Item 6A and 6B (Ken)
6A. Zoning Change and Concept / Site Plan 6B. Preliminary Plat Delta Southlake Center
ZA16-051 & ZA16-052
1
Owner: Dominion Southlake Properties, LLC, White Chapel Village Center Partners, LLC
Applicant: RREAF Southlake Hospitality, LLC
Requests: 6A) 2nd reading approval of a Zoning Change
and Concept /Site Plan for Delta Southlake Center (formerly White Chapel Village) for the development of a six-story full service hotel with 240 rooms on approximately 6.28 acres (Lot
1) and conceptual approval of two multi-story office and retail buildings with below grade parking, one multi-story office building and a multi-story parking garage with attached retail
uses on approximately 9.592 acres (Lot 2).
6B) Approval of a Preliminary Plat for Delta Southlake Center to create the two lots as noted.
Location: Generally located at the southeast
corner of E. State Hwy. 114 and N. White Chapel Blvd.
ZA16-051 & ZA16-052
The purpose of this item is to seek approval of a Zoning Change and Concept /Site Plan for Delta Southlake Center (formerly known as White Chapel Village) for the development of a six-story
full service hotel with 240 rooms on approximately 6.28 acres (Lot 1) and conceptual approval of two five-story office and retail buildings with below grade parking, one six-story office
building and a three-story parking garage with attached retail uses on approximately 9.592 acres (Lot 2) and approval of a preliminary plat for the Delta Southlake Center to create two
lots.
2
Aerial View
Aerial of the site – The site under consideration is outlined in red including the zoning and preliminary plat boundary. As mentioned the entire site is 17.6 acres
3
Aerial View
Aerial of the site – The yellow area is lot 1 and is the proposed hotel lot -6.28 acres
4
Delta Southlake Center
The land use designation on the property is mixed use.
5
“The range of activities permitted, the diverse natural features, and the varying proximity to thoroughfares of areas in the Mixed Use category necessitates comprehensively planned and
coordinated development. New development must be compatible with and not intrusive to existing development. Further, special attention should be placed on the design and transition between
different uses.
Typically, the Mixed Use designation is intended for medium- to higher-intensity office buildings, hotels, commercial activities, retail centers, and residential uses.”
Hotel Uses:
Hotel uses should be full-service hotels at market-driven locations, primarily in the S.H. 114 Corridor. Full-service, for the purposes of this plan, shall be hotels that
include a table-service restaurant within or directly attached to the hotel. Other services or amenities typically included would be bell service and room service, as well as available
meeting space.
The desire is to approve hotels adequate to support market-driven commerce in the City, paying attention to the product mix such that the hospitality services in the
area are complementary to one another.
Recommendation for lower intensity uses, including limited office and limited commercial activities.
6
Delta Southlake Center
The current zoning on the property is a combination of C-3, CS, SF-1A and AG
7
Concept Plan
The approved conceptual build out of the hospital property is shown here in relation to the proposed development. Three Common Access Easements to the hospital property are provided
on the Preliminary Plat in the locations of the red arrows. The applicant is proposing to not provide the stub out connections, but to allow the connections to be made with development
of the hospital property.
8
Concept Plan
Lot 1
6.28 ac.
Lot 2
9.592 ac.
SW drive widened from 30’ to 36’ to accommodate 3 lanes
Call outs for future access points
# of stories specifics removed from text on concept buildings
Trees to be preserved in
NW corner
*******************************************************************************************************************************************************************************************
***********************************************************************************
The concept plan for the entire 15.872 acre property is shown here. Concept/Site Plan approval is
requested for the 6.28 acre Lot 1, the Delta Hotel lot, which is outlined in red. The stand alone retail/restaurant building on Lot 1 adjacent to N. White Chapel Blvd. is proposed for
future development, so this proposal would have to come back for approval via a Site Plan proposal.
Conceptual approval is being requested for two five-story office and retail buildings
with below grade parking and one six-story office building and a three-story parking garage with attached retail uses on the 9.592 acre Lot 2.
Approval of a Site Plan by City Council
following a recommendation by the Planning and Zoning Commission will be required prior to any construction of the future development proposed for Lot 2. Site Plan approval will be based
on conformance to the underlying “S-P-2” zoning district. Any future changes to the Concept / Site Plan, S-P-2 uses and regulations or the Design Guidelines after City Council approval
will require approval of a Zoning Change and Concept / Site Plan to modify the “S-P-2” Generalized Site Plan District zoning
9
Revised Phase 1 Site Plan
27 spaces added to Lot 1
The darker gray driveways are fire lanes.
