Diana, you good?
» Good evening, ladies and gentlemen.
Thank you'all for coming out tonight.
[snorts] It is Tuesday, August 18th,
2026, 5:32 p.m. We're a little late.
Diana, would you please call roll?
» Mayor BS
» Present.
Mayor Promosian here.
Council member Houston
» Here.
Council member Crowe
» Here.
» Council member Parks
» Here.
» And council member Tihawa reported
absent. You have a quorum.
» Thank you. We've got staff members here.
We've got citizens from the neighborhood
here, which we appreciate, and some
consultants here. We'll work our way
through this meeting.
That being said, we'll start with the
pledge of allegiance.
Talen, would you lead us
to the flag of the United States of
America and to the republic for which it
stands, one nation under God,
indivisible, with liberty and justice
for all.
» Thank you, ma'am.
» All right. Presentation of citizens.
This is a time for anyone that would
like to speak regarding anything going
on in and around the city of Dripping
Springs or in the whole USA to speak. If
an item is listed with a public hearing,
it may be better to speak at that time
just so we have any pertinent paperwork
in front of us. Would anyone care to
speak?
Seeing and hearing no one, we'll close
presentation of citizens and we'll move
on to proclamations and presentations.
This is going to be a presentation of
the Beast Star Awards. Normally, these
are real quick presentations, but we've
got a lot of people that have worked
hard to be part of this, so it may take
us a minute, but it's well worth it.
Michelle, you going to start us off?
» Almost everybody we asked for their
consent to nominate them agreed. So, we
have a lot more than usual. These rep
awards represent um nominees from the
city for the last two years, actually.
And we have Annie Spade with us here
from Dark Sky, Texas, who is going to
first tell us a little bit about the
awards and then uh I'll help her by
going through the winners.
» So go ahead.
» Thank you, Michelle. I'm just so excited
to be here as a as a citizen and also as
a master naturalist to recognize each of
you. Um 18 is really exciting. I I
enjoyed the night skies this past week.
Orion is is seen in our pre-dawn sky
right now. I saw a persade meteor last
night when I stepped out at 10:00. So,
you're really contributing to the health
and well-being and joy of the entire
community as well as the animals and
plants. And each of you has attended to
the usefulness
um whether it's directed your lighting
um whether it's the level that just
needs to be whether it's uh just um on
and off when you need it to be and also
the even the the color spectrum which
would be more on the warm side versus
the cool side of blue. So, uh, on behalf
of the entire community and I'm outside
of the ETJ and everything, but just
really so appreciate each of you, each
of the 18 who are here and not here for
all that you've done to protect our
health and well-being.
And I'll let Michelle Fisher present the
awards.
» Did you want to take the photos over
there?
So, just a little bit of logistics for
you all because we want everyone to have
a photo, but there's really more people
than we can get in one photo. Um, Lisa
is going to take photos as we go through
each recipient. Uh, and Mayor Bols
agreed to do that with y'all.
And each recipient's going to get either
the large or small size sign. Let us
know. Let Diana know which one you want.
If we run out of the size that you want,
we will order it for you and get it
delivered to you. And then everyone also
gets a window clean, which is over there
as well.
Okay.
So, first we'd like to recognize
Wildwood Elementary School. Uh Holly and
Scott, if you can get up and you can be
the first to get a photo.
This is a Dripping Springs Independent
School District Superintendent and um
Chief Operations Officer Scott Barry.
And it's really exciting that the school
district um has brought, you know, this
school was built to comply with the
lighting warrants. They also over the
years over the years have brought most
of their other properties into
compliance with our lighting ordinance
which is really amazing including some
that are not in the city limits that
weren't required to to comply at all.
[applause]
» Thank you. You'll see as we go through
some of these schools participants in
this across Texas but I know we're one
of the first districts. Yes, definitely.
And I have to say I think they're a
model because I cannot tell you how many
conferences I've gone to or meetings on
lighting where other cities have said
how did you get your school district to
comply. They, you know, they've been
fighting with us about it or whatever.
I'm like, tell them in Dripping Springs.
They do it and people love it. So, I
know they've looked looked at to y'all
as a great example many, many times
across the state.
Okay. So, the next one is Frostbank. Is
Dina Allen here back?
You're [clears throat] here for
Frostbank. Great. All right. You want to
go take a photo? I do want to uh
congratulate and thank Frostbank.
Originally, when it was being built, it
was very hard and difficult to figure
out how to get their ATM machine to
comply with our ordinance. It's an ATM
machine that originally was outlined in
very white bright light. So, it didn't
comply with our ordinance in a lot of
ways. And also it is an unusual one
because they are one of the few projects
that is lighting their flag poles from
the ground up. And usually you don't
allow that with a night sky dark sky
ordinance, but our ordinance does allow
that. It just it has to be light that is
very specific on how high up the pole it
goes so that it's not creating light
pollution. And theirs, as you can see,
does that very lovely. So
congratulations and thank you.
[applause]
to the left.
» Yep. Both you guys. Everybody.
» The next is Heritage Amenity Center.
» Do we have anyone here with Heritage?
Great. Thanks for coming.
» Are you Kyle?
» There you go.
» Great. Congratulations.
» This is Kyle with MI Homes and this is
their amenity center in Heritage. I also
want to point out that I believe two
years ago or more MI Homes has also
received this award for some of their
model homes in the past. So, you know,
obviously their entire subdivision
complies with their lighting ordinance,
but this is a lovely example of a
amenity center and how beautiful it can
look at night and comply. Thank you.
[applause]
The next is the learning experience. Do
we have anyone here from the learning
experience? Nope. Um, so this is uh
Alexander Gordon and Brad Nef's project.
And you can see at the top on some of
these slides, I've got photos that our
building department took of different
fixtures so people could see the
different types of fixtures that are
being used on projects.
Founders Animal Hospital. Sure. Anyone
is here. I don't think we have something
here for that. Uh this one's beautiful,
I think, at night when I go by it. And
that's what that one looks like right
here. And just up the road on Qataro,
the prep of headarters. Is there anyone
here with that?
