Loading...
HomeMy WebLinkAboutGRD19-0002_ZA Agenda Report_2020-05-06  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 1  BUTTE COUNTY ZONING ADMINISTRATOR AGENDA REPORT – May 6, 2020 Applicant: Allen Gross Location: The project site is located on the east side of Pentz Road, approximately 650 feet south from the intersection of Messilla Valley Road and Pentz Road. Owner: Allen Gross File #: GRD19-0002 Size: 62.9 acres Request: G.P.: Zoning: APN: Grading Permit resulting the displacement of 510 cubic yards to create a 12,775 square foot flat pad to stage and utilize a recreational vehicle and horse trailer. Agriculture (AG) AG-40-DH-SH (Agriculture – 40-acre minimum-Deer Herd Migration Overlay-Scenic Highway Overlay) 041-030-053 Supervisor District: 5 Planner: Rowland Hickel Senior Planner Attachments A: Zoning Administrator Findings with attached Conditions of Approval (Exhibit A) B: Draft Grading Plan RECOMMENDED ACTION: Staff recommends the Zoning Administrator find the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15304 (Class 4 – Minor Alterations to Land) of CEQA Guidelines; and approve the Grading Permit, subject to the findings and conditions in Attachment A. EXECUTIVE SUMMARY The applicant requests approval of Grading Permit (GRD19-0002), under Butte County Code, Chapter 13, Article I. Proposed grading activities will create a 12,775 square foot flat pad area to stage and utilize a recreational vehicle and horse trailer for personal use. Grading activities would result in 288 cubic yards (cy) of excavated soil and 222 cy of fill, for a total of 510 cy of grading. Following Section 13-8 & 13-10 of Butte County Code, a grading plan and an erosion and sediment control plan have been prepared for the project site. These plans have been reviewed by the Director of the Department of Public Works and comply with all applicable standards.  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 2  ANALYSIS Zoning Consistency The proposed grading project conforms to the AG-40-DH-SH (Agriculture – 40-acre minimum – Deer Herd Migration Overlay-Scenic Highway Overlay) zoning district, which allows camping in a recreational vehicle or tent for up to 14 days within a 30 day timeframe. If camping for longer periods, or if the temporary use of utilities is proposed, approval of an Administrative Permit is required. The zoning district also allows animal grazing activities including the keeping of horses, as well as ancillary uses including storage of a horse trailer or recreational vehicle parking. Scenic Highway Overlay Zone The site is situated in the County’s scenic highway overlay zone, which has been established to feature high quality architectural design, preserve views from the highway, and maintain existing topographic features on the site. Uses permitted in the zone include single-family residences, accessory structures, and parking facilities. Certain findings shall be made for discretionary reviewed applications in the zone, including: 1. The architectural design of the proposed structures complements the scenic qualities of the site and surrounding areas; 2. The proposed project maintains existing views of scenic resources as viewed from the public right- of-way; 3. To the greatest extent possible, site grading and excavation associated with the proposed project preserves natural features on the site; 4. Landscaping associated with the proposed project complements the scenic qualities of the site and surrounding areas. Proposed grading activities are consistent with the development standards of the zone and preserve natural features of the site including waterways, skyline views, trees, and rock features. No structures are proposed with the project but the extent of grading activities are comparable to a building pad that would be created for a single-family residence or accessory structure, which are permitted uses in the zone, and not subject to discretionary review. PUBLIC WORKS DEPARTMENT REVIEW The project was reviewed by the Butte County Public Works Department and determined to comply with Chapter 13, Article I of the Butte County Code. The application was referred by the Public Works Department to the Zoning Administrator for review and approval. PUBLIC COMMENTS A 10-day public hearing notice was mailed to surrounding landowners within 300-feet, with a minimum of ten different property owners included in the mailing list. The notice was also published in the Oroville Mercury/Chico Enterprise Record. Planning Staff did not receive any public comments before completion of this agenda report. ENVIRONMENTAL REVIEW/CEQA ISSUES  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 3  This project qualifies to be categorically exempt from the California Environmental Quality Act (CEQA) provisions under Section 15304 (Class 4 – Minor Alterations to Land) of the CEQA Guidelines. 