The three lot, 5.22 acre site is located at the northeast corner of State Hwy 71 and Vail Divide at the entrance to the Falconhead West neighborhood.  The developer is requesting approval of an infrastructure only site plan, which includes mass grading, two shared driveways, stormwater facilities, utilities, and partial landscaping.  He is requesting to exclude building elevations, parking lot layout, lighting plan, and some landscaping at this time and instead have future lot owners provide those in future Site Plans on a lot-by-lot, phased basis.  

The recording of the Planning and Zoning Commission meeting (12/05/2017) is available here . This particular item started at 1 hr, 49th minutes and ended at 2 hr 9th minutes.  Also, the presentation slides is attached as reference file. 

Background: Along with the rest of the Falconhead West (FHW) neighborhood, this tract was zoned Planned Development District - Mixed Use in 2006 (Ordinance 06-11-28-B).  It was platted as one lot in 2008 (Document # 200800106) as part of the larger FHW subdivision.  In January 2016 a Preliminary Plat approved the concept of subdividing the single lot into three lots ranging in size from 1.45 acres to 2.01 acres.  In February 2017, a Final Plat was approved formalizing this subdivision (Document # 201700231).

 Existing Condition, Topography, and Environmental features: The tract has average grade less than 15% but there is an existing spoils pile (placement in the late 2000s) in the center of the property that is visible from Vail Divide.  No critical environmental features were identified in environmental assessment. 

Access and Traffic Circulation:  A traffic impact analysis was completed previously as part of preliminary and final plat review.  The property will have two points of vehicular access. 

1) A right-in, right-out only (with raised median island) driveway (DRWY 1) providing access to and from Highway 71 near the southeastern property line. 

Pursuant to the requirement associated with Final Plat approval, it will be shared with the property to the east, an access easement for which has been granted (Doc. # 2017156741).  This driveway will be served by a new 389’ right turn lane (75’ taper and 314’ deceleration) within TXDOT right of way.  A TXDOT permit has been issued; the associated plan set shows removal of the existing driveway apron installed in front of the former Covert property.  This new driveway will have a "Right Only" sign installed over the raised median island.  The island will be extended to prevent any left-out attempt. 

The former Covert property is under contract with a church, which has submitted a PDD Zoning application to the City (currently under review).  This has prompted discussions among City staff, the church (and, via proxy, the land owner), and the Vail Divide Commercial Developer about shifting the Highway 71 shared access driveway slightly to the east of where it was shown on the Final Plat and in this Site Plan.  This alternate location, which would position the driveway in front of the former Covert tract, appears to all parties to provide better sight line, stacking, among other benefits.  Negotiations are on-going; if they are successful, a site plan amendment or revision is anticipated.  Otherwise, the driveway will remain as located in this Site Plan.  As part of their motion, the P&Z Commission suggested that staff should be authorized to continue coordination with two parties and complete the negotiation process and permit administrative approval for a relocation of the driveway. 

Irrespective of the final design/location of the driveway and turn lanes, to complete these improvements, it is anticipated that the developer will enter into an Escrow Agreement with the City and post the estimated amount as security deposit.  City will then enter into a "Advance Funding Agreement" with TXDOT; this is similar to arrangement utilized for the recently installed traffic signal over Hwy 71 at the Nitro Swim Dr.

2) A full access driveway (DRWY 2) on Vail Divide approximately 415 feet north of the intersection. 

This driveway will be served by a new right-turn lane (50’ taper with 75’ deceleration lane) and a new left turn lane ((50’ taper with 125’ deceleration lane), both within the ROW of Vail Divide.  The latter will require a cut in the existing landscaped median.  To complete improvements in the ROW, the Developer will enter into an Escrow Agreement and post the fiscal security deposit with City.  Improvements will follow public standards.

 In both above mentioned improvements within ROW, developer will be responsible for final costs.  

Internal drive aisle: This site plan proposes a 25’-29’ wide, concrete drive aisle connecting DRWY 1 to DRWY 2.  A temporary street barricade will be installed at the edge of eastern property line to account for the interim difference in grade change post construction. 

