Zoning and Platting CommissionDec. 6, 2022

12 C8-2019-0146.1A - Thaxton Subdivision, Small Lot Subdivision; District 2.pdf — original pdf

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SUBDIVISION REVIEW SHEET CASE NO.: C8-2019-0146.1A COMMISSION DATE: December 6, 2022 SUBDIVISION NAME: Thaxton Subdivision, Small Lot Subdivision, Phase One ADDRESS: E. Slaughter Lane & Thaxton Road (TCAD Parcel: 0339010369) APPLICANT: M/I Homes of Austin, LLC (Royce Rippy) AGENT: LJA Engineering (Russell Kotara, P.E) ZONING: Interim-Annexed 8/8/2022 (single family) NEIGHBORHOOD PLAN: n/a AREA: 56.21 acres (2448507.6 sf) LOTS: 152 COUNTY: Travis DISTRICT: 2 WATERSHED: Marble Creek JURISDICTION: Full Purpose SIDEWALKS: Sidewalks will be constructed along streets. VARIANCE: None DEPARTMENT COMMENTS: The request is for the approval of Thaxton Subdivision, Small Lot Subdivision, Phase One final plat comprised of 152 lots on 56.21 acres (2448507.6 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 final plat for reasons listed in Exhibit C in the support material. CASE MANAGER: Cesar Zavala PHONE: 512-974-3404 E-mail: cesar.zavala@austintexas.gov ATTACHMENTS Exhibit A: Vicinity map Exhibit B: Proposed final plat Exhibit C: Comment Report ` 1 of 1313 2 of 1313 9/29/20229/29/2022C8-2019-0146.1ADETENTION REQUIREMENTS FOR ALL LOTS WITHIN THE THAXTON ROAD PRELIMINARY PLAN (C8J-2019-0146), INCLUDING THE DEVELOPMENT OF BLOCK C LOT 78 WITH 65% OFIMPERVIOUS COVER, WILL BE PROVIDED BY A PROPOSED DETENTION POND(S) IN THIS PHASE.22.3 of 1313 4 of 1313 5 of 1313 C8-2019-0146.1A6 of 1313 CITY OF AUSTIN SUBDIVISION APPLICATION – MASTER COMMENT REPORT U0 512-974-3404 Thaxton Subdivision, Phase One 8617-8924 THAXTON RD C8-2019-0146.1A CASE NUMBER: REVISION #: UPDATE: 00 CASE MANAGER: Cesar Zavala PHONE #: PROJECT NAME: LOCATION: SUBMITTAL DATE: November 7, 2022 REPORT DUE DATE: December 2, 2022 FINAL REPORT DATE: November 30, 2022 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 May 31, 2023. 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 (512- 974-1770) in order to submit an update. 2. Your update must include the following items: a. The revised plat/plan in pdf format b. A letter that addresses each comment in the master comment report 3. Updates must be submitted on an approved submittal date. Refer to the submittal calendar for a list of approved submittal dates. REVIEWERS: Planner 1 : Chima Onyia 911 Addressing: Janny Phung Drainage Engineering: Kyle Virr Flood Plain: Kena Pierce Subdivision: Cesar Zavala Water Quality: Kyle Virr Site Plan Plumbing: Cory Harmon Electric: Andrea Katz ATD Engineering: Danielle Morin Environmental: Pamela Abee-Taulli PARD: Justin Stewart Austin Water Utility: Dereck Tucker Wetlands: Leslie Lilly 7 of 1313 ATD Engineering Review - Danielle Morin - 512-974-6407 ATD 1. The ASMP requires 154’ of right-of-way for E. Slaughter Lane. Dedicate 7 feet of right-of-way from the existing centerline in accordance with the ASMP (LDC 25-6-55). ATD 2. New subdivisions must have at least two access streets, and each must connect to a different external street, unless otherwise approved by the Director. LDC 30-2-158. ATD 3. Street right-of-way widths shall not be less than those specified in the TCM for Level 1 streets (TCM 3.4.0). ATD 4. In the approved Preliminary Plan (C8J-2019-0146) Block B 38 includes a sidewalk connection; include this in the Final Plat. Additionally, it is recommended to continue the sidewalk through Block 66 to connect to the trail easement. Edit General Note 13 to reflect this requirement. ATD 5. Common areas such as medians, traffic circles, and pedestrian access ways are separate lots to be owned and maintained by the Homeowners Association for this subdivision. Draft copies of the following documents must be submitted during review of the preliminary plan, and approved copies must be recorded with the final plat: Covenants, Conditions, and Restrictions (outlining ownership, maintenance, fee assessment, association dues, and any other requested restrictions); Association Bylaws (outlining membership, voting rights, and similar items). Provide a note on the plat showing recording information for the CCR's and HOA Bylaws. Label common areas with lot numbers. ATD 6. Additional comments may be provided when more complete information is obtained. Electric Review - Andrea Katz - Andrea.Katz@austinenergy.com EL 1. LDC § 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: § 13-2-421; Ord. 990225-70; Ord. 010607-8; Ord. 031211-11; Ord. 20131017-046 Fifteen (15’) foot electric distribution, electric telecommunications, and electric fiber easement is required adjacent to E Slaughter Ln. Show the easement on the face of the plat. EL 2. Change landscape/open space easements to landscape/open space/public utility easements 