B-05 (C8-2018-0043.2A - Parkside Section 1 at Wildhorse Ranch; District 1).pdf

Zoning and Platting Commission – April 6, 2021

B-05 (C8-2018-0043.2A - Parkside Section 1 at Wildhorse Ranch; District 1).pdf — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8-2018-0043.2A COMMISSION DATE: April 6, 2021 SUBDIVISION NAME: Parkside Section 1 at Wildhorse Ranch ADDRESS: 9936-1/2 Lindell Lane APPLICANT: Forestar Group AGENT: BGE, Inc. (Pablo Martinez) AREA: 37.39 acres COUNTY: Travis VARIANCES: None DEPARTMENT COMMENTS: ZONING: PUD NEIGHBORHOOD PLAN: N/A LOTS: 145 DISTRICT: 1 WATERSHED: Decker and Gilleland Creeks JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be constructed along the subdivision side of Lindell Lane and along both sides of all proposed, internal streets. The request is for the approval of Parkside Section 1 at Wildhorse Ranch, a final plat from an approved preliminary plan, comprised of 145 lots on 37.39 acres 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 April 1, 2021 and attached as Exhibit C. 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: Comment report dated April 1, 2021 B-51 of 120 9 H W Y 2 M A 1 4 : 5 4 : 0 1 0 2 0 2 / 3 2 / 0 1 : d e t t o P l i i I I \ l i ) L ( 1 1 x 5 . 8 : t u o y a L g w d . 1 e s a h P - p a M y t i n c V e s r o h d W S T B H X E _ 5 0 \ D D A C _ 3 0 \ P F 1 h P A d o P - e s r o h d W 0 0 - 7 8 9 7 \ r a t s e r o F E G B e v i r l i \ \ i \ D e n O e c d u g a \ s r e s U i \ : C O A D R AIL R PROJECT LOCATION S H 1 3 0 T O L L LINDELL LANE BLU E BLUFF R O A D WILDHORSE PARKSIDE PHASE 1 VICINITY MAP AUSTIN, TEXAS BGE, INC. 1701 DIRECTORS BOULEVARD, SUITE 1000 AUSTIN, TX 78744 TBPE Registration No. F-1046 TEL: 512-879-0400 www.browngay.com 6B-52 of 12B C B B B A BGE, Inc. 101 West Louis Henna Blvd., Suite 400 Austin, Texas 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPELS Registration No. F-1046 TBPELS Licensed Surveying Firm No. 10106502 B-53 of 12B E B C B D B C B E E D A C A BGE, Inc. 101 West Louis Henna Blvd., Suite 400 Austin, Texas 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPELS Registration No. F-1046 TBPELS Licensed Surveying Firm No. 10106502 B-54 of 12BGE, Inc. 101 West Louis Henna Blvd., Suite 400 Austin, Texas 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPELS Registration No. F-1046 TBPELS Licensed Surveying Firm No. 10106502 B-55 of 12BGE, Inc. 101 West Louis Henna Blvd., Suite 400 Austin, Texas 78728 Tel: 512-879-0400 ● www.bgeinc.com TBPELS Registration No. F-1046 TBPELS Licensed Surveying Firm No. 10106502 B-56 of 12CITY OF AUSTIN –DEVELOPMENT SERVICES DEPARTMENT SUBDIVISION APPLICATION – MASTER COMMENT REPORT CASE NUMBER: REVISION #: CASE MANAGER: C8-2018-0043.2A 00 Jennifer Bennett-Reumuth UPDATE: PHONE #: U1 512-974-9002 PROJECT NAME: LOCATION: Parkside Sec 1 at Wildhorse Ranch 9936-1/2 LINDELL LN SUBMITTAL DATE: March 8, 2021 FINAL REPORT DATE: April 1, 2021 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 June 7, 2021 (City deadlines have been extended until December 31, 2021). 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: Cindy Edmond Site Plan Plumbing: Cory Harmon Drainage Engineering: Kyle Virr Environmental: Pamela Abee-Taulli Subdivision: Jennifer Bennett-Reumuth Transportation Planning: Adam Fiss Water Quality: Kyle Virr Wetlands Biologist: Andrew Clamann B-57 of 12Electric Review - Andrea Katz - 512-322-6957 Approved §25-4-155 911 Addressing Review - Jorge Perdomo - 512-974-1620 AD1: This plat review is approved; however, any changes to street names, street name labels, or street layouts will require a new review. ATD Engineering Review - Bryan Golden - 512-974-2426 ATD. No comments at this time. 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: DCM 1.2.2(D) states, “Stormwater runoff peak flow rates shall not be increased at any point of discharge from a site for the two (2), ten (10), twenty-five (25) and one hundred (100) year storm frequency events”. Please provide the information necessary to verify compliance. DE2: Engineer's seal, signature and date required [LDC 25-7-62]. DE3: Add the following Floodplain Note [LDC 25-7-152]: "The 100 year floodplain is contained within the drainage easement(s) shown hereon. (No or A) portion of this tract is within the boundaries of the 100 year flood plain of any waterway that is within the limits of study of the Federal Flood Insurance Administration FIRM panel # _________________, dated ___________ for _____________________(name of city of county)." This must be certified by registered professional engineer. DE4: The 100 year floodplain must be contained in drainage easements. [LDC 25-7-152] Environmental Review - Pamela Abee-Taulli - 512-974-1879 Update 0 3/29/2021 PLAT NOTES [LDC 25-1, Article 4] EV 1 Add the following note: “Waterway setbacks as defined by the Land Development Code may be located on this property. Development is limited within waterway setbacks.” [LDC 25-8, Article 7] ESC FISCAL SURETY [LDC 25-1, Article 5; ECM Appendix S-1] EV 2 Provide a conceptual erosion & sedimentation control plan along with the fiscal estimate for erosion/sedimentation controls and revegetation based on ECM Appendix S-1. A conceptual ESC plan is necessary to assess the accuracy of the ESC fiscal estimate. ESC fiscal surety must be posted with the City of Austin prior to Plat approval. Additional fiscal posting might be required at the time of subdivision construction plan ESC review. B-58 of 12 Sites with a limit of construction greater than one acre must include a $3000 per acre LOC clean- up fee in the fiscal estimate. [LDC 25-8, Subchapter A, Article 5; ECM Appendix S-1]  Sites with a limit of construction greater than 25 acres are required to show phasing of disturbance tailored to the specific site conditions. A phased ESC plan and phased fiscal estimate are required. [LDC 25-8, Subchapter A, Article 7, Division 4; ECM 1.4.4]  The revegetation line item quantity must equal the entire LOC area less any existing impervious cover proposed to remain and less proposed public streets and sidewalks. This is necessary in the event that construction ceases after vegetation has been removed from within the LOC. [LDC 25-8, Subchapter A, Article 5; ECM Appendix S-1] Flood Plain Review - Jason Recker - 512-974-2382 Reviewer’s Notes: A portion of the subject site is located within the 100-yr floodplain as defined by F.E.M.A. and City of Austin fully-developed conditions per G.I.S. information. No comments. Subdivision Review - Jennifer Bennett-Reumuth - 512-974-9002 SR 1. Add the Case # C8-2018-0043.02A in the bottom right hand corner of each sheet. 25-1-83 SR 2. One concrete monument is required to be placed at or near a major property corner, if one is not located and shown within 1,300 feet on previously recorded property. (LDC § 25-4-131) SR 3. Plat notes. These notes can be on the construction plans, but not the plat. 25-1-83  Delete notes 3 and 11 that reference utility providers  Delete note 6 that refers to site development regulations.  Delete note 12 that refers to front setbacks and facades.  Delete note 18 that refers to street signs. This can be on the construction plans.  Delete note 22 that refers to an administrative variance.  Delete note 28 that refers to clustered driveways.  Delete note 34 that refers to the concrete path. SR 4. Add the following plat note and list all the applicable lots and blocks (open space, drainage, water quality, etc) 25-1-83; 25-1-601: "Lot XX, Block YY will be maintained by the owner or his/her assigns. No residential development shall be allowed on these lots.” SR 5. Revise the Land Use Commission approval block as follows. 25-4-57 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 6. Add the following note. The subdivision construction agreement (SCA) will be prepared by the fiscal officer. 25-4-38; 25-1-112 "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 B-59 of 12this subdivision, see the separate instrument recorded in Doc # ____________________, in the Official Public Records of Travis County, Texas." SR 7. The “Sidewalk, Trail, and Recreational Easement” that is to be dedicated by separate instrument should be recorded in advance of the plat or concurrently with the plat. Please coordinate with the appropriate reviewer to have this document reviewed by Legal staff. 