B-07 (C8-2020-0037.1A - Marshall Ranch Subdivision; District 8).pdf — original pdf
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SUBDIVISION REVIEW SHEET CASE NO.: C8-2020-0037.1A COMMISSION DATE: Sept. 21, 2021 SUBDIVISION NAME: Marshall Ranch Subdivision ADDRESS: 1300 Lost Creek Blvd APPLICANT: Eanes Marshall Ranch, LP (Linda K. Haines) AGENT: Jonathan Fleming (KTCivil) ZONING: SF-2 (single family residence) AREA: 37.23 acres LOTS: 55 COUNTY: Travis DISTRICT: 8 WATERSHED: Barton Creek & Eanes Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be constructed along Eanes Homestead Road, Eternity Terrace and Marshall Ranch Road. DEPARTMENT COMMENTS: The request is for the approval of Marshall Ranch Subdivision, a subdivision out of the approved Marshall Ranch Subdivision preliminary plan, comprised of 55 lots (49 single family) on 37.23 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 September 17, 2021 and attached as Exhibit C. CASE MANAGER: Joey de la Garza PHONE: 512-974-2664 E-mail: joey.delagarza@austintexas.gov ATTACHMENTS Exhibit A: Vicinity map Exhibit B: Proposed plat Exhibit C: Comment report dated September 17, 2021 1 of 13B-7E G E RID L T S A C R O O M T R A D LA S C I MA S WHITEMARSH VALLEY N O Y N A N C D I A I N WORCHESTER Q U A K E R R I D G E DIA M O N D H E A D d x m . p a M n o i t a c o L e t i S - t c a r T l l a h s r a M \ s t i b h x E S G I \ i \ t c a r T l l a h s r a M - 1 0 0 0 2 B C M \ e n o t s e l i \ M T C E J O R P \ : L : g n w a r D i SUBJECT SITE S S A R G W A S A R R O N I M I N K KIT T A N S E T T C A P I T A L O C F A T P E I T X A A L S O F T E X A S K E E R T C S O L F O X C H A P E L B A Y H I L L W I L S O N H E I G H T S T H A D D Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community U S E !!¸""N 250 0 500 Feet SCALE: 1 " = 500 ' SITE LOCATION MAP 6805 N. CAPITAL OF TEXAS HIGHWAY | SUITE 315 AUSTIN, TEXAS 78731 | TEL. (512) 758-7474 TBPE FIRM NO. F-18129 MARSHALL RANCH SUBDIVISION AUSTIN, TRAVIS COUNTY, TEXAS EXH 2 of 13B-73 of 13B-74 of 13B-75 of 13B-707/23/2021CITY OF AUSTIN –DEVELOPMENT SERVICES DEPARTMENT SUBDIVISION APPLICATION – MASTER COMMENT REPORT CASE NUMBER: UPDATE: CASE MANAGER: C8-2020-0037.1A U0 Joey de la Garza PHONE #: 512-974-2664 PROJECT NAME: LOCATION: Marshall Ranch 1300 LOST CREEK BLVD SUBMITTAL DATE: FINAL REPORT DATE: September 15, 2021 August 23, 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 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 : Ramon Rezvanipour Site Plan Plumbing : Cory Harmon AW Utility Development Services : Bradley Barron ATD Engineering : Sydnie Fiocca Drainage Engineering : Kyle Virr Environmental : Mike Mcdougal Transportation Engineering : Jennifer Back PARD / Planning & Design : Justin Stewart Subdivision : Joey de la Garza Water Quality : Kyle Virr Wetlands Biologist : Staryn J Wagner 7 of 13B-7Electric Review - Cody Shook - 512-322-6881 No comment. 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. DE 1 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. DE 2 DCM 8.3.4(G) states, “Detailed hydraulic design calculations shall be provided for all SWM ponds. Stage-discharge rating data shall be presented in tabular form with all discharge components, such as orifice, weir, and outlet conduit flows, clearly indicated. Stage-storage table shall also be provided. In all cases the effects of tailwater or other outlet control considerations should be included in the rating table calculations”. Please provide this table. DE 3 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. DE 4 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. DE 5 Ponds must comply with applicable portions of the Maintenance and Construction requirements of DCM 1.2.4 (E) (1-18). If an applicant desires a waiver from these requirements, please provide a separate submittal with a sealed waiver request letter to the Drainage Engineering reviewer with clear justification for the departure from the DCM. The City charges a drainage waiver fee. Environmental Review - Mike McDougal - 512-974-6380 EV 01 Remove plat note number 24. This note is not required. EV 02 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 25-8, Subchapter A, Article 5; ECM Appendix S-1] 8 of 13B-7 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] EV 03 Revise plat note number 26 to state: “The maximum portion of any commercial, multi-family, or single family/duplex lot that may be established as turf or landscaped area is 15 percent. However, no lot shall be restricted to less than 2000 square feet of turf or landscaped area. Undisturbed natural areas or areas restored to natural conditions shall not be considered landscaped areas or turf.” [LDC 25-8, Subchapter A, Article 13; ECM 1.6.9.2.E] Flood Plain Review - Joydeep Goswami - 512-974-3521 Reviewer’s Notes: The subject tract is not located within the vicinity of a defined floodplain and/or within critical water quality zone or erosion hazard zone buffer per City of Austin G.I.S. information. There are no floodplain comments at this time. PARD / Planning & Design Review - Justin Stewart - 512-974-9475 PR 1 Parkland dedication will be required per City Code §25-1-601, as amended, prior