Area residents cite potential woes of increased density and traffic
All areas in Lake Travis are on track for an increase in home sales in 2014 as compared with 2013, Realty Austin Lake Travis Market Manager Jolene Weinstein said during the Jan. 15 Lake Travis Chamber of Commerce Economic Forecast Luncheon.
In the River North section of Lake Travis—Steiner Ranch, River Place, Hudson Bend and Greenshores—620 home sales were recorded in 2013, up from 2012's tally of 577, Avalar Austin Realtor Mia Sanchez said. She said 286 homes were sold in Westlake's 8W area last year compared with 263 homes sold in 2012.
Although growth in residential developments—Verde Heights at Lost Creek, Tarlton 360 Townhomes, Canyons at Rob Roy, Tumbleweed Hill and McCormick Ranch—is continuing through the first quarter of 2014, residents of established neighborhoods have voiced concerns about the effect the increased density will have on the area's mobility and safety.
Verde Heights at Lost Creek
Construction of Verde Heights at Lost Creek, a Leadership in Energy and Environmental Design–certified condominium complex in West Austin's Lost Creek neighborhood at 1142 Lost Creek Blvd., Austin, began Jan. 1.
The development features 11 free-standing units and will open in May, said Sergio Lozano, engineer and partner in the project. The three-story homes start at 2,364 square feet, and each unit includes an elevator, he said.
Lippincott Capital and Tommy Walker along with Lozano are the developers of the project, which is being built on the vacated bank premises at the front of the Lost Creek development. The tract was rezoned from commercial to multifamily residential to accommodate the project.
"We felt we could utilize the existing infrastructure and provide something the neighborhood could be proud of," Lozano said.
A number of Lost Creek residents were initially opposed to the project.
Shelly Detomasi-Shaw, who was president of the Lost Creek Neighborhood Association during Verde Heights' rezoning process, said residents were concerned about the safety of the property's existing entrance on Lost Creek Boulevard. During the time the site functioned as a bank, cars would exit the driveway and make an illegal u-turn to get back to Capital of Texas Hwy., she said.
The residential developers said they were willing to close off one of the two exits on the property, making the project more appealing to residents, she said.
"Any commercial property [developer] would have wanted to keep that exit," Detomasi-Shaw said.
Tarlton 360 Townhomes
A building plan for a 226-unit multi-family development at 2500, 2520 and 2530 Walsh Tarlton Lane, Austin, was filed Jan. 21 and is being reviewed by the city of Austin, Commercial Plans Coordinator Nicole Lange said.
"There's a lot of things [about the project] in flux," said developer Kent Collins, Centro Development LLC, who declined further comment.
On Aug. 4, 2011, Austin City Council approved a mixed-use site plan on the 16-acre tract. The project, located within the Barton Springs recharge zone, initially met resistance from Austin's Save Our Springs Alliance. However, the Leffingwell Ordinance provided an exception, permitting construction within the zone as long as it is a redevelopment program. The council approved the project, on the site of Westlake's vacant Cinemark movie theater adjacent to Barton Creek Square Mall, as qualifying for the exception.
Site plan documents show the project will include 140 loft-style homes; 86 townhomes; garages; and a retail, commercial and/or restaurant build. The site will have 25 buildings constructed in three phases.
According to documents filed with the city, the Tarlton 360 multifamily project is valued at $18.3 million.
Canyons at Rob Roy
The Canyons at Rob Roy, a proposed 245-unit multifamily residential development, received a green light from Austin City Council on March 6, but not without controversy.
Council approved a land-use change for the 16.8-acre tract at 800 N. Capital of Texas Hwy., Austin, from office to multifamily zoning to make way for the apartment housing complex.
Rob Roy homeowners opposed the land-use change ordinance at the meeting, citing a 1988 agreement between the city of Austin and developers that the adjacent tract would be restricted to an office building and not include an apartment community.
Residents who signed a Nov. 4 petition said the land-use change would potentially have a negative effect on home values in the neighborhood, increase traffic on the adjacent Capital of Texas Hwy. and add to the overcrowding of schools.