Um, this is a really big uh school
preschool building and it turned out
great, I think, in the headarters
development. We appreciate their
compliance.
Joy Belter Apartments, we have anyone
here from
great
and I believe Taylor Wilson uh was
involved with several of the projects
you're going to see tonight and this is
one of them.
But this is a retirement apartment
community and they've got some really
lovely light fixtures that they use
throughout. Really pretty landscape
lighting, too. [clears throat]
Congratulations. [applause]
The lookout apartments. Is anyone here
with that? I cannot take credit for that
amazing photo. They provided that
nighttime one at the bottom. But it's
quite a sight to see at night to see
that. And this is one that's in the extr
territorial jurisdiction. So they
normally would not have to have to have
done what they did and complied with the
lighting ordinance, but it's a beautiful
project.
The local apartments is the next one. Do
we have anyone here with the local? All
right.
[applause]
Great.
I love going by this one at night, too.
» All right. Belter town homes, triplex,
building 2, unit 5. Do we have the
cartons here? I don't think so. This
[clears throat] entire development uh in
Belera complied with our lighting
ordinance. It's in the extr territorial
jurisdiction. Uh, and the the Carsonian
were gracious enough to allow us to
nominate their specific unit for it. So,
I appreciate them letting us do that.
The Arrowhead Sea Store, do we have
anyone from that here? Nope. All right.
Gas stations are a tricky one because
they need a lot of light, but they did a
great job with their lighting at this
place.
Oakwood Market. I don't think I see
anyone from Oakwood Market in
Headarters. That one's another beautiful
one. They've got some really pretty
lights in the back as well. [snorts]
Dre's Model Home in Calera. I believe
Ryan Brad Ryan [snorts] is here
actually.
» Uh oh. Okay. Is that an old name?
And this is one of their model homes.
They actually have several model homes
in Calera that we could have nominated
all of [clears throat] them for this
award. This is the one that our staff
chose that they they really like the way
it turned out. So, thank you very much.
[applause]
So, now we're moving on to remodels or
um additions and just bringing other non
non-complying light into compliance. So,
this is the Taco Bell. That was a
remodel of a previous um restaurant and
they did a great job with their
lighting. Thank you very much, sir.
» [applause]
» The Valero gas station. Do we have
anyone here from that? All right. So,
they were doing a remodel and I think
they had to put in lights like every
light on the building I think is new,
but they brought that into compliance
and it looks great now. [snorts]
Uh, CAK offices. I think I saw Ed pop
in. Nope. So this is one where they did
an addition to the building and when you
do a major addition you have to bring
the existing building into compliance.
So they brought their old building into
compliance and then obviously built the
new building as well in compliance and
it turned out great.
And then we nominated ourselves. I know
cheesy [laughter]
but we like to lead by example. So uh
this was our development services
building that PEC was in before. You can
see two photos showing what it looked
like before and then what it looked like
after [laughter]
after we we switched out all the
lighting. And then the last one is our
downtown restrooms on Mercer Street that
look really pretty at night. And that's
it.
» Can we applaud for ourselves? [applause]
» So, thank you all very much for what you
do to preserve the night sky. We
appreciate it.
Thank you all for everything you do.
» Thank y'all. [clears throat]
» All right.
Well, Sean, we did that one in 14
minutes, so now you're up. [laughter]
» I will be as concise as I can.
I think we'll be good. Mayor and
council, uh, welcome. It is August 18th.
This is the ninth and final scheduled
workshop we have. Of course, uh, it's up
to council's discretion if we'd like to
call any more before the end of
September, but this is the last one we
had in the calendar. So finally,
[laughter]
so again, as I mentioned, uh, budget
workshop number nine. Uh, just again,
all of our budgets are posted on the
website. And just to provide a little
bit more information from what we did
last week, uh, we now have updated our
uh, proposed budget workshops page. So
there are a list of all of our
presentations, budgets, backup paperwork
that was included in y'all's binders.
And then of course we've [clears throat]
updated our truth and taxation
information with the proposed rates that
council approved at the the last
meeting. I just wanted to show that to
council. We mentioned at the last one,
but again uh Glory and Payton and Lisa
and Stephanie all at the city got our
websites updated for us looking really
nice. So good presentations there. So
again for tonight we will be discussing
uh the TUR uh which is apt. They
proposed their budget at their meeting
last night. So, it is as fresh off the
presses as could possibly be, but we
will get to that in [clears throat] just
a moment.
I wanted to first go to the amendments
that you'll notice uh in your packet. Uh
if we start with the general fund uh
based on the proposed tax rate that
council adopted, we updated that figure
for uh revenues coming in in FY27. That
is the only thing that drove that number
up. Uh so just wanted to show it in
there because that is what council
proposed. Again, if we propose a
different rate, that number will change
as well, but just wanted to to show that
we did make that adjustment in the
budget.
Uh looking at the DSRP, uh these are all
changes to the FY26 projections. Uh so
we had uh programming revenue come in
higher, but you'll see we also had
programming expenditures come in higher.
That's based on that that higher
expenditure there. Office supplies uh
came in a little bit higher. So to dues
and fees, uh equipment maintenance,
these were all line items about three or
four months ago looking at we didn't
know that we would need the full amount.
So we were projecting that we wouldn't.
And so now looking into it, we've had
some things pop up. We're putting some
of that money back. So that's why you
see those changes there. Still gives a
strong balance forward to FY27. Still
not negatively impacting the FY27's uh
balance forward to FY28. But just wanted
to make council aware of those
projections.
Again, uh Texas uh gas franchise fee is
one of the questions that was asked uh
at the meeting. Uh we had it at 334.90.
We've reduced that to 10. Turns out it
wasn't Texas gas that was with a big
payment in there. It was Texas disposal
systems. All I saw was Texas. That's
been moved to the correct line item. Uh
which is why you see that reduction
there. Not a loss of money uh in the
fund. It's just changing that line item
that it went to.
And we'll go uh in the council
questions. One of the questions was how
much do we think the new gas company's
providing? We've got information on that
as well uh in the follow-up questions.