 Pedestrian Connectivity:  The developer will build a 5’ concrete meandering sidewalk/trail (ADA compliant) roughly along the Vail Divide property line.  In some locations, due to topography and existing condition, it will be within Vail Divide ROW.  A licensed agreement will be completed which will authorize developer to work within Public ROW.  To ultimately connect this sidewalk to the existing FHW network, the City will have to build a ~140 foot segment in the ROW north of the property to the intersection of Vail Divide and Pyrenees Pass.

With the Final Plat, the applicant has also provided a 15’ floating pedestrian easement (Document # 2017156739 ; dedicated to the City) within the 75’ front setback along the Hwy 71 property line.  The City will be responsible for construction and maintenance if any trail is ever built. 

Impervious Cover: Applicable ordinance allow up to 50 percent (or 2.61 total acres) impervious cover for the subject property.Proposed impervious cover under this site plan is 0.68 acre, which equals 13% of site area. The available impervious cover that remains has been distributed among the three lots.  Recordation of a restrictive covenant document covering this aspect is one of the conditions listed under recommendation section.

Consistent with precedent, the impervious cover associated with the road improvements to be constructed in the ROWs of Vail Divide (0.113 acres) and Highway 71 (0.05 acres) will not be counted against the development.

Grading, Drainage, Water Quality Treatment and Stormwater Detention: Post-construction, the general terrain of the three lot subdivision will continue to slope downward from the southwest corner toward the northeast corner.  The mass grading plan will dispose the existing soil pile and flatten the slope across the tract.  All disturbed area will be re-vegetated with grass following City's typical standards.  This step must be completed before scheduling final inspection.  A note on the site plan cover sheet will formalize and establish such requirement. 

The storm sewer plan includes culverts (/pipe) underneath both driveways and also under the new median break over Vail Divide.  The storm sewer plan also proposes a pipe that will connect one of the inlets within this property to the existing area inlet near the Vail Divide and Pyreness Pass intersection.  The license agreement will authorize developer to complete this work within public ROW.

Proposed on-site water quality (retention-irrigation system) and detention facilities will be shared among the three lots.  The ponds will be located in the northeast corner of the site within Lot 1C. The systems will discharge to the designated irrigation field, primarily located within Lot 1C and partially within Lot 1B along the southern side of existing fence for residential homes on the north side.  City requires that irrigation must not occur beyond the limits of the designated irrigation area and sprinkler heads should be located at least twice the calculated spray radius from any residential lot.  Such installation will potentially spray water into the rear yards of adjacent homes. To prevent any such occurenece, the developer is proposing to strategically install and program the sprinkler heads so that some will rotate half-circle (180 degrees) instead of the standard full circle (360 degrees). 

The detention pond will discharge to an existing on-site storm-sewer easement, which drains toward the existing drainage course (LimeKiln Branch, a tributary to the Little Barton Creek) on the north-east side.

 Tree Preservation and Landscape Plan: The tract has significant number of trees including Live Oak, Red Oak, Elm, and Cedars.  As part of mass grading and infrastructure improvements, 62 percent of existing trees will be removed.  No trees within buffer area will be removed.  Developer will plant new trees along Hwy 71 frontage, within landscape easement area along Vail Divide.  They will preserve existing trees and plant additional trees within the northern area along the residential lots to provide sufficient screening, as required by the plat.  After applying credit for preserving larger trees and planting new trees as part of this project, preservation will be approximately 54 percent, which is short of the 60 percent minimum preservation requirement. 

The applicant proposes the remaining 130” to be planted as part of the three, future lot-specific site plans.  Within 3-4” caliper trees at planting, this equates to approximately 11 to 14 per lot, which will be tight with the 50% allowable impervious cover, but likely doable.  If at the time of review of these future site plans, it is discovered not enough space is available to plant the respective, required inches, Council could consider approval of a per inch mitigation fee to make up the difference, which per Code is $250/inch.  

As part of median break for new driveway over Vail Divide, 6 existing large trees totaling 67 caliper inches will be removed.  Developer will plant more new trees to equate the existing caliper inches. 

