Traffic Impacts and Vehicular Circulation

• Concern: Will traffic from the commercial site adversely impact Trinity Hills Dr?
  Owner Response: The design of roads, driveways and access points to the commercial tract will implement elements that discourage traffic from continuing through the commercial tract to Trinity Hills. These design elements would include traffic calming devices such as traffic circles and speed humps. These devices make it quicker and easier for traffic to access off HWY 290 rather than continue through the site to Trinity Hills.


• Concern: Can traffic from the 5 acre tract near the corner of Trinity Hills and Nutty Brown Road be isolated from Trinity Hills Dr?
  Owner Response: Development of the 5 acre tract would likely include access to Nutty Brown Road and potentially Trinity Hills Drive . Until an end user is determined, the access driveway location is unknown.


• Concern: The Concept Plan shows the road access to Trinity Hills as aligning with Littleton Dr. which may increase traffic through the neighborhood.
  Owner Response: As described above, design elements in the site access plan can be used to limit traffic generated from outside of Belterra from accessing or departing from the commercial site via an intersection with Trinity Hills. Hays County and City of Dripping Springs will have the final say on the driveway location.


• Concern: Will delivery truck traffic enter the existing residential sections of Belterra?
  Owner Response: Effective design of the internal roadway system within the commercial development can contain delivery truck traffic for the commercial businesses within the commercial tract by ensuring only passenger vehicles can navigate easily through some entries.


• Concern: Will traffic improvements such as signalization of intersections or additional lanes be required?
  Owner Response: A Traffic Impact Analysis (TIA) report will be required to determine the need for traffic improvements, such as a traffic signal at the main entrance and expansion of surrounding roadways. A TIA will be prepared when the design of the project progresses. The current plan is only conceptual. Our goal is to make access to the development as safe as possible. We do anticipate a need for a traffic light at the main entrance of the commercial tract. TxDOT will make the final determination when a traffic signal is needed based on traffic warrants. We do not anticipate the need to expand existing roadways. The commercial tract internal roadway system should accommodate additional traffic generated by the commercial development.


• Concern: Can Belterra be converted into a Gated Community?
  Owner Response: The streets in Belterra are owned and maintained by Hays County, and as such, are open to the public. There are no plans to make Belterra a gated community.

Utilization of “Green” Technologies

• Concern: Will green building techniques be included in the commercial tract development?
  Owner Response: Green building techniques are planned to be incorporated into the development. Our goal is to be stewards of the land and promote the use of green building techniques were applicable.


• Concern: What kind of water conservation measures will be incorporated into the design of the commercial development?
  Owner Response: Our plans for the tract include water-saving landscaping standards and use of recycled wastewater for the majority of site irrigation.

Potential Residential Uses

• Concern: What types of multi-family/town home uses are planned?
  Owner Response: The vision for the multifamily site at this point is a brownstone type product that may include town home units or clustered housing where single family style units share a common lot. The number of units allowed and density will be determined by the City of Dripping Springs. Design standards/guidelines will be established to ensure the development will be compatible with existing Belterra structures.


• Concern: Will the development include Apartments?
  Owner Response: We do not anticipate apartments to be developed, but apartments are not prohibited.


• Concern: Will residents of multi-family units in the commercial tract be members of the Belterra HOA?
  Owner Response: The multi-family residents would not be part of the Belterra HOA, and would therefore not have access to the Belterra Recreation Center. We do not anticipate the town home owners being part of the HOA. The multi-family and town home residents would have access to public trails, parks, and open space areas.

Commercial End Users

• Concern: What types of commercial end users are planned for the site?
  Owner Response: Current plans are very conceptual in nature, therefore specific users have not been identified.


• Concern: Will there be limits on the uses?
  Owner Response: We are currently in the process of establishing allowable and prohibited land uses. Our goal is to make the land use guidelines enforceable by both deed restriction and by the City of Dripping Springs.

Water and Wastewater Utilities

• Concern: Who provides water to the site?
  Owner Response: Water service is provided by Water Control & Improvement District No. 1 (WCID1), which purchases wholesale water from LCRA.


• Concern: Who provides wastewater to the site?
  Owner Response: Wastewater service is provided by Water Control & Improvement District No. 1 (WCID1.) The wastewater treatment plant has capacity to treat wastewater generated by the commercial development.

Design, Planning and Development Issues

• Concern: Will there be design standards to make sure the commercial development aesthetics don’t detract from the community?
  Owner Response: Design standards/guidelines will be set in place to ensure the development will be compatible with existing Belterra structures such as the Welcome Center and Recreation Center. The style of architecture could vary, but the development will have a consistent “Hill Country” look.


• Concern: Will the commercial site lighting maintain the dark skies in Belterra?
  Owner Response: Site lighting will be governed by the City of Dripping Springs lighting ordinance, which requires to a “dark sky” design. The light will be directed downward and shielded from illuminating the sky.


• Concern: Will vegetative buffers & open space be incorporated into the site design?
  Owner Response: Vegetative buffers will be required per the Design standards/guidelines that will be set in place for the development. Buffers are planned to be established along Highway 290, Belterra Drive, and Trinity Hills Drive. It is a goal to preserve existing vegetation and provide open space along the natural drainage ways and throughout the commercial development.


• Concern: Who will be the commercial developer?
  Owner Response: At this point, it is not known who the commercial developer will be for this tract. Makar Properties has strong interest in developing the commercial tract, but no commitment has been made. Our purpose in going through the entitlement process with the City of Dripping Springs is to ensure the developer of the tract will follow the established Design standards/guidelines and provide a quality development the Belterra Community can be proud of.


• Concern: Will use of pesticides be restricted on the site?
  Owner Response: The use of pesticides will be governed by an Integrated Pest Management (IPM) Plan established for the development, which will be approved by the City of Dripping Springs. There is an IPM established for the residential portion of Belterra, which is included in the “Belterra Residential Design Guidelines” document.

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