Dripping Springs reviewing 1,657-acre mixed-use project north of downtown

The Double L Ranch concept plan shows residential and commercials uses north of downtown Dripping Springs. (Concept plan courtesy city of Dripping Springs)
The Double L Ranch concept plan shows residential and commercials uses north of downtown Dripping Springs. (Concept plan courtesy city of Dripping Springs)

The Double L Ranch concept plan shows residential and commercials uses north of downtown Dripping Springs. (Concept plan courtesy city of Dripping Springs)

The Dripping Springs board of adjustments received a first presentation on a proposed new development on March 9 that, if approved by City Council in the future, would bring 2,240 new residential units north of downtown.

The master concept plan for Double L Ranch, which is being proposed by Houston-based Trend Development and consulting engineer BGE, outlines uses for a 1,675-acre tract that would encompass both the east and west sides of RR 12 near Dripping Springs Ranch Park.

According to the concept plan, lot sizes would vary between 50 feet and 105 foot widths, with different areas of the project with different housing density.

In terms of overall density, Double L Ranch would have 1.34 units per acre. That density would be similar to the Belterra community, which has 1.3 units per acre, and Highpoint, which has 1.39. Double L Ranch would, however, have more total units than the other projects, making it one of the largest residential communities in the city.

The proposal also includes 195 acres outlined as commercial development, including eight properties designated for retail use, one designated as an office or hotel concept, and one as a future school site. According to the concept plan, the commercial sites are all located along RR 12.


Trend Development spokesperson Rob Fondren said as designed, the community would offer different options for different lifestyles, while the retail component will allow easy access to resources and job opportunities for future residents.

“Some of the most successful planned communities create a sense of lifestyle built around a master plan that is inclusive for all stages of family life,” he said. “That includes a diverse variety of home price points allowing a wide range of income diversity, including young families looking for their first home, frontline workers, empty nesters wanting to be close to their grandchildren, of those looking for a place to retire.”

According to the presentation, Double L Ranch would have at least 470 acres of green space or parkland with community trails that would connect the proposed neighborhoods with the future Rathgeber Natural Resource Park.

Council Member Travis Crow said he appreciated the percentage breakdown of density in the project, as well as the transportation accommodations the developer would make to connect the new community with other surrounding developments.

“I appreciate y’all realizing the long-term goals of the community, and I think it looks pretty good,” Crow said. “Like anything it’ll need some fine tuning before it’s approved, but I feel pretty good about [the project].”

A development agreement for the tract of land was previously approved by the city in 2012 and included 1,700 homes. The current updated concept plan will need to be approved again by the city before the project can proceed.
By Nicholas Cicale
Nick has been with Community Impact Newspaper since 2016, working with the Lake Travis-Westlake and Southwest Austin-Dripping Springs editions. He previously worked as a reporter in Minnesota and earned a degree from Florida State University.


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