B-11 (C8J-2017-0277.1A - Barton Creek Sections K, L, and O Phase 1 Final Plat).pdf — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8J-2017-0277.1A COMMISSION DATE: August 17, 2021 SUBDIVISION NAME: Barton Creek Sections K, L, and O Phase 1 Final Plat ADDRESS: 3101 Lost Creek Blvd. APPLICANT: Stratus Properties (Erin D. Pickens) AGENT: LJA Engineering (John Clark, PE) ZONING: Not applicable - ETJ NEIGHBORHOOD PLAN: Not applicable AREA: 341.51 acres COUNTY: Travis LOTS: 23 DISTRICT: Not applicable - ETJ WATERSHED: Barton Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be along interior streets and the subdivision side of Tecoma Circle. VARIANCE: N/A DEPARTMENT COMMENTS: The request is for the approval of Barton Creek Sections K, L, and O Phase 1, a final plat out of an approved preliminary plan. This plat proposes 12 single-family lots, one open space/drainage/water quality easement lot, one private street/drainage easement/public utility easement lot, and 9 multi- family/condo lots on 341.51 acres. The plat does not comply with the criteria for approval in LDC 30-2-84(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 August 12, 2021 and attached as Exhibit C. CASE MANAGER: Jennifer Bennett 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 August 12, 2021 B111 of 28RAMSEY LAND SURVEYING 14 15 13 12 6 7 5 11 8 4 16 10 9 3 B112 of 28RAMSEY LAND SURVEYING B113 of 28RAMSEY LAND SURVEYING 14 15 13 12 6 7 5 11 8 4 16 10 9 3 B114 of 28 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . RAMSEY LAND SURVEYING 1 0 0 7 4 1 S T A N D E R F O R D S U R V E Y N O . A B S T R A C T N O . J . B115 of 28RAMSEY LAND SURVEYING B R A Y 7 2 A B S T R A C T N O . S U R V E Y N O . J O H N L . 7 4 1 0 0 7 4 1 S T A N D E R F O R D S U R V E Y N O . A B S T R A C T N O . J . B116 of 28RAMSEY LAND SURVEYING B R A Y 7 2 A B S T R A C T N O . S U R V E Y N O . J O H N L . 7 4 1 0 0 7 4 1 S T A N D E R F O R D S U R V E Y N O . A B S T R A C T N O . J . B117 of 28RAMSEY LAND SURVEYING 7 1 M C A L L I S T E R S U R V E Y N O . A B S T R A C T N O . 5 6 1 J O H N D . BELLISSIM O LANE (PVT.) P I C C ( P O L T.) V A N E 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . B118 of 28RAMSEY LAND SURVEYING MSL = 745.42 MSL = 723.07 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . M S L = 7 0 2 . 3 6 M S L = 7 1 0 . 1 8 M S L = 7 2 6 . 2 3 B119 of 28RAMSEY LAND SURVEYING M SL = 671.75 M S L = 6 8 4 . 6 2 8 1.7 4 L = 6 S M M S L = 6 5 0 . 8 5 B R A Y 7 2 A B S T R A C T N O . S U R V E Y N O . J O H N L . 7 4 M S L = 6 2 8 . 5 9 M S L = 619.05 B1110 of 28RAMSEY LAND SURVEYING 3 1 . 1 1 6 = L S M 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . B1111 of 28RAMSEY LAND SURVEYING 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . 3 1 . 1 1 6 = L S M B1112 of 28RAMSEY LAND SURVEYING I B E L L I S S M O L A N E ( P V T . ) 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . BELLISSIMO LANE (PVT.) M SL = 671.75 B1113 of 28RAMSEY LAND SURVEYING 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . 7 1 5 6 1 J O H N D . M C A L L I S T E R S U R V E Y N O . A B S T R A C T N O . BELLISSIMO LANE (PVT.) 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . M SL = 773.22 I B E L L I S S M O L A N E ( P V T . ) B1114 of 28RAMSEY LAND SURVEYING 7 1 M C A L L I S T E R S U R V E Y N O . A B S T R A C T N O . 5 6 1 J O H N D . T E C O M A C I R C L E ( 1 0 0 ' R O W ) BELLISSIMO LANE (PVT.) B1115 of 28RAMSEY LAND SURVEYING 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . 7 1 M C A L L I S T E R S U R V E Y N O . A B S T R A C T N O . 5 6 1 J O H N D . 1 6 . 2 4 7 = L S M 9 3 . 1 3 7 = L S M MSL = 723.07 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . B1116 of 28RAMSEY LAND SURVEYING 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . 9 9 . 6 0 L = 7 S M M S L = 6 8 6 . 0 4 8 0 . 4 0 7 = L S M 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . M S L = 6 6 1 . 0 6 7 2 . 5 5 L = 6 M S MSL = 670.33 B1117 of 28RAMSEY LAND SURVEYING 7 2 B R A Y S U R V E Y N O . A B S T R A C T N O . 7 4 J O H N L . B1118 of 28RAMSEY LAND SURVEYING B1119 of 28RAMSEY LAND SURVEYING B1120 of 28RAMSEY LAND SURVEYING B1121 of 28RAMSEY LAND SURVEYING ” B1122 of 28B1123 of 28CITY OF AUSTIN – TRAVIS COUNTY – SINGLE SUBDIVISION OFFICE SUBDIVISION APPLICATION – MASTER COMMENT REPORT CASE NUMBER: REVISION #: CASE MANAGER: C8J-2017-0277.1A 00 Jennifer Bennett UPDATE: PHONE #: U0 512-974-9002 PROJECT NAME: LOCATION: Barton Creek Sections K, L, and O Phase 1 Final Plat 3101 LOST CREEK BLVD SUBMITTAL DATE: FINAL REPORT DATE: August 12, 2021 July 19, 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 (LDC 30-2-56; 30-2-82): All comments must be addressed by filing an updated submittal prior to the update deadline of 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). UPDATE SUBMITTAL INSTRUCTIONS (LDC 30-1-113): 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: Elsa Garza Environmental: Mike Mcdougal Flood Plain: Shesh Koirala PARD / Planning & Design: Justin Stewart Regional Stormwater Management: Emily Booth Subdivision: Jennifer Bennett Water Quality: Kyle Virr B1124 of 28Electric Review - Andrea Katz - 512-322-6957 Approved 911 Addressing Review - Jorge Perdomo - 512-974-1620 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 Flood Plain Review - Shesh Koirala - 512-974-9396 (voice message only) Email: shesh.koirala@austintexas.gov 1. 