Agenda Item No. II
CITY OF YUCAIPA
AGENDA REPORT
TO: Honorable Mayor and City Council
FROM: Fermin Preciado, Director of Development Services/City Engineer �- Benjamin J. Matlock, Planning Manager/City Planner
FOR: City Council Meeting of January 23, 2023
SUBJECT: SG OPAL INC (Case No. 21-026/CUP/DA); A Conditional Use Permit and Development Agreement for the phased development of a commercial center that includes a fuel station with a 9,000 square foot building that includes a convenience store, quick service restaurant, and office space, fuel canopy with 16 fuel dispensers and an express carwash, and a 66-room hotel with a rooftop bar and restaurant; located at 32788 Oak Glen Rd; APN: 0301-174-07.
(Continued from January 9, 2023)
RECOMMENDATION:
That the City Council continue the public hearing and consider the Planning Commission's recommendation to:
1. Approve Conditional Use Permit No. 21-026 subject to the Conditions of Approval as contained in the Agenda Report; and
2. Adopt the Findings as contained in the Agenda Report; and
3. Approve Ordinance No. 419 and the Development Agreement as part of the proposed Project; and
4. Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, finding the mitigation measures and standard measures and procedures will reduce the potential level of environmental impact to less than significant; and,
5. Direct Staff to file a Notice of Determination.
242
City Council Meeting of January 23, 2023
SG Opal Inc (Case No. 21-026/CUP/DA)
BACKGROUND:
Surrounding Land Uses:
Area Land Use District Designations; Improvement Levels (IL); and existing land uses:
Site:
CS Service Commercial
IL-1
Existing Residence
North:
FW Floodwa
IL-1
Wilson Creek Channel
South:
CN (Neighborhood Commercial) and
OS (Open Space)
IL-1
Vacant
East:
CN
IL-1
Vacant.
West:
CS
IL-1
Single Family Residences
Public Hearings:
Planning Commission Hearing:
The proposed Project was reviewed at the regular Planning Commission Meeting of December 7, 2022, and was recommended for approval. During the hearing, the Planning Commission discussed the access to the site, including street improvements that would be completed, and received a response from staff addressing the comment letter that was received by the law offices of Mitchell M. Tsai. Minutes are attached for Council's reference.
City Council Hearing:
The proposed Project was reviewed at the regular City Council Meeting of January 9, 2023. During the hearing, the City Council discussed the access to and around the site, received public testimony, including a comment letter received on January 9, 2023, from the law offices of Mitchell M. Tsai, which are similar in nature to the letter that was received on the Planning Commission hearing date. Staff provided a response to those comments that are summarized below:
Local Hire Benefits: The comment letter identifies the benefits of a local labor force to build projects in their communities. Consistent with City Council policy, the Project's Conditions of Approval includes provisions for developers to solicit bids from local contractors, and also include a report at Certificate of Occupancy showing those efforts. • COVID protocols: The comment letter recommends that the City adopt specific protocols to mitigate impacts associated with COVID-19. The project would not result in any specific impacts to COVID-19, and the contractors for the Project would be subject to any applicable OSHA/CALOSHA requirements.
Environmental Impact Report: The comment letter indicates that an Environmental Impact Report (EIR) shall be prepared for the Project. Pursuant to the California Environmental Quality Act, an EIR is required when a project will have one or more significant and unavoidable impacts. Based on the analysis conducted through the review 243
City Council Meeting of January 23, 2023
SG Opal Inc (Case No. 21-026/CUP/DA)
of the Project, all impacts could be mitigated and would have less than a significant impact.
As such, an EIR is not warranted for the Project. In addition, the City has processed larger - scale projects, including one with a larger hotel and more commercial development near the subject site, that similarly did not result in a significant and unavoidable impact.
Another larger -scaled project, the Yucaipa Pointe project on over 25 acres (rather than the less-than-3.5-acre site of the proposed Project) also did not require an EIR. • Recirculation: The comment letter indicates that, if an EIR is not prepared, the MND should be recirculated to address the issues identified in their letter. However, no new information is provided that would require recirculation of the MND, and the Project impacts remain within the scope identified in the environmental analysis with no significant and unavoidable impacts expected.
