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 1.5 and 2.1 acres each.  At this time, the applicant has identified one lot buyer, Agrotex, a gymnastics training facility.  

Infrastructure:  The construction of the buildings will be phased as demand warrants, but the shared infrastructure, including the water quality and detention ponds and drive aisles, will be built up front in Phase 1.  It will be managed and maintained by a Property Owners Association and requisite joint use easements will be established at Final Plat.  The property is served by Austin Energy, WCID 17, and West Travis County Public Utility Agency. 

Vehicular Circulation:  The plat proposes one point of ingress/egress onto Vail Divide located approximately 425 feet northeast of the intersection VD/71.  A new median cut will be required.  Staff supports this location rather than alignment with Rockies Run Summit because it gives more room for queuing in all directions, including at the VD/71 light. The TIA recommends adding a right and left turn lanes on VD so that cars entering the property do not block through traffic.

We are concerned about the proposed location of the driveway onto Hwy 71.   We believe the safer and more beneficial location is at the southeastern corner of the site rather than ~400  feet east of the VD/71 intersection as is proposed.  The former is farther from the light, creates less conflict with the existing right turn lane on 71, and provides a realistic opportunity for a functional, shared driveway with the property to the east that ultimately reduces total curb cuts on 71.  The topography is similar at both locations and since the initial submittal the site layout has been configured to accommodate this joint use drive to the east.   

The applicant's concern with relocating it to the corner is not meeting minimum TXDOT requirements for driveway spacing.  Staff approached TXDOT in July to gauge their position and they were supportive of prioritizing reducing curb cuts over spacing of the driveways--especially in this case as it is safer to have the driveway as far from the light as possible.  The driveway curb cut 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.  Staff would similarly encourage them to share a driveway with this development, thereby eliminating the concerns about spacing.   

A more detailed description of our respective positions is attached.  

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 allows a joint use access driveway to be located there instead, which staff feels is of paramount importance.

Parking:  The parking layout is conceptual.  Pursuant to note 17, 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:  At the urging of staff, the applicant has provided a sidewalk/trail along the Vail Divide.  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 City Attorney is drafting an easement document (See Note 21).

Signage:  Though signage is not part of the platting process, throughout the review we have highlighted an issue we foresee regarding off-premise signage.   The sign ordinance allows a business to have a sign on the lot on which it is located, only.  The underlying intent is to prevent a proliferation of signage by disallowing a business to place signs in several locations around town.  By subdividing in the configuration they are proposing, the building on Lot 1B does not have frontage on Highway 71; this business(s) will not be allowed to place sign on Lot 1A or 1C.  Early on, staff suggested structuring this as a condominium rather than subdividing to overcome this; that would allow a monument sign for the entire plaza at both entrances.  This issue remains unresolved.

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