2. 3.    Comments: Notice to applicant: Applicant must remedy all compliance issues without creating additional compliance issues with the LDC and/or Criteria manuals. A response that fails to correct an issue, or which creates other issues does not comply with the LDC and is insufficient to address the comments. The comments provided describe an issue that must be remedied in order for the application to be approved. Any specific examples are provided as a courtesy and are not intended as an exhaustive list, especially as the site may be updated to have additional compliance issues. Contact this reviewer if you have any questions via email: shesh.koirala@austintexas.gov FYI: Atlas 14 regulations became effective on 11/25/2019. This site is affected by Atlas 14. Please ensure associated floodplain study and Finished Floor Elevations of proposed buildings adjacent to the 100-year floodplain, are in compliance with these regulations. Atlas 14 regulations require FFE’s be 2’ above the current FEMA 500-year floodplain or Atlas 14 100-yr floodplain. FFE requirements will be based on current code at time of application. From topographic inspection and submittals, it appears that the CREEK/CHANNEL/AREA OF CONCENTRATED FLOW has a contributing drainage area of at least 64 acres and the proposed development is in/near the floodplain. As such, provisions in Austin’s Drainage Criteria Manual (DCM) Section 1.2.6 require applicant to perform a floodplain study to determine the limits of the fully-developed 100-year floodplain using methods outlined in the criteria manual. Please do the following: Floodplain Exhibit(s) with HEC-RAS cross sections on top the proposed plan would help us to review and verify the delineation. So please submit a Floodplain Exhibit showing Floodplain delineation, HEC-RAS cross sections, LOC (if applicable or available), lots with lot #, and all improvements related to land movement activities as applicable. You can include this exhibit as a separate sheet or within a Drainage/Floodplain Study report. (Similar to the one that was submitted for RSMP but with additional information as requested above). If floodplain encroaches the proposed development area (after reviewing the above requested exhibits and models if applicable), the applicant must show that there are no adverse impacts to the floodplain as a result of the modification. Adverse impacts include a loss of floodplain storage volume and rises in flood elevations on adjacent properties (Note: should not be any rise in WSE i.e. 0.00 ft). Applicant may have to provide supporting documentation, including modeling to show no adverse impacts as a result of the proposed development. Provide to this reviewer a copy of the floodplain study, including electronic copies of the hydrologic and hydraulic models (even if downloaded from FloodPro) used to determine the flows and water surface elevations. B1125 of 28The delineations should be based on the submitted models. 4. The applicant is required to contain the limits of the FEMA and City of Austin Regulatory floodplain within a drainage easement per LDC 25-7-152 and/or LDC 30-4-152. Please provide documentation demonstrating this or provide requisite easement. This Comment remains open until easement has been recorded. Hydro Geologist Review - Eric Brown - 512-978-1539 All CEFs and setbacks are appropriately identified, in addition to CEF note being included as Note 43. No additional comments at this time. Regional Stormwater Management Review - Emily Booth - RSMP@austintexas.gov RSMP FYI. The RSMP payment rate structure for calculating participation payments changed on October 1, 2020. Please visit the program website for more information (www.austintexas.gov/rsmp). A payment calculator spreadsheet is available on the program website which can be used to estimate the RSMP participation payment amount based on user- provided information. Payment calculations are finalized at the time of RSMP application approval and issuance of formal agreement for owner signature. RSMP application reviews are completed during the site development plan or subdivision review process and will not be approved out of cycle. RS1. An approval letter and formal agreement will be issued. Participation is not complete until the formal agreement has been signed and returned to Watershed Protection staff and payment has been made. The date