Uh looking at the uh that's not the DSRP
fund, that is the uh TUR fund. Uh uh
this is actually all of our alternate
funds. Uh so there you see the TUR
reviewed their budget uh at the meeting
yesterday. They made some changes from
what was originally in the packet. I put
it in here just because it was amendment
from the last version of the budget you
had, but we'll talk about that more when
we talk about the TUR's budget, but just
wanted to bring council aware of it.
Now, moving on to council questions.
Uh, first question we got was when will
the debt issued in 2019 uh for the water
development board pay be paid off? Uh,
we have that being the final payment
being made in June of 2040. Of course,
it is callable in 2029. At that point,
if we had the revenues and wanted to
fully pay it off, we could. Or if we
wanted to look at refinancing through
arbitrage and and that type of thing, we
could do that as well. But so 2029 is
the first date we might take action on
that. Very similar to what we did uh for
the 20 2005 issuance that was our 2015
that we recently paid off.
Uh there was some uh other questions
asked on the issuance uh for the 2026
debt that the water development board
just approved. So and earlier in August
the water development board approved our
our loan grant application for a little
over 53 million I believe for the
project. We will close on that loan in
January. And so we're doing all the
paperwork now. In your packet though is
the draft
uh payoff schedule. And so uh Chris
Lane, our financial adviser, was able to
provide that. It of course may change
depending on some of those numbers uh
for closeout costs and things like that
if they change, but we're roughly
spending about uh $3 million50 uh every
year on that debt payment
starting in 27. Sorry. Uh
next question was is there any estimate
of what the impact uh for natural gas uh
with the additional firm coming in? Uh
we're showing that they are contributing
around 3 to 4,000 uh so far and so
that's an additional 3 to 4,000 on top
of the Texas gas franchise fee. So
Universal Gas is also contributing. So
we've got that projection bumped up from
6 to 10.
And then there was some information at
some additional information requested on
the utilities department vehicle
request. Uh essentially it boils down to
we have a number of pieces of heavy
equipment. A lot of which will be used
on the same job. You could use the back
truck and the mid skinny the skid steer
or the mini excavator. All of those need
a heavy duty truck to pull. Yes, we do
have the crane truck, but looking at
CDLs, once you add the trailer and any
piece of equipment, you push it into
that CDL uh capacity where you need a
special license to drive it. So, also
the crane truck is not a truck we want
going out to all of our
anytime we've got to do maintenance or a
work order out there. It's not our
everyday driver. Uh but the proposed
vehicle is being proposed at FY27.
Currently, we have two vacant positions
uh in the utilities department, and
we're able to make it work with the
trucks we have because they can can
double up. And right now, they're
they're able to double up, and even if
we added those two, uh one or two of
them could still double up as well. It's
just we anticipate the growth with the
other package plants coming on with the
new plant being built and designed that
ultimately we're going to need that
additional vehicle. And so what they're
proposing in 27 is that additional
vehicle of a 3/4 ton uh pick diesel
pickup truck. Uh right now the 3/4 ton
we have uh is a gas truck. And so also
not looking to put too much strain on it
with it always hauling the heavy
equipment, but we can duplicate those
efforts. So again, it's a supplemental
request. It's not necessarily needed
October 1st, but it is anticipated to be
needed within FY27. Uh hence the ask.
It's also one just wanted to make
council aware of it in the future when
we ask if we need to ask again.
» Let me back up because and I may have
very easily misunderstood you. I
understand on CDL and combined way we
got to have a CDL. If we don't buy this
truck and we do have the equipment, how
are we going to move it without a CDL
driver?
» We'll drop the truck, go get the next
piece of equipment, pick it up on a new
trailer. I would imagine you'd be making
multiple trips with the same truck so
that you're not violating that CDL. kind
of backed into needing to buy this truck
fairly quickly.
» Excuse me.
» Sorry. Sorry. Uh yeah. Um
not a necessity like I say October one,
but there is the foresight that it will
be needed sooner rather than later.
Hence being added in the budget now.
» And I'm sorry, Greg, go ahead.
» I was just wanting him to finish. Uh so
we do have the current gas 34 ton will
put
that
» But part of uh the reason the new truck
is diesel is again to help with the
pulling of that heavy equipment. It a
little more strain on the gas engine
than diesel.
» I'm not a mechanic. I wouldn't.
[laughter]
» Thank you. Thanks Greg.
Oh, the uh fifth question we has uh how
might the tax rate be utilized? I have
» So again, council, if you remember, we
uh adopted the proposed tax rate of 27
uh 272.
» I'm going to interrupt you one last
time. Lisa, if y'all would like to do
another picture, please. I'm going to
interrupt this just for that. People
that have worked hard in the community,
I want to recognize them. He wants to.
» Okay. Michelle, will you help us?
» That means you got to get the picture.
» I I know. [laughter]
» I'm fine with that.
» Hi.
» The building that did the major
» Major brought the rest of their
building.
» We started early.
» Oh, really? We started on time, but
I thought I was here early
picture. Thank you.
[applause]
» Sorry, Sean.
» Not a problem. finance director's happy
to see the the logo going to good use on
the wall. [laughter]
I knew we'd use it and I'm glad we had
[snorts] so council. One of the last
questions we received uh last week was
how might we utilize any additional
revenue gained uh through the proposed
tax rate. This is the slide from last
year and we've updated a little bit. uh
the proposed rate would bring in about
uh a million50 in additional revenue
based on what we had proposed it with
our our old rate.
Looking at uh the supplemental requests
uh there's a copy of this in your packet
as well. Uh there's uh park supplemental
requests are totaling a little over 1.4
million. Uh I will point out that some
of those uh can be done with the
parkland development and dedication. Uh
that is what we're including for the
parks board to determine and and
prioritize that uh for their projects.
Uh but there is 1.4 in supplemental asks
from the parks department. Not a
problem. Uh maintenance has an
additional ask of 565 uh emergency
management 217 legal 50 and Stevenson uh
150. Uh some other things we might
consider if we were to raise that full
tax amount is plugging in some of the
money we reduced uh in previous years.
