How many construction permits were issued within 800 m of 301 & 303 Ferguson Dr, Austin in the past 2 years?

172 construction permits were issued within 800 m (about 0.5 mi) of the listing's reported point in the past 2 years, counting building, trade (electrical, plumbing and mechanical), demolition, tree and site-work permits together: 124 plumbing/electrical/mechanical trade permits, 24 commercial building, 8 residential remodel/repair. The count describes a radius, not this parcel. Source: Austin Building Permits, synced Sep 26, 2026.

What is the nearest tracked development project to 301 & 303 Ferguson Dr, Austin?

Replacement of complete existing central heat and air system with or without duct work (permitted) is about 295 ft from the listing's reported point, at 300 FERGUSON DR UNIT 8407, with last recorded activity Jan 6, 2026. 50 projects had activity within 800 m (about 0.5 mi) in the past 12 months. Source: TABS State Projects, synced Sep 27, 2026.

How many TABC alcohol licenses were issued in ZIP 78753 in the past 12 months?

18 TABC alcohol licenses were issued in ZIP 78753 in the past 12 months, and 141 were active. Licenses cover bars, restaurants, stores, venues and events, and are matched by postal ZIP, not by distance. Source: TABC licenses and permits, synced Aug 8, 2026.

How many traffic crashes were recorded within 800 m of 301 & 303 Ferguson Dr, Austin in the past 3 years?

193 traffic crashes were recorded within 800 m (about 0.5 mi) of the listing's reported point in the past 3 years, including 2 fatal and 4 with a serious injury. Source: Austin Traffic Crashes, synced Sep 18, 2026.

What FEMA flood zone is mapped at 301 & 303 Ferguson Dr, Austin?

FEMA's National Flood Hazard Layer returns zone X (not a Special Flood Hazard Area) at the reported point. A point result does not describe the whole lot; verify the effective map and any amendments. Checked Sep 28, 2026 at the listing's reported point.

What soil drainage class does the USDA soil survey report at 301 & 303 Ferguson Dr, Austin?

The USDA soil survey maps Eddy soils and Urban land, 0 to 6 percent slopes at the reported point, with drainage class "Well drained" and hydrologic group D. A map unit describes soils mapped across an area, not a boring at this address. Checked Sep 28, 2026 at the listing's reported point.

AUSTIN LOCAL TEAM · UNLOCK MLS

301 & 303 Ferguson Dr

Austin, TX, 78753

Active

$3,000

Rental list price · period not reported

Inside & around the home

Listing photo 1 of 301 & 303 Ferguson Dr — Property photo 1
Listing media supplied by Augustin Tobas, Broker through Unlock MLS / MLS GRID.

Photo 1 of 8

Swipe or use ← → to browse. Home / End to jump.

Listed by Augustin Tobas, Broker

Listing attribution contact: (917) 912-5738

MLS #8902768 · Active

Listings courtesy of Unlock MLS as distributed by MLS GRID.

8 listing photos available here.

Photos may update as new copies become available.

YOUR NEXT MOVE

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0Bedrooms

0Bathrooms

2005Year built

See RemarksProperty type

Reported lot size: 0.421 acres
Since the source last modified this listing: 3 daysModified Sep 25, 2026

AROUND THIS RENTAL · ZIP 78753

What the public record shows around 301 & 303 Ferguson Dr.

Counts within 800 m (about a 10-minute walk) of the listing’s reported point; licenses and code cases are ZIP-wide because those sources have no coordinates.

172Construction permits issued2 new residential buildings · 24 commercial · 146 routine trade, repair or other permitspast 2 years 50Development projects with activity4 site plans open or applied in the past 2 yearspast 12 months ZIP-wide18TABC alcohol licenses issued141 active in the ZIPZIP 78753 · past 12 months 39Food establishments inspected12 dated scores listed belowpast 12 months 193Traffic crashes recorded2 fatal · 4 serious injurypast 3 years 590311 service requests logged5 open or in progresspast 12 months

These are counts of public filings, not conclusions about this rental. Each tile links to the dated records below.

Not sure what these records mean for this rental?

Our local team can walk through which records sit on the same block, which are routine, and which are worth a closer look before you sign.

