City approves changes for Belterra development
At the Nov. 13 Dripping Springs City Council meeting, approval was given, by a vote of three to one, for four of the eight items requested by Crescent Belterra TX, LLC’s proposed Commercial Development Agreement Amendment No. 2.
The approved items were to: (B) Allow up to 65 ft. height for a multi-family apt. site; (C) Allow alternate construction materials according to building and fire codes; (G) Allow a refuse valet service; and (H) Allow 27 units per acre per family.
At its first appeal for a 2nd Amendment on Aug. 28, Belterra was denied recommended approval for all changes by the Dripping Springs Planning & Zoning Commission.
P&Z was somewhat frustrated with the sands shifting yet again with Crescent Belterra TX, LLC on its initial agreement with the City, and voted (5-1) to recommend that City Council deny all changes listed. This denial vote came despite the fact that Belterra had provided a number of representatives at the meeting to explain and answer questions about the various desired revisions.
The changes requested included: Raising certain hotel and multi-residential building heights, allowing any building construction material under current fire and building codes, allowing an automobile repair facility, extending length of buildings, allowing accessory structures to be located within building setbacks and separation boundaries, utilizing a refuse valet service instead of following refuse facility location requirements, and allowing up to 27 units per acre for multi-family use.
P&Z Commission Chairman Mim James asked, “Why all these changes?” After the vote, however, he advised Belterra’s developers that even though P&ZZ had denied its approval recommendation to the City Council, “You may bring your request before the City Council, and appeal to them for the changes.” (P&Z only makes recommendations to the City Council. City Council makes the actual decision of granting or denying approvals.)
“Our mood was to pushback, when over a period of time, we have been asked to reconsider so many changes in the City Agreement,” said James. It is a lot of work for the city staff. “At some point enough is enough.”
Upon consideration, City Council sent the Belterra appeal back to P&Z to work it out. After working with the city staff for modification, Belterra presented a modified plan at the Oct.23 P&Z meeting, and four of the eight items requested received a recommendation for approval.
Several beautiful illustrations showing gabled high roofs were presented at both the Oct. 23 P&Z and Nov. 13 City Council meetings by spokesman, Daniel Campbell of Endeaver designs. But there were no artist-rendered illustrations offered showing a lower flat roof design, other than a black & white diagram (which looked like sedimentary layers of earth). Campbell said that neighbors were consulted about the roof design and preferred the taller gables to the shorter flat roof. “Neighbors had no concern about facing a tall wall in front of even taller buildings?” asked City Councilman Wade King. Campbell had no comment.
The reason given for the higher height of buildings, by the developer, is to make them more aesthetically pleasing using gables, then staggering from tallest (4 story 65 ft.) to medium tall (3 story 46 ft.) to shortest (2-3 story 40 ft.) buildings. Tallest buildings are closest to highway. “A look that is not a boring flat roof, but like a village, articulated with gables and balconies,” according to Campbell.
A barn-like workout building and pool are planned in the center court of hi rise. Because community is very dense, a refuse valet is to serve residents rather than adding dumpsters.
Everything in this small area of acreage is for rent. P & Z Chairman Mim James asked, “What are the price points?” Campbell answered, “Apartments are under $1000 to $2000 monthly to accommodate a variety of people who are at different transitions in their lives.” Making the most of this area, as far as density, helps keep it cost effective for the both Belterra landlord and tenants. In other words, taller buildings.