to approval of this final plat. PR 2 Per City Code §25-1-601, please add this note to plat: Parkland dedication has been satisfied for 49 units by a combination of fees in lieu of parkland and the dedication of approximately 2,200 feet of a 15’ wide park easement. Development fees have been satisfied by the construction of an 8’ sidewalk within right of way along the east side of Eanes Homestead Road that connects aforementioned easements. Trail within park easements will be built by PARD, yet maintained by the homeowners association. Please contact this reviewer to request PLD worksheet to memorialize this agreement, and request the fee bill for remainder of fee in lieu. Payment of this fee-in-lieu will be required to remove this comment. Subdivision Review - Joey de la Garza - 512-974-2664 SR 1. Provide documentation the person signing the plat has the authority to sign the plat on behalf of the owner. 25-1-83 SR 2. Remove the following plat notes as they are not appropriate for the plat: 1, 18, 20, 24, 25, 26, 28 & 29. SR 3. Provide a lot summary table near the legend. Indicate the acreage of the overall subdivision, the size of each lot (in square footage), and the number and total of each land use (open space, drainage, parkland, etc.) 25-1-83 SR 4. Revise the Zoning and Platting signature block to 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 ___________________20__. ___________________________ ________________________ Chair Secretary 9 of 13B-7SR 5. Revise the owner’s dedication block as follows: 25-1-83, TX LGC 212.004(c) That Eanes Marshall Ranch, LP, being the owner of that certain 37.250 acres tract of land out of the John Swesey Survey, No. 506, Abstract No. 702, situated in Travis County, Texas, as conveyed to the Eanes Marshall Ranch, LP by deed as recorded in Document No. 2016114549 of the official public records of Travis County, Texas, does hereby subdivide said 37.250 acres of land in accordance with the attached map or plat shown hereon, pursuant to Chapter 212 of the Texas Local Government Code, to be known as: MARSHALL RANCH SUBDIVISION And do hereby dedicate to the public, the use of the streets and easements shown hereon, subject to any easements and/or restrictions heretofore granted and not released. SR 6. Add the notary signature block underneath the Owner’s Statement as follows: 25-1-83 State of _________________ § County of _____________________ § Before me, the undersigned authority, a notary public in and for the State of ___________, on this day did personally appear _____________________________, known to be the person whose name is subscribed to the foregoing instrument and has acknowledged to me that they have executed the same for the purpose and consideration therein expressed and in the capacity therein stated. _____________________________________ Notary Public – State of __________________ _____________________ Date SR 7. If fiscal is not required to be posted, add the following note: 25-1-83 “By approving this plat, the City of Austin assumes no obligation to construct any infrastructure in connection with this subdivision. Any subdivision infrastructure required for the development of the lots in this subdivision is the responsibility of the developer and/or the owners of the lots. Failure to construct any required infrastructure to City standards may be just cause for the City to deny applications for certain development permits including building permits, site plan approvals, and/or certificates of occupancy.” SR 8. If fiscal is required, add the following note. The subdivision construction agreement (SCA) will be prepared by the fiscal officer. 25-1-83, 25-4-38, 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 ____________, 20__, 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 _________ County, Texas." SR 9. Show signatures of owner(s), notary public(s) with appropriate seals and dates. Print names under signatures with addresses and make sure all seals and stamps are legible. 25-1-83 SR 10. Revise the surveyor’s certification. 25-1-83 “I, Bryan D. Newsome, am authorized under the laws of the State of Texas to practice the profession of surveying and hereby certify that this plat complies with the surveying related portions of Title 25 of the City of Austin Land Development Code, and is true and correct to the best of my knowledge, and was prepares from an actual on the ground survey of the property made under my direction and supervision.” 