B-08 (C8-2019-0185.0A - Armadillo Parks; District 2).pdf — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8-2019-0185.0A COMMISSION DATE: February 11, 2020 SUBDIVISION NAME: Armadillo Parks resubdivision ADDRESS: 901 and 906 Armadillo Road APPLICANT: David Cox (Verde Ville, LLC) AGENT: George Gonzalez (Genesis 1 Engineering Co.) ZONING: SF-3-NP (single family residence) NEIGHBORHOOD PLAN: Garrison Creek AREA: 0.703 acre (30,642 sf) LOTS: 5 COUNTY: Travis DISTRICT: 2 WATERSHED: Gilliland Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be constructed along Armadillo Road, Cooper Lane and Antelope Circle. VARIANCES: A variance to LDC 25-8-641 (heritage tree removal) is required, but was not submitted. DEPARTMENT COMMENTS: The request is for the approval of Armadillo Parks, a resubdivision of Lots 1 and 2, Big White Cloud Subdivision, comprised of 5 lots on 0.703 acre (30,642 sf). The plat does not comply with the criteria for approval in LDC 25-4-84(B) and staff recommends disapproval for the reasons listed in the attached comment report. An application that has been disapproved with reasons may be updated to address those reasons until the application expires. If the applicant submits an update to address the reasons for disapproval, that update will be presented to the Land Use Commission within fifteen days of submittal. STAFF RECOMMENDATION: Staff recommends disapproval of the plat for the reasons listed in the comment report dated February 6, 2020, and attached as Exhibit C. CASE MANAGER: Steve Hopkins PHONE: 512-974-3175 E-mail: steve.hopkins@austintexas.gov ATTACHMENTS Exhibit A: Vicinity map Exhibit B: Proposed plat Exhibit C: Comment report dated February 6, 2020 B-081 of 10B-082 of 10B-083 of 10B-084 of 10CITY OF AUSTIN –DEVELOPMENT SERVICES DEPARTMENT SUBDIVISION APPLICATION – MASTER COMMENT REPORT UPDATE: PHONE #: 901 ARMADILLO RD U0 512-974-3175 C8-2019-0185.0A 00 CASE NUMBER: REVISION #: CASE MANAGER: Steve Hopkins PROJECT NAME: Armadillo Parks - Resubdivision LOCATION: SUBMITTAL DATE: REPORT DUE DATE: FINAL REPORT DATE: STAFF REPORT: This report includes all staff comments received to date concerning your most recent subdivision application submittal. The comments may include requirements, recommendations, or information. The requirements in this report must be addressed by an updated submittal. The subdivision application will be approved when all requirements from each review discipline have been addressed. If you have any questions, problems, concerns, or if you require additional information about this report, please contact your case manager at the phone number listed above or by using the contact information listed for each reviewer in this report. January 13, 2020 February 6, 2020 February 6, 2020 Any change to the plan/plat shall not cause noncompliance with any applicable code or criteria. In addition, any change to the plat may trigger new comments. UPDATE DEADLINE (LDC 25-4-56; 25-4-82): All comments must be addressed by filing an updated submittal prior to the update deadline of April 13, 2020. Otherwise, the application will expire. If this date falls on a weekend or City of Austin holiday, the next City of Austin workday will be the deadline. Extension of Review Period, Extension of Update Deadline and Tolling of Application Period do not apply to applications for preliminary plan, plat or subdivision construction plans (LDC 25-1-88; 25-1-89; 25-1- 90). UPDATE SUBMITTAL INSTRUCTIONS (LDC 25-1-83): 1. Applicants must make an appointment with Intake Staff (974-1770) in order to submit an update. 2. Please submit the following: a. 1.0 copy of this report b. 6.0 copies of the plans c. 6.0 copies of a letter that address each comment for distribution to the following reviewers listed below. reviewers. d. Copies ARE NOT required for the Planner 1. e. Clearly label information or packets with the reviewer’s name that are intended for specific 3. Updates must be submitted on an approved submittal date, between the hours of 8:30 am and 4:00 pm. Refer to the submittal calendar for a list of approved submittal dates. REVIEWERS: Planner 1: Elsa Garza Subdivision: Steve Hopkins AW Utility Development Services: Bradley Barron PARD / Planning & Design: Thomas Rowlinson City Arborist: Taylor Horton Drainage Engineering: Kyle Virr Water Quality: Kyle Virr B-085 of 10Electric Review - Karen Palacios - 512-322-6110 Electrical easements are shown per section below, CLEARED. Any changes to the plat must be reviewed by Austin Energy. 25-4-132 - EASEMENTS AND ALLEYS. (A) Easements for public utilities and drainage ways shall be retained in all subdivisions in the widths and locations determined necessary by the director. All easements shall be dedicated to public use for the named purpose and shall be aligned to minimize construction and future maintenance costs. Source: Section 13-2-421; Ord. 990225-70; Ord. 010607-8; Ord. 031211-11; Ord. 20131017-046. 