911 Addressing Review - Janny Phung - janny.phung@austintexas.gov AD1: This plat review is rejected for the following reasons: AD2: Please update label for E SLAUGHTER LN the directional E must be included on all pages including the location map NOTE: Directionals (such as N, E, W or S) are required before a street name when a street crosses over designated zero range boundaries. Without the directional, duplicate addresses would occur. It is important to include the directional in the street name label. The standards applied to all new street names in Travis County can be found at this link: http://www.austintexas.gov/sites/default/files/files/Information_Technology/911Addressing/Street_ Name_Standards.pdf §25-4-155 8 of 1313 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: 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. DE3: Add the following note [LDC 25-4-83]: "The owner of this subdivision, and his or her successors and assigns, assumes responsibility for plans for construction of subdivision improvements which comply with applicable codes and requirements of the City of Austin. The owner understands and acknowledges that plat vacation or replatting may be required, at the owner's sole expense, if plans to construct this subdivision do not comply with such codes and requirements." DE4: 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. DE5: 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. Environmental Review - Pamela Abee-Taulli - 512-974-1879 PLAT NOTES [LDC 25-1, Article 4] EV 1 Add the following plat 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] EV 2 Remove critical water quality zone buffers from the plat. EV 3 Provide a slope exhibit with clear, differentiating hatches or colors for the following slope categories: No color or hatch for slopes less than 15%  9 of 1313    15-25% 25-35% 35% and greater [LDC 25-8, Article 7; ECM 1.8.0, 1.11.0] EV 4 This subdivision plan proposes single-family residential lot(s) on a slope with a gradient in excess of 15%. Provide a note stating: “Slopes in excess of 15 percent exist on [insert Block __, Lot __]. Construction on slopes is limited per the Land Development Code and Environmental Criteria Manual.” [LDC 25-8, Subchapter A, Article 7; ECM 1.8.0, 1.11.0] ESC FISCAL SURETY [LDC 25-1, Article 5; ECM Appendix S-1]  EV 5 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] 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 - Kena Pierce - 512-978-1832 Reviewer’s Notes: The FEMA 500-yr is being used in place of the 100-yr Atlas 14 COA regulatory floodplain. FEMA note provided on front cover. Report includes the best data and electronic model confirmation statements. FP 1. 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. Once the floodplain delineation has been confirmed, please provide easement documents with required exhibits to contain the entirety of the 100-year floodplain. The easement document will be processed by the assigned DSD Drainage Reviewer. Once the document has been recorded, please provide a copy of the easement to this reviewer and add the document number to the plan set. If there is already easement which contains the 100-year floodplain, please provide documentation demonstrating this. Comment to remain open until easement has been recorded. FP 2. The drainage report states that Atlas 14 flows were used in the regulatory model to obtain the COA regulatory floodplain but the plat calls out the FEMA 500-yr as a stand-in for the COA regulatory floodplain. Please reconcile the report and the exhibit. Thank you. PARD / Planning & Design Review - Justin Stewart - 512-974-9475 PR 1: Parkland dedication is required per Section 30-2-213 of the City Code. The City of Austin is the nearest park provider, and land will be required as noted in PED. Please create a draft park exhibit. On the exhibit, please include a table with acres of parkland within 25, 100, other easements, and unencumbered. This reviewer will be particularly looking for ROW frontage and access to neighborhood. Please label park lot “parkland dedicated to COA.” PR 2: Add the following note to the plat: Parkland dedication has been satisfied by the dedication of XX acres in block XX Lot X. 10 of 1313 AW Utility Development Services - Derek Tucker - 512-972-0077 AW1. Per Utility Criteria Manual Section 2, §15-9, §25-4, §25-5, §25-9, and the Uniform Plumbing Code: Water and wastewater easements are generally exclusive. There are multiple easements proposed overlapping existing water and wastewater easements. Easements shown on the plat must be approved by Pipeline Engineering as to form, width, and type. Contact Jason Inge (or his designee) with AW Pipeline Engineering at (512)-972-2042 or Jason.Inge@austintexas.gov for review and approval of the water and wastewater easements as proposed. Additional plat notes may be required with the Pipeline Engineering review. AW2. Per Utility Criteria Manual Section 2, §25-4, §25-9: Add the following note to the plat: THE WATER AND/OR WASTEWATER EASEMENTS INDICATED ON THIS PLAT ARE FOR THE PURPOSE OF CONSTRUCTION, OPERATION, MAINTENANCE, REPAIR, REPLACEMENT, UPGRADE, DECOMMISSIONING AND REMOVAL OF WATER AND/OR WASTEWATER FACILITIES AND APPURTENANCES. NO OBJECTS, INCLUDING BUT NOT LIMITED TO, BUILDINGS, RETAINING WALLS, TREES OR OTHER STRUCTURES ARE PERMITTED IN WATER AND/OR WASTEWATER EASEMENTS EXCEPT AS APPROVED BY AUSTIN WATER. 