW WW WW WW WW WW WW P P P SHADE TREE FOR PARKING, TYP. 5' MIN. P P SHADE TREE FOR PARKING & STREET YARD, TYP. WW WW WW WW WW WW BENCH / SEATING AREA ADJACENT TO RETENTION POND WW WW DECOMPOSED GRANITE TRAIL m m M M M m M M M m m m W W TV W E 50' TREE RADIUS W W WW W WW MATCHLINE REFERENCE SHEET L2 WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. W W WW WW W W W W W W W W P P P P 5' MIN. P W W P W W W W P P P W W P W W WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. W W W W W W W W W W W W W W W W W W W W W E H O W W DECOMPOSED GRANITE TRAIL W W E H O ECB n o i t p i r c s e D I S N O S V E R I P R F 0 Y 0 5 D E H O P R F 0 Y 0 5 5 0 0 Y R F P 5 0 0 Y R F P 500 Y R F P 5 0 0 Y R F P e t a D W W W W 5 0 0 Y R F P LARGE & MEDIUM BUFFER SHRUBS, TYP. W D D ECB SMALL BUFFER TREE, TYP. W SMALL TREE FOR STREET YARD, TYP. SHADE TREE FOR STREET YARD, TYP. W D W WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. L D AD L RE STE I G E R R B CA EP A NDS E Y T.J A R C O N H I T E S E C T SA X S T A 82 8 5 T E E T OF 04/26/24 P R F 0 Y 0 5 D T E E S S b S S S b S S S S S b S S S S S P S P S P S b WW S P S P 5' MIN. S P S D R A Y T E E R T S WW S 1 0 0 Y R F P 100 YR FP H A L F C Q Z W S S CWQZ 100 YR FP CWQZ C W Q Z C W Q Z 100 Y R FP CWQZ 100 YR FP C W Q Z W WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. WW WW D ECB D WILDFLOWER HYDRO-SEEDING ON STEEPER SLOPES, TYP. Z Q W C Q Z W C BIOFILTRATION 718 - 1 gallon plants req. QZ C W Z Q W C Z Q W C Z Q W C Z Q W C Z Q W C Z Q W C Z Q W C 100 YR FP 100 YR FP Z Q W F C L A H 100 YR FP Z Q W F C L A H H ALF C W Q Z 100 YR FP Z Q W F C L A H Z Q W F C L A H 100 YR FP Z Q W F C L A H LARGE & MEDIUM BUFFER SHRUBS, TYP. HALF CWQZ H A L F C W Q Z C W Q Z 1 0 0 Y R F P C W Q Z ECB W C W Q Z 1 0 0 Y R F P H A L F C W Q Z 1 0 0 Y R F P H A L F C W Q Z 1 0 0 Y Z R F Q W P F C L A H D C W Q Z W C W Q Z C W Q Z W C W Q Z Z Q W C 1 0 0 Y R F P Z Q W F C L A H Z Q W F C L A H 1 0 0 Y R F P Z Q W F C L A H 1 0 0 Y R F P Z Q W W C Z Q W C Z Q W C W Z Q W C Z Q W C W 1 0 0 Y R F P MH Z Q W C Z Q W C 1 0 0 Y R F P W C W Q Z Z Q W C W ECB ECB Z Q W F C L A H P R F 1 0 0 Y C W Q Z Z Q W F C L A H HALF C W Q Z P R F 1 0 0 Y W C W Q Z HALF C W Q Z 1 0 0 Y P R F W Q Z H A LF C W Z Q W C P R F 100 Y C W Q Z C W QZ P R F 100 Y H ALF C W Q Z P R F 100 Y Q Z H A LF C W Q Z C W Q Z W C Q Z C W Q Z C W Q Z C W P R F 100 Y Q Z H A LF C W Q Z H A LF C W P R F 100 Y Q Z W C Q Z W C Q Z W C Q Z C W SHADE TREES SPLIT CREDIT SHADE TREES MEDIUM SHRUBS BIOFILTRATION PLANT LIST: ZONE 1 SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL COMMON NAME SIZE AND CONDITION Bald Cypress Taxodium distichum 3" caliper minimum Bald Cypress Taxodium distichum 3" caliper minimum Cedar Elm Ulmus crassifolia 3" caliper minimum Cedar Elm Ulmus crassifolia 3" caliper minimum 94 110 Chinquapin Oak Quercus Muhlenbergii 