Ask what these records mean for this rental →

Read from the Zabalist research database Sep 28, 2026. Source sync dates are listed with each section below. Compare with another rental →

AROUND THIS RENTAL

Reading public records for this address…

THE RENTAL, IN THE LISTING AGENT’S WORDS

A closer look.

Now available for land lease: 301 & 303 Ferguson Dr in North Austin. This approximately 0.42-acre commercial property includes two lots and is fully fenced around the perimeter. Located near I-35 and Braker Lane, it sits among established businesses and across from multifamily housing. The property is ready for a tenant seeking a commercial site. Contact us for lease details and to schedule a tour.

THE DETAILS THAT SHAPE YOUR DAY

Reported property facts

Property type: Commercial Lease
Property subtype: See Remarks
Bedrooms: 0
Bathrooms: 0
Lot acres: 0.421
Year built: 2005
Parking spaces: 0

Features & finishes

view

None

sewer

Public Sewer

parking

None

utilities

Electricity Available · Sewer Available · Water Available

water Source

Public

construction

Other

YOUR PROPERTY BRIEF

Your showing, with better questions.

Start with what’s reported. Open a topic to see what still needs an answer for this rental before you sign.

Understand the lease costsConfirm the payment period and total move-in cost before you sign.

Advertised rent: $3,000 · payment period not reported in this feed

The advertised amount is not a complete move-in or ongoing cost quote.

Questions to bring

What payment period, lease term, deposits and move-in charges apply?
Which utilities, parking, pet charges and recurring fees are additional?
What are the renewal terms and any rules relevant to your intended use?

Use the cost-planning worksheet

Check the intended useVerify access, boundaries and permitted use for your plans.

Questions to bring

What parcel boundaries, access and current records apply to your intended use?
Which utilities, restrictions and approvals need confirmation before your plans can proceed?

Review the full reported facts

Connect the rental to its settingDated public records within 800 m are counted below; verify the actual sites.

Planning-area match: No match established for the reported point
Nearest tracked development within 800 m: Replacement of complete existing central heat and air system with or without duct work, 295 ft away · permitted · past 12 months
Same ZIP research: 78753 · snapshot Sep 14, 2026

A planning-area match uses the listing’s reported point, not a surveyed parcel.

Radius counts use the listing’s reported point and the Zabalist research database read Sep 28, 2026. A count within 800 m does not establish an effect on this rental, and a missing record is not evidence of no work.

ZIP records cover Sep 14, 2025–Sep 14, 2026. Same ZIP does not establish proximity or an effect on this rental.

Flood, geology and soil findings describe a point lookup on the date checked; an unavailable source does not establish conditions.

Questions to bring

Does Replacement of complete existing central heat and air sys… (tracked project, 295 ft away, permitted) share an entrance, street or daily route with this rental, and what stage is it in now?

Read the nearby records Read this rental’s ground lookup

Request a showing

This rental stays attached to your inquiry. Add the questions you’d like us to cover.

YOUR PROPERTY BRIEF

Your showing, with better questions.

Start with what’s reported. Open a topic to see what still needs an answer for this rental before you sign.

Understand the lease costsConfirm the payment period and total move-in cost before you sign.

Advertised rent: $3,000 · payment period not reported in this feed

The advertised amount is not a complete move-in or ongoing cost quote.

Questions to bring

What payment period, lease term, deposits and move-in charges apply?
Which utilities, parking, pet charges and recurring fees are additional?
What are the renewal terms and any rules relevant to your intended use?

Use the cost-planning worksheet

Check the intended useVerify access, boundaries and permitted use for your plans.

Questions to bring

What parcel boundaries, access and current records apply to your intended use?
Which utilities, restrictions and approvals need confirmation before your plans can proceed?

Review the full reported facts

Connect the rental to its settingDated ZIP records are available; verify the actual project sites.

Planning-area match: No match established for the reported point
Same ZIP research: 78753 · snapshot Sep 14, 2026

A planning-area match uses the listing’s reported point, not a surveyed parcel.

ZIP records cover Sep 14, 2025–Sep 14, 2026. Same ZIP does not establish proximity or an effect on this rental.

Flood, geology and soil findings describe a point lookup on the date checked; an unavailable source does not establish conditions.

Questions to bring

Does the reported point match the building and parcel you are considering?
Which mapped boundaries or actual development sites need a closer look?