So reserve fund we had historically put
in uh 300,000 uh or 500,000 depending on
the year. We've reduced that the last
couple years and so that would be
putting in uh that additional money for
those years just backfilling what we
reduced uh historically. Same for the
capital reserve. Uh we we've reduced it
over the last two years by 300,000. You
could plug that back into the capital
reserve and reserve fund balance. Uh
both of which again strong reserve fund.
Now, we always want to keep it healthy
and growing. I believe it's got uh the
last time I looked, it had, I believe,
40 to 50 days worth of reserve balance
in there for the general fund. So, good
strong fund balance. Not quite the 90
days some cities have, but way more than
the 30 days uh the is the minimum
recommendation. So, there is the ability
to utilize that funding this year and
prepare for future years when we may
receive uh less income but have more
projects coming in.
Last question we received is
» Can I ask back up for a second? So when
you're saying that that additional
million could go towards these things,
are you saying that we haven't allocated
[clears throat] that additional million
yet?
» We have not allocated that additional
million. No, not in the b in the budget
you have in front of you in your packet.
You'll see that the fund balance went to
over a million. It includes uh the
additional revenue here but we have not
uh assigned any expenditures against
that additional million
» But that's only if we adopt a
» Only if we adopt that rate. Yes ma'am
» And that that rate could stay what it is
» Full higher rate that recognizes the
full amount possible that council could
raise the tax on.
» Okay. refresh us next
meeting what it will be if we stay at
where we are right now. If you look,
» You can put that. Yeah.
» On the first page of uh the amendments
uh is the general fund. Uh that line
item adorum that 5,134
is the revenue raised on our 2026
appraised values with our current tax
rate. And that at the moment is or that
before this budget that you have in
front of you now was what the budget was
built on and I think had a couple
hundred thousand going into FY28
after the end of FY27, but it did reduce
some of these line items that we talked
about.
» An important number to look at.
» And then some information uh was
requested on why the tax rate might have
been calculated as high as it was.
Again, thank you to Payton uh who worked
at the tax office and has a better
understanding of all the ins and outs of
that
1820 page form with numbers going in and
out of it, but essentially our
assessed values, our appraised values
went up, our adjusted assessed values
went down. Uh people were
fighting their their raises in their
property values and so some of that came
down. We issued some debt that we uh put
our property tax value towards. So that
brought that number down. There was
about uh it looks like 275 million in
our adjusted value that went down just
based on losses in properties uh
adjustments and just different things
that changed throughout the year.
Another thing that we did was increased
our TUR footprint. So in
late 23 24 our TUR footprint increased
and we added additional uh properties
into our TUR one. Uh you'll see a map of
that when we discuss TUR that also
contributed to that loss in assessed
value. Again appraised value went up but
our adjusted assessed values went down
and that's what allowed that tax rate to
be uh at the 27 cent rate.
Moving on council to uh TUR funds. As I
mentioned, this is uh the map area of
our uh TUR properties. Uh
TUR two there is in green. No, actually
they are all in green. The
[clears throat] green is the original
properties. The yellow are the new
properties. I will point out that
doublel or anarine is a part of the TUR.
It is not in the city limits. So the
assessed and appraised values on those
properties are not a part of our tax
role and did not uh contribute to any of
the tax rate information that we just
went over. However, Village Grove Canon
and the others were added. Those
browsers were brought into the TUR and
were a part of that calculation as well.
But just wanted to give council the most
up-to-date map that we have of our TUR
properties as we begin the discussion.
» But just to clarify that says yellow is
possible expansion.
» This is the latest map I have. We've
expanded these are our properties. They
are our properties.
» And I I was looking at all the
information I had.
» I just want to make sure cuz I was
» They possible. So I'll work uh with who
put the maps together for us. Get that
to say all of the TUR areas.
» Okay. Just for the public to know, can
you explain TUR?
» Yes. So TUR and if I if I say it wrong,
I apologize. tax
» Investment
» Increment
» Increment reinvestment zone essentially
if you are a property owner in a in any
of our tur boundaries 50% of your
property tax goes to the city and 50%
goes directly to the tur and is spent
directly in the tur a lot of times this
is used uh as a development tool the
city is using it as a way as an economic
driver as well so our old fits you code
that is being funded through that 50% of
the TUR value that came on those
properties that was in TUR one. So, it's
not raising an an additional tax uh for
those TUR properties. It's taking what
we've already assessed and specifically
putting it towards certain projects
within that boundary.
» And to clarify, I don't think it's 5050.
I think it's 50 of the increase.
» Of the increase. Yes. So from the year
that it was put in whatever that amount
is as it increases half of it goes to
general fund half of it.
» So every year when we're looking at our
assessed values uh we take
hypothetically say that year one of the
tur the assessed values were $10
million. Year two it was 30 million. We
take 50% of that increase of the 20
million not of the full 30. So all the
value gained since the TUR was created,
it's 50% of that that gets put back into
the TUR and is spent back into the TUR
for development.
I just wanted to uh show this is what uh
Keenan our uh TUR uh project manager
puts together for the TUR board. This is
all of the TUR's priority projects uh
and the funding mechanisms based on any
contracts or future agreements that we
have coming up. This looks at the TUR as
a whole. It looks uh it's presented to
the TUR board as a full expenditure of
the TUR whereas at the council level we
break it into TUR one and TUR two. We do
that uh based on the percentage uh of so
in tur one you could have the town
center is primarily located in tur one
so 75% of it is funded through tur one
but it has a benefit beneficial use to
tur 2 so a portion of it can also be
paid out of of tur 2 we've taken those
percentage of splits and we've applied
it uh to the information Keenan provided
to the board and for the city's
standpoint we broke that down based on
those calculations. So these numbers are
what you will see in the future slides
for TUR one and two over there on the
right hand side. Uh that is that total
amount breakdown by these percentages.
And so looking at TERS one uh you can
see there the city and county uh
revenues are the primary revenue sources
for this. Uh we get interest income on
it as well. Uh but expenses are
primarily related around the projects.