3" caliper minimum 28 Chinquapin Oak Quercus Muhlenbergii 3" caliper minimum Artemisia Artemisia x 'Powis Castle' 5 gal., 24" ht. Dwarf Palmetto 1 gallon minimum, 24" o.c. Cherry Sage Saliva greggii 5 gal., 24" ht. Fall Obedient Plant 1 gallon minimum, 24" o.c. Gulf Muhly Muhlenbergia capillaris 5 gal., 24" ht. Inland Sea Oats 1 gallon minimum, 18" o.c. New Gold Lantana Lanana x 5 gal., 24" ht. Switchgrass 1 gallon minimum, 18" o.c. Live Oak Quercus virginiana 3" caliper minimum Live Oak Quercus virginiana 3" caliper minimum QUANTITY CALLOUT DESCRIPTION Texas Red Oak Quercus texana 3" caliper minimum Texas Red Oak Quercus texana 3" caliper minimum +/- TBD SMALL TREES SHRUBS SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION SYMBOL QUANTITY COMMON NAME SCIENTIFIC NAME SIZE AND CONDITION Desert Willow Chilopsis linearis 1.5" Cal., 6' height minimum Big Muhly Muhlenbergia lindheirmeri 5 gal., 24" ht. 85 Texas Redbud 1.5" Cal., 6' height minimum Cercis canadensis var. 'Texensis' Tree Yaupon Ilex vomitoria 1.5" Cal., 6' height minimum Dwarf Wax Myrtle Myrica pusilla 5 gal., 24" ht. SYMBOL CALLOUT DESCRIPTION 370 Golden Shower Thyrallis Galphimia glauca 5 gal., 24" ht. Texas Sage Leucophyllum frutescens 5 gal., 24" ht. Upright Rosemary Rosmarinus officinalis 5 gal., 24" ht. S M b P Streetyard Tree Tree to count towards street yard requirements Mitigation Tree Tree to count towards mitigation requirements Buffer Tree Tree to count towards buffer requirements Parking Tree Tree to count towards parking requirements MISCELLANEOUS +/- 148,872 LEGEND SF 3" depth dark hardwood mulch. All planting areas, not called out as gravel S.F. Brazos Gravel, 2-4" DIA. applied a minimum of 4" depth S.F. Bermuda Tiff Sod / Hyrdo-Mulch S.F. WILDFLOWER Seed Mix / Hydro-mulch 604S.6 Native Grass & Forb Seeding. Reference Sheet L5 Turks Cap 1 gallon minimum, 24" o.c. Lantana 1 gallon minimum, 24" o.c. BIOFILTRATION PLANT LIST: ZONE 2 SYMBOL COMMON NAME SIZE AND CONDITION Autumn Sage 1 gallon minimum, 24" o.c. Adams Needle Yucca 1 gallon minimum, 18" o.c. Big Muhly 1 gallon minimum, 24" o.c. Gulf Muhly 1 gallon minimum, 18" o.c. Maximilian Sunflower 1 gallon minimum, 18" o.c. Meadow Sedge 1 gallon minimum, 12" o.c. 00 40' 80' 120' 160' I I E S A H P : 0 9 2 T N E D V O R P I 3 5 6 8 7 S A X E T , I N T S U A , B E . D R V S . Y W H 0 9 2 S U . E DATE: 04/26/24 SCALE: 1" = 40' I N A L P L A T T M B U S E P A C S D N A L 4 0 7 8 7 S A X E T , N I T S U A 0 7 1 E T I U S . D R E G A T N O R F 5 3 H I . S 0 0 8 2 4 0 2 9 - 4 4 3 - 2 1 5 I I M O C . P U O R G N G S E D D N A L O C E . W W W Sheet: L3 of L5 JOB#: E170-10 SP-2023-0401C LANDSCAPE PLAN AFTER ADDITIONALENHANCEMENTS(CLOUDED ITEMS INDICATE CHANGES)04-26-24 LANDSCAPE PLAN ADDITIONS:+ 55 SHADE TREES+ 258 SHADE TREE INCHES+ 8 SMALL TREES+ 139.5" SMALL TREE INCHES+ 148,000 WILDFLOWER SEEDING / MANAGEMENT AREA