This site plan proposes development of a two-story office building with driveway and parking lot, and associated infrastructures including drainage, water quality controls, and other utilities improvements on a one (1) acre lot.  This lot is located at the end of Juniper Trace near the Primrose School.  In existing condition, the property is mildly sloped from north to south and has significant vegetation, consisting mainly of Live Oaks and native grasses. 

Legal description of the lot is Lot 1 of Bee Cave Plaza, Section One subdivision.  This property was platted in 1996 and it was within Village/ City limit at that time.  The plat established building line setback and public utility easement (PUE).  Development of the lot is under Bee Cave Ordinances in effect at the time of platting.  Plat Note #7 requires obtaining site development and NPS pollution control permits from Village (now City) of Bee Cave before any development takes place.  Same plat note indicates that the tract is subject to Village of Bee Cave site development ordinance # 89-11 and NPS pollution control ordinance # 90-1.

Ordinance 89-11 is one of the oldest site development related ordinances.  This Ordinance contained basic guidelines and requirements for development standards but does not provide detailed standards and specifics.  One of the noteworthy criteria from the Ordinance requires that site plan for proposed development should be compatible “with existing or permitted uses on abutting sites, in terms of use, building height, bulk and scale, setbacks and open spaces, landscaping, drainage, or access and circulation features.”

Zoning for this land is “Retail”. Office is an allowed use within “Retail” district and there are office buildings in adjacent lots with same zoning designation.  

Access and Parking: A “Traffic Impact Analysis” is not required as the trip generation is significantly lower than the threshold.  The development can be accessed via a new driveway from Juniper Trace.

47 parking spaces will be provided which exceeds the 42 spaces required.  A dumpster enclosure is included in the plan.

Impervious Cover: Plat note does not have any indication regarding impervious cover limitation.  Previously mentioned ordinances do not have any provision for impervious cover limit for development. The proposed impervious cover is 58.8% of site area.  Existing adjacent developments (e.g., Jenkins Customs Homes office, Coachworks Car Wash center, and others) within the same original subdivision (but now in different sections) have 50% or more impervious cover.

Drainage, Water Quality Treatment and Stormwater Detention: Existing drainage patterns have been maintained in the grading and storm sewer design. A culvert (/Concrete pipe) will be installed underneath the proposed driveway to facilitate drainage from upstream school property. Applicant will install two underground rainwater collection tanks with a total capacity of approximately 5,000 gallon.  Collected water will be utilized for landscape irrigation.

Applicable NPS Ordinance requires removal of 70% developed pollutant load for flatter property (0-15% slope) and incremental higher percentage for steep sloped properties.  An extended detention pond (/Sedimentation pond) followed by a bio-retention pond is proposed; this meets the requirement.  Moreover, a separate detention pond is proposed to maintain the developed runoff discharge to pre-development conditions.

 Building and its Exterior Architecture: Building footprint is 6,527 SF and gross floor area of the building is 12,347 SF.  Height of the building varies from 33’-6” to 35’ which is within the 35’ maximum limit for “Retail” district.  This height is comparable or lower than few of the office buildings (e.g., Bohls Plaza office building at 3809 Juniper Trace) on the east side along Juniper Trace.

Maximum glass is below 30% of wall surface area on any side. The building generally meets the intent of articulation (both horizontal and vertical) and variation (materials, textures, and colors) requirements.

Landscape Plan and Screening: This development is not subject to current tree preservation and landscape requirements. 14 of the existing 19 trees will be preserved which equals preservation of 62% existing caliper inches.  New trees (13 Mexican White Oak, 6 Mountain Laurel, and 6 Yaupon) as well as shrubs will be planted.  Preserved existing trees on the east side will provide screening on that side.  Proposed trees on the west side will provide some level of screening in between the school property and this one.  The landscape plan is compatible with adjacent developments within the same original subdivision.

Lighting Plan: Lighting plan is generally compliance with City’s code and guidelines.  Proposed LED lighting fixtures are also Code compliant (i.e., full cut-off and fully shielded)

The P&Z Commission meeting has not been held yet and a special P&Z meeting is scheduled for Monday, January 8.   Staff recommends approval of the site development plan subject to following conditions –

1.  Posting fiscal security in the amount of $ 138,817.00 for NPS Permit. 
   
   
2.  Submission of two new easement documents that will be recorded via separate instrument –  Drainage and Water Quality easement, Water line easement (for fire hydrants).
   
   
3. Recordation of ‘Water Quality Maintenance Plan and Integrated Pest Management Plan’ with Travis County.