Uh we do have project management and
administration fees and legal fees.
Project management is uh Kenan Smith
with City Lights Design. He he's spoken
to council many times on the progress of
our projects. He also keeps track of it
for us uh on that end. Keeps uh invoices
going straight, contractors working
together on all that. But uh we are
charged a fee for that and we split that
amongst the two uh tur uh project
administration is P3. So when we
developed the TURS uh there were
assessed values that were assigned there
were anticipated revenues to be earned.
P3 is essentially
kind of like our CPA for the TURS is an
easy way to describe it. They look at
the money coming in. They look at the
money going out and quarterly they give
the TUR a report. uh anytime we're
looking to add new properties or adjust
projects and scopes, uh they're looking
on that to see how it might affect the
TUR's overall budget and impact the TUR.
So, we've got project management,
administration, and then uh a little bit
of legal fees in there. We do have an
attorney that works uh for us. Used to
be an in-house attorney. Uh our city
attorney, Laura, went to work for a
private company, maintained as our
deputy, but we are charged a slight fee
for that. Uh but the expertise was
there. So, just looking to keep that.
But you can see the charges annually are
are nominal. Uh when we get into the
projects, again, as we discussed, we've
got the town center. Uh that's a project
we keep on the books in case we find uh
a piece of land or a site that we would
like to investigate uh as possibly being
the location of our TUR property. The
TUR board keeps a little bit of funding
in there should we need to do any
assessments on that. Hasn't been spent
in the last couple years. Uh but it is
there should we find one we need to go
look at. Uh old Fitchy Road again is a a
major project about to kick off. You'll
see that it's red. Uh one of the notes
uh in your adjustments we had 60
around4ome,000 in there depending on the
split. The old Fitzy Road project, we
have that funded out of our debt service
25 fund. Uh if you remember when we
presented that we broke down all those
projects that were being debt funded
through that the the money that was
included in the TUR was for construction
administration through HDR since it's
directly related to the construction
project it's covered through we're
putting it as a part of that
construction project it's not
necessarily being covered by debt funds
uh our postack proceeds that we received
towards the old fitue project a portion
of that can be used for that contract
administ administration. So we'll show
that those postsec funds as a revenue
line item in the debt 25 fund which is
why you're seeing that that line item
was reduced uh in this one and
subsequently in the TUR 2 account.
Again a little bit on on downtown
parking and Stevenson. These are just uh
engineering costs or project management
cost to keep those projects rolling
forward or to to wrap them up. Uh
downtown master plan. Uh this one's one
that was increased. You previous line
item had it at $220,000. This has got it
at 352.
The reason for the change is the TUR
board asked uh Chad Gilpin who helped
put together the the plan to look at a
different phasing. So this phase
includes all of the Mercer area uh north
and gets all the streets that we are
looking at downtown drainage, sidewalks,
roads to develop uh to a 30% design. Uh
after that we'll look
are we ready to start with the project
take it to 100 and look at debt funding
or or supporting a project. But this 30%
helps us identify underground utilities,
any right-of-way issues, any things that
may cause headaches as we continue to
design or go to construction. A turb
board wanted to at least have as much
information as possible with that 30% uh
design on those projects so we would
know if we were going to run into any
headaches. So when we looked at
financing it any either the uh the 100%
completion of the plans and
construction, we weren't getting
ourselves into any unknown waters.
That's just the Mercer district.
» That's just the Mercer district.
» That's what they opted to recommend.
» It does not. Uh we had originally looked
at what it would take to take the Mercer
and the Hayes districts of our historic
districts up to to 30% even farther than
that. Uh based on revenue availability
and project scope and timing, they
settled on the 30% for the Mercer.
Again, they're also taking into
consideration there's going to be
texttop projects in that area. All of
that will be included as a part of that
30% design.
Uh looking at the library, previously
this was at zero. Uh the library is
included as a bit of a stop gap measure
as they are working to uh get approved
financing uh for the debt issuance for
the construction of their project. This
is something that will help them get
over the hump as they are working with
their financial adviserss and the banks
for the amount that they can debt fund
versus the amount they need for the
project. So at the moment uh I'm working
with uh the financial adviserss of the
county, the library and our own
financial adviserss along with P3 uh to
look at options
feasibility for the city county being
able to provide some funding to the
library for that kind of stop gap
measure. Uh when it's being discussed at
the TUR, it's also being discussed that
this could be funded through the TUR
through the anarine proceeds that we'll
eventually receive. Again, as I
mentioned before, none of that is city
funding. It's all county funding. Uh,
and so that funding is what we will be
looking at to offset any library
contributions. Uh, again, that's part of
the reason we're working with P3 to make
sure we know when those assessments will
come in, when we might get paid on that
so that we're not, you know, too far out
over our skis and neither is the county.
But, uh, looking into that, uh, at the
moment, again, it is not anticipated
that that is a check written to the
library. It is again kind of a drawdown
as needed based on any recommendations
we include in an ILA. There would be
standards and guidelines that everybody
would have to follow. Uh once we begin
working on that, we'll have more to
present to council and get further
direction from y'all and what y'all
might like to us to include in that. But
this was just uh the TUR board's way of
saying we haven't forgotten about the
library. We've got a funding source for
it. We didn't want anybody to think we'd
forgotten about it.
And to be so I understand completely,
we've allocated a quarter million
dollars next year. That doesn't
necessarily roll over to the next year
and suddenly we're going to allocate
500,000 if they haven't done anything.
Is that correct? What the TUR board's
proposed is we allocated 500,000 in FY26
is to maintain that in like a capital
reserve or or a library reserve. That
full 500 split between the two tur and
the additional 750 as well. So it's
comes out to a little over a million250
total is what the TUR board's proposing
for the end of FY27. The one thing I
think that's a little bit confusing is
they because it's broken down into TUR
one and TUR two, you have to add
» Yes. You're you're adding
» In order to see the total being
recommended. It might be helpful to give
everybody the consolidated numbers.
