North Tract South Tract Both the Terraces and The Pearl submitted a trip generation report as part of the development approval process. The report details the number of vehicle trips per dwelling unit. The reports indicate The Pearl will generate 47.07% less new tra c than the Terraces would have. TRAFFIC IMPACT
Entry/Exit points
NORTH TRACT
OVERALL
A.M. PEAK
P.M. PEAK
Projected average daily trips over 24 hours
Exit 349
Enter 350
Exit 74
Enter 175
SOUTH TRACT
4,587
THE TERRACES
620
2,015
40
122
122
78
THE PEARL
N
~47% reduction in traffic generated
-88.8%
+39.3%
-30.3%
-77.7%
SOURCE: CITY OF BEE CAVE/COMMUNITY IMPACT NEWSPAPER
last few meetings was how The Pearl was going to comply with the new development code as the Terraces failed to meet the standards for the
trail for residents. The city-owned green space will have a 10-foot-wide trail open to the public. The old and new codes have several key differences that have affected the property’s transition from the Ter- races to The Pearl. The height of the buildings, the submittal of site plans, allowed building materials, parking structures and the traffic analysis submittal will all affect The Pearl as
possible developers denied under the old code might try to reapply under the new code, they would not be able to reapply with their current PDD and would have to scrap the PDD entirely or request a new amendment. This is exactly what The Pearl did, Garza said. The developers of The Pearl wanted to redo their PDD because it would not have fit in the new development code and would have required rezoning, he said. Tra c analysis One issue that is projected to impact the Bee Cave community with this development is the ongoing traffic issue around the municipality, which is only anticipated to grow worse as the population in the area rises. The Pearl is expected to generate 47% less daily traffic than the orig- inal Terraces project, according to trip generation reports submitted by the Terraces and The Pearl. The Terraces projected 4,587 daily trips, while The Pearl projects about 2,015. This is because The Pearl is primarily a residential area, while the Terraces would have included more offices and restaurants, according to the city. Additionally, the Morgan Group is working to improve traffic by con- structing and paying for an additional turn lane from Bee Cave Parkway to
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owned by developer Chris Milam and his company International Develop- ment Management. The project was known as the Terraces when it was being developed by Milam. Bee Cave City Council denied the original plan in 2018 because it failed to comply with the planned development dis- trict, or PDD, requirements. The project is now called The Pearl, and the Morgan Group submitted a request to Bee Cave to change the mixed-use district to a multifamily and single-family attached residen- tial district. The land was rezoned in 2014 from residential to mixed use to accommodate the Terraces mixed residential and commercial development. A request to repeal and replace two rules related to zoning and devel- opment standards for The Pearl was approved by council in a split 4-2 decision July 26. The decision allows the developer to build multifamily luxury apartments, attached townho- mes, a parking structure and a restau- rant, according to city documents. The approval for the project by council comes on the heels of Bee Cave’s newly adopted unified devel- opment code. Much of the discussion from council members during their
old development code. Transforming the code
The Pearl is broken into two par- cels called the northern and southern tracts. The project will also develop a third tract of city-owned green space. The Ter- races origi-
the proj- ect moves forward. C i t y M a n - ager Clint Garza said u n d e r the new code, new PDDs will not need i n i t i a l counc i l approval; however, each time
nally planned to use the northern tract for offices and a restaurant, the southern tract for multi- family condos and the city- owned green space for a landscape median on Bee Cave Parkway. The Pearl’s
OUR COMPANY IS BUILT ON RESPECT, COMMUNICATION, TRANSPARENCY, HONESTY AND CIVILITY. WE AREN’T HERE TO PUSH ANYTHING DOWN ANYBODY’S THROATS, AND WE WANT TO DO THE RIGHT THING BY YOUR COMMUNITY. MICHAEL MORGAN, MORGAN GROUP CHAIR
northern tract will have 10 buildings with 340 multifamily units, public trails and private amenities for resi- dents, such as a pool, a fitness center, a dog park and coworking space. The Pearl’s southern tract will have 59 townhomes for sale with a pool and
land is rezoned or a text amendment is made to a development plan, it requires council approval per city zoning regulations. Both Garza and Bee Cave Mayor Kara King told Community Impact Newspaper that although it was
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COMMUNITY IMPACT NEWSPAPER • COMMUNITYIMPACT.COM
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