• Air Quality Impacts: The comment letter indicates that the environmental review omits an analysis of operational impacts. It should be noted that operational impacts were included in MND and the supporting technical analysis, and that those impacts were found to be below the South Coast Air Quality Management District (SCAQMD) thresholds. • GHG Impacts: The comment letter suggests that because a traffic study was not conducted, there is no way to know the Greenhouse Gas (GHG) impacts. The air quality and GHG modeling does include the estimated trips that would be generated during the construction and operation of the site and were found to be below SCAQMD Thresholds. • Energy Impacts: The comment letter suggests that a specific threshold be established in which the energy impacts be assessed. The analysis for the Project notes that the energy usage would be a nominal change to the overall demand (ex. 0.0005% of statewide petroleum use, and 0.0009% of statewide gas usage), which would not be a significant amount of energy. Further, the analysis notes that the Project will be subject to most current Title 24 standards, which includes specific requirement for energy -reduction measures that are incorporated into the building construction. In addition, the Project would provide lodging to the comment, which would reduce the miles travel for guests that currently have to stay in other cities, such as Redlands.
• Biological Impacts: The comment letter suggests that there may be potentially significant biological impacts onsite. The property is currently improved with a single-family residence and has been further disturbed by onsite discing for weed abatement purposes.
The site is not identified as a sensitive environment pursuant to the City's General Plan, and impacts would not occur due to the past disturbances on the site. As shown in the aerial image below, tracks are visible showing such disturbances through the entire site. 244
City Council Meeting of January 23, 2023
SG Opal Inc (Case No. 21-026/CUP/DA)
• Fuel Station Hazards: The comment letter suggests that there may be hazardous conditions on the site that result from the fuel station development. Such uses include existing regulations that will uniformly applicable to the fuel station use and governed by their respective agencies. No city -specific mitigation measures are warranted, and compliance with those regulations are identified in the environmental analysis and in the Project's conditions of approval.
• GP Consistency: The comment letter has a statement that the project violates State Planning and Zoning Law and the City's General Plan, though no specific violations are noted. The proposed Project would develop a service -oriented commercial center within the City's Service Commercial Land Use District, and therefore such uses are consistent with the City's General Plan. A highlight of the General Plan policies supported by the Project are further noted in the Agenda Report, as well as a table showing the compliance with the City's Development Code. Further, a comprehensive General Plan consistency analysis is specifically required for EIRs pursuant to Section 15125(d)of the CEQA Guidelines, and would not apply to the MND. A noted previously, no specific violations of the General Plan were identified.
Following the testimony, the City Council then closed the public hearing and discussed the project.
Ultimately, the City Council voted to continue the decision to the January 23`d meeting to allow additional time to review the plans and associated documents. Minutes are attached for Council's reference.
245
City Council Meeting of January 23, 2023
SG Opal Inc (Case No. 21-026/CUP/DA)
DISCUSSION:
Location and Setting:
The proposed Project is located on a 3.41-acre triangular site on the north side of Oak Glen Road, across from the intersection of Oak Glen Road and Colorado Street. The subject site includes a
2.34-acre parcel (APN: 0301-174-07) that features an existing single-family residence, and remanent surplus right-of-way that is proposed to be acquired for the Project site. The site is below the existing roadway grade, and features an elevation change along the frontage, and then is otherwise relatively flat. To the north of the site is the Wilson Creek channel owned and maintained by the San Bernardino County Flood Control District, to the west of the site is a legal, nonconforming residence with minor agricultural crop production, and to the south is vacant land.
It is important to note that a portion of this property was previously within the FEMA designated floodplain. With the City's construction of several drainage infrastructure projects upstream, the property was removed from the floodplain and because developable, and is one of over 230 properties that have benefitted from Capital Improvement Program Projects completed by the City within the Wilson Creek drainage area over the past 20 years.
Project Design and Description:
The approval of a Conditional Use Permit is requested for the development of a three-story, approximately 50,000 square foot 66-room hotel, an approximately 9,000 square foot building with a convenience store, quick service restaurant, and office space that will support a fuel station with a single fuel canopy with a combined capacity for 16 fuel dispensers with a 90,000-gallon underground fuel tank, and a 90-foot-long express carwash that includes 5 vacuum stalls. The proposed uses for the Project are considered Lodging Services, Retail Trade/Personal Services, and Professional Services under Section 84.0230, Commercial Land Use Types of the City Development Code. Per the City Development Code, the proposed uses are allowed in the CS (Service Commercial) District subject to the Conditional Use Permit review process.