Read this rental’s ground lookup Re-run the source lookup Read the dated ZIP filings More homes for rent in 78753 Public records for ZIP 78753

Request a showing

This rental stays attached to your inquiry. Add the questions you’d like us to cover.

WHAT’S BEING BUILT NEARBY · WITHIN 800 M

Permits, plans and registered projects around the reported point.

Five public filing layers, each with its own window. A filing is a record that work was proposed or permitted; check the address and current status before connecting any of it to this home.

Construction permits · past 2 years

172 issued within 800 m, every permit type together

Plumbing/Electrical/Mechanical trade permits124
Commercial building24
Residential remodel/repair8
Other5
Demolition4
Re-roof3
New residential building2
Driveway/sidewalk1
Foundation repair1

Nearest building, commercial and demolition permits

Issued Dec 10, 2025295 ft from the reported pointActive
Commercial building ↗
300 FERGUSON DR BLDG 5
Structural Repairs for Building 5

Routine trade and other permits (5 nearest)

Issued Sep 4, 2025236 ft from the reported pointIssued
Other
318 FERGUSON, City of San Antonio, TX 78203
Mechanical Permit
Issued Aug 5, 2025236 ft from the reported pointIssued
Other
318 FERGUSON, City of San Antonio, TX 78203
Ferguson leo
Issued May 13, 2025236 ft from the reported pointIssued
Other
318 FERGUSON, City of San Antonio, TX 78203
318 Ferguson Ave
Issued May 9, 2025236 ft from the reported pointIssued
Other
318 FERGUSON, City of San Antonio, TX 78203
Issued Apr 24, 2025236 ft from the reported pointIssued
Residential remodel/repair
318 FERGUSON, City of San Antonio, TX 78203
Tal Sherizly

Development projects · past 12 months

50 with activity within 800 m

Unified project: one record that Zabalist assembles from related permits, plans and registrations for the same site, with the latest stage recorded.

permitted37
completed10
site plan2
tdlr1

Nearest projects

permittedLast activity Jan 6, 2026295 ft away
Replacement of complete existing central heat and air system with or without duct work
300 FERGUSON DR UNIT 8407 · commercial
permittedLast activity Dec 10, 2025295 ft away
Structural Repairs for Building 5
300 FERGUSON DR BLDG 5 · commercial
tdlrLast activity Sep 15, 2026410 ft away
FIT AUSTIN
10901 NORTH LAMAR BOULEVARD, Austin, TX 78753 · commercial · $220K stated valuation
permittedLast activity Mar 18, 2026410 ft away
New Front Lit channel letter wall sign
10901 N LAMAR BLVD · commercial · $0 stated valuation
permittedLast activity Dec 17, 2025410 ft away
Obtain certificate of occupancy
10901 N LAMAR BLVD UNIT 103 · commercial

City site plans · open or applied in the past 2 years

4 within 800 m

Site plan: the City of Austin’s development application for anything beyond a single house. It is a proposal, not an approval or completed construction.

Waiting on LegalApplied Apr 4, 20230.2 mi away
10601 N Lamar ↗
Housing
Awaiting UpdateApplied Jun 17, 20260.3 mi away
N Lamar Blvd Patio Addition ↗
Commercial
ApprovedApplied Aug 8, 20000.3 mi away
MADDEN WAREHOUSE ↗
No description reported

State project registrations · past 12 months

3 TDLR registrations within 800 m

TDLR project registration: a state filing required for commercial and public construction over a cost threshold. It means a project was submitted for accessibility review, not that it was built.

Project RegisteredRegistered Sep 15, 2026410 ft away
Lucky Claw Mania ↗
10901 N. Lamar Blvd, Suite 140, Austin, TX 78753 · New Construction · $100K estimated cost
Full build out for a claw arcade. The square footage is 1,500.
Project RegisteredRegistered Jun 22, 20260.2 mi away
Unlimited Soccer Austin ↗
10601 N. Lamar Blvd Suite D, Austin, TX 78753 · Renovation/Alteration · $1.5M estimated cost
The project is a 34,000 SF fit out of an indoor soccer facility including entry lounge, bathrooms, multi-function room and playing fields.
Review CompleteRegistered Feb 26, 20260.3 mi away
FC Prosper Center North ↗
601 West Braker Lane, Austin, TX 78753 · Renovation/Alteration · $1.8M estimated cost
9565 sq ft of new finishes, millwork, fixtures, and interior partitions. New windows and replacement of existing doors. Site work to repair slopes of pavement and ramps.