10
Summary of Changes to Plans
Site/Concept Plans
Revised to show 27 additional parking spaces on the west side of Lot 1 for Phase 1 hotel
Concept Development Plans
Phase 1 - landscape has been adjusted and additional
landscaping has been added to the new 94 space parking lot.
First Floor Plan / Elevations / Renderings
Additional renderings and garage schematic plans have been added.
Civil plans
Valet diagram removed as part of submittal.
Sheet C1.A Additional Parking Options removed from submittal.
Phase 1 Landscape Plan
8’ hollies continued around west side of pool area
per council request.
Additional landscaping added on the west side of Lot 1’s west parking lot.
Proposed Tree Exhibit
Additional trees added around Lot 1’s west parking lot.
11
Summary of Changes to
S-P-2 Regulations
Permitted Uses for Lot 1
Prohibited uses for Lot 1 to be the same as Lot 2.
Square footage for hotel amenities broken down further with minimum square footage added.
Development
Regulations for Lot 1 only:
Additional flex parking taken out as 27 spaces were added to the parking lot.
Maximum impervious coverage increased from 75% to 78.5% to account for 27
added parking spaces and to allow for some flexibility.
Redundant text regarding screening has been removed.
Development Regulations for Lot 2 only:
Regulation added specifying a
parking garage with 3 stories and 4 levels along with maximum retail of 30% of Lot 2 land area.
Development Regulations for Lot 1 and 2
Regulation regarding number of flex parking
spaces on Lot 1 revised to state that Lot 2 will incorporate any required flex parking from Lot 1 with a reciprocal parking agreement.
Regulation regarding additional 63 parking spaces
on Lot 2 removed.
Regulation added stating “All future site plans and elevations will substantially conform to the renderings and exhibits provided."
12
Summary of Changes to
S-P-2 Regulations
Hotel Use and Operation
Square footage for hotel amenities broken down further with ± 5% allowed per staff suggestion.
Lot 1 Parking Breakdown
Total number of spaces to be provided
for hotel revised from 337 to 364 spaces.
Revised Phase I parking to include 348 on-site and 16 off-site flex parking spaces.
Added regulation that all other uses to be parked to City
Ordinance requirements.
Lot 2 Parking Regulations
Regulation added that parking will comply with City Ordinance requirements.
13
Garage SE from White Chapel
In the SP-2 regulations there is a reg that states any structure over 3 stories will require an SUP. There is also a regulation that approves a 3 story parking structure with 4 levels
of parking with ground floor retail. The applicant has provided conceptual renderings. This is the view of the west side of the garage looking southeast from White Chapel Blvd.
14
Garage NE from White Chapel
This view is looking northeast from the southern drive on White Chapel at the southwest corner of the garage and the entry feature. The hotel is in the background.
15
South Side of Garage
This is another view from the south drive at the south side of the garage as you enter the site from White Chapel.
16
East Side of Garage/Retail
This view is looking northwest at the east side of the parking garage as the southern drive turns to the north. It shows the proposed retail. A multi story building on the corner of
114 and White Chapel is shown in the background.
17
East Side of Garage/Retail
This is the view of the east side of the garage and retail building looking southwest.
18
View of Phase 2 Southeast from SH 114
Here is a perspective view of the Phase 2 development from 114 showing the garage behind a multi-story office building on the corner.
19
Garage Site Plan
This is the site plan of the garage showing approximately 536 spaces total.
20
Below Grade Level Garage
The below grade level of the parking garage is shown here. The northern drive will be at grade into this level.
21
Ground Level Garage
The ground level floor plan is shown here. The southern drive will connect to this level. Approximately
22
2nd Level Garage
23
3rd Level Garage
24
Garage Section
25
Revised Phase 1 Site Plan
27 spaces added to Lot 1
The next series of slides will focus on the site plan for the hotel. The Site Plan for the first phase of Lot 1 is shown here. Twenty seven parking spaces were added to the west side
of the Lot in the location of the future retail/restaurant building increasing the spaces provided with the initial construction of the hotel from 337 spaces to 364 spaces, including
the 16 off site parallel spaces on Lot 2 along the fire lane. The impervious coverage for Lot 1 is now approximately 77.7% with the added parking spaces, up from approximately 25.5%
on the previous plan.