» Yeah. So the library for this year, you
can see uh there at the bottom it had 20
uh 6 at 500,000 and 27 at 750. That's
not that 750 is not made up of a portion
of that 500. It is an addition to that
500 at least the recommendation of the
TUR board.
» And and y'all I apologize. I missed the
meeting yesterday, but I gave them my
input in advance of the meeting. So what
I'm hearing you say is they want to make
the 750 allocation with the
understanding that it's sort of
asterisked for what is the need. What
does the ILA say? We're not actually
distributing anything. We're just doing
a set aside so we know the money's there
and can be used if an agreement is
reached down the road. Right.
» This is budgeting for anticipation of
the future ILA when the library might
anticipate drawing down once it's
approved once their project gets further
along and they have things that might be
utilized to draw that down.
» So, it's not a commitment to give it to
them. The 500 we've committed because
that was this year's money that we
approved last year.
» We budgeted for it uh in our
conversations with the library uh at the
time and currently is that won't be
distributed unless there's an ILA. So
right now it's budgeted, it's funded,
there is no expenditure
» On the books for it until an ILA is is
worked out.
» So there would be a total of 1.25 set
aside potentially for the library at the
end of next year.
» Yes, ma'am.
This [snorts] is all based on an ILA
being done this this money and I
understand that completely.
If
what's the for lack of a better word the
drop dead point? We can't just keep
setting aside money without an ILA. If
the ILA doesn't happen next year, where
are we? So, uh, working with, uh,
working with Commissioner Smith, uh,
it's our goal to try to have the ILA
done as or at least the draft of the ILA
start to be completed hopefully in
October. Uh, we've started meeting with
the financial adviserss now just to get
the ins and outs of what that ILA might
include.
If there's any landmines we're not
seeing that we need to be anticipating,
just so all three parties are
comfortable with it, uh, but yeah, it's
not expected to be utilized unless there
is an ILA.
So what I had suggested mayor to the
board was that rather than putting in a
number they tell us how much they felt
like there was room in the budget to
contribute but not actually put in a
number. I think their decision to put in
a number is just an indication of the
the tur board's strong interest in
supporting the library and perhaps
[clears throat] helping the library in
their conversations that they're having
that they're going to get back to us on.
I wasn't at that meeting. I don't know
exactly how it went, but the fact that
they put a number in tells me they're
they're both wanting to communicate to
us what they think is available, but
also acknowledge that it's not a
commitment. It will be dependent on a
future agreement and at at some point we
could next year. I think it's ambitious
to think we're going to get an ILA done
in a couple of months personally um or
even before the end of um Commissioner
Smith's term. I don't know. But that is
a a goal. That is something we're
working towards. And I I think that if
we were to go back next year and say
there is no ILA, we don't know exactly
what the library needs. We need to use
this money for other things. That would
be this body's ability to say we need to
use that money.
» That's what I want to be clear about.
» Is that fair to say?
» Yes. I just want to be clear because
» We are limiting our taxing ability by
how we're dedicating this money. And at
some point, TUR will need to spend
money, pull the trigger. And if the
library doesn't move, there needs to be
something to push them along to get it
done. So, I just want to be clear, we're
willing to support it and allocate a
good bit of money, but we've got to see
some movement. It's calling. One one of
the things uh building off of uh mayor
pro Tim Manassian's conversation there
uh two tur meetings ago that we were
looking at what can we afford what can
we do one of the things we worked on uh
last week with the budget subcommittee
was plugging all these things in and
seeing where our fund balance went uh if
you look in uh actually I can go to here
if you look at the TUR one I'll use it
as the first example uh you'll See, we
got the library in there. We also added
that last line item of a fund balance
reserve. When the TUR
discussed taking on debt for its
priority projects, Old Fitu Stevenson,
the parking lot, it did so at a 75%. it
said we can cover 75% of it right now,
but we also need to make sure that we
set aside an annual debt payment so that
we're not artificially or are shooting
ourselves in the foot that we don't have
funding. Uh when we were talking about
the library and other things that the
tur might uh be able to afford uh this
year and in subsequent years with the
fiscal forecast, they asked that we plug
that fund balance reserve in there so
that the budget now reflects the balance
forward at the end of the fiscal year is
available funding for whatever projects
the TUR would like to spend it on. It's
already accounted for any reserves the
TUR board wanted to to hold. And so that
652 in TUR one is completely
unencumbered. Whatever council or the
TUR board might uh vote to to utilize
that for it is available. So that's a
little bit of a change from the original
discussion uh that we had uh the first
time where we were just looking at the
fiscal forecast. Now we've actually
plugged it in and this represents so
they were comfortable with plugging the
375 in because it didn't give them any
negative uh fund balance. It's
» So the cushion is the library money plus
» What's in those reserve lines.
» Okay.
» Uh thank you.
» TUR two again almost the same as TUR one
just different splits and percentages.
Uh but you can see there old Fitzu uh
road was reduced zero. You still have
the same 352 for the downtown master
plan and the library. Uh the difference
the big difference here is the
allocation of the 2025 payment and that
fund balance reserve is at 207 whereas
for TUR one it was at 366. That reserve
again is based on the project split in
that TUR. So old Fitzu road a pretty
major project gets split between TUR one
and two and so does the debt payment on
that as well. And so that's why those
numbers are different there. But you see
that we've got that next year's debt
payment already reserved so that at the
end of FY27
uh the TUR board and council can be
comfortable with. We've got a little
over $3 million unencumbered that we can
utilize for our projects.
Council happy to answer any questions on
the TUR or provide any further feedback
on anything y'all might like.
questions. Council,
» I think it would be helpful for just for
their information, the same information
we were given as to what the Mercer
drainage costs would be, 30% design,
execution. I would like that included.
Um, I know we don't have another budget
workshop, but if we could add that to
your list of questions from this one so
they can see
» What what is to come expense wise. on
that one. Yeah. Uh Chad, our city
engineer, worked with Keenan and they
they broke all that out and had
presented it to the tourist board. So,
we'll provide that presentation to
council. I'll again kind of see how the
sausage was made on this budget.
