B-09 (C8-2020-0090.0A - Menchaca Road Apartments; District 5) — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8-2020-0090.0A ZAP DATE: July 21, 2020 SUBDIVISION NAME: Menchaca Road Apartments ADDRESS: 7731 Menchaca Road APPLICANT: CRP-GREP Elan Dawson Owner L.P. (Logan Kimble, Greystar) AGENT: BGE, Inc. (Brian Grace, P.E.) ZONING: GO-MU AREA: 10.70 acres COUNTY: Travis NEIGHBORHOOD PLAN: N/A LOTS: 1 DISTRICT: 5 WATERSHED: South Boggy Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be constructed along Menchaca Rd. VARIANCES: One variance request to LDC 25-4-34, Balance of Tract. DEPARTMENT COMMENTS: The request is for the approval of Menchaca Road Apartments final plat, comprised of one lot on 10.70 acres, with a balance of tract variance. The applicant proposes to subdivide an unplatted tract into one lot for multifamily use. 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 July 16, 2020, and attached as Exhibit D. CASE MANAGER: Jennifer Bennett-Reumuth PHONE: 512-974-9002 E-mail: jennifer.bennett-reumuth@austintexas.gov ATTACHMENTS Exhibit A: Vicinity Map Exhibit B: Proposed Plat Exhibit C: Variance Request Exhibit D: Comment Report dated July 16, 2020 1 of 10B-09 March 30th, 2020 Jennifer Bennett-Reumuth, AICP City of Austin Development Services Department 505 Barton Springs Road Austin, TX 78704 Re: Menchaca Rd Apartments – Project Assessment Case Number C8-2019-0176.0A.PA This letter is to formally request a variance from 25-4-34 of the Land Development Code which requires an application for a final plat to include all land constituting the original tract. The property has not existed in its current configuration prior to the date which it became subject to the City’s jurisdiction over subdivision of the land. This requirement imposes an unreasonable hardship on the applicant as the original tract dates back to 1907 and was 107 acres in size. It would be impractical for the applicant to track down all potential property owners to include them in the plat, as many lots from the original tract have already been platted and developed. An exhibit is included which shows the approximate limits of the original tracts overlaid on current TCAD parcels to outline how the original tract does not exist in its current form. Subdividing only a portion of the original tract would not substantially impair the planning on roads or other public facilities as the property is located within a near fully developed portion of the City. There are no proposed roadway facilities per the latest ASMP that cross through any portion of the original tract. The nearest adjacent tracts to the site which are part of the original tract and unplatted are may still be reasonably used for development. A summary is below: TCAD 0422150116 – 1.25 acres with direct frontage (greater than 50’ wide) to Menchaca Road TCAD 0422150114 – 1.32 acres with direct frontage (greater than 50’ wide) to Menchaca Road TCAD 0422150115 & TCAD 0422150113 – 3.93 acres & 4.89 acres. These tracts are listed together as they are both owned by “Last Rock Star LLC”. The 3.93 acre tract does not have frontage to Menchaca Road, however, the 4.89 acre does have greater than 50’ of frontage to Menchaca Road. This gives the property owner the ability to reasonably use and develop the properties. The applicant respectfully requests the City consider and approve this variance request. Sincerely, Brian J. Grace, P.E. Senior Project Manager BGE, Inc. TBPE Firm No. 1046 Dear Jennifer,2 of 10B-09BGE, Inc. 101 West Louis Henna Blvd, Suite 400, Austin, TX 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPLS Licensed Surveying Firm No. 10106502 Copyright 2020 3 of 10B-09BGE, Inc. 101 W. Louis Henna Blvd., Suite 400 Austin, TX 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPE Registration No. F-1046 TBPLS Licensed Surveying Firm No. 10106502 4 of 10B-09BGE, Inc. 101 W. Louis Henna Blvd., Suite 400 Austin, TX 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPE Registration No. F-1046 TBPLS Licensed Surveying Firm No. 10106502 5 of 10B-096 of 10B-09CITY OF AUSTIN –DEVELOPMENT SERVICES DEPARTMENT SUBDIVISION APPLICATION – MASTER COMMENT REPORT CASE NUMBER: REVISION #: CASE MANAGER: C8-2020-0090.0A 00 Jennifer Bennett-Reumuth UPDATE: U0 PHONE #: 512-974-9002 PROJECT NAME: LOCATION: Menchaca Rd Apartments 3707 MENCHACA RD SUBMITTAL DATE: June 22, 2020 FINAL REPORT DATE: July 16, 2020 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, 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. 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 INFORMATION (LDC 25-4-56; 25-4-82): All comments must be addressed by filing an updated submittal prior to the update deadline of September 21, 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. Your update must include the following items: a. This report b. The revised plat/plan in pdf format c. A letter that addresses each comment in the master comment report 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 : Addison Ptomey Subdivision : Jennifer Bennett-Reumuth Transportation Planning : Ivan Naranjo 911 Addressing : Cathy Winfrey Drainage Engineering : Jay Baker Water Quality : Jay Baker Site Plan Plumbing: Cory Harmon 7 of 10B-09 Electric Review - Andrea Katz - 512-322-6957 Approved. 