Headwaters desires to enter Phase II
Phase I of the Ridge at Headwaters multifamily project of 168 apartments has been completed, and the developers desire to start Phase II, adding more three-story apartment buildings with 96 more units.
This family housing section of the Headwaters Planned Development District #6 will also include a Merritt Skye Senior living project with 200 units. At the Oct. 22 Dripping Springs Planning and Zoning meeting, a motion to recommend approval of a Phase II Conditional Use Permit passed (4-3), which allows 54 units over and above the original 2016 agreement between Headwaters and the City of no more than 410 MF units altogether (168 + 200 + 96 = 464). In this case, the CUP would be for perpetuity.
The Ridge at Headwaters has a 167-acre masterplan projection which includes a township called “The Station,” two hotels, general retail, restaurants, and offices, as well as family and senior apartment housing. It is located at Kibo Ridge, adjacent to Hwy 290, near Kerby Springs Ranch subdivision.
The discussion at the DS P&Z meeting was lengthy and carefully debated by the Commission, branching out into areas of traffic safety on Hwy 290, visualizing more three-story buildings on a hilltop slope, to sales tax loss for the City by agreeing to trade-off commercial space for housing.
Applicant Blake Rue of Rue Investments represented Headwaters with a presentation of the proposal at the meeting, followed by several residents of Kerby Springs addressing the Commission about their concerns.
“Belterra took a lot of air out of the market for our township project,” said Rue. “Now that we are getting some synergy again, we want to establish a good multifamily base in our complex, so they will be there to service our commercial site, “The Station,” which will come next.” He added that the housing site was off the main thoroughfare, without high visibility, so it was best used for families.
P&Z Chair Mim James asked, “What does Headwaters offer the City for making these changes? It seems like a one-way benefit for the developer. Affordability is questionable ($1200 single BR, $1800 double BR), it contemplates more tall buildings on a hill slope, and it could result in the loss of city revenue because we are trading away potential sales tax.”
Rue remained quiet throughout the Commission’s discussion, before answering, “We make our best guess for the future with the information we presently have. And that is why things change as times change.”
The majority of concerns by Kerby Springs residents centered on Headwater’s increased population density increasing the already hazardous traffic conditions on Hwy 290, more lights and commercialism, and more tall buildings supplanting the scenic view which Dripping Springs has always valued.
The existing traffic hazards discussed throughout the P&Z meeting were of particular concern to Commissioner James Martin, so P&Z Chair Mim James asked if Martin would pursue a remedy with the Transportation Committee.
The CUP recommendation to the DS City Council was approved by Commissioners Christian Bourquignon, Roger Newman, James Martin, and John McIntosh and opposed by Chair Mim James, and Commissioners Evelyn Strong and Martin Garcia.