» And again, understanding that spending
the 30% design doesn't force us to
immediately take the next step, but I
want y'all to know what the future
expense looks like. That was that was
the major concern of the TUR board is we
didn't want to do more than 30 and get
into near construction if the TUR and
council were not ready to look at
issuing debt on any construction. That's
not something we've proposed to council
at the moment. So that's why we're
capping it at that 30%.
» Have we I'm sorry. Go ahead. Go ahead.
» No, I was going to change the topic. So
» Okay. I would say, have we had a
presentation to this body on that
drainage work the way that Chad laid it
out? I wonder if we should, since we're
being asked to include it in the budget,
um I think it might be helpful to have a
presentation
at least on the Mercer piece, but maybe
even the big picture of all the options
that the TUR board considered and then
focused on the Mercer piece. We've
already got the presentation. We can
work with Chad to present that the next
meeting
» Recently.
» No, I think we need to cuz two to three
weeks ago
» We were going to do all that
» Or get the dollars and
» The dollar must right but I haven't seen
it. So yeah, we need to see.
» Yeah. And we may say yeah the dollars
are big but we have reason to take it
on. I don't think the clearly the TUR
board was like I don't know if they're
going to
» I can tell you Mercer construction cost
is total total design and construction
for Mercer is right around 9 million.
It's right around 9 or 10 million for
the Hay Street as well construction and
and that 30% is included in that 9 to 10
million.
» Yeah, I would like to see more
information coming weeks or so.
» Uh so again we don't have any more
scheduled workshops. Uh the 18th was the
last one we had. Uh the next meeting we
have will be unless a special workshop
is called uh will be September 1st and
that's where we'll have our first uh
workshop on the budget and the tax rate
public hearings. Then on the 15th is
when we look to adopt. Quick question
about going back to the beginning when
you were answering the question that was
asked last um budget
workshop whenever we were talking about
the tax rate. Um if I'm looking at it
correctly and again this is it just came
on in May so I'm not sure the history so
I might be interpreting it wrong but it
looks like we weren't using the
advalorum tax rate to service debt
before and now we are.
» Yeah. 2025 issuance is the first time
we'd ever used Adalorum to service debt.
Prior to that, it was all
» Why did we do Why did we change that?
» There wasn't cash funding to support the
projects. We did not have enough cash on
hand for the 14 million that we took out
in loans. Okay.
» And we looked at doing all those
projects kind of together right around
the same time so that we weren't
negatively impacting the downtown on
three major separate occasions.
» Okay. Thanks. Just needed to fill in
that historic.
» Sorry about Yes. Yeah. Uh the 2025
issuance was the first time uh and so
the 2026 budget is the first budget that
shows Avalor being used to to service
debt.
» Okay, makes sense. Thanks.
» All right, no other questions. We'll
move on to consent agenda.
» Mayor, I think we have a be a star award
recipient that that came in after the
presentation. If we could acknowledge
them and maybe take a photo with them.
» Hello.
» If that's okay.
» Yeah. No, I didn't know. I thought y'all
were here. I thought you were here on
another item. So, come on up.
» It's a wonderful budget presentation. I
think
» It's great. I learned a lot.
» And we'll we'll email you the
presentation we gave earlier on the
awards.
[laughter]
» We'll email you the presentation from
earlier. So, you have it
» So who are they with?
» Which project is this?
» Uh DS Prep.
» Nice.
» DS Prep. Thank you.
Do you have a bedroom?
» Oh,
» Wow.
» That's crazy.
» That lasted a good five minutes.
Congratulations.
» Went to the restroom.
» Right. We're all here. Moving on to
consent agenda. Items three, four, and
five may be taken together or if anyone
wishes to break one out, you're
certainly welcome to.
» Mayor, I'll move that we approve items
three through five.
» Second. Motion second. Any discussion?
All those in favor?
» I opposed. Item carries. At this time,
we'll open a public hearing and have a
discussion and possible action on a res
on an ordinance regarding ZA2026-00001,
an application for a zoning map
amendment from single family attached
residential district garden home within
the historic district Hay Street
historic district overlay to local
retail with Hayes historic district
overlay and a conditional overlay with
LR HO for 200. 100 Bluff Street
applicant presentation.
» Mayor, I'm going to um recuse myself
from this item.
» Okay.
» Who's doing the presentation? Sarah.
Who?
» Okay.
» You'll follow. Okay.
» Yeah. We'll go through it. There's our
clipper. Okay.
Thank you for hearing us today. Um, my
name is Jennifer Kilibru. I own Glow
Medpa over on 12. We've been open for
about six years. We do aesthetics, we do
wellness, we do hormones. Um, part of
our brand, we we're in a 194 we're in a
1940s bungalow over there on Route 12.
Part of Glow Medpa's brand has becoming
mixing the old with the new. Um 200
Bluff Street was on the market as a
residential property. Um they could not
sell it. Um a lot of it needs to be
redone. Um we saw this as an opportunity
to bring some revenue to the property.
Um but also beautify it for it's we're
in love with it. Um we feel like it is
going to be part of our brand as well
and matches what we're doing. Um so we
have put in a contract. It is
conditional based on being approved for
LR and where we're at. Um, so we do have
to get reszoned in order for us to close
on this property. So, we do find it to
be important. Um, if you guys have seen
this property, [snorts] it needs money
running into it. It needs revenue and we
are here to help do that. Um, Jeremy and
I own small businesses here in Dripping
Springs. We have four kids in the high
school. Our home is here. where our
forever home is being built right now in
Dripping Springs. The community is very
important to us. We give back to the
community. We give fundraising dollars.
We give money for sports. I have interns
every semester. We have deep roots in
this community. So, I'm happy for you
guys to hear this project and we are
just as invested in this doing well and
being good for the city. Also,
um here is Russell.
» Thank you, Jimmy.
» Hi, good evening. Russell Collins. I'm
the owner of Resolve Designs. Uh we're
commercial real estate and uh
architecture development here locally uh
locally here in in Dripping Springs. So,
a few of y'all know my faces and it's
good to see you all again. Um so, we're
just going to jump right into the
presentation here. Um [clears throat]
» Excuse me, Russell.