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 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 following website: Solid Waste Landfill. The certification http://austintexas.gov/sites/default/files/files/Planning/Applications_Forms/Landfill_Verification_Fo rm.pdf form can be found at the 11 of 1313 Wetlands Biologist Review - Leslie Lilly - Leslie.lilly@austintexas.gov WB1. Update0. Please demonstrate compliance to LDC 25-8-281(C)(2)(a) or 30-5-121(C)(2)(a). Additional information: {This comment can be addressed by adding a note on all sheets stating that: “All activities within the CEF and CEF buffer must comply with the City of Austin Code and Criteria. The natural vegetative cover must be retained to the maximum extent practicable; construction is prohibited; and wastewater disposal or irrigation is prohibited.”} WB2. Update0. Please demonstrate compliance with LDC 25-8-281 or 30-5-281; LDC 25-8-282 or LDC 30-5-282. Additional information: {This reviewer cannot establish wetland CEF protection provisions. e.g. Clearly show the boundary of the wetland CEFs and clearly label the features: “WETLAND CEF” on all plan sheets where they exist.} ERM Review - Leslie Lilly - Leslie.lilly@austintexas.gov No comments at this time.  Site Plan Plumbing - Cory Harmon - 512-974-2882 Pursuant to compliance with Sections 307.1, 609.6, and 721.1 of the 2021 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. Subdivision Review - Cesar Zavala - cesar.zavala@austintexas.gov SR 1. This application was submitted on November 7, 2022, and is subject to the following deadlines (25-1-83; 30-1-113; 25-4-84; 30-2-84; 25-4-85): Update deadline: November 28, 2022 Fiscal due (if any): May 8, 2023 Recording due: May 31, 2023    SR 2. Update the notary block on the plat to read as follows: 25-1-83 or 30-1-113 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. _____________________________________ _____________________ 12 of 1313 Notary Public – State of ______________ Date SR 3. Revise the engineer’s certification as follows: ;25-1-83, 30-1-113: “I, (name of engineer), 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 30 of the City of Austin Land Development Code, and is true and correct to the best of my knowledge.” SR 4. Revise the Land Use Commission approval block as follows 25-1-83 (or 30-1-113): Accepted and authorized for record by the Land Use Commission of the City of Austin, Texas, on this, the ______day of ______________20___. ___________________________ ________________________ Chair Secretary SR 5. Modify the recordation block to list the current County Clerk as shown: 25-1-83, 30-1-113 STATE OF TEXAS COUNTY OF TRAVIS I, Dyana Limon-Mercado, Clerk of Travis County, Texas, do hereby certify that the foregoing instrument of writing and its certificate of authentication was filed for record in my office on the __ day of ___________, 20__, A.D., at ____ o’clock ___.M., duly recorded on the __ day of __________, 20__, A.D., at __o’clock __.M, of said County and State in Document Number _______________ of the Official Public Records of Travis County. Witness my hand and seal of the office of the county clerk, this the __ day of _____________ 20___, A.D. ___________________________________ Deputy, County Clerk Travis County, Texas SR 6. Provide a note on the plat listing the lots that will be maintained by a home owner’s association or other group, include on the note that no residential uses are allowed on the lots. 25-1-83 or 30-1- 113 SR 7. Add a note on the plat to list the recording information for the restrictive covenant required by LDC 30-2-232(D) for small lot subdivision. Provide the restrictive covenant document for review by our Legal Department. 25-1-83 or 30-1-113 SR 8. On sheet 2, annotate Lot 66 Block A and Lot 38 Block B accordingly. 25-1-83 or 30-1-113 SR 9. On sheet 4 of the plat, update the lot tables to show the square footage for each lot, show totals in sq. ft. and acreage. 25-1-83 or 30-1-113 SR 10. In the block summary table, verify that the number of lots are listed correctly for each block. The number of lots in Block C do not appear to match the lots listed in Lot Table. 25-1-83 or 30-1-113 End of Master Comment Report 13 of 1313