The majority of the roadway improvements along the site frontage have been previously constructed as part of the initial Oak Glen Road extension, south of Avenue E, that was completed in the mid-1990s; however, the installation of sidewalks along the frontage will be the responsibility of the applicant. Driveways for vehicles entering and leaving the development would be provided along Oak Glen Road, including the proposed signalized intersection of Oak Glen Road and Colorado Street. The construction of these driveways would be the responsibility of the applicant. Connecting to the driveways is an internal circulation design that provides access throughout the center for vehicles and pedestrians. Off-street parking will be provided throughout the site and will meet or exceed the parking and loading requirement specified in the Yucaipa Development Code.
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410'-6
1 /
2 "
20.00 ft 25' - 0"5' - 6"10' - 6"8' - 0"
5' - 6"54' - 0"9' - 0"54' - 0"9' - 0"54' - 0"9' - 0"54' - 0"6' - 0" 17' - 0" 24' - 0" 17' - 0"
9' - 0"63' - 0"9' - 0"17' - 0"
17' - 0"
17' - 0"45' - 0"27' - 0"54' - 0"9' - 0"54' - 0"168' - 0"70' - 0" 6' - 0"40' - 0"15' - 6"58' - 0"
4 5' -
0 "
58' - 0"
5' -
0 "24' - 0"7' - 0"5' - 0"2
0' -
0 "
4 5' -
0 "
17' - 0" 24' - 0"
7 7' -
0 "120' - 0"14' - 1 3/16"1
7' -
0 "
27' - 0"7' - 6"54' - 0"9' - 0"27' - 0"9' - 0"54' - 0"7' - 6"12' - 0"2' - 0"4 5 ' - 0 "17' -
0"90' - 0"1
6' -
6 "
2 6' -
0 "12' - 0"12' - 0"21' - 0"12' - 0"72' - 0"60' - 0"2
6' -
0 "63' - 0"9' - 0"1
8' -
0 "12'
-
0"
1 2' -
0 "12' - 0"24' - 0"42' - 6"2
8' -
0 "47' - 6"3
6' -
0 "
6' -
0 "
R 2
0'
R 16'
R 5'
R 5'R 5'R 15'
R 5'
R 3'
R 20'R 5'5' -
0 "
9' -
0 "R 4'R 16'R 5'R 10'R 5'R 10'R 1 0 'R 5'10' - 6"6' - 0"6' - 0 "
R 1 6 'R
1 0
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-
0"5' - 0"8' - 3"O AK G LEN RO AD
L
OA
DI
NGL
OA
DI
NGV A C U U M
3' -
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3 5' -
0 "
1 4' -
6 "
1 8' -
0 "9' - 0"9' - 0"V A C U U M
V A C U U M
V A C U U M
V A C U U M
4 0 ' - 0 "R 16'R 16'R 20'90,000 GAL.
UNDERGROUND
FUEL STORAGE
226.
7 8'
22 LEGAL DESCRIPTION PARCEL 1
ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 1 OF MAP 2221, IN THE CITY OF YUCAIPA, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 19, PAGE 96, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
SAID DESCRIBED PARCEL CONTAINING 102,263 SQ. FT., MORE OR LESS
LEGAL DESCRIPTION PARCEL 2
BEING A PORTION OF LOTS 2 AND 3 OF COOK'S SUBDIVISION PER MAP BOOK 19 OF MAPS, PAGE 20, RECORDS OF SAN BERNARDINO COUNTY, STATE OF CALIFORNIA.