in the plat note described in RS2 should be updated to reflect the date on the approval letter. [DCM 8.2.2.E.] RS2. Please place the following note on the plat. The blanks should be filled in upon receipt of the approval letter and agreement. "Participation in the Regional Stormwater Management Program was granted for this subdivision through payment on _________(date) by the City of Austin Watershed Protection Department, Office of The Director. The RSMP case number for this project is _______________. Refer to RSMP Approval Letter and Agreement for conditions of participation." RS3. A signed agreement must be returned, and payment must be made prior to subdivision approval. Refer to instructions in the email delivering an approval letter and formal agreement for details on completing the participation process. [DCM 8.2.2.E.] Subdivision Review - Jennifer Bennett - 512-974-9002 SR 1: Delete Plat Notes 13, 15, 41 (this is part of the City of Austin approval statement), 42, 55, and 58. (LDC Section 30-1-113) SR 2: Modify Plat Note 28 to reference Watershed Protection Department instead of Planning and Development Review Department. (LDC Section 30-1-113) SR 3. Modify Plat Note 49 to include the MSL number instead of the XXX placeholder. (LDC Section 30- 1-113) SR 4. Please contact the Fiscal Surety Office to process a City of Austin Subdivision Construction Agreement before plat approval. This agreement will be recorded simultaneously with the plat and the document number added to Plat Note 46. (LDC Section 30-2-38, 30-2-84) B1126 of 28SR 5. FYI: After all comments are cleared, please send the original tax certificates (crimped) showing all taxes have been paid through 2020, a recording fee check made out to “Travis County Clerk”, and one set of mylars (with original signatures and seals) of the plat to this reviewer. ATD Engineering Review - Amber Hutchens - 512-974-5646 No 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: 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: 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. 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: Fiscal arrangements are required for street, detention, sidewalk, drainage, restoration, erosion controls, water quality ponds [LDC 25-1-112]. Remember to include fiscal for sidewalks located next to greenbelts, open spaces, landscape areas, drainage easements, etc. WQ5: Please 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." WQ6: Please add the following note.[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." Travis Co. Subdivision Review - Joe Arriaga - 512-854-7562 1. Comments cleared 8.04.2021 Site Plan Plumbing - Juan Beltran - 512-972-2095 No site plan plumbing review required B1127 of 28The proposed final plat (c8j-2017-0277.1a) is outside of the zoning jurisdiction of the city of austin and will not receive water or wastewater service from austin water utility, therefore the austin plumbing code is not applicable per chapter 25-1. PARD / Planning & Design Review - Justin Stewart - 512-974-9475 PR 1: Parkland dedication is required per Section 30-2-213 of the City Code prior to final plat approval. The City of Austin is the nearest park provider. A park easement 15 ft wide and approximately 18,800 linear feet (6.47 acres) will be recorded prior to plat approval and will be depicted on the plat. Contact this reviewer at Justin.Stewart@austintexas.gov to schedule meetings with other departments to achieve approval. PR 2: Parkland dedication is required per Section 30-2-213 of the City Code prior to final plat approval. PARD will develop the trail as development fees are not applicable to an applicant in ETJ. Please modify plat note #20 to read that the easement will be recorded prior to final plat approval “as depicted on the plat” and that PARD will construct the trail at a later date. PARD recommends applicant maintain easement with a Parkland Maintenance Agreement. Environmental Review - Mike McDougal - 512-974-6380 EV 01 Remove plat note numbers 1 and 2. EV 02 Revise plat note number 16 to state: “Erosion/sedimentation controls are required for all construction on each lot pursuant to the City of Austin Land Development Code and the Environmental Criteria Manual.” EV 03 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.” EV 04 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. 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 30-5, Subchapter A, Article 5; ECM Appendix S-1] 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 30-5, Subchapter A, Article 5; ECM Appendix S-1] Travis Co. Transportation Review - T. Calkins for Mohammad Farhoud - (512) 854-1777 Travis County Transportation Review comments have been cleared. Travis Co. Drainage Engineering Review - T. Calkins for Mohammad Farhoud - (512) 854-1777   Travis County Drainage Engineering Review comments have been cleared. END OF REPORT B1128 of 28