Canyonside subdivision is located over a tract of approximately 20 acres of land.  City approved the site plan for this subdivision in November of 2015.  During the final inspection, staff noticed that several of the elements differ in as-built condition from the approved plan set.  This agenda item is for the developer’s proposed revised amendment application. 

You may visit the link below for City Council agenda item (dated November 22, 2016 and November 10, 2015) for detailed information and relevant documents for this item.

https://beecave.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=978&MeetingID=129

https://beecave.novusagenda.com/agendapublic/CoverSheet.aspx?ItemID=438&MeetingID=56

The development is subject to PDD Ordinance No. 15-236.  The ordinance allow minor modifications (as defined by City Code) from site plan to be approved administratively by the City staff unless such modifications violates City's code of ordinance or specific development standards described in the PDD ordinance.   During the P&Z meeting, City attorney mentioned that the change in building exterior architecture and relocation of scenic overlook pavilion needs to go through this formal meeting and approval procedure, all other minor revisions could have been approved administratively should the developer contacted staff beforehand.  All of those deviations were included in the previous transmittal letter and brought into attention of member of P&Z Commission and City Council during meetings in last November.  Commission and Council did not express concerns over those minor on-field changes.  In the meantime, staff agreed to administratively approve all minor changes and those items are not discussed in this letter.  Therefore, only three issues are listed in this letter for discussion and your consideration. 

The proposed changes do not trigger an amendment to the PDD Ordinance. If approved, updated exhibits will be administratively incorporated into the PDD Ordinance.   

Additional Sidewalk: Approved site plan did not delineate sidewalk beside home lot 66 along Rockies Run Summit (in between Patagonia Pass and Vail Divide).  However, at developer’s instruction, contractor already built 3’ wide concrete sidewalk in that area.  Total impervious cover addition is 420 square feet (SF).  The project’s total impervious cover is still significantly less than the maximum allowed amount. This segment closes a previous gap in the sidewalk network. 

Scenic overlook/Open air lookout pavilion: According to the approved Concept plan and site plan, there will be a scenic overlook pavilion to be built near the top elevation on the north western side close to the existing water tank.  This designated area is one of the very top (/high) elevations in Travis County, and from staff's perspective, was intended to provide views of the surrounding hill country topography, vegetation, and Lake Travis.  During construction, the developer contemplated relocating the structure adjacent to the trail near the intersection of Hwy 71 and Vail Divide to an area that traded a view for public access; this intended change was first identified by staff during the final site walk-through.

Following the P&Z and CC meetings for site plan amendment, staff visited the site with the developer to evaluate various options for the pavilion location.  At this time, developer proposes to build the scenic overlook structure approximately 100' from the originally proposed location near the top of the site.  Staff is in agreement that the new location will be suitable location for serving the original purpose.  Developer has submitted new drawings for the pavilion with some modification necessitated by slightly different site conditions (e.g. existing tree canopy, available space).  Changes include smaller pavilion (13’ by 13’ in size and 9’ high instead of 15' by 15' in size and 13'-4" high in the approved plan), different roof pattern and materials. 

During the previous meetings, developer presented the idea of having a small pavilion near the intersection of SH-71 and Vail Divide beside the trail built with this development.  According to developer, having rest area (with exercise equipment) beside the trail will serve citizens in a more useful way.  Staff also believes that having some kind of seating arrangement and physical exercise opportunity as well as rest area near the trail serves a useful function.  However, developer is not proposing that structure anymore (i.e., with this revision).

Amenity center: The exterior architecture of the amenity center building was approved as part of site plan.  But, the building was built differently without approval.  The built building has comparatively less articulation and variations as opposed to what was shown in that approved plan set.  After the meeting, developer has submitted drawings with proposing to add a faux, stone-faced chimney on the west side (or “left side” elevation),  planting two new 3” Live Oak trees on the west side, and adding stone materials to the walls of south and east elevations. 

The proposed exterior changes and addition will not affect the functionality of the building.  Members of Planning and Zoning Commission took part in discussion for different elements of exterior design (i.e., Chimney, its location and height, metal flue cap on top of the chimney, use of cut stone materials etc.).  While it has been recognized that the building will be still significantly different from the originally approved one, Commission concurred that the proposed plan is an improvement to the built-out building.  Staff also opined that the proposed change will improve the building's exterior appearance to some extent. 

You may visit the link below for audio recordings of the P&Z meeting. 

https://www.dropbox.com/s/tmjl0hlkjfbktlz/2017-1-3-P%26Z.mp3?dl=0

The Planning and Zoning Commission unanimously recommended for your approval  of this site plan amendment.