Pegged by developers as the "land between the lakes," Steiner Ranch has attracted thousands of nature lovers from throughout the nation to its 4,600 acres. However, the rapid influx of population has caused overcrowded roadways, diminished traffic patterns, and, following the 2011 Steiner Ranch wildfires, safety concerns over emergency evacuation routes.
Despite these issues, residential construction in Steiner Ranch continues.
Addressing development
Last spring, developer Taylor Woodrow Communities Steiner Ranch, a part-owner of Steiner Ranch along with other investors, held a meeting with the community's residents and unveiled plans for a hotel, storage facility, shops and high-density multifamily apartments on a "Mixed Use" tract (MU-14) at the front of the neighborhood. MU-14 spans both City of Austin and Travis County jurisdiction, with 10 of the 84 acres in the City of Austin.
Although all but the apartments were eventually scrapped, residents outlined their concerns over the mixed-use's potential to create problems for the neighborhood in a petition signed by more than 1,000. Residents voiced concern about issues including increased traffic congestion and accident rates, overcrowded schools, strained police and fire services and decreased property values.
The Steiner Ranch Neighborhood Association formed in 2012 to give a unified voice to the community. Eventually the SRNA and Taylor Woodrow reached an agreement regarding the small tract of land that lies in Austin. As a result, the City of Austin Zoning and Platting Commission limited the density of the 10-acre Austin portion of the MU-14 tract to 54 duplexes. However, the remaining 74-acres of the tract that lies within Travis County's jurisdiction is not covered by this agreement.
SRNA board members and Taylor Woodrow continue to meet and address neighborhood concerns for MU-14 as well as the remaining residential tracts waiting to be developed.
MU-14 today
Because of its location, the MU-14 tract is the most controversial of the projected communities planned for the development, SRNA Chairman Brian Thompto said.
"We refer to it as the 'front door' of Steiner Ranch, and it's important that whatever development goes in there is compatible with the community," Thompto said.
Taylor Woodrow is in the process of obtaining construction permits from the City of Austin for the 10-acre, 54-duplex tract, Taylor Woodrow Vice-President Adib Khoury said. Khoury said that a total of 150 to 180 duplex units are slated for the entire MU-14 site. Engineering and design of the parcels has not been completed, and Khoury estimates that construction on MU-14 won't begin until 2014.
With additional duplexes on the MU-14 tract, Thompto fears the area would become a "traffic nightmare" at peak hours in the morning and evening and add to the overcrowding of area schools.
If MU-14 is built out, all traffic leaving the tract would be forced to take the single exit onto Quinlan Park Road and head toward RR 620, exacerbating traffic flow issues, Thompto said.
He also said that the SRNA is exploring alternatives for the tract to address with Taylor Woodrow such as a "type of commercial development that would not have residential traffic flow issues." The SRNA is also considering the possibility of the community reclaiming the tract.
"This isn't just about additional houses. It's about something that's not a good fit for the community that will have significant challenges and long-term ramifications for residents," Thompto said. "SRNA is not antigrowth. We want compatible growth."
Added growth, added congestion
Donald Grigsby, an engineer with the Travis County Transportation and Natural Resources department, said that his office has not received site plans for the Taylor Woodrow duplex project slated for MU-14. However, Grigsby has reviewed a plat, or legal tract, of the 10-acre portion of the duplex project.
"The area is so congested that it may be difficult to get the project done," Grigsby said of developing MU-14 within Steiner Ranch. "Quinlan Park Road has a very high volume of traffic. Any type of [development] will add to the congestion."
Grigsby said that Emergency Services District No. 6 would be required to approve the project and ensure that safe access is provided to residents. He said that Taylor Woodrow would need a waiver or variance from the Travis County Commissioners Court if another access is not planned on the 10-acre parcel. Taylor Woodrow has indicated only one access is intended for the parcel, Grigsby said. One access is required for every 30 homes, and Taylor Woodrow plans to put 54 duplexes on the site, he said.
Thompto said that SRNA would not support the variance.
As for the units anticipated for the remainder of MU-14, Grigsby said that his staff cannot make a determination as to whether sufficient access points are planned until after Taylor Woodrow files a site plan with his office.
"Then it may become a big issue to the ESD," Grigsby said.
