The proposed ‘Falconhead Office Park’ development will be built over Lot 2, Block A of ‘Gateway to Falconhead’ final plat subdivision (Doc. # 201300220 of the Official Public Records of Travis County).  Lot 2 is 6.465 acres of vacant land surrounded as follows –

North:  ‘Gateway to Falconhead’ Lot 1 (currently under construction, 7.47 acre in size), Freitag Creek, and RM-620; East:  Estates Apartments; South:  ‘Cottages at Spillman Ridge’ and Yellow Bell Bend Dr. (driveway that provides access for the Wildwood developments to the Falconhead Blvd.); West:  Falconhead Plaza, Falconhead Blvd. 

The site plan proposes construction of six buildings with a total of 80,000 square feet (SF) of professional and medical office space.  Four of these buildings will be single-story with 5,000 SF gross floor area each.  The other two buildings will be three-story with 30,000 SF gross floor area each.  The lower level of these two buildings will be parking garage.  

The 13.94 acre Gateway to Falconhead subdivision is subject to PDD Ordinance No. 13-147, for a two lot, mixed use project comprised of neighborhood service retail and office.  This agenda item is for site plan pertaining exclusively to Lot 2. 

Existing Condition: The site is currently undeveloped with the exception of an existing private asphalt drive (Yellow Bell Bend Dr.) along its southern boundary.   The site consists of native vegetation including large Spanish Oak and Live Oak trees with abundance of underbrush.

Building setback line is established by final plat.  There are multiple existing easements recorded via separate instruments.  All easements will remain in place except one (temporary water quality easement) will be vacated later. 

Access and Traffic Improvements: Access will be shared across Lots 1 and 2.  TIA requirements for Lot 2 were satisfied during site plan approval for Lot 1.  The most substantial off-site improvement, construction of a right turn lane on Falconhead Blvd. near the RR 620 intersection, was recently completed. 

In addition to being accessible to RR 620 through Lot 1, Lot 2 will also be accessible via - (1) a new driveway (right in, right out only) onto Falconhead Blvd. and (2) a new driveway off Yellow Bell Bend Dr. 

Note that, the connection to RR 620 via Lot 1 does not permit left exits.  The driveway off RR-620 will have a raised median (half pork chop) in an attempt to prevent left-out traffic maneuvers from these businesses.  Patrons will need to use driveways off Falconhead Blvd. and travel up to signalized intersection to make this movement.

Project layout: The proposed layout varies slightly from the original Concept plan. The PDD (Section 6) permits such changes to be approved at site plan stage; however, the applicant will need to submit an updated Concept plan to be administratively appended to the PDD ordinance.   

Impervious Cover: According to Ordinance 13-147, Gateway to Falconhead Lots 1 and 2 are limited to a total of 365,640 SF of impervious cover, equivalent to 60.2% of total 13.94 acres subdivision area.  The PDD ordinance did not specify exact allocation of impervious cover amount by lot.

Impervious cover for Lot 1 accounts to 166,121 SF.  Proposed impervious cover for Lot 2 is 198,410 SF.  Together, these amounts equal to 364,531 SF which is 60.1 % of total site area and slightly (1,100 SF) less than the maximum allowed.

Parking: 378 parking spaces are required for this development alone while 358 spaces will be provided on this lot.  PDD Ordinance allowed shared parking.  Developer had submitted a ‘Shared Parking Analysis’ report in in the past which was reviewed and the conclusion was generally accepted.  As demonstrated in that report, a total of 65 parking spaces can be reduced from the total number of required parking for two adjoining lots.  Thus, required parking spaces is 566 for entire developments which is equal to the number of total provided parking spaces over two lots. 

Drainage, Water Quality Treatment, and Stormwater Detention: The property generally slopes from Lot 2 towards Lot 1 and the tributary running along RR 620.   Stormwater runoff from Lot 2 will be routed to a shared onsite storm sewer system for Gateway to Falconhead, and ultimately drains to a joint water quality and detention pond built on an adjacent 2.85 acre tract as part of Lot 1 construction.  The project is subject to 80 percent stormwater pollutant removal per the Third Amendment to the Spillman Ranch Development Agreement.  Retention pond supplemented by irrigation field will meet the requirement for the entire projects.  The irrigation field is primarily located over Lot 1.  The detention pond was designed to limit the peak discharge at rates less than pre-developed condition for different standard storm events.

Buildings and its exterior architecture:  All 6 buildings maintain the maximum building footprint allowed for them in the PDD Ordinance.  The 4 buildings on the rear side near the Cottages at Spillman Ridge are 1 story.  The other two buildings will be three stories with 49’-6” height; less than 50’ maximum allowed.  PDD ordinance requires that the natural grade of the site shall be followed such that the buildings will appear to be two story from the west (i.e., from Falconhead Blvd.).  In proposed condition, lower half portion of ground floor will not be visible from Falconhead Blvd. and thus it will appear as of 2 and half stories.