911 Addressing Review - Cathy Winfrey - 512-974-2398 AD1: This plat review is cleared; however, any changes to street names, street name labels, or street layouts will require a new review. §25-4-155 Note: ANTELOPE CIR, ARMADILLO RD, COOPER LN ATD Engineering Review - Amber Mitchell - 512-974-5646 No comments. Drainage Engineering Review - Kyle Virr - 512-974-2538 Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. DE1: Per LDC 25-5-1, Please add the following note: No structure shall be occupied until the water quality control and detention facility have been constructed, inspected, and accepted by the City of Austin. DE2: Fiscal arrangements are required for street, sidewalk, drainage, restoration, erosion controls and boundary street improvements [LDC 25-1-112]: In the City of Austin jurisdiction, fiscal surety is not collected for local streets and drainage. Please contact me to discuss what will need to be included in the fiscal estimate. Remember to include fiscal for sidewalks located next to greenbelts, open spaces, landscape areas, and other common areas. Please provide an engineer’s estimate of fiscal requirements for review and approval. DE3: Please verify that this development will satisfy DCM 1.2.4.E. DE4: Please provide a restrictive covenant with private maintenance for all storm drains and the water quality ponds as well as an integrated pest management plan for the rain gardens. ECM 1.6.2 F. Environmental Review - Hank Marley - 512-974-2067 No EV review comments. B-086 of 10 PARD / Planning & Design Review - Thomas Rowlinson - 512-974-9372 PR 1: The parkland dedication and park development fee is required (City Code §25-1-601) and must be paid prior to approval. The application proposes 10 units, so the fee for 10 units must be paid pursuant to City Code §25-1-605 and §25-1-606 (high density rate for density greater than 12 units per acre). Park fee bills will be issued with the next update when the number of units has been confirmed. PR 2: To show compliance with City Code §25-1-601, add the following note to the plat: “A fee-in-lieu of parkland dedication and park development has been paid for 10 dwelling units.” Subdivision Review - Steve Hopkins - 512-974-3175 SR 1. Add the Case #C8-2019-0185.0A in the bottom right hand corner of each sheet. (§ 25-1-83) SR 2. Revise the jurisdiction note as follows (§ 25-1-83): “This subdivision plat is located within the full purpose jurisdiction of the City of Austin on this the _________ day of ________________, 2020. SR 3. Replace the ZAP approval block with the following (§ 25-1-83): Accepted and authorized for record by the Land Use Commission of the City of Austin, Texas, on this, the ______ day of ________________, 2020. ____________________________ __________________________ Chair Secretary SR 4. If a variance is requested, a project assessment will be required prior to submittal of the variance. A variance requires notice prior to a hearing, and must be coordinated with staff prior to submittal of the variance. (§ 25-1-63; Chapter 25-1, Division 3). SR 5. If a variance is requested, add the applicable plat note. (§ 25-1-83) A variance to _________________________ was granted by the Land Use Commission on the _____ day of ___________, 2020. SR 6. If fiscal is required, delete note 13 and replace it with the following note (§ 25-4-84): "This subdivision plat was approved and recorded before the construction and acceptance of streets and other subdivision improvements. Pursuant to the terms of a Subdivision Construction Agreement between the subdivider and the City of Austin, Dated ________________, 2020, the subdivider is responsible for the construction of all streets and facilities needed to serve the lots within the subdivision. This responsibility may be assigned in accordance with the terms of that agreement. For the Construction Agreement pertaining to this subdivision, see the separate instrument recorded in Doc#. ____________________, in the Official Public Records of Travis County, Texas." SR 7. Revise the administrative approval block (§ 25-1-83): APPROVED, ACCEPTED AND AUTHORIZED FOR RECORD BY THE DIRECTOR, DEVELOPMENT SERVICES DEPARTMENT, CITY OF AUSTIN, COUNTY OF TRAVIS, THIS THE ____ DAY OF _______________, 2020, AD. _________________________________________________ Steve Hopkins, for: Denise Lucas, Director Development Services Department B-087 of 10Transportation Planning - Jaron Hogenson - 512-974-2253 No TR comments Water Quality Review - Kyle Virr - 512-974-2538 Release of this application does not constitute a verification of all data, information, and calculations supplied by the applicant. The engineer of record is solely responsible for the completeness, accuracy, and adequacy of his/her submittal, whether or not the application is reviewed for code compliance by city engineers. WQ1: Show the water quality volume water surface elevation on the cross-sectional detail of the pond. ECM 1.6.7 H. WQ2: ECM 1.6.7(H)(2) Soil conditions - When siting a full or partial infiltration rain garden, appropriate soil conditions must be present. The depth to an impermeable layer must be at least 12 inches below the bottom of the rain garden. For full infiltration rain gardens, the underlying native soil must have a design infiltration rate that will draw down the full ponded depth in less than 48 hours. For example, for a 12-inch maximum ponding depth, the design infiltration rate must be at least 0.25 inches per hour. For a 6-inch maximum ponding depth, the design infiltration rate must be least 0.13 inches per hour. For a 3-inch maximum ponding depth, the minimum design infiltration rate is 0.06 inches per hour. The design infiltration rate is based on applying at least a factor of safety of two (2) to the measured steady state saturated infiltration rate (i.e., the design infiltration rate is equal to one-half of the measured infiltration rate). A higher factor of safety may be used at the discretion of the design engineer to take into variability associated with assessment methods, soil texture, soil uniformity, influent sediment loads, and compaction during construction. For full infiltration systems, the infiltration rate of the soil subgrade below the growing