Subdivision cases · applied in the past 3 years

0 within 800 m

Subdivision case: a City application to divide or re-plat land into lots. It changes lot lines on paper; it is not a building permit.

No subdivision cases were returned within this radius.

ALCOHOL LICENSES & FOOD INSPECTIONS · ZIP 78753 AND WITHIN 800 M

Licensed bars, restaurants, stores and venues, and the inspections on record.

State alcohol licenses are matched by postal ZIP because the source rarely carries coordinates. Health inspections are matched by distance from the reported point.

TABC licenses · ZIP 78753

18 issued in the past 12 months · 141 active

TABC license types: state alcohol permits for bars, restaurants, stores, venues and events. A license record is not confirmation that a business is open.

Issued Jul 31, 2026Package store permit
Smoke & Liquor
10205 N Lamar Blvd Suite 107
Issued Jul 27, 2026Mixed beverage permit
Tacodeli Tech Ridge
12705 Center Lake Dr
Issued Jul 1, 2026Wine and malt beverage retailer (on-premise)Food and beverage certificate
New Vibes - Tech Ridge (MOD Pizza)
500 Canyon Ridge Dr
Issued Jun 15, 2026Mixed beverage permitFood and beverage certificate
Good Luck Grill & Tavern
525 W Howard Ln Suite 120
Issued May 6, 2026Mixed beverage permit
JAROCHOS MEXICAN FOOD Y CANTINA
9200 N Lamar Blvd
Issued Apr 27, 2026Wine-only package store permit
Food N More #3
9318 N IH 35

Food establishment inspections · past 12 months

39 establishments inspected within 800 m

Food inspection score: the county health inspection result on the date shown, out of 100. It is a point-in-time record, not a review of the establishment.

Latest score 83Inspected Nov 4, 2025371 ft away
Lily's Sandwich

CRASHES & CITY SERVICE REQUESTS (311) · WITHIN 800 M

Crashes and 311 requests recorded around the reported point.

Two logs kept by public agencies. They record events at locations, not how a street feels, and they are not comparable between areas with different road types.

Traffic crashes · past 3 years

193 recorded within 800 m

Fatal: 2
Serious injury: 4
Involving a pedestrian: 3
Involving a bicyclist: 0

2023 (from Sep 29)25
202459
202567
2026 (to Sep 28)42

Years marked “from” or “to” are only partly inside the past 3 years window, so they are not comparable with full years.

Nearest recorded crashes

Aug 4, 2024Fatal466 ft away
ONE MOTOR VEHICLE - GOING STRAIGHT
10800 N LAMAR BLVD
Aug 15, 2026Unknown764 ft away
ONE MOTOR VEHICLE - OTHER
W GRADY DR & MOTHERAL DR
Oct 11, 2025Suspected Serious Injury958 ft away
ANGLE - BOTH GOING STRAIGHT
10600 N LAMAR BLVD
Aug 28, 2026Not Injured0.3 mi away
OPPOSITE DIRECTION - ONE STRAIGHT-ONE LEFT TURN
10500 N LAMAR BLVD
Mar 1, 2024Suspected Serious Injury0.3 mi away
SAME DIRECTION - ONE STRAIGHT-ONE STOPPED
700 W BRAKER LN

311 service requests · past 12 months

590 logged within 800 m · 5 open or in progress

311 request: a service request logged with the City of Austin (missed pickup, street light, loose animal and similar). It records that something was reported, not that it was verified.

Counts exclude requests marked duplicate or cancelled in the source.

CODE ENFORCEMENT IN THE ZIP · ZIP 78753

Code-compliance cases in the ZIP, and registered rental properties nearby.

Case totals are aggregate ZIP figures; no individual case is shown. Registered properties are listed only when they fall within 800 m of the reported point.

Code-compliance cases · past 12 months

1,591 opened in ZIP 78753 · 186 active

Code-compliance case: a City investigation opened after a report of a possible ordinance violation. An opened case is not a confirmed violation.