25-1-83 SR 8. FYI. The Austin Fire Dept. may require the following note for plats in this PUD: “This development is subject to an Alternative Method of Compliance (AMOC) to allow a performance based design as required and approved by the Fire Marshal.” SR 9. FYI: All fees must be paid prior to plat recordation. SR 10. FYI: Original current (Original (crimped) tax certificates showing all taxes having been paid for the past year must be provided at the time the plat is cleared for approval. These tax certificates are available from the Travis County Tax Office at 5501 Airport Boulevard, and must be ordered two (2) days prior to receipt. Tax receipts or other information in-lieu of certificates cannot be substituted. Travis County will NOT record the plat without them. SR 11. FYI: Recording fees must be paid at the time this plat is approved. SR 12. FYI: After all comments have been cleared, please send the mylar (with original signatures and seals), of the plat, tax certificate, and recording fees to this reviewer. Mailing instructions will be provided once all comments have been addressed. Transportation Planning - Adam Fiss - 512-974-1684 TR1. The Urban Trails Master Plan recommends a trail easement near Lindell Lane. The trail easement survey included with submittal is acceptable. At your earliest possible convenience, please send the accompanying legal documents to reviewer (adam.fiss@austintexas.gov) to be sent to law department for review. Document can be recorded in tandem with the plat. LDC 25-6- 55 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 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: Provide a water quality plan using the assumed impervious cover as described in Land Development Code Section 25-8-64. Include all items specified in the Subdivision Application Packet, Page 17. WQ2: 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 B-510 of 12existing-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. WQ3: 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 WQ4: The City maintains all water quality controls for single-family subdivision. All water quality controls to be City maintained must meet the maintenance and access requirements of DCM 1.2.4(E). Please demonstrate the plan provides the necessary space within the designated easements to meet the requirements of this section. Wetlands Biologist Review - Andrew Clamann - 512-974-2694 Previous review of this project area included two wetland CEFs located near the western corner of the project, for which the wetland CEFs were delineated and shown on the plans. In addition, the previous project review included administratively approved modified CEF setbacks with mitigation including, but not limited to Biofiltration pond, etc. It is not clear why this Plat does not include the CEF boundaries, CEF use for lot B7, and a note reflecting the requirement for CEF setbacks and mitigation to demonstrate compliance with code and criteria. WB1.Update0. This project area includes two wetland CEFs (see Property Profile) that are not shown to be protected on this Plat. These two wetlands have been identified for preservation, and shall be shown on the Plat in order to provide clear communication to guide future development plans. To clear this comment, please clearly show and label “Wetland CEF” the two wetland CEFs near the western corner of the project, and include “CEF Setback” to the list of approve uses for the lot B7. 25-8-281, 25-8-282 and ECM 1.10 WB2.Udpate0. The two wetland CEFs located near the western corner of the project shall be preserved/protected with CEF setbacks. If applicant proposes 1:1 in-kind mitigation that is protective of the CEF and the character/function of the CEF setback, then administratively modified CEF setbacks could be approved. To clear this comment, please include a note on the cover that indicates that “Wetland Critical Environmental Features (CEFs) within this project shall be protected with CEF setbacks. CEF setbacks that are less than the Standard Setback may be administratively modified/reduced in conjunction with 1:1 in-kind mitigation pursuant to code and criteria.” 25-8-281, 25- 8-282 and ECM 1.10 Fire For Site Plan Review - Tom Migl - 512-974-0164 No Review Required 3/30/2021 FYI - Please coordinate with subdivision reviewer and add hazardous pipeline setback and ordinance required note. The WUI code Ordinance no. 20200409-040 will be enforced with the residential building permits. Mitigation to surrounding wildland fuel loads would be practical at the subdivision phase. The development is within 1.5 miles of a Wildland hazard fuel load and you may want to generate a vicinity map with associated setbacks per the ordnance to anticipate building impacts to the proposed development and facilitate a timely building permit review. Site Plan Plumbing - Cory Harmon - 512-974-2882 B-511 of 12INFORMAL UPDATE REQUIRED 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 B-512 of 12