The PDD allows for changes to building elevations to be approved at site plan approval stage.  The proposed buildings differ from what was depicted in PDD Exhibit D, but it complies with City’s standard for articulation, variations, and materials.  In fact, the proposed buildings are better articulated and will have more variations in terms of materials, textures, and colors.  Glass materials is limited to maximum 30% of wall surface area on any side. 

Members of Planning and Zoning Commission generally expressed positive opinion about the buildings and praised the changes to exterior architecture. In response to a P&Z member's inquiry about what prompted the changes, the architect explained he was attempting to integrate better design features into the architecture and scale of the neighborhood (e.g. pitched roofs instead of flat roofs; muted earth tones in lieu of white), develop a plan that was more deferential to natural topography, preserve more larger trees, and create aesthetically pleasing buildings with required articulation.  

Increase in height occurs for each of of building from the exhibit of Concept Plan.  In the Concept plan, buildings had flat roof but now they have pitched roof which is more fitting in rural/sub-urban settings.  Adopting pitched roof also contributes to increase in height.  Please see the table below for comparison purpose (Note: The height differs in different side elevation view.  The maximum height is mentioned for simplicity purpose.) -

Ordinance 147, Exhibit 'C' mentioned number of story for each of the building but it does not specify maximum height separately for each of the building.  Development standard (for this lot) in this section says "Building Height shall not exceed fifty feet (50')." This criteria has been met.

Building exhibits are attached as reference file and included in the attached presentation slides.   Upon approval, elevation updates will be administratively incorporated into the PDD Ordinance. 

Landscape and Screening: Landscape plan meets the requirements to which it is subject.  Ten Live Oak trees totaling 95 caliper inches were previously removed from this lot as part of Lot 1 construction.  25% of existing trees will be removed.  New canopy and ornamental trees and shrubs will be planted.  Parking areas shall have buffering from street and adjacent properties.

City code generally requires 25’ landscape buffer strip in between residential and non-residential uses.  There is a Wastewater easement (Doc. # 2002230549) along the eastern boundary line shared with the Estates Apartments.  While the project proposes a narrower buffer strip, it provides as much vegetative screening as practical given the constraints created by the easement.  In addition to vegetation, a 4’ to 6’ tall screening fence will be installed which will augment screening and prevent headlight trespass onto adjacent property.

Other Amenity: While varied from the Concept plan, site plan proposes some amenity features within the project.  That includes a landscaped court yard, internal walkways, picnic area with table (for employees), bike rack, seating bench etc.

Sidewalk or Trail Improvements:  City code Sec. 30.03.005 requires 5’ wide pedestrian concrete walkways along perimeter roadways.  Staff requested to provide such sidewalk along the western side of property at feasible alignment beside the Falconhead Blvd.  A Wastewater Effluent Disposal Easement (Doc. # 2002108123) exists in that area.  Staff met with representatives of the Falconhead Golf Club, who were supportive of the general concept.  Staff also started conversation with the West Travis County Public Utility Agency (the ultimate beneficiary of the easement) and the feedback is positive so far.  Based on staff’s site visits, there are no visible sprinkler heads or any readily apparent above-ground irrigation that would interfere with a trail in this location, but staff will confirm compatibility and approval with the PUA.  If consensus is reached on the legal and engineering matters, the developer agreed to build the trail for public use and provide a pedestrian easement to City.   Please see the attached trail exhibit and the relevant slide.  

Lighting Plan: The lighting plan meets City’s criteria.  According to the photometric plan, there will be no ‘Light Trespass’ (i.e., Zero Foot-candle) onto the adjacent residential properties .  

Utilities: Water distribution and wastewater collection services will be provided by the West Travis County Public Utility Agency (WTCPUA).  Stub-outs for both systems are currently in place from the adjacent ‘Gateway to Falconhead’ project. These stub-outs are public and within appropriate easements.  The proposed water line will be public and constructed within an easement.  A sanitary main was extended to Lot 2.  The proposed wastewater line is to be private. 

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

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

Planning and Zoning Commission unanimously recommended approval of this site development plan with the following conditions - 

1. Posting Fiscal Security in the amount of $93,236.00 for NPS permit.
2. Payment of Tree Replacement fee and construction permit fee.
3. Submission of updated tax certificates/documents.
4. Copy of property ownership (for developer/buyer).
5. Letter from developer confirming intention to build the trail.
6. Submission of copy of recorded ‘Declaration of easements, covenants, conditions and restrictions for Gateway to Falconhead’. 

Staff recommends your approval with the same conditions. Approval of this item by City Council will authorize staffs to administratively incorporate the updated exhibits (e.g., Project layout, Building exterior elevation etc.) into the PDD Ordinance No. 13-147.