Developers present 300‑unit ATX at Ranch Road 12 concept to Dripping Springs Planning & Zoning Commission

Developers representing ATX Capital gave an informational briefing to the Dripping Springs Planning & Zoning Commission on the ATX at Ranch Road 12 planned development and annexation, describing a roughly 20‑acre project at 26700 Ranch Road 12 that would include about 300 residential units and two small commercial buildings fronting Village Grove.

Abby Gilfillan of Linehart Places, the applicant’s planning and urban‑design consultant, said the project expanded after adding adjacent land and that site constraints (road right‑of‑way, drainage/water‑quality areas and tree‑preservation groves) reduce the developable footprint to 'around 9.2 acres of developable area.' She described a conceptual layout with limited four‑story areas pulled away from Village Grove, three‑story buildings elsewhere, a streetscape along an extended Rob Shelton Boulevard and public trail connections to the park across Village Grove.

City and applicant discussion focused on three operational issues. On utilities, Planning Director Tori Carpenter cautioned that 'we are still at limited capacity of wastewater' in the city’s system and that connections will depend on wastewater LUEs and plant capacity. Applicant Jake Heffelfinger of ATX Capital said his team is working with Dripping Springs Water Supply Corporation and that 'we are actually on the city's reclaimed water line' and 'we'll be able to irrigate the entire project with non potable water,' while potable LUEs would be required for residences and commercial space.

On transportation and access, Abby said the project would dedicate right‑of‑way for an extended Rob Shelton Boulevard (a 105‑foot dedication was noted) and add additional Village Grove right‑of‑way (an additional ~60 feet was discussed toward an ultimate section described in staff comments). Staff and commissioners cautioned that the eastward connection shown on the concept plan would stub out until adjacent properties develop, and they emphasized the need for at least two points of access for a project of this size. Staff raised the possibility of an off‑site roadway agreement and property acquisition to extend Rob Shelton farther south to provide an additional ingress/egress route; fire‑marshal requirements and EMS access remain part of coordination.

On design and environment, the applicant said it completed a tree survey and identified specific tree‑preservation groves it will commit to at this zoning stage, while noting that some tree locations and building footprints may shift during detailed engineering. Abby said the team expects to meet applicable landscape, lighting and architectural standards for Dripping Springs and to pay park fee‑in‑lieu rather than providing on‑site public parkland, citing the large recreation park across Village Grove as proximate public amenity. She also said the project would extend public trails to link the development with that park.

Commissioners asked for clarification on impervious cover and parking formulas. The applicant estimated an overall site impervious cover in the neighborhood of '60 or 65%' during discussion; staff said exact calculations and the applicable limit depend on zoning and must be verified in later submittals. The applicant said it will meet the city’s parking code, which depends on bedroom counts and unit mixes.

The commission treated the briefing as informational; staff said no recommendation would be formulated at this meeting. Tori Carpenter confirmed the applicant is scheduled to brief city council on November 18. Commissioners assigned to the development‑agreement working group were noted but no formal working‑group action occurred at this meeting.

Next steps: the applicant will provide follow‑up materials on wastewater capacity/LUE timing, impervious‑cover calculations, final tree‑preservation commitments and detailed road transition plans for staff review; the project will return to P&Z and then to city council for action.