medium of the rain garden must be determined using in-situ testing as described in Section 1.6.7.4. If a range of values is measured then the geometric mean should be used. WQ3: ECM 1.6.8 states, “On-site control of the two-year storm is achieved when the developed- conditions peak runoff rate leaving the site for a given drainage area is less than or equal to the existing-conditions runoff rate. The flow rates can be considered equal if the developed rate is no more than one-half (0.5) cfs greater than the existing rate or if the developed rate is no more than one-half (0.5) percent greater than the existing rate and there are no existing erosion problems downstream of the site” (LDC 25-7-61). Please provide compliance. WQ4: For stacked detention, the velocity of the flows entering the SCM for the developed 100 year peak flow must not exceed two feet per second. ECM 1.6.2 B.2. WQ5: Please provide Certification of Compliance 25-1-83 – Applications Related to a Closed Municipal Solid Waste Landfill. The certification following website: http://austintexas.gov/sites/default/files/files/Planning/Applications_Forms/Landfill_Verification_Fo rm.pdf form can be found at the WQ6: ECM 1.6.7(H)(2) Land Use - The use of rain gardens as a water quality control is limited to Commercial, Multi-Family, Civic Uses, Public Right of Way , and single family residential projects. The restrictions on use of rain gardens for single family residential are as follows: 1. Rain Garden must be located in a dedicated common area or within a drainage easement that is accessible by standard maintenance equipment from the right of way. 2. A minimum of four (4) single-family lots must be treated by the rain garden. 3. No rain gardens are to be located in backyards or fenced in yards. B-088 of 104. The City of Austin will provide functional maintenance per City Code Section 25-8-231. Homeowners may add additional native landscaping and provide care that is more frequent. City Arborist Review - Taylor Horton - 512-974-1218 CA1 The plat does not comply with Chapter 25-8, Article 1. The reasons for noncompliance are listed below. CA2 There are multiple heritage trees proposed to be removed. The proposed removal of heritage trees is not allowed by code. Either redesign or request a variance from LDC 25-8-641. For trees with a single stem at least 30” the variance process requires a public hearing before the Environmental Board and Land Use Commission to determine if the trees can be removed. NOTE: The variance approval must consider LDC 25-8-643C which states, “removal of the heritage tree is not based on a condition caused by the method chosen by the applicant to develop the property, unless removal of the heritage tree will result in a design that will allow for the maximum provision of ecological service, historic, and cultural value of the trees on the site.” CA3 Any change to the plat shall not cause noncompliance with any applicable code or criteria. In addition, any change to the plat may trigger new comments. CA4 An administrative variance is required to request removal of Heritage trees 24”-29” (§ 25-8-642). The following items are required in order to review the request: 1. A variance request memo on letterhead via email. Please read LDC 25-8-642 to prepare the memo. 2. Letter shall include applicant findings per the LDC and provide alternative layouts demonstrating preservation is not feasible. 3. Payment of the administrative variance fee. 4. We suggest a third-party arborist report on the tree condition. CA5 Trees proposed to be preserved must meet the following criteria: (1) a minimum of 50% of the critical root zone must be preserved at natural grade, with natural ground cover; (2) cut or fill is limited to 4 inches from the 1/2 critical root zone to the 1/4 critical root zone; and (3) no cut or fill is permitted within the 1/4 critical root zone. [ECM 3.5.2, ECM Appendix V Figure 3-6] Labels Indicate heritage trees with an “H” on the tree survey (ECM, Section 3; § 25-1-83) CA6 Graphics CA7 Hatch heritage trees on the plan sheets. (ECM, Section 3; § 25-1-83) CA8 Show removed trees with dashed concentric circles per ECM, Section 3 and § 25-1-83. CA9 Show preserved trees with solid concentric circles per ECM, Section 3 and § 25-1-83. AW Utility Development Services - Bradley Barron - 512-972-0078 WW1. Per §25-9: The site is within an area of capacity concern for wastewater service, and as proposed all lots do not have access to City wastewater service. The landowner must obtain City approval of a Service Extension Request for wastewater service. For more information pertaining to the Service Extension Request process and submittal requirements contact Alberto Ramirez with Austin Water, Utility Development Services at 625 E. 10th St., 7th floor, phone 512-972-0211. Austin Water reserves the right to make additional comments and to establish other requirements with the Service Extension Request review. B-089 of 10WW2. Per Utility Criteria Manual Section 2, §25-4, §25-9, and the Uniform Plumbing Code: Once WW1 is resolved, the landowner intends to serve each lot with City of Austin water and wastewater utilities. Each lot must have a separate water and wastewater utility connection and no existing or proposed plumbing may cross lot lines. The landowner, at own expense, will be responsible for providing the water and wastewater utility improvements, offsite main extensions, system upgrades, utility relocations and or abandonments to serve each lot. FYI. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. End of Report B-0810 of 10