The hotel building is 6 floors – 165,475 square feet. All driveways shown in gray would be constructed with Phase 1. The darker gray driveways are fire lanes.
26
Concept Landscape Plan
The conceptual landscape plan for the entire development is shown here. All proposed and future landscaping must comply with the requirements of the Landscape Ordinance except as modified
in the S-P-2 regulations. The only modification requested is to not require bufferyards along internal lot lines since the lot line is centered in a driveway.
27
Revised Landscape Plan – Phase 1
The phase 1 landscape plan shows the trees to remain at the corner. Identification of all species to be planted and elements provided which include the traffic circle, two entry portals/signs
at SH 114 and two entry portals/signs at White Chapel. Details on the the manicured lawn and native grass mix have been provided.
28
Tree Exhibit
This is the tree exhibit. Species to be planted include cedar elm (45), lace bark elm (44), live oak (83) and red oak (34) – 4” caliper trees are indicated.
29
White Chapel Improvements
Hotel Entrance
link to summary
White Chapel build out exhibit
30
Retaining Walls
The design guidelines contain these examples of stone to used for retaining walls.
31
Retaining Wall Plan
32
Phase 1 Tree Conservation Plan
(link to summary)
33
Pedestrian Access Plan
This plan has been updated. The sidewalks in blue will be constructed with the phase I hospital. (STOP)The pedestrian access plan shows the sidewalks to be provided in Phase 1 in blue
and the sidewalk and multiuse trail to be provided in future phases in green. A 5’ sidewalk is required along N. White Chapel Blvd. and an 8’ multi-use trail is required along the SH
114 frontage road. The City is planning to construct the 5’ sidewalk along White Chapel with the White Chapel improvements. A future pedestrian access is also shown in yellow to the
hospital property to the south.
34
Variance Request
A variance to Lighting Ordinance No. 693, as amended, requiring a maximum illumination projected from one property to another to not exceed 0.2 footcandles horizontal and 0.5 footcandles
vertical is requested to allow illumination of 3.0 footcandles horizontal and vertical.
35
6B Preliminary Plat (ZA16-052)
Water for the site will connect to an existing 12” water line in White Chapel Blvd. and to an existing 12” water line at the northwest corner of the hospital property to the east.
Sanitary
sewer for the site will connect to an existing 8” line at the northwest corner of the hospital property to the east. An 8” public sanitary sewer line will be extended from an existing
lift station that will be abandoned on the west side of N. White Chapel Blvd. across the site to the existing line on the hospital property.
36
Questions?
37
Planning and Zoning Commission:
October 6, 2016; Tabled to the November 3, 2016 meeting.
November 3, 2016; Approved (5-1) subject to the staff report dated November 3, 2016 and Revised
Site Plan Review Summary No. 5, dated November 3, 2016 and granting the variance requested in the staff report dated November 3, 2015.
ZA16-051
38
City Council:
November 15, 2016; Approved at 1st reading (6-0) subject to the staff report dated November 8, 2016, Site Plan Review Summary No. 6, dated November 8, 2016, granting the
variance as it relates to the Lighting Ordinance No. 693, as amended, requiring a maximum illumination projected from one property to another to not exceed 0.2 footcandles horizontal
and 0.5 footcandles vertical as requested to allow illumination of 3.0 footcandles horizontal and vertical, noting that prior to second reading the applicant will provide a revised Concept/Site
Plan showing additional parking to accommodate the hotel parking demand, this revision should include details related to screening and landscaping, prior to second reading the applicant
will detail exactly which amenities, for instance the traffic circle, entry features, streetscape, wildflower planting, etc., that will be provided in conjunction with hotel construction
for Phase 1, with regards to the S-P-2 zoning regulations, we’re requiring that as future Site Plans are submitted on the remainder of the site for consideration that an updated parking
study and traffic study be submitted in conjunction with those future Site Plans, noting that Council is directing staff to determine the feasibility or the current plans that are already
in place for a median cut to accommodate exit and entry at the White Chapel proposed entrance, the applicant has agreed to provide before second reading to provide clarity of exactly
the materials and design of the retaining walls on the property, the applicant has agreed to provide before second reading or at second reading to provide an eight foot hedge screening
around the pool area, the applicant is also agreeing between now and second reading to meet with staff and submit an agreement regarding preservation of the trees on the northwest corner
of the property with a generally specific tree identification of what is going to be preserved on the general northwest corner of the property, the applicant has agreed to attempt to
have a representative of the operator at second reading to answer any general questions and Council is noting in this first reading approval that the S-P-2 outparcel Concept Plan is
approved for multi-story office/retail buildings and parking garage, a mixture with the retail portion not exceeding thirty percent.