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE MOST NORTHEASTERLY CORNER OF PARCEL 1 OF PARCEL MAP 2221, PARCEL MAP BOOK 19, PAGE 96 RECORDS OF SAID COUNTY, SAID POINT BEING ON THE SOUTHERLY RIGHT OF WAY OF WILSON CREEK AS SHOWN ON RECORD OF SURVEY 00-072 BOOK 114, PAGES 53-60 RECORDS OF SAID COUNTY;
THENCE NORTHEASTERLY ALONG SAID RIGHT OF WAY THROUGH A CURVE CONCAVE NORTHWESTERLY HAVING A RADIAL BEARING WHICH BEARS N 15º14’19” W, A CENTRAL ANGLE OF 28º46’25”, A RADIUS OF 1060.00 FEET, A LENGTH OF 532.33 FEET;
THENCE S 48º57’20” E 28.25’ TO A POINT WHICH IS 44.00 FEET FROM THE CENTERLINE OF OAK GLEN ROAD PER
SAID RECORD OF SURVEY, SAID POINT BEING ON A CURVE CONCAVE NORTHWESTERLY HAVING A RADIAL BEARING OF N 48º57’54” W, A RADIUS OF 1584.99 FEET;
THENCE SOUTHERLY ALONG SAID CURVE PARALLEL WITH SAID CENTERLINE THROUGH A CENTRAL ANGLE OF 7º53’44’ AND A LENGTH OF 218.42 FEET;
THENCE CONTINUING PARALLEL WITH SAID CENTERLINE S 48º55’50” W 378.58 FEET TO THE BEGINNING OF A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUS OF 806.00 FEET; THENCE ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 18º09’35” A LENGTH OF 255.46 FEET TO A POINT ON THE SOUTHEASTERLY LINE OF SAID PARCEL 1, PM 2221 AS SHOWN ON SAID RECORD OF SURVEY; THENCE N 48º58’49” E 327.35 FEET ALONG THE SOUTHEASTLY LINE OF SAID PARCEL 1 TO AN ANGLE POINT IN SAID PARCEL 1,
THENCE CONTINUING ALONG SAID PARCEL 1, N 41º03’57” W 107.66 FEET TO THE POINT OF BEGINNING.
SAID DESCRIBED PARCEL CONTAINING 46,265.5 SQUARE FEET, MORE OR LESS
Gregory Lambright
Art & Architecture, LLC
1909 N Oracle Circle
Mesa AZ 85203
480-229-4239 m.
PROJECT DESIGN SET
Project:
OAK GLEN RD.
CHEVRON
AUTO CENTER
& HOTEL
PROJECT
32788 OAK GLEN
ROAD
YUCAIPA CA 92154
CONDITIONAL
USE PERMIT
SITE PLAN
11-21-2022
CUP-SP-1
480-229-4239 m.
DESIGN
DOCUM
E
N
T
S
NOT FO
R
CONST
R
U
C
T
I
O
N
VICINITY MAP
NO SCALENORTH
NOTE:
THE BOUNDARY, SURVEY, TOPOGRAPHY & LEGAL DESCRIPTION INFORMATION INDICATED HEREIN IS PROVIDED BY VARIOUS SURVEYS & SERVICES PERFORMED BY J.D.
COLE & ASSOC, INC. LAND SURVEYING, 909-797-2074, DATED 8-19-2020 & 2-12-21. 64 - 70 ROOM -
THREE STORY
HOTEL W/ ROOF
TOP TERRACE &
DINING
9,000 S.F.
CONVENIENCE
STORE / OFFICE
BUILDING
8 MPD
FUELING
CANOPY
OVERLAY DISTRICTS
LAND USE PLAN DESIGNATION: (CS) SERVICES - COMMERCIAL
SCENIC HIGHWAY DESIGNATION: YUCAIPA SCENIC HWY. & RESOURCE OVERLAY
TRANS. NETWORK DESIGNATION: MAJOR HIGHWAY
NOISE OVERLAY AREA: 65+ dba FUTURE NOISE LEVEL AREA
FIRE SAFETY OVERLAY AREA: AREA 2 (FR2)
FLOODPLAIN OVERLAY AREA: PARTIAL AREA 2 (500 YR. FLOOD AREA)
IMPROVEMENT LEVEL AREA: LEVELS 1 & 2
UTILITIES SERVING THIS LOCATION
ALL PROPOSED
SIGNAGE UNDER
SEPERATE PERMIT
90' x 26'
CAR WASH
TO BE 20'HIGH MAX(MASONRY)
18' x 8'
REFUSE
ENCLOSURE
6' HIGHRETAINING
WALL
PARCEL 2
ALL PROPOSED
SIGNAGE UNDER
SEPERATE PERMIT
120' x 40'CANOPY TO BE21' HIGH, WITH
16' CLEAR HT.
(STEEL FRAME)
8' HIGHRETAININGWALL
CONCRETE DRIVEWAYS
& SDEWALKS (TYPICAL THROUGHOUT)
OPEN
SPACE
FF = 93.55
PARCEL 1
280.71'
EXIST. RESIDENCE
TO BE REMOVED
120' x 77'
C-STORE TO BE
32' HIGH MAX
(WOOD FRAME)
10.0' HIGH
RETAINING
WALL
ASPHALT PAVING(TYPICAL)
201.24'
P.P.
P.P.
