Consider approval of a Final Plat. 

This 5.229 acre site is located at the northeast corner of State Hwy 71 and Vail Divide (VD), within the Falconhead West (FHW) neighborhood.  Along with the rest of the neighborhood, it was zoned Planned Development District - Mixed Use in 2006; this ordinance designated this property subject to the subdivision ordinances in 1987 (Ordinance # 87-2) and allowed up to 50 percent impervious cover.  With the recent conversion of the northwest corner frontage lots to residential (Canyonside), it is the only piece designated for non-residential, neighborhood services uses.  It is also the last lot to be developed.  It was originally platted in 2008 (Document # 200800206) as part of the larger FHW subdivision, at which time several easements and setbacks were established.

The applicant is proposing to subdivide into three lots, between 1.45 and 2.01 acres each.  At this time, the applicant has identified one lot buyer, Agrotex, a gymnastics training facility.  

Preliminary Plat Timeline

December 15, 2015:

P&Z Meeting to "Discuss and consider action on the preliminary plat for Vail Divide Commercial Subdivision, located at 5117 Vail Divide in the City of Bee Cave.”

• Transmittal Letter located here.

January 12, 2016

City Council Regular Meeting to “Discuss and consider action on the preliminary plat for Vail Divide Commercial Subdivision, located at 5117 Vail Divide in the City of Bee Cave including waiver of Ordinance No. 87-2.”

•  Transmittal Letter located here.

   

Meeting Recordings

Recording of the City Council meeting is available here.

• 1/12/2016 Council Meeting:
  • Starts (2016-01-12-Council1) ~2:20:00
  • Ends (2016-01-12-Council2) ~1:08:15

Infrastructure:  The construction of the buildings will be phased as demand warrants, but the shared infrastructure/common improvements, including the water quality and detention ponds and drive aisles, will be built up front in Phase 1.  Common improvements will be managed and maintained by the Property Owners Association, as outlined in the Declaration of Easements, Covenants, Conditions and Restrictions for Vail Divide. Recordation of the CCRs is required before recordation of the plat. The property is served by Austin Energy, WCID 17, and West Travis County Public Utility Agency. 

Vehicular Circulation:  The plat proposes two points of vehicular access. One point of ingress/egress is on Vail Divide and located approximately 425 feet northeast of the intersection VD/71.  A new median cut will be required.  There are right and left turn lanes proposed on VD so that cars entering the property do not block through traffic. 

 The second point of access is on Hwy 71 and located in the southeast corner of the site. In order to provide a shared driveway with the adjacent lot to the east, a Shared Driveway Access Easement is required. This Shared Driveway Access Easement is established via separate instrument (attached), which covers the shared drive aisle intended to be used for vehicular ingress and egress to and from both access points.This sets up the possibility for patrons of the subject lot, the lot to the east, and Summit 56, which is also zoned Neighborhood Service and has a joint use access frontage driveway, to circulate among the properties without having to get onto Hwy 71.  Furthermore, Plat Note #40 reflects City Council's 01/12/2016 motion on the Preliminary Plat to require the driveway paving improvements be constructed all the way to the eastern property boundary line and as part of Phase 1 with the Site/NPS process.  

When purchasing the property, the applicant agreed to a recorded deed restriction to not allow access if the property to the east were developed as a car dealership (attached).

The driveway apron that was recently poured on the Covert site was installed under a TXDOT permit that preceded this development, but the location was not approved by the City; therefore it may ultimately need to be moved.  In all of our conversations with the property owner and interested buyers of the property to the east within the last ~ year, staff has reiterated the intended regional circulation pattern, included shared driveways and cross-access.  

Topography:  There is an existing spoils pile in the center of the site that is visible from Vail Divide.  At the time of site development, the engineer anticipates that the site will be regarded and this will be largely flattened.

Building Setbacks:  This plat is subject to the building setbacks established in the original:  30’ along Vail Divide and 75’ along Highway 71.   There are 25’ side setback lines within each of the lots.  Because this plat is subject to 1987 subdivision ordinances, it is not required to have the 75’ landscape buffer along Highway 71 that would typically prohibit parking and require trees in this location.

Landscape Easements:  This preliminary plat carries over landscape easements from the 2008 Final Plat.  They are located along Vail Divide (70’) and on the north side (width varies) abutting the residential.  The purpose is to provide buffering/screening.   Staff supports the vacation of the landscape easement in the southeast corner, which was established by the 2008 plat.  After extensive research, including consulting with the original developer of Falconhead West, we could not determine the original intent nor continued necessity of the easement.  Removal of it also allows for the driveway access off Hwy 71 to be located there instead.  This potential vacation was identified and approved in concept with the Preliminary Plat.

Parking:  The parking layout is conceptual.  Pursuant to a plat note, it will be incumbent upon the lot owner to demonstrate adequate parking at the time of site development and with each issuance of a certificate of occupancy; this includes opportunities for shared parking.  This means building sizes and/or the number of spots may change. 

Pedestrian Connectivity:   The applicant has provided a 5’ sidewalk/trail along the Vail Divide property line.  In some locations, due to topography, they have located it in portions of the Vail Divide ROW.  This will ultimately be valuable as a connection not only for FHW residents to walk to the development, but also to get to the 71/VD intersection, where a future school is to be located.  To ultimately connect this sidewalk to the existing FHW network, the City will have to build a ~125 foot segment in the ROW, along the fence line of the residential property at Vail Divide and Pyrenees Pass.

The applicant has also provided a 15’ pedestrian easement along the Hwy 71 property line to be dedicated to the City.  Consistent with policy direction provided by Council in Summer 2015, the applicant will not construct the trail, nor be charged with impervious cover.  The City will be responsible for construction and maintenance.  It overlaps with a 15’ public utility easement.  The 'Blanket Access Easement Trail Agreement' document will be recorded via separate instrument.

Signage:   The existing stone Falconhead West Silo sign is an easement and is not anticipated to be affected.

Recommendation

Planning & Zoning Commission unanimously recommended approval on 12/6/2016 subject to the following conditions:

• The driveway paving improvements be constructed to the east property line at time of initial site infrastructure (Phase 1)
• Posting fiscal in the amount of $997,300.00

• Recordation of the ‘PedestrianTrail Agreement’
• Issuance of any future site plan approvals will be conditioned on City's approval of restrictive covenants that meet Ordinance 06-11-28-B.

Staff recommends approval of the Final Plat subject to the aforementioned and additional conditions listed below.

• Recordation of the ‘Shared Driveway Access Easement'
• Recordation of the 'Declaration of Easements, Covenants, Conditions, and Restrictions'