For the second time in just over a month, the Leander Planning and Zoning Commission voted to amend the Leander Springs planned unit development, voting 5-1 June 25 to allow the project to move forward with fewer apartments and changes to the project's phasing.
“We believe that this will compete with the Kalahris of the world, that it will be a destination and the economic impact for the city is tremendous,” former Leander Mayor Troy Hill said.
In a nutshell
While the Leander Planning and Zoning Commission voted unanimously to approve the same item May 14, an error notifying the neighboring Overlook Estates Homeowner’s Association blocked the item from moving forward to City Council, returning the request to the Planning and Zoning agenda.
Leander Springs, a proposed mixed-use development at the intersection of US 183A and RM 2243, is seeking to amend its current planned unit development to incorporate several changes to the development, including:
- Reducing the density of the development from 1,600 to 1,200 apartment units
- Adding a connection between the Mason Trail and the Brushy Creek Trail system
- Classifying the proposed 4-acre lagoon as "non-essential”
- Removing deadlines for the construction of the lagoon and the hotel
- Conditioning that no multifamily certificates of occupancy be issued until certification of the lagoon's completion
The project, which previously had its development agreement with the city of Leander terminated March 2024, did not receive any feedback during a May 14 public hearing on the same zoning request. During the May meeting, commissioners questioned developers about water for the lagoon, the project’s timeline and traffic impacts along US 183A before unanimously recommending approval.
Although the developer notified neighboring residents within 500 feet of the planned development through mail and hosted three open house meetings ahead of the first vote, the Overlook Estates HOA was not notified. While homes part of the HOA were notified, this oversight required the zoning request to return to the Planning and Zoning Commission.
The setup
Updated plans for the 77.9-acre development include:
- A 4-acre lagoon
- A 275-room hotel
- A 20,000-square-foot conference center
- More than 1 million square feet of commercial space
- An amphitheater
- 21 acres of parkland
The water for the lagoon will be sourced from the Lower Trinity Aquifer through an 800-foot-deep, on-site well. Hill said the project is “absolutely willing” to look into ways to cut down on potable water usage.
"There won't be one drop of water that comes from the city system into the lagoon," Hill said. "But for optics, the developer has agreed that in case of a severe drought, it could be deemed non-essential, and then there wouldn't be any water taken from even the well to fill the lagoon, if the city so desires."
Developers estimate the lagoon will take less than two months to fill and once full, will lose 8-9 acre-feet of water to evaporation annually. The lagoon will use technology from the company VVater, which the developers say will reduce evaporation by 50%-80%.
The development will bring 2,614 permanent jobs with an average direct salary of $66,000, according to documents provided by the developers. The same source claims Leander Springs will bring $779 million in new taxable property value and $110.6 million in yearly sales tax revenues.
“All we’re trying to do is create something that everybody can enjoy,” said Ravi Katta, the developer. “Not only Leander city people, but across the entire Austin metro. This is going to make a huge impact in terms of city revenues.”
Public input
Seven community members raised concerns about the development during the public hearing, with most expressing concerns about water and traffic. Several residents noted that they rely on well water and voiced concerns over whether the project’s reliance on the Trinity Aquifer would affect their water supply.
“Not everyone in Leander gets their water from the city. There are residents in and around the corridor on private wells drawing from the same aquifer this project intends to pull from,” Anita Chumnanvech said. “No public entity currently meters or limits how much water a private commercial well in this area can draw.”
Katta noted that while many other wells are around the 100-foot level, the lagoon intends to draw from the lower Trinity Aquifer at 800 feet. Documents from the developer claim “neighboring wells in shallower aquifers will not be impacted.”
While Katta acknowledged that people were concerned due to past drought conditions, he pointed out that the city of Leander is building out its infrastructure for a planned population of 250,000. He said the development will be “close to zero” in terms of impact with new systems coming online to improve the city’s water infrastructure.
In April, the Sandy Creek Water Treatment Plant was undergoing testing for upgrades that will increase its capacity from 9 million gallons per day to 12 MGD.
Residents also asked questions about the project’s impact on traffic in neighboring communities, which they say have already seen an increase.
“I'm not here to oppose development, but I am here to ask that the traffic impacts be carefully considered before additional development is approved,” Overlook Estates resident Tina Ritter said. “One primary concern that we have is Leander Springs will affect traffic through our existing neighborhoods.”
David Reeves, an Overlook Estates resident who has lived in Leander for over two decades, said the amount of cars that drove past his corner lot has increased over the years from five to six a day to "around 200." Reeves also pointed out that residents often walk in the streets due to a lack of sidewalks in the neighborhood.
Katta told Community Impact that he intends to point traffic toward US 183A Toll.
Terri Puckett, another resident of Overlook Estates, voiced both traffic concerns as well as a request for limitations on the height of planned buildings.
"Tracts J and K [of Leander Springs] are right across the street from [The Gabriel apartments],” Puckett said. “I would love for the city and the developer to consider that any buildings that go there not be any taller or be any more dense that what is on the other side of Covewind [Bend] to help buffer us from the larger structures that are likely going up around the lagoon on the [RM] 2243 side."
What they’re saying
“Nothing from the PUD has changed since the last time we voted on it, and we were unanimous,” board Chair Donnie Mahan said. “The only difference is we've heard from some residents, but if we don't know what the issues are, then we've got to dig a little deeper too.”
James Oliver, the sole vote against the zoning change, said he wanted more clarity regarding the development’s water sourcing and usage and traffic.
"We need to see all the details and the information first before we can make a good, clear decision on that,” Oliver said.
Next steps
The amendment is now headed to City Council, where zoning cases receive two readings before officials take a final vote.
"I would like to encourage the public, just as you brought your comments to us, most of the comments that we listened to and that we receive kind of exceed our capacity to be able to do anything about it,” Commissioner Jay Coats said. “So I would encourage you, for whatever happens, to attend the City Council meetings where the actual decisions are being made, where you have the support staff that can better attend to and answer some of the questions or concerns that you may have."