P.P.
P.P.
110.15'315.85'18' x 8'REFUSEENCLOSURE
FF = 85.90
EXISTING
RESIDENCE IS
20' FROMPROPERTYLINE
20.25 ft
ALL PROPOSED
SIGNAGE UNDER
SEPERATE PERMIT
EXIST. DRIVEWAYTO BE REMOVED
180' x 72' HOTEL TO BE52' HIGH MAX.BASEMENT 8,000 S.F.
1st - 4th FLOORS
12,000 S.F.
ROOF TERRACE
6,000 S.F.
(50,000 S.F. TOTAL)(WOOD FRAME OVERMASONRY PEDESTAL)
40' x 30' PORTICOTO BE 24' HIGH,
WITH 16' CLEAR HT.
12.5' HIGH
RETAININGWALL CORNER2' HIGHRETAININGWALL
6.0' HIGH
RETAINING
WALL
8' HIGHRETAININGWALL
10.0' HIGH
RETAINING
WALL
2' HIGHRETAINING
WALL
OPENSPACE
PHAS
E
1 PHAS
E
2PHASE
2PHASE
1 4' HIGHRETAININGWALL
DETENTION
AREA
359.9
2'
2 8
.
2 5
'218.42'175.64'OPEN
SPACE
PROJECT INFORMATION
PROJECT OWNER: SG OPAL, INC., A CALIFORNIA CORPORATION - PANKAJ PATEL 1462 CRESTVIEW RD., REDLANDS, CA 92374
(909) 709-7497 o.
APPLICANT: AXESH (ALEX) PATEL
1462 CRESTVIEW RD., REDLANDS, CA 92374
(909) 831-5837 m.
[email protected]
PLAN PREPARATION: GREGORY LAMBRIGHT
(480) 229-4239
[email protected]
PROJECT ADDRESS: 32788 OAK GLEN ROAD, YUCAIPA, CA 92399
PROJECT DESCRIPTION: THE EXISTING SINGLE-FAMILY RESIDENCE IS TO BE DEMOLISHED, AND THE SITE LIFTED UP TO STREET LEVEL – WITH UP TO 12’ OF FILL. THE NEW SITE
GRADES WILL GENERALLY FOLLOW THE HEIGHT OF THE ADJACENT ROADWAY.
FIRST PROJECT PHASE - CONSTRUCT A NEW CHEVRON GAS STATION AND FUELING CANOPY W/ 8 DISPENSERS, AND TUNNEL CAR WASH. THIS PROJECT PHASE WILL BE SLOPED GRADUALLY TO THE NORTHEAST.
SECOND PROJECT PHASE - CONSTRUCT A NEW HOTEL WITH THREE FLOORS AND A BASEMENT LEVEL - FOR 75 TO 90 ROOMS - WITH ROOF TOP DINING AND OUTDOOR POOL AMENITIES. THIS PROJECT PHASE WILL BE SLOPED GRADUALLY TO THE NORTH.
APN: 0301-174-07-0-000
ZONING: CS (SERVICE COMMERCIAL) - THIS SITE
NORTH: OPEN SPACE (WILSON CREEK)
WEST: CS (RESIDENTIAL CURRENTLY)
SOUTH: OPEN SPACE (OAK GLEN RD.)
EAST: NEIGHBORHOOD COMMERCIAL
ROADWAY EASEMENTS: THERE ARE NO KNOWN ROADWAY EASEMENTS ON THIS SITE
DRAINAGE: THERE ARE NO EXIST. DRAINAGE CHANNELS OR HILLY TERRAIN HEREON
SIGNAGE: ALL SIGNAGE TO BE UNDER SEPARATE PERMIT
EXISTING PROPERTY SIZE: 102,263 S.F. / 2.35 AC.
PROPOSED ADD. PROPERTY: 39,150 S.F. / .90 AC.
TOTAL PROPOSED SIZE: 141,413 S.F. / 3.25 AC.
MAX HEIGHT ALLOWED: 45’ - 38’ PROPOSED ROOF DECK FLOOR HEIGHT / 52’ PROPOSED MAX HEIGHT @ HOTEL ROOF
MAX LOT COVERAGE: 90% / 81% PROPOSED @114,550 S.F. COVERAGE LANDSCAPE AREA: 26,868 S.F. / 19%
MAX BUILDING COVERAGE: 65% / 17.7% @ 25,000 S.F. COVERAGE OPEN SPACE PROPOSED: 11.5% / 17,400 S.F.