Property Abatement658
Structure Condition Violation(s)609
Land Use Violation(s)273
Work Without Permit51

Repeat Offender Program properties · within 800 m

Repeat-offender registry: City of Austin registration for rental properties with repeated code violations in a set period. It is a status on the date synced, not a description of current conditions.

No registered properties were returned within this radius as of the source sync.

NEARBY RECORDS

Reading public records for this address…

FLOOD ZONE, GEOLOGY & SOILS · POINT LOOKUP

Flood zone, geology and soils at the reported point.

Three federal map services queried at the listing’s reported coordinates, which may be approximate. A point result can differ across a lot; each answer below states whether the service returned a mapped feature.

FEMA flood hazard layer

Mapped result returned

Zone X

AREA OF MINIMAL FLOOD HAZARD

Special Flood Hazard Area: no · Map 48453C

Special Flood Hazard Area: FEMA’s mapped 1%-a-year flood zone (zones A, AE, AO, V). “No” means the point is not inside one on the current map; it is not a statement about drainage or past flooding.

An exact point intersection with the effective map. A building or lot can extend across a zone boundary; check map amendments for the property.

Verify the effective map at FEMA ↗

USGS geologic unit

Mapped result returned

Austin Chalk

Map unit Kau · Kau_AU

Geologic unit: the rock formation mapped at regional 1:250,000 scale by the USGS. It describes the area’s geology, not the soil under a foundation.

Regional geology at 1:250,000 scale. It does not measure the soil beneath a foundation or diagnose movement; a property inspection answers a different question.

Explore the USGS source ↗

USDA soil map units

Mapped result returned

Eddy soils and Urban land, 0 to 6 percent slopes

Eddy (55% of unit) · Drainage: Well drained · Hydrologic group D · Order: Entisols

Eddy soils and Urban land, 0 to 6 percent slopes

Urban land (35% of unit) · Hydrologic group D

Drainage class: how quickly water leaves the mapped soil, from excessively drained to very poorly drained. It is a survey classification of the map unit, not a measurement at this address.

Hydrologic group (A to D): how quickly the mapped soil absorbs rain; A absorbs fastest and D slowest. It describes the survey map unit, not this yard.

Survey map units describe the dominant soils mapped across an area, not a boring at this address.

Open USDA Web Soil Survey ↗

What to verify next

Confirm the point represents the home
Confirm the listing’s reported coordinates against the street address and actual building. This point is not a survey or a parcel boundary.
Understand location accuracy →
Locate the building on the effective flood map
Review the returned zone and subtype, then locate the building or lot relative to its boundary. A point result does not describe the entire property or its drainage history.
Check the map and map changes ↗
Separate regional geology from site conditions
This 1:250,000 map describes regional formations. Use an area-of-interest soil survey and property-specific inspection to investigate different questions; a formation name is not a foundation diagnosis.
Open USDA Web Soil Survey ↗
Request the property’s own documentation
Ask for prior engineering reports, documented repairs and drainage observations. Keep those records separate from the regional map results.
Prepare property-specific questions →

FLOOD ZONE, GEOLOGY & SOILS

Reading public records for this address…

REGIONAL ECONOMY · FRED SERIES

Regional figures on their observation dates.

Federal Reserve Economic Data series for the metro and county. Each value carries the date the statistic describes, which is usually earlier than the day it was published. None of these figures comes from the MLS.

Austin-Round Rock-Georgetown, TX

Median listing price (Realtor.com via FRED): $450K
Unemployment rate: 4.0%
Building permits authorized, month of observation: 1,727
Observation date: Aug 1, 2026

Series updated Sep 27, 2026.

Travis County

Unemployment rate: 3.9%
Labor force: 877,417
Trend as recorded: stable
Observation date: Jul 1, 2026

REGIONAL ECONOMY

Reading public records for this address…

How this page is built

Every figure on this page names its source and the date that source was last synced or checked. Nothing is scored, ranked or inferred beyond the counts shown.

