TRANSFORMING THE TERRACES TO THE PEARL From a mixed-use development to a planned development multifamily and single-family attached residential district, The Pearl has undergone changes to its development and its code.
THE PEARL’S PROGRESSION
TERRACES
THE PEARL
CITY’S FORMER ZONING ORDINANCE 1 North Tract-Code allows for 13 units an acre. 3 Building height of 40 feet 2 South Tract-Code allows for 9 units an acre. 6 A mix of covered and surface parking 5 Materials: 75% masonry, concrete and metal not permitted. 4 Building designs are required with a concept plan. 7 A traffic impact analysis is required with a concept plan.
NEW UNIFIED CODE DEVELOPMENT
Northern Tract • 6 buildings • 5 offices • A restaurant with office • Approx 26,000 square feet • Public overlook • Public trails Southern Tract • 41 multifamily condo units • 16 townhomes • Gardens and aviary City-owned parkland • Trails and landscape median on Bee Cave Parkway
Northern Tract • 10 buildings • 340 multifamily units • 2 overlooks and a loop trail Private amenities for residents: • Pool • Fitness center • Clubroom/lounge • Dog park/pet wash • Coworking space
Since 2014, this planned development district has been adopted in various forms by the city.
1 North Tract-Code allows for 13 units an acre. 2 South Tract-Code allows for 9 units an acre. 3 Building height between 50-60 feet 4 Building designs are required at the site . 6 75% of parking must be in a structured parking garage. concrete masonry units, concrete tilt-wall panels, metal panel fencing. 5 Prohibited materials: 7 A traffic impact analysis is required with a site plan.
2014
Dec. 9: Bee Cave City Council amends the Terraces from residential to a mixed-use development.
2017
Southern Tract • 59 townhomes • Pool • Trail for residents
May 8: Council approves an artificial structure for the Terraces. April 11: Council amends the Terraces conceptual plan.
2018
City-owned parkland • 10-foot city standard trail section for the public
July 10: Council denies the site plan for the Terraces for failing to comply with the development code.
SOURCE: CITY OF BEE CAVE/COMMUNITY IMPACT NEWSPAPER
RM 620. In an interview with Community Impact Newspaper , King said the city of Bee Cave is at the mercy of the Texas Department of Transportation to expand and improve roads because two state roads traverse the city. “So we have a lot of residents come and speak at the meeting or email us and say, ‘Do something about infra- structure first,’”she said. “We can’t because we don’t control those roads.” Council Member Andy Rebber said he had a different take on the traf- fic situation after doing extensive research on studies from the Texas A&M Transportation Institute. “When it comes to traffic, build- ing roads is not going to fix issues in the long run,” Rebber said. “Instead of people driving in from Steiner
[Ranch] or Spicewood and clogging up the highways, I would rather have thousands of people live and spend their money here.” He said he understood the concerns of community members worried about traffic. However, he said, if peo- ple do not want development, then property taxes will have to be raised to fund those undeveloped areas as city governments still levy taxes on empty lots. When asked how the city can bal- ance the need for development with the issues of traffic, King said she did not believe it was Bee Cave’s prob- lem to develop housing for people to move there. “The square footage [in Bee Cave] is only so big,” she said. “There’s a mil- lion places for people to go; they don’t
have to move here.” The Pearl is projected to finish development in three to five years. King said Morgan Group still has to present a site plan for council before it can “move dirt.” She said she does not anticipate that happening before the end of the year. “I’m not here to tell you how to do your business,” Morgan Group Chair Michael Morgan said at the June 28 City Council meeting. “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.”
June 7: The Bee Cave Planning and Zoning Commission votes to deny the application by Morgan Group to change the zoning district.
2022
July 26: Council approves a request to repeal and replace the two amendments in a 4-2 vote. June 28: Council tables two amendments to the development.
For more information, visit communityimpact.com .
SOURCE: CITY OF BEE CAVE/COMMUNITY IMPACT NEWSPAPER
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LAKE TRAVIS - WESTLAKE EDITION • SEPTEMBER 2022
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