CONVENIENCE STORE: 6,060 S.F. RETAIL FIRST FLOOR / (24 / 7 / 365 OPERATION) 3,000 S.F. OFFICE SECOND FLOOR - MEZZANINE (ABC LICENSE ANTICIPATED)
FUEL CANOPY: 4,560 S.F. / 16 FUEL POSITIONS / 16’-6” CLEAR HT. / 21’ MAX HT. (24 / 7 / 365 OPERATION)
CAR WASH: 2,350 S.F. - 90' CONVEYOR / TUNNEL WASH (7am – 9pm / 365 OPERATION)
HOTEL: 10,720 S.F. /PER FLOOR (64-70 ROOMS) (24 / 7 / 365 OPERATION)
ROOF TOP BAR/GRILLE: 1,500 S.F. DINING AREA
(ABC LICENSE ANTICIPATED)
PARKING CALCULATIONS: RATIO REQUIRED PROVIDED
C-STORE PARKING REQUIRED: 1:250 24 46 VACUUM SPACES: N/A 0 6 HOTEL PARKING REQUIRED: 1:1 68 74
BAR/GRILLE PARKING: 1:50 30 30
TOTAL SPACES: 116 156
TOTAL ACCESSIBLE SPACES: 6 8
TOTAL LOADING SPACES: 2 2
PARKING STALL SIZES: 9’ x 17’ + 2’ OVERHANG MIN.
LOADING STALL SIZES: 10’ x 19’ + 1’ OVERHANG MIN.
USE PERMIT - SITE PLAN
SCALE 1" = 30'-0"NORTH2,340 S.F.
CONVEYOR CAR
WASH
12' WIDE CITY ACCESS
EASEMENT AREA (TYP.)
PARCEL #2 - 39,150 S.F.
PROPERTY PURCHASE
AREA (TYP.)
102,263 S.F. ORIGINAL
SITE AREA (TYP.)
17.69'
38,840.43 sf
101,789.8 sf 31.59'48.53'86.41'43.01'4
7 .
6 0
'
20.0 8'
18.04'11.65'17.18'1
0 7
.
6 1
'327.31'665
CITY OF YUCAIPA, CALIFORNIA
PRELIMINARY GRADING PLAN
32788 OAK GLEN ROAD - A.P.N. 0301-174-07
666
667
668
669
G
N
S
I
G
N
8580757065
85807570653'-0"8'-0"13'-0"10'-0"6'-0"PL
31'-0"167'-0"125'-0"PL
I I I I
I I I I Gregory Lambright
Art & Architecture, LLC
1909 N Oracle Circle
Mesa AZ 85203
480-229-4239 m.
PROJECT DESIGN SET
Project:
OAK GLEN RD.
CHEVRON
AUTO CENTER
& HOTEL
PROJECT
32788 OAK GLEN
ROAD
YUCAIPA CA 92154
SCHEMATIC
RETAINING
WALL PLANS
11-21-2022
RW-1
RETAINING WALL DESIGN ELEVATION - NORTHWEST
SCALE: 1" = 30'
RETAINING WALL DESIGN ELEVATION - WEST
SCALE: 1" = 30'
VERSA-WALL RETAINING WALL SECTION
NOT TO SCALE
RETAINING WALL TO BE CAPPED WITH
STEEL PIPE SAFETY RAIL TO 48" AFG
(TYPICAL)
PROPOSED RETAINING WALLS TOBE CONSTRUCTED OF GREYSTACKED CMU "VERSA-WALL" TYPE
SYSTEM WITH SPLIT FACE FINISH
(TYPICAL)
DESIGN
DOCUM
E
N
T
S
NOT FO
R
CONST
R
U
C
T
I
O
N
RETAINING WALL TO BE CAPPED WITH
STEEL PIPE SAFETY RAIL TO 48" AFG
(TYPICAL)
PROPOSED RETAINING WALLS TO
BE CONSTRUCTED OF GREY
STACKED CMU "VERSA-WALL" TYPE
SYSTEM WITH SPLIT FACE FINISH
(TYPICAL)tain10095908580757065
380'-0"30'-0"141'-0"63'-0"70'-0"73'-0"10095908580757065 10095908580757065 14'-0"5'-0"11'-0"13'-0"2'-0"4'-0"PL PL S
I
G
N
S
I
G
N
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