» Yes,
» That's a Crosswell residence.
» Jony's That's Joany's old residence.
That's correct. this cross
» Except for I saw the picture if I saw
the picture.
All right. Thank you.
» Yes, sir. Thank you, Travis. Uh, so as
Jenny stated, so it it had it was on the
market and um she and and Jeremy are um
very very interested in the acquisition
of the asset.
Um and so what we're [clears throat]
presenting today tonight is essentially
the um the the the amended zoning of
this particular asset. It's it's
currently in the SF5 uh zoning. And so
as as Jenny would like to um run the
business operations of a a well med spa
at the location, as she stated earlier,
it it already really does have
precedence as being a a doctor's house,
multiple doctor's houses. So, it only
kind of bring backs uh brings brings
back that um that operations and also
here locally uh in in the Hayes uh uh
historic district.
Did shall I go through all this for them
or they pretty much got it?
» Okay.
» Whatever
whatever you would like to present.
» Oh, okay.
So, we're going to take it from the top,
aren't we? Uh okay. So, we we we see
that it's in the historic uh Hayes
district. Um
um our our team our our city has gone
out to um uh to a third party uh
historic preservation committee and
created a wonderful uh uh pallet of all
the different um historic buildings that
are in our our city. Um this particular
one is one of the highest uh well-known
historic buildings uh all throughout
Dripping. And and again, as stated, it
was a it was an old doctor's house. Uh
originally built in 1883. Um some of the
additions were in 1905. Um and just
recently, uh there's been a couple of
smaller additions to it. Um so
it sits at the uh at the corner
intersection of Hay Street and Bluff
Street.
Um, part of the reasonzoning or the the
amended zoning ask is to join like
like-minded businesses and and to bring
not not just um economic value uh to
back to our city in this direction uh
but to also join other businesses that
are that are um here in this in this
district. So above to our north is uh
our are three different uh design
businesses. Um and then of course time
and do and pigpen who are commercial uh
commercial services CS. Um immediately
to the east of the parcel is a wedding
rental um plus also a uh an an Airbnb.
And then immediately south is Dripping
Springs uh HVAC company uh a small um uh
small business.
[clears throat]
Okay.
Take a break.
So the original concept design
was to essentially
uh bring bring back the glory is is
essentially to bring back the glory uh
of the 1883 homestead. Um and then also
to elevate uh her her her wraparound
services. Um and and with with Jenny and
Jennifer uh their program is is to
introduce a wellness component. um plus
uh a medical um spa uh resort say a
resort medical location here. So alto
[clears throat] together um doing the
the master site concept um would would
to bring would bring the pool um is and
uh label M and then also a terrace plus
uh some small cabanas to associate with
the pool. Letter C is the original uh
200 bluff. Uh letter F jumping to the uh
southwest corner. Letter F uh is
essentially the old Sistn is a stone
sister and our intention is to uh rehab
it and make it into a salt cave um uh
for for part of her wellness program. Um
letter E's and G's are small newer
buildouts. Uh G would be a small um uh
dry infrared sauna house and then letter
E is a small um just two unisex
bathrooms to for changing. Letter I is a
small cabana uh that would serve um
fresh frozen drinks um appertifs um
whatever Jenny feels that her customers
would like uh near the pool. Um, and
then letter B currently is uh in this
particular concept was where the ADA and
and compliance uh originally was going
to be located, but we're now current
we're now moving it to letter D, which
is at the south of the parcel. Um, and
then letter N uh is basically a nice
sitting area there.
the new concept after after going
through planning and zoning and and
receiving some really great feedback um
plus also uh city uh or that is public
comments and neighborhood comments uh
were that most people were were
requesting that um more vehicles be
parked on site. Um and so we've gone
back quickly to the drawing board uh
made some highle revisions and uh as we
were quantifying the amount of parking
spaces to the parking ratio uh we know
that we're supposed to be hitting at 16.
This particular concept is is at 15. Um,
and so we would be looking at uh a
simple variance with one of our
neighbors neighbors plural uh to have an
additional
one if not maybe four to five other
ones. Um, Jenny's done a great job uh
about receiving letters of of of um of
support from Carrie Lynn Design and then
also from um from Danielle Keem Design.
They were our north partners uh there at
2011 Bluff [clears throat] or I'm sorry
it was 102 Bluff. I I got the addresses
up upside down. So um
» Oh and then and then Pigpen also uh
chimed in as well and said that they
would be interested um in serving as as
a as a uh additional alternate parking.
So what we've done as as the master site
plan is we've actually given square
footage uh to to the parking um
resolution here. So we're essentially
given a 7 foot6 by
al albeit it's cut off by the label by
about 104. So roughly 9 900 ft on the
north side of the parcel and then on the
east side of the parcel um another 4 to
500 square ft. So altogether about
14-500 square ft dedicated for um new
sidewalks that uh ties in with the with
the master plan concept um that was
shared with us earlier. Um so we'd love
to tie in the sidewalks the way the
sidewalks go into the intersection. Um,
and then we also have a setback at the
north side of the parcel where the 45
degree parking starts uh by code uh to
set back 30 ft from the stop sign. Um,
that's facing
east
going on Hay Street there.
Here we go. There's a a linear drawing
for all um just kind of gives you a
better overall of that.
So once again, we've cited it. We we can
we can certainly get 15 on there. Um and
we're shy of one right now.
» Okay. Um would you like to say anything
else, Jenny?
» Um I think some of the
we're we're happy to earn trust on She
has wonderful recommendations. The city
has wonderful recommendations. We are
really happy to earn trust and prove to
you guys and come back and ask for more
permissions out of the cup. We do have
cons some concerns with the
recommendations of the cup. We
ultimately see this place as being able
to have fundraisers for the city um city
council meetings chamber. I do think the
cup limits us being able to do that. Um
if we need to earn trust and come back
and revisit that, fine. Um but I do
think that it is overly limiting in that