The purpose of this agenda item is to consider an amendment to the Tuscany/Mountain Laurel PDD Ordinance No. 262 affecting maximum square footage and office uses for a proposed building on Lot 3B, Block B. 

This PDD amendment refers specifically to Lot 3B, Block B (also referred to as Bee Cave Professional Park) of the Mountain Laurel Final Plat (Doc #2001600086), a 1.5 acre lot located on Bee Cave Parkway within the Tuscany/Mountain Laurel Subdivision.

The applicant is requesting to amend the concept plan for PD-R Ordinance 262, Tuscany Mountain Laurel Planned Development District Ordinance, to establish new development standards affecting maximum square footage and office uses.

PD-R Ordinance #262 was approved by City Council on October 13, 2015; see the transmittal letter here. 

A Replat of Lot 3, Block B was approved by City Council on January 12, 2016. The replat subdivided Lot 3 into Lot 3A (1.71 acres) and Lot 3B (1.5 acres.) 

Applicant is requesting two amendments to the previously approved Concept Plan (Ordinance #262), see below:

Overview:

• Layout: The maximum square footage of the Medical/Office building footprint shall be 7,900 square feet (previously 7,000 square feet.) The maximum height of the building shall be one story and approximately twenty-three feet (23’) (shall not exceed thirty-five feet (35’)) from finished grade to the peak of the roof. Building elevations (attached) will be formally reviewed at Site Plan stage. 

• Parking: The parking count for this site, including the Prep School on Lot 3A, is seventy-seven (77) stalls plus two (2) bus parking stalls. Both the Prep School and the 7,900 SF medical/general office space shall meet the parking standards per Code requirements without relying on shared parking. The total stalls provided for the medical/general office space is thirty-six (36) spaces.

• Open Space: The open space associated with the Bee Cave Professional Park concept plan has a 3.5% increase over the original 2008-11 approved PDD concept plan.

• Tree Plan: The caliper inches of trees saved with the Prep School, and continuing with the Bee Cave Professional Park concept plan is 833” as compared to the original concept plan, which had 619” saved; an increase of 35%. See tree plan in attached Concept Plan.

• Pedestrian Connectivity Easement: The applicant has provided a 20’ pedestrian easement (Doc. #2016056685) along the frontage of the lot along Bee Cave Parkway to allow for potential future placement of a sidewalk/pedestrian trail.

• Access / Joint Driveway and Utility Easement: a Joint Driveway and Utility Easement is dedicated via plat to provide a cross access easement for ingress and egress on Lots 3A and 3B, and for providing access to wastewater and stormwater easements from Lot 3B to Lot 3A. The facility will be accessible via two (2) full access driveways onto Bee Cave Parkway.  There is an existing driveway apron within public rights-of-way of Bee Cave Parkway which will be widened to serve as primary entrance/exit point.  The other access route will be via the existing driveway located on the CVS Pharmacy lot and extending it to the parking lot of proposed development.  This shared driveway is entitled with a Cross Access easement recorded with Travis County Public Records (Doc. #2009199856).  A drive aisle will connect these two driveways.  The main entrance and portion of drive aisle is located on Lot 3B.  Per Planning and Zoning Commission’s request at the 10/6/2015 meeting, a sight distance study was requested in order to ensure that there will be adequate sight line/stopping sight distance available for the eastbound traffic on Bee Cave Parkway and for the main entrance driveway. The applicant submitted a sight distance study which revealed that no sightline easement is warranted.

• Conservation Easement: Per Sec. 20.04.007, steep slopes in excess of 25% are listed as a Critical Environment Feature (CEF). Therefore, a Conservation Easement was dedicated via plat in the northeastern portion of the site. Further information on development/construction in steep slope areas can be found in Sec. 20.04.048. No structures or improvements, other than native plan enhancements or maintenance to the area, may be placed within the conservation easement.

• Retaining walls: Retaining walls shall be authorized as depicted in Exhibit “B” and shall be required to be of natural stone materials.

The PDD Amendment does not include any development standard language specific to the Prep School located on Lot 3A, Block B.