10 of 13B-7SR 11. Revise the engineer’s certification 25-1-83 “I, Jonathan P. Fleming, am authorized under the laws of the State of Texas to practice the profession of engineering and hereby certify that this plat is feasible from an engineering standpoint and complies with the engineering related portions of Title 25 of the City of Austin Land Development Code, and is true and correct to the best of my knowledge.” ATD Engineering Review - Sydnie Fiocca - 512-978-1670 ATD1. What is the status of the preliminary plan? Has it been approved? AW Utility Development Services - Bradley Barron - 512-972-0078 AW 1. §25-9: Service Extension Requests 4577(R) and 4578(R) are currently in review and must be approved prior to plat approval. For status, contact Colleen Kirk at (512)-972-0266 or Colleen.Kirk@austintexas.gov. AW 2. Per Utility Criteria Manual Section 2, §15-9, §25-4, §25-5, §25-9: Provide lot for elevated reservoir required by Service Extension Request. Add a note to the plat that states the following: LOT ## IS RESTRICTED TO AUSTIN WATER USE ONLY FOR ELEVATED STORAGE TANK AND ASSOCIATED APPURTENANCES. Location of required elevated storage tank must be approved by Austin Water. Contact Janet Atkinson at (512)972-1064 or Janet.Atkinson@austintexas.gov for review and approval of the proposed lot location and size. AW 3. Per Utility Criteria Manual Section 2, §15-9, §25-4, §25-5, §25-9, and the Uniform Plumbing Code: Once AW1 and AW2 are resolved, the landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required. Each lot must have a separate water and wastewater utility connection and no existing or proposed plumbing may cross lot lines. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. AW 4. §25-1-83 – Subdivision Application Requirements and Expiration: Lot 52 does not have frontage to Loop 360. Correct note 31 to reflect the correct lot fronting Loop 360. 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. 11 of 13B-7WQ2: 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. WQ3: Please provide Certification of Compliance 25-1-83 – Applications Related to a Closed Municipal Solid Waste following website: can http://austintexas.gov/sites/default/files/files/Planning/Applications_Forms/Landfill_Verification_Form.pd f Landfill. The certification found form the be at WQ4: ECM 1.6.5(A) states, “Full sedimentation/filtration or full sedimentation/biofiltration systems shall be required where the City is responsible for maintenance unless topographic constraints make this design unfeasible. Unfeasible is considered: assuming (for the purposes of this selection process only) a maximum ponding depth of three feet in the sedimentation basin, if it is not feasible to obtain an outlet for the drainage from the filtration basin within one hundred (100) feet of the crest of the filtration embankment, then the partial sedimentation/filtration configuration system may be used.” Wetlands Biologist Review - Staryn J Wagner - 512-974-2956 Please be advised that additional comments may be generated as update information is reviewed. If an update has been rejected, reviewers are not able to clear comments based on phone calls, emails, or meetings but must receive formal updates in order to confirm positive plan set changes. CEFs and their setbacks must be shown on all site plan sheets. Site visit completed on 1/19/2021 by Radmon Rice and Staryn Wagner. Several wetlands were identified. The additional wetlands were all found in what appeared to be previously disturbed areas and are presumed to be hydrologically connected to seeps. The dominant hydrophytic vegetation was Eleocharis sp, and Andropogon glomeratus. WB 1. Update 0. Clearly show the boundary of all wetland CEFs and clearly label the features: “WETLAND CEF” on all applicable plan sheets ECM 1.10.4. (This is not necessary for wetlands that will be destroyed and mitigated for.) Site Plan Plumbing - Cory Harmon - 512-974-2882 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. Engineering & Constructability - Jennifer Back, P.E. - jennifer.back@austintexas.gov 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. Transportation Engineering Group will be renamed to Land Review Engineering and Constructability Review Group. The City of Austin – Development Services (DSD) is not able to revise our review 12 of 13B-7group title until the new version of our database software - AMANDA is fully rolled out. DSD has deemed it to be beneficial to implement a “Constructability” review for all projects submitted, whether located in the City of Austin or the ETJ. The Public Works Department along with other CoA utilities have been experiencing a large amount of construction re-work due to actual field conditions differing from the design construction drawings. Since the constructability review will be looking at multiple disciplines, there is a potential that our review comments may or may not be commented on by other review groups. Our constructability review is conducted to help resolve potential construction issues during the design phase of the project. This review is being done to benefit all involved in the construction project – Developer, Engineer of Record, Contractor and the City of Austin by having another set of eyes reviewing for common constructability issues. Constructability review can lead to enhanced quality, a reduction in change orders and information requests, cost savings, and optimized schedules which reduce the overall time of construction. EC 1. Transportation Criteria Manual Section 5.3.1(a) requires at least 10’ between a curb inlet opening and the edge of a driveway curb return. Provide a driveway layout for all lots that have a nearby curb inlet. I could not locate a storm sewer layout for the approved preliminary plan. For any lots that cannot meet the minimum distance, please email this reviewer to discuss a waiver. END OF COMMENT REPORT 13 of 13B-7