911 Addressing Review - Cathy Winfrey - 512-974-2398 AD1: This Final Plat is rejected for the following reason: the name of MANCHACA RD has been changed by Ordinance, and the label should now read MENCHACA RD. Please update the street name label. ATD Engineering Review - Amber Mitchell - 512-974-5646 No comments at this time. Drainage Engineering Review - Jay Baker - 512-974-2636 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. GENERAL COMMENTS DE 1. Surveyor's seal, signature and date required. match the application. PLAN/PLAT NOTES DE 2. Revise the spelling on the plat and supporting documents from ”Manchaca” to “Menchaca” to DE 3. Revise note #11 to read as follows [LDC 25-5-1]: "Prior to construction, except detached single family on any lot in this subdivision, a site development permit must be obtained from the City of Austin." DE 4. Add the following Note [LDC 25-7-2, LDC 25-7-3, LDC 25-7-4]: "No buildings, fences, landscaping or other obstructions are permitted in drainage easements except as approved by the City of Austin or Travis County." DE 5. Revise note #4 to read as follows: "All drainage easements on private property shall be maintained by the property owner or assigns." DE 6. Revise note #3 to read as follows: [LDC 25-7-152]: "Property owner shall provide for access to drainage easements as may be necessary and shall not prohibit access by governmental authorities." DRAINAGE PLAN DE 7. Provide drainage plan in accordance with the application packet page 17. DRAINAGE EASEMENTS DE 8. There is an off-site drainage area contributing to the site conveying through the site along the railroad tracks to the east. This will need to be contained withing the ROW or drainage easement. Provide hydrologic/hydraulic analysis of the drainage conveyance demonstrating that 8 of 10B-09the 100 WSEL will be contained in the drainage easement. The easement has been identified with the site plan but has not yet been identified with the plat. (LDC 25-7-151 and 153). DRAINAGE REPORT DE 9. Ensure that the drainage plan and report addresses major drainage issues including detention, conveyance of off-site fully developed flows through the subdivision and downstream conveyance and capacity of the receiving drainage system. Environmental Review - Pamela Abee-Taulli - 512-974-1879 No comments. Plan approved. PARD / Planning & Design Review - Scott Grantham - 512-974-9457 PR1. Comments made on behalf of Justin Stewart at PARD. PR2. Parkland dedication for this final plat is being satisfied at site plan. PR3. FYI, thank you for showing the trail and recreation easement along the railroad. Subdivision Review - Jennifer Bennett-Reumuth - 512-974-9002 SR 1. If the existing structures will be demolished, a demo permit must be submitted before the plat is approved by the Director (if administrative) or scheduled for a hearing. The structures must be demolished prior to recordation of the plat (90 calendar days after plat approval). (LDC § 25-1-83) SR 2. Section 25-4-34 of the Land Development Code, requires that an application for preliminary plan or final plat include all land constituting the original tract. A letter was submitted with justification for a variance request from Section 25-4-34. Notification must be sent according to Section 25-1- 132. Staff supports this variance request. SR 3. FYI: There may be additional fees that need to be paid prior to plat approval. SR 4. FYI: Original current (crimped) tax certificates must be provided at the time the plat is cleared for approval stating that all real property taxes are paid up to and including the preceding tax year. These tax certificates are available from the Tax Assessor/Collectors Office at the Travis County Courthouse, and must be ordered two (2) days prior to receipt. Tax receipts or other information in-lieu of certificates cannot be substituted. SR 5. FYI: Recording fees must be paid at the time this plat is approved. SR 6. FYI: After all comments have been cleared, please send the original, final mylar (with original signatures and seals) and one mylar copy to this reviewer. Transportation Planning - Ivan Naranjo - 512-974-7649 TR1. Since this section of Manchaca Road/FM 2304 is a TxDOT roadway, please revise the sidewalk plat note (General Note #13) to read as follows: "Public sidewalks, built to City of Austin standards, are required along Manchaca Road/FM 2304 as shown by a dotted line on the face of the plat. The sidewalks along Manchaca Road/FM 2304 are subject to the approval of the Texas Department of Transportation at the site plan phase. The required sidewalks shall be in place prior to the lot being occupied. Failure to construct the required sidewalks may result in the 9 of 10B-09withholding of Certificates of Occupancy, building permits, or utility connections by the governing body or utility company." LDC 25-6-351. AW Utility Development Services - Bradley Barron - 512-972-0078 AW1. Per Utility Criteria Manual Section 2, §15-9, §25-4, §25-5, §25-9, and the Uniform Plumbing Code: 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. "Water quality controls are required for all development pursuant to the Land Development Code. [LDC 25-8-211] WQ 3. Provide water quality plan for this subdivision.in accordance with the application packet page Water Quality Review - Jay Baker - 512-974-2636 GENERAL COMMENTS WQ 1.Surveyor's seal, signature and date required. PLAN/PLAT NOTES WQ 2. Add the following water quality note: WATER QUALITY PLAN 17.[LDC 25-1-83] LANDFILL WQ 4. Provide landfill certification [ LDC 25-1-83.] Site Plan Plumbing - Cory Harmon - 512-974-2882 1. Section 609.6 of the 2015 Uniform Plumbing Code prohibits water piping from crossing lot lines. Demonstrate that no water piping currently crosses the proposed lot lines. 2. Pursuant to compliance with Sections 307.1, 609.6, and 721.1 of the 2015 Uniform Plumbing Code, add a plat note that conveys the following: Each Lot within this subdivision shall have separate sewer taps, separate water meters, and their respective private water and sewer service lines shall be positioned or located in a manner that will not cross lot lines. END OF REPORT 10 of 10B-09