Through his attorney, Richard Suttle, Developer Jim Gallegos, G5 Texas Development, said the project would contain some affordable housing units for residents who earn 60 percent or less of Austin's median family income—a requirement of council members.
Tumbleweed Hill
Developers of this residential project are seeking Austin City Council approval of a 79-unit site plan for a 9.3-acre tract at Tumbleweed Hill, 9512 RR 2222, Austin.
The proposed development will include 51 single-family homes and 28 multi-family units in two buildings, said Jeffrey Howard, attorney for property owners James Edward Jones and Aquaplex Inc.
The property had been involved in numerous lawsuits since a residential condominium site plan for the Rancho La Valencia Condominiums was first submitted to the city of Austin in August 2001. The plan was approved in February 2002, shortly before the property was annexed into the city limits.
Howard said prior disputes between private parties centered on who had legal title to the property. On Feb. 13, 2009, Jones and Aquaplex sued the city of Austin, Austin City Council and its city manager regarding building permit extensions the city denied to the tract's owners, he said. Another title issue in 2012 forced the owners to put the project on hold, he said.
On Feb. 27, the parties to the lawsuit presented a settlement and 2012 plat to City Council for approval. The council approved the plat with additional readings to be scheduled.
Jones and Aquaplex agreed to close the RR 2222 driveway and obtained an easement allowing the proposed community to use the adjacent Colina Vista driveway to access the property, Howard said.
"A lot of the delay in the project was securing that easement," he said.
Howard said a traffic impact analysis was not required because of the small size of the development.
Carol Torgrimson, vice president of the 2222 Coalition of Neighborhood Associations, which monitors development along 2222, said she is concerned about the development's access to RR 2222 between Capital of Texas Hwy. and RR 620.
"The problem is that the [development] driveway that was approved years ago [on RR 2222] was a full-access driveway," Torgrimson said. "We wanted assurance that [this driveway] would not be used—even for construction—and all access to the property would be through Colina Vista. Our biggest concern was the public safety issue."
Torgrimson said she believed the new development would not significantly impact the crowded RR 2222 roadway.
"As a property owner, [Jones] has the right to develop his property," she said. "Residential [development] generates the least amount of traffic, but everything has a little effect."
McCormick Ranch
A 148-lot subdivision, McCormick Ranch, has been approved for a 211-acre site off Selma Hughes Park Road in the Lake Austin watershed located behind the Steiner Ranch neighborhood.
Development plans sparked a debate between Four Points residents and members of the city of Austin Zoning and Platting Commission before commissioners unanimously approved the proposed plat Jan. 7.
Victoria Friend said she lives adjacent to the proposed site and since the only exit from her neighborhood is through Steiner Ranch onto RR 620, she fears she won't be able to get out of the neighborhood quickly in the case of an emergency.
"I bought [my home] 18 years ago and knew there would be trouble if [developers] kept building up that road," she said. "We have a lot of traffic, and we don't have a second way to get out."
Approved plans show the development will include 131 single-family homes.
Brian Thompto, Steiner Ranch Neighborhood Association president, cited safety concerns about Quinlan Park Road, which narrows to a two-lane street about a mile before the proposed development.
"More than 1,000 new units have already been approved to be constructed in Steiner Ranch," he said. "McCormick Ranch will contribute to overstressing the roads."
Richard Suttle Jr., the developer's attorney, said the commission does not have the discretion to deny the plat because it meets all city ordinance requirements and was part of the original Steiner Ranch development agreement. He said Steiner Ranch is about 99 percent built out, and the neighborhood's density is less than one unit per acre.
Platting and Zoning commissioners consulted with Deborah Thomas, Land Use and Real Estate Division chief, who determined the proposed plat met current safety standards.
"At this juncture, we have no discretion [to deny the plat]," Thomas said.
Vice Chairwoman Patricia Seeger said she was concerned about safety in the area and found approving the plat very difficult. She addressed residents in the audience and said they could try to convince the owner to reduce the density of the proposed project.
"It is with a heavy heart that I vote for this," Seeger said.