Listing facts and photos · Unlock MLS via MLS GRID · listing modified Sep 25, 2026, 12:31 PM Central · data obtained Sep 25, 2026, 12:35 PM Central.
Austin Building Permits · City of Austin (Travis County) · updated Daily · synced Sep 26, 2026.
Austin Site Plans · City of Austin Development Applications · updated Daily · synced Sep 27, 2026.
TABS State Projects · All 254 Texas Counties · updated Weekly · synced Sep 27, 2026.
Subdivision Permits · City of Austin · updated Weekly · synced Sep 27, 2026.
Austin Health Inspections · City of Austin Food Establishments · updated Monthly · synced Sep 16, 2026.
Austin Traffic Crashes · Austin police crash reports, via TxDOT CRIS · updated Daily · synced Sep 18, 2026.
Austin 311 Service Requests · City of Austin, all departments · updated Daily · synced Sep 22, 2026.
Austin Code Complaints · Austin Code Department complaint cases · updated Daily · synced Sep 26, 2026.
Austin Repeat Offender Registry · Registered multifamily properties, City of Austin · updated Daily · synced Sep 28, 2026.
TABC licenses and permits · Texas, by licensed address ZIP · synced Aug 8, 2026.
Zabalist unified projects · Permits, site plans, subdivisions and TDLR registrations matched to one site · updated Daily · synced Not reported.
FRED: Austin-Round Rock MSA economics · Austin-Round Rock-Georgetown, TX · updated Monthly · synced Sep 27, 2026.
· Travis County, TX · updated Monthly · synced Sep 27, 2026.

LOOK BELOW THE LISTING

A place has layers.
Start with the evidence.

Check mapped flood zones and regional geology, then turn the findings into better questions before you sign. Each source describes a different part of the picture.

301 & 303 Ferguson Dr, Austin, TX, 78753

Uses the listing’s reported coordinates, which may be approximate.

Compare local areas Investigate development Build a property-tax estimate Open USDA’s soil survey

Listing agent: Esmeralda Colon-zuniga

Data obtained Sep 25, 2026, 12:35 PM Central. Listing modified Sep 25, 2026, 12:31 PM Central.

TAKE THE NEXT STEP

See how this rental fits your life.

Confirm the lease period and move-in costs at a showing, or ask us to check availability first.

Request a showing ↗Or call (512) 710-0337 ↗

Listing source and permitted use

Presented by Austin Local Team · All City Real Estate, ltd. Co. · (512) 710-0337

Listings courtesy of Unlock MLS as distributed by MLS GRID.

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IDX information is provided exclusively for consumers’ personal, noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed by MLS GRID. Use may be subject to an end user license agreement prescribed by the applicable MLS. Any use or search other than by a consumer looking to purchase real estate is prohibited.

Based on information submitted to the MLS GRID as of Sep 28, 2026, 8:00 PM Central. All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

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Inside & around the home

A rental worth a second look?

Not sure what these records mean for this rental?

A closer look.

Reported property facts

Features & finishes

Construction permits · past 2 years

Nearest building, commercial and demolition permits

Development projects · past 12 months

Nearest projects

City site plans · open or applied in the past 2 years

State project registrations · past 12 months

Subdivision cases · applied in the past 3 years

TABC licenses · ZIP 78753

Food establishment inspections · past 12 months

Traffic crashes · past 3 years

Nearest recorded crashes

311 service requests · past 12 months

Code-compliance cases · past 12 months

Repeat Offender Program properties · within 800 m

FEMA flood hazard layer

USGS geologic unit

USDA soil map units

What to verify next

Austin-Round Rock-Georgetown, TX

Travis County

A place has layers.Start with the evidence.

See how this rental fits your life.

Listing source and permitted use

Copyright notices

Not sure what these records mean for this rental?

Austin-Round Rock-Georgetown, TX

Travis County

Questions to bring

Questions to bring

Questions to bring

Construction permits · past 2 years

Nearest building, commercial and demolition permits

Development projects · past 12 months

Nearest projects

City site plans · open or applied in the past 2 years

State project registrations · past 12 months

Subdivision cases · applied in the past 3 years

TABC licenses · ZIP 78753

Food establishment inspections · past 12 months

Traffic crashes · past 3 years

Nearest recorded crashes

311 service requests · past 12 months

Code-compliance cases · past 12 months

Repeat Offender Program properties · within 800 m

By category

Most frequent request types

FEMA flood hazard layer

USGS geologic unit

USDA soil map units

What to verify next

A place has layers.
Start with the evidence.