 City Code Section 30.02.006 requires inclusion of landscape and landscape irrigation plan within site plan.  Section 32.05.002 requires landscape plan shall be accompanied by landscape irrigation plan.  This site plan does not include landscape irrigation plan for proposed landscaping within Vail Divide ROW and also within the landscape easement within this property along Vail Divide. 

The FHW HOA will continue to maintain entry monument/tower features located on this lot, new and existing landscaping within the median and along the western portion of this tract.  The Developer has prepared a document to formalize this arrangement.  City and HOA are reviewing the document.  Commissioner Clark talked about this matter towards the end of the meeting.  Staff is awaiting an irrigation plan and understands the HOA may be submitting one on behalf of the Developer.  We recommend as a condition of the site plan approval, submission (by either Developer or HOA) and administrative approval of an irrigation plan prior to site permit issuance. 

Utilities: Travis County Water Control and Improvement District (WCID 17) is the water and wastewater service provider.  Austin Energy will be the electricity provider.

 Construction Traffic Management: A temporary construction entrance will be installed at the location of proposed driveway off Hwy 71.  “NO CONSTRUCTION TRAFFIC” Signage (similar to the Canyonside development) will be installed near the existing stone monument structure to indicate no construction vehicles on Vail Divide.  Appropriate traffic control measures will be implemented for median break, driveway, and lane expansion work over Vail Divide and within ROW.  Developer will communicate with HOA board for timeline and to share other relevant information.

Building’s Exterior Elevations and Other Components: It is generally required to include the buildings’ exterior elevation sheets within the site plan set. Façade  plans shall clearly show how the building(s) will look, especially as viewed from the major thoroughfare upon which the property faces or sides, and will portray a reasonably accurate depiction of the materials and colors to be used.  This requirement is stated in City Code Section 30.02.006 and 32.03.013 (e) (2).  Similarly, landscape plan and landscape irrigation plan (refer to Section 30.02.006 and 30.02.002), lighting plan (refer to Section 30.02.012) also should be part of site plan to make it a complete plan set. 

As mentioned earlier, the developer has requested deferral of these Site Plan elements to such time as the individual future lot owners submit Site Plans.  Accordingly, parking and drive aisles within the lots are not proposed at this time.  Required parking will be determined at site plan stage and provided with site plan for each of the lots.  Likewise, required landscaping, lighting, and other associated improvements will be designed and included for individual site plan for each of the lots. Since the exact nature of the building developments is unknown at this time, applicant has submitted an ‘Exception Request’ letter according to City Code Sec. 30.02.004. 

At this time, the applicant has identified one lot buyer, Acrotex, a gymnastics training facility which will be located over Lot 1B.  Applicant has submitted a separate site plan application recently for this lot.

The P&Z Commission unanimously recommended to grant the variance/exceptions and approve the project with the conditions staff cited in their transmittal letter as also mentioned below.  Motion also included authorizing staff to negotiate and administratively approve potential relocation of driveway 1 in future. 

If the City Council is comfortable with providing a partial, infrastructure-only site plan, Staff suggest granting the project exception from applicable sections (mentioned within the main body of transmittal letter) of City Code.  With such exception, staff recommends approval of this agenda item subject to following conditions –

1.  Submission of updated site plan.

2.  Submission of landscape irrigation plan for new landscaping within Vail Divide ROW and within landscape easement located over this property along Vail Divide.

3.  Payment of all fees.

4. Posting fiscal security in the amount of $111,090 for improvements within the ROW of Vail Divide and execution of necessary "Highway Improvements and Escrow agreement" with City.

5. Posting fiscal security in the amount of $103,960.00 for improvements within the ROW of Hwy 71 and execution of  necessary "Highway Improvements and Escrow agreement" with City.

6. Completion of a "License Agreement" with City for works within Public ROW.

7. Recordation of a restrictive covenant document for impervious cover distribution.

8. Recordation of ‘Water Quality Maintenance Plan and Integrated Pest Management Plan’ with Travis County.