ZA16-051
39
October 6, 2016; Tabled to the November 3, 2016 meeting.
November 3, 2016; Approved (6-0) subject to the Staff Report dated October 28, 2016 and Plat Review Summary No. 3, dated October
28, 2016.
ZA16-052
40
Phase 1 Site Plan at 12/6 meeting
Driveway widened to 36’
Additional parking if needed for hotel shown in blue – 27 spaces on Lot 2 and 63 spaces on Lot 2 for a total of 427 spaces
The next series of slides will focus on the site plan for the hotel. The Site Plan for the first phase of Lot 1 is shown here. The hotel building is 6 floors – 165,475 square feet.
The percentage of open space in lot 1 is 25.5%. 337 parking spaces are shown (502). All driveways shown in gray would be constructed with Phase 1. The darker gray driveways are fire
lanes.
41
Stipulations at 1st reading
The next two slides summarize City Council conditions at 1st reading and how the applicant has responded in this submittal.
42
Stipulations at 1st reading (Cont’d)
43
Concept Plan at 1st reading
The approved conceptual build out of the hospital property is shown here in relation to the proposed development. Three Common Access Easements to the hospital property are provided
on the Preliminary Plat in the locations of the red arrows. The applicant is proposing to not provide the stub out connections, but to allow the connections to be made with development
of the hospital property.
44
Landscape Plan – Conceptual at 1st reading
The conceptual landscape plan for the entire development is shown here. All proposed and future landscaping must comply with the requirements of the Landscape Ordinance except as modified
in the S-P-2 regulations. The only modification requested is to not require bufferyards along internal lot lines since the lot line is centered in a driveway.
45
Landscape Plan – Phase 1 at 12/6 meeting
The phase 1 landscape plan shows the trees to remain at the corner. Identification of all species to be planted and elements provided which include the traffic circle, two entry portals/signs
at SH 114 and two entry portals/signs at White Chapel. Details on the the manicured lawn and native grass mix have been provided.
46
Entry Features
Enlarged details of the entry features and center island of the roundabout are shown here. The center island feature consist of Itialian cyprus, native grasses and perrinieals. The
entry wall - 6’6” serpintine wall, 3 ft and 2 ft wall in front.
47
Tree Conservation Plan
The Tree Conservation Plan shows approximately 11.69% of existing tree cover. All trees are proposed to be removed. Straight zoning would require that 70% of the existing canopy be preserved.
48
Birdseye View
These next few slides are renderings of the hotel from various prespectives. Here is a birdseye rendering of the proposed Delta Hotel. Design guidelines for the entire site provided
by the applicant require all future development to align with the design intent for the Delta Hotel.
49
View from SH 114
Here is a view of the hotel from the eastbound SH114 main lanes on the overpass at White Chapel.
50
View from SH 114
This view is from the eastbound frontage road lanes back to the southwest.
51
Design Guideline Images
The applicant has provided design guidelines applicable to the concept plan. The intent of the guidelines is to convey construction and visual quality, The guidelines address a number
of areas including exterior paving, exterior amenities, retaining walls, and ornamental metalwork (fences, gates, grills, handrails, etc.). The guidelines also provide a list of proposed
permittable trees, plants, native grasses, ground cover, turf grasses and mulches that will be utilized.
These next few slides will go into the design guideline details.
52
Paving Materials
This is an example of the exterior paving. Exterior paving is defined as the surface treatment of roadways, walkways, parking areas and plazas. Roadways and parking lots are cast in
place concrete. Walkways are cast in place concrete w intergral color, stained, acid washed sandblast broom finish. Also tje Enhanced walkway and plaza materials are shown here to
include concrete with integral color and/or concrete that is stained, acid washed, sandblasted or with a broom finish. Crush granite will also be uses in the courtyards/
53
Building Materials
The materials shown here are intended to be a guideline for all future development. The primary materials are stucco and stone, which meet the City’s masonry requirements. The wood shown
can be either natural or synthetic.
54
Retaining Walls
The design guidelines contain these examples of stone to used for retaining walls.
55
Ornamental Metal Fencing
Here are examples of ornamental fencing to be used in the development.
56
Exterior Amenities
Examples of other exterior amenities are shown here including seating, planters, trellises and water features.
57
Awnings
Awning are propsed to be canvas, wood or metal as shown in these examples.
58
Gates
Wood gates are proposed for mechanical screening or other locations besides trash receptacle and recycling enclosures, which require solid metal gates, although wood trim could be added
to the solid metal gates for dumpster enclosures.
59
Phase 1 Site Plan at 1st reading
The next series of slides will focus on the site plan for the hotel. The Site Plan for the first phase of Lot 1 is shown here. The hotel building is 6 floors – 165,475 square feet.
The percentage of open space in lot 1 is 25.5%. 337 parking spaces are shown (502). All driveways shown in gray would be constructed with Phase 1. The darker gray driveways are fire
lanes.
60
Revised Phase 1 Site Plan
Driveway widened to 36’
Additional parking if needed for hotel shown in blue – 27 spaces on Lot 2 and 63 spaces on Lot 2 for a total of 427 spaces
The next series of slides will focus on the site plan for the hotel. The Site Plan for the first phase of Lot 1 is shown here. The hotel building is 6 floors – 165,475 square feet.
The percentage of open space in lot 1 is 25.5%. 337 parking spaces are shown (502). All driveways shown in gray would be constructed with Phase 1. The darker gray driveways are fire
lanes.
61
Previous Parking Study
Lot 1 Parking Breakdown
Parking per Stantec Parking Study Summary
· 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 209 spaces
· 7,476 square feet of Restaurant/Bar
space @ 1 parking space per 100 square feet
adjusted per peak hour demand @ 9:00 a.m. (57 spaces) and non-captive ratio = 49 spaces (57 X .85 = 49).
· 540 seats in Conference Center
@ 1 parking space per each 3 seats
adjusted per non-captive ratio = 45 spaces (180 x .25 = 45).
202 + 64 + 45 = 303 total spaces required.
337 total spaces provided (including 16 flex
spaces on Lot 2 – 90 flex spaces with Phase 2).
62
Revised Parking Study
Lot 1 Parking Breakdown
Parking per Revised Stantec Parking Study Summary
· 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 204 spaces
· Restaurant/Bar with
290 seats @ 1 parking space per each 3 seats
adjusted per peak hour demand @ 9:00 p.m. (60 spaces) and non-captive ratio = 52 spaces (60 X .85 = 52).
· 407 seats in Ballroom @ 1 parking
space per each 3 seats
adjusted per non-captive ratio = 68 spaces (136 x .50 = 68).
· 90 seats in Meeting Space @ 1 parking space per each 3 seats
adjusted per non-captive ratio =
8 spaces (30 x .25 = 8).
204 + 52 + 68 + 8 = 332 total spaces required.
337 total spaces provided (including 16 flex spaces on Lot 2 – 90 flex spaces with Phase 2).
Revised Parking Study submitted 11/11/2016
63
Revised Valet Parking Exhibit
64
Landscape Plan – Phase 1 at 1st reading
65
Cross Section Exhibit
This cross section exhibit looking north toward the south elevation of the hotel shows the grade change along the property line from west to east. The cross sections on the next slide
show the drop off from the property to the south to the hotel property.
66
Cross Section Exhibit
Retaining walls are proposed along the southern portion of the hotel lot. Screening to the property to the south is proposed to be ornamental metal fencing with masonry columns and vegetation.
67
1st Floor Plan
This is the 1st floor - floor plan -
68
Guest Room Layout
69
Front Entrance
70
Front of Conference Center
71
Front Entrance
72
Front of Restaurant and Bar
73
Pool Area
74
VTAC Louvers
75
76
77
78
79
80
81
82
83
84
85
86
87
4:1 Slope Encroachment Exhibit
88
Questions?
89
North Elevation
± 245’
Max façade length permitted without articulation = 3 x wall height (± 74’) = ± 222’
Façade length shown without vertical articulation = ± 245’
Articulation required = ± 11’
This is the north elevation. The paraphet height is 73’ 4” - structure height – 82 feet. The stone material is found along the first floor – stucco material upper floor – A regulation
has been provided for articultion.
90
West Elevation
Wood Louvers for vegetation.
91
South Elevation
Max façade length permitted without articulation = 3 x wall height (± 74’) = ± 222’
Façade length shown without vertical articulation = ± 258’
Façade length shown without horizontal
articulation = ± 337’
Articulation required = ± 11’
± 337’
± 258’
92
East Elevation
93
Permitted Uses
Lot 1: The “HC” Hotel District uses plus the following uses shall be allowed:
· Restaurant and bar totaling approximately 6,500 square feet accessed from an interior
lobby
· Conference
Center totaling approximately 12,300 square feet with 1,100 square feet of meeting /conference space, a 6,000 square foot ballroom and ancillary pre-function area, storage and audio
and visual area
· Retail / Restaurant Uses
Lot 2: The“O-2” Office District uses plus the following uses shall be allowed:
· “C-3” General Commercial District uses (see prohibited uses
in S-P-2 regulations)
· Parking garages / structured parking
The permitted uses for Lot 1 are those uses found in the “HC” Hotel District to also allow an approximately 6,000 square foot restaurant and bar and a conference center with approximately
11,000 square feet of total space, including 7,000 square feet of meeting space. The future stand alone retail/restaurant building is also written in as a permitted use for the hotel
lot.
The permitted uses for the future development on Lot 2 are those uses found in the “O-2” Office District and “C-3” General Commercial District along with parking garages and structured
parking. The “O-2” Office District zoning, which is the base zoning for Lot 2, allows a maximum height of six (6) stories or ninety (90) feet. Design guidelines that include building
materials, streetscape, courtyards and walls, ornamental metal fencing, awnings and amenities have been submitted.
94
Site Data Summary
The Site Data Summary for Lot 1 is shown here.
95
Proposed S-P-2 Regulations for Lot 1
The “S-P-2” Generalized Site Plan District Development Regulations for Lot 1 are based on the “HC” Hotel District regulations with the modifications shown.
96
Proposed S-P-2 Regulations for Lot 2
The “S-P-2” Generalized Site Plan District Development Regulations for Lot 2 are based on the “O-2” Office District regulations with the modifications shown.
97
Revised Delta Marriott Regulations
98
Hotel Comparison
A comparison with the other hotels in Southlake that are existing or in the development process are shown here.
99
Parking Analysis Comparison
Numbers in red are revised per the Parking Study submitted 11/11/2016.
100
Parking Study with revised ratios
Lot 1 Parking Breakdown
Parking per Revised Stantec Parking Study Summary
· 240 rooms @ 1 parking space per room adjusted for peak hour demand @ = 204 spaces
· Restaurant/Bar with
290 seats @ 1 parking space per each 3 seats
adjusted per peak hour demand @ 9:00 p.m. (60 spaces) and non-captive ratio = 52 spaces (60 X .85 = 52).
· 407 seats in Ballroom @ 1 parking
space per each 3 seats
adjusted per non-captive ratio = 82 spaces (136 x .60 = 82).
· 90 seats in Meeting Space @ 1 parking space per each 3 seats
adjusted per non-captive ratio =
21 spaces (30 x .70 = 21).
204 + 52 + 82 + 21 = 359 total spaces required.
364 total spaces provided (including 16 flex spaces on Lot 2 – 75 flex spaces with Phase 2).
Revised Parking Study submitted 11/11/2016
101
Concept Drainage Plan
Drainage across the property is generally sheet flow from south to north to existing TxDot culverts that will carry the discharge from the hotel site to the Carillon detention ponds.
The review of the Drainage Study by the City’s consultant, Teague, Nall and Perkins, requires that the applicant provide further proof that the Carillon detention ponds have the capacity
to handle the discharge from the proposed development.
102
Concept Utility Plan
Water for the site will connect to an existing 12” water line in White Chapel Blvd. and to an existing 12” water line at the northwest corner of the hospital property to the east.
Sanitary
sewer for the site will connect to an existing 8” line at the northwest corner of the hospital property to the east. An 8” public sanitary sewer line will be extended from an existing
lift station that will be abandoned on the west side of N. White Chapel Blvd. across the site to the existing line on the hospital property.
103
Concept Drainage Area Map
104
Concept Grading Plan
105
Existing Grading Area Map
106