15304. Minor Alterations to Land Class 4 consists of minor public or private alterations in the conditions of the land, water, and/or vegetation that do not involve the removal of healthy, mature, scenic trees except for forestry or agricultural purposes. Examples include, but are not limited to, grading on land with a slope of less than 10 percent, except that grading shall not be exempt in a waterway, in any wetland, in an officially designated (by federal, state, or local government) scenic area, or officially mapped areas of severe geologic hazard such as an Alquist-Priolo Earthquake Fault Zone or within an official Seismic Hazard Zone, as delineated by the State Geologist. Reasons why the project is exempt: The project qualifies for the Class 4 exemption because it involves grading and vegetation-clearing activities on land that have slopes of approximately 8 percent. Vegetation onsite consists of annual grassland species and the proposal would not involve the removal of healthy, mature, or scenic trees. Additionally, the volume of proposed grading activities is comparable to grading that would be associated with a building pad for a single-family residence, which is a permitted use within the zone. Finally, proposed grading would avoid the natural features of the site including waterways, views of the skyline, tree, and rock features located throughout the area.  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 4  ATTACHMENT A BUTTE COUNTY ZONING ADMINISTRATOR DECISION ZDN20-00__ May 6, 2020 GRADING PERMIT GRD19-0002 (Allen Gross) A Grading Permit, pursuant to Butte County Code, Chapter 13, Article I, to create a 12,775 square foot flat pad area to stage and utilize a recreational vehicle and horse trailer for personal use. Grading activities would result in 288 cubic yards (cy) of excavated soil and 222 cy of fill, for a total of 510 cy of grading. Assessor Parcel Number: 041-030-053 I. The Zoning Administrator has considered Grading Permit GRD19-0002 for Allen Gross, and approves the project subject to the following findings and the conditions of approval in Exhibit “A”: A. The project to be categorically exempt from the California Environmental Quality Act (CEQA) under Title 14 of the California Code of Regulations section 15304. The project qualifies for the Class 4 exemption because it involves grading and vegetation-clearing activities on land that have slopes of approximately 8 percent. Vegetation onsite consists of annual grassland species and the proposal would not involve the removal of healthy, mature, or scenic trees. Additionally, the volume of proposed grading activities is comparable to grading that would be associated with a building pad for a single-family residence, which is a permitted use within the zone. Finally, proposed grading would avoid the natural features of the site including waterways, views of the skyline, tree, and rock features located throughout the area. B. Approval of this project will not be detrimental to the public health, safety, and welfare. The project will not be detrimental to the public because grading plans have been reviewed and approved by the Butte County Public Works Director for consistency with regulations established to protect the health, safety, and welfare of the public, including regulations relating to erosion, slope stability, and surface water drainage, identified in Butte County Code Chapter 13, Article I. The Director may conduct inspections as are deemed necessary to ensure compliance with the approved plans, specifications, and applicable conditions of approval, so that the project will not be detrimental to the public. C. The design and improvements of the project will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design and improvements of the project, including the proposed Grading Plan and Erosion Control Plan, were evaluated and approved by the Director of Public Works and conform to the standards outlined in Chapter 13, Article I of the Butte County Code. Approved By: ________________________, Zoning Administrator Date: ______________  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 5  EXHIBIT A Grading Permit for Allen Gross on APN: 041-030-053, File # GRD19-0002: A Grading Permit, pursuant to Butte County Code, Chapter 13, Article I, to create a 12,775 square foot flat pad area to stage and utilize a recreational vehicle and horse trailer for personal use. Grading activities would result in 288 cubic yards (cy) of excavated soil and 222 cy of fill, for a total of 510 cy of grading. I. CONDITIONS OF APPROVAL: Land Development Division, Department of Public Works 1. All grading activities shall be in conformance with the approved grading and erosion control plans on file with the County of Butte. 2. In the event grading activities are performed and reveal the presence of prehistoric or historic cultural resources (i.e., artifact concentrations, including arrowheads and other stone tools or chipping debris, cans glass, etc.; structural remains; human skeletal remains) work within 50 feet of the find shall immediately cease until a qualified professional archaeologist can be consulted to evaluate the find and implement appropriate mitigation procedures. If human skeletal remains are encountered, State law requires immediate notification of the County Coroner (530.538.7404). If the County Coroner determines that the remains are in an archaeological context, the Native American Heritage Commission in Sacramento shall be notified immediately, pursuant to State Law, to arrange for Native American participation in determining the disposition of such remains. The provisions of this measure shall be followed during all phases of development. 3. The following best practice measures to reduce impacts to air quality shall be incorporated by the project applicant, subject property owners, or third-party contractors during grading activities on the project site. These measures are intended to reduce criteria air pollutants that may originate from the site during the course of land clearing and other construction operations. Diesel PM Exhaust from Construction Equipment and Commercial On-Road Vehicles Greater than 10,000 Pounds • All on- and off-road equipment shall not idle for more than five minutes. Signs shall be posted in the designated queuing areas and/or job sites to remind drivers and operators of the five-minute idling limit. • Idling, staging and queuing of diesel equipment within 1,000 feet of sensitive receptors is prohibited. • All construction equipment shall be maintained in proper tune according to the manufacturer’s specifications. Equipment must be checked by a certified mechanic and determined to be running in proper condition before the start of work. • Install diesel particulate filters or implement other CARB-verified diesel emission control strategies. • Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or any ancillary equipment on that vehicle during sleeping or resting in a  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 6  sleeper berth for greater than 5 minutes at any location when within 100 feet of a restricted areas. • To the extent feasible, truck trips shall be scheduled during non-peak hours to reduce perk hour emissions. Operational TAC Emissions • All mobile and stationary Toxic Air Contaminants (TACs) sources shall comply with applicable Airborne Toxic Control Measures (ATCMs) promulgated by the CARB throughout the life of the project (see http:www.arb.ca.gov/toxics/atcm/atcm.htm). • Stationary sources shall comply with applicable District rules and regulations. Fugitive Dust Construction activities can generate fugitive dust that can be a nuisance to local residents and businesses near a construction site. Dust complaints could result in a violation of the District’s “Nuisance” and “Fugitive Dust” Rules 200 and 205, respectively. The following is a list of measures that may be required throughout the duration of the construction activities: • Reduce the amount of the disturbed area where possible. • Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. An adequate water supply source must be identified. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. • All dirt stockpile areas should be sprayed daily as needed, covered, or a District approved alternative method will be used. • Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. • Exposed ground areas that will be reworked at dates greater than one month after initial grading should be sown with a fast-germinating non-invasive grass seed and watered until vegetation is established. • All disturbed soil areas not subject to re-vegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the Butte County Air Quality Management District. • All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used. • Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. • All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with local regulations.  Butte County Department of Development Services   May 6, 2020  Agenda Report – GRD19-0002/Allen Gross  Page 7  • Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. • Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. • Post a sign in prominent location visible to the public with the telephone numbers of the contractor and the Butte County Air Quality Management District - (530) 332-9400 for any questions or concerns about dust from the project. Butte County Department of Public Works Butte County Department of Development Services/Planning Division 7 County Center Drive, Oroville, CA 95965 (530) 538-7266 / (530) 538-7601 GRADING PERMIT APPLICATION INSTRUCTIONS AND INFORMATION 1. It shall be unlawful for any person to commence or perform any grading of more than fifty (50) cubic yards without first having complied with the conditions and requirements of Butte County Code Chapter 13, Article I. 2. Each application for a permit that is required by this article shall be made by the property owner or his authorized agent to the Director on this permit application form accompanied by fees as set forth in the Butte County master fee schedule. (a) Application review fee - $163 per hour, minimum $700 deposit due at the time of application. The deposit may be waived if you are pre-approved for an exemption request. If the deposit is waived, there is a minimum ½-hour charge of $81.50. (b) Environmental review fee - $163 per hour, minimum $1,630 deposit due when requested. 3. Each application shall include a grading plan prepared and signed by a licensed civil engineer in accordance with county improvement standards and contain at a minimum the following information: (a) An accurate location map showing the relation of the project to the nearby community. (b) An accurate plot plan showing the exterior boundaries of the area affected, and the location of any buildings. (c) A description of the work to be done together with the materials to be used thereon, including depth of fills, height of cuts, proposed spoils location for any excess excavation, and estimated volumes in cubic yards of excavation and fill. (d) The location of all drainage to and from the site and the location of culverts and natural watercourses. (e) A relocation plan for existing waterway or drainage facilities proposed to be altered. (f) Details of proposed drainage structures. (g) A description of the methods to be used for erosion and sediment control. (h) The locations of anticipated stockpile areas. (i) Other pertinent information, as requested by the Director. 4. An erosion and sediment control plan prepared and signed by a licensed civil engineer conforming to the standards set forth in Chapter 13, Article I of Butte County Code shall be provided. 5. In certain circumstances in which an environmental review is performed under the control of another regulatory agency, the Director may approve of an exemption prior to grading as listed in section III of the permit application. Sufficient information must be submitted to demonstrate that an exemption is warranted. 6. Permit applications may be referred to the Planning Division of the Development Services Department for review pursuant to the Butte County Environmental Review Guidelines and the California Environmental Quality Act. 7. The Director may submit a report including his recommendations to the Planning Commission together with a request that the matter be set for public hearing by the Planning Commission. 8. Where it has been determined that the parcel for which the application has been submitted cannot prove that it was created in conformance with government code, additional documentation shall be provided as requested. 9. Before submitting an application for grading permit, the applicant is requested to discuss with staff all questions about application requirements, county procedures, zoning provisions and possible conditions of approval. Grading Permit Application New Logo.doc 2 Butte County Department of Public Works Butte County Department of Development Services/Planning Division 7 County Center Drive, Oroville, CA 95965 (530) 538-7266 / (530) 538-7601 APPLICATION FOR GRADING PERMIT AND ENVIRONMENTAL REVIEW SECTION I. GRADING PERMIT INFORMATION 1. Applicant’s Name: 2. Business Phone Number: Home Phone Number: 3. Applicant’s Mailing Address: 4. Applicant’s E-mail Address: 5. Applicant’s Interest in Property: ‰‰ Owner ‰ Buyer ‰ Lessee ‰ Contractor ‰ Other 6. Owner’s Name: 7. Owner’s Phone Number: 8. Owner’s Mailing Address: 9. Street Address of Project Site: 10. Assessor’s Parcel Number(s): 11. Acreage of Parcel: 12. Describe location of parcel(s) and attach an accurate location map showing the exterior boundaries of the area affected, locations of buildings, stockpiles and spoils storage area, drainage, culverts, natural watercourses, and relocation plan for existing waterways or drainage facilities. Attach details of all proposed drainage structures and erosion control measures. 13. Description of Proposed Development and Use (Describe the buildings in terms of height, length, width; describe landscaping use in terms of commercial, residential, recreational and activities associated with the use): 14. Description of Existing Land Use: Allen Gross 285 Appaloosa Circle, Reno, NV 89508 grossaray@gmail.com x Allen Gross 285 Appaloosa Circle, Reno, NV 89508 Pentz Road, southeasterly of intersection with Messilla Valley Road 62.9 acres The parcel is located off Pentz Road, approximately 1 mile north of the Durham-Pentz Road intersection and just southeasterly of Messilla Valley Road intersection. Grading is proposed in the westerly portion of the parcel and will effect approximately 12,800 sf of land . There are no existing structures on the parcel. There is a roadside ditch that the proposed driveway will cross. A driveway culvert is proposed to direct drainage under the driveway. See attached grading plan for more information. The applicant proposes to grade a flat pad area to stage and utilize a recreational vehicle and horse trailer for personal use. There will also be a driveway connection off Pentz Rd for access to the pad. There are no proposed permanent building structures associated with this application. The applicant also intends to install a domestic water well, propane tank and electrical service. The parcel is currently vacant, undeveloped land. It is zoned AG (agricultural). (719) 250-3314 (719) 250-3314 041-030-053 Grading Permit Application New Logo.doc 3 15. Proposed Scheduling (Estimate when earthwork will begin: leveling, rough grade work, finish grade work, etc.): 16. Anticipated Future Development (Are there going to be future roadways, driveways, buildings pads, etc. developed on the project site after leveling or grading): 17. Describe the work to be done including the equipment and materials to be used: 18. Estimate Total Cubic Yards of Excavation: 19. Estimate Total Cubic Yards of Fill: 20. Estimate Total Cubic Yards of Spoils: 21. Maximum Height of Cuts: Maximum Height of Fills: 22. Maximum and Minimum Slope of Work Site: Cuts (H:V) Maximum Minimum Fills (H:V) Maximum Minimum 23. Describe Erosion Control Methodology to be Utilized: 24. When the total excavation plus the total fill exceeds 10,000 cubic yards, a detailed engineering plan and specifications, soil engineering report, and erosion and sediment control plan prepared and signed by a licensed civil engineer is required when one or more of the following conditions apply: 1. Cuts or fills exceed 15 vertical feet in height. 2. Existing average slope exceeds 20% The above plans shall be prepared pursuant to the Butte County Code Section 13-8, 13-9, and 13-10. Chapter 13 Article I, “Grading”, is available at http://www.buttecounty.net/publicworks - click on Documents. September-October 2019 Clearing, ripping, scarifying and mass grading by bulldozer. Fine grading and placement of rip rap and other erosion control materials by tractor with box grader, backhoe or loader. Compaction of pad by mechanical roller. AC paving by specialized machinery or by tractor and roller. Application of hydroseed by mechanical equipment or seeding by hand. 288 cy 222 cy 66 cy 2.6 ft5.4 ft 2:1 2:1 100:1 100:1 Temporary BMP's: placement of stabilized construction entrance to prevent sediment transport onto existing roadways, installation of straw wattles or silt fencing to prevent concentrated flows and sediment transport along graded slopes. Permanent BMP's: preservation of surrounding vegetation, compaction/track walking and hydroseed/seeding of graded slopes, placement of washed gravel or hyrdorseed/seed of graded pad area, placement of rip-rap or cobble in drainage ditches. None Grading Permit Application New Logo.doc 4 SECTION II. ENVIRONMENTAL REVIEW INFORMATION 1. Describe hazardous materials to be used (inflammable, explosives, strong chemicals, etc.): 2. Daily hours of earthwork: 3. Number of employees on site: 4. List any other related permits and other public approvals required for this project, including those required by city, regional, State and Federal agencies: 5. Provide the angle of the repose for the given earth material proposed for grading: 6. Identify potentially significant environmental impacts associated with the grading permit: Gasoline and/or diesel fuels and other conventional engine fluids for construction equipment. 8:00 am - 5:00 pm 2-5 (estimate) Domestic well permit, permit for propane tank (if applicable). Unknown. None known. Grading Permit Application New Logo.doc 5 7. Describe project design features or special conditions of approval (mitigation measures) which are proposed to alleviate potential environmental impacts: 8. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects: 9. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use, intensity of land use, and scale of development: Minimal disturbed area, installation of temporary and permanent erosion control measures, preservation of surrounding vegetation. The site can generally be described as a rural with rolling hills, grasslands and small oaks, with slopes around 5-10%. There is no observable evidence of unstable slopes, landslides or other significant soil stability issues. Animal life, cultural, historical or scenic aspects are unknown. The surrounding properties are rural and similar to the subject parcel. Residential development is low density. Most surrounding properties are zoned AG or RS with sparse residential development. Animal life, cultural, historical and scenic aspects are unknown. Grading Permit Application New Logo.doc 6 SECTION III. EXEMPTION INFORMATION 1. An exemption to the grading permit may be requested if an environmental review is performed under the control of another regulatory agency. (Check box that applies and provide additional information to support exemption request) ‰‰ Excavation and grading authorized by a valid building permit as provided for under appendix J - Grading of the 2007 California Building Code, as adopted by section 26-1 of chapter 26 of the Butte County Code. ‰ Construction of roads for forestry or fire protection purposes, as required by a governmental fire protection agency. ‰ Excavations for: cemetery graves, tunnels, wells, mining, quarrying, under grounding of utilities, public works projects, archaeological sites, or dams and public refuse disposal sites, controlled by other regulatory agencies. ‰ Emergency projects due to landslides, road and bridge washouts, flooding or other natural disasters. ‰ Routine maintenance of roads or manmade or engineered flood control channels and levees. ‰ Grading, specifically authorized by the terms of any discretionary permit or approval granted by the County of Butte. ‰ Routine Agricultural Grading maintenance to support, keep, replace, refurbish, replant, cultivate and continue in an existing state or condition without decline, including existing agricultural improvements, such as, but not limited to, fields, pastures, crops, vineyards, orchards, facilities, buildings, structures, walls, fences, poles, ponds, reservoirs, dams, pipes, irrigation systems, bridges, and roads. All other agricultural grading for the conversion of existing Non-agricultural vegetation to an agricultural operation will require an Agricultural Process Grading Review by submission of an Agricultural Grading Application to the Butte County Agricultural Commissioner for review and approval. ‰ Maintenance of existing firebreaks and roads to keep the firebreak or road substantially in its original condition. ‰ Timber harvest and management activities when approved and carried out consistent with the California Forest Practices Act. ‰ Clearing of vegetation for fire protection purposes within 100 feet of a dwelling unit. Any additional clearing for fire prevention, control or suppression purposes is exempt when authorized or required in writing by a fire prevention or suppression agency. ‰ Construction pursuant to subdivision plans or site improvement plans, which have been approved by the Department of Public Works. The storage of excess soil from approved projects to be used as fill for other approved projects is exempt as long as proper erosion and sediment controls are maintained at the stockpiled storage site. ‰ Maintenance of irrigation and drainage facilities. ‰ An excavation for a sewage disposal system or a well that is constructed in accordance with a valid permit issued by the Butte County Public Health Department, Environmental Health Division. ‰ An excavation for installation, closure, or remediation of an underground storage tank, performed in accordance with a valid permit issued by the Butte County Public Health Department, Environmental Health Division. ‰ An excavation for removal or remediation of site contamination, performed under the oversight of the Butte County Public Health Department, Environmental Health Division, or the California Environmental Protection Agency, or the United States Environmental Protection Agency. ‰ Other – explain on additional sheet of paper. Grading Permit Application New Logo.doc 7 I hereby declare under penalty of perjury that I have read and understand the instructions and that the foregoing statements are true, complete and correct to the best of my knowledge and belief. Contractor Signature Date Owner Signature Date BUTTE COUNTY DEPARTMENT OF PUBLIC WORKS THIS SECTION TO BE FILLED OUT BY COUNTY STAFF ONLY Date Received: Application Received By: Total Fees Received: $ Receipt Number: Grading Permit Approved By: Grading Permit Number: ‰‰ APPROVED ‰ DENIED (Date) (Authorizing Signature-Director of Public Works) K:\Projects\19-576 Gross, Allen\Civil Base\19-576 gross civil.dwg, 10/16/2019 10:47:46 AM K:\Projects\19-576 Gross, Allen\Civil Base\19-576 gross civil.dwg, 10/16/2019 10:47:48 AM K:\Projects\19-576 Gross, Allen\Civil Base\19-576 gross civil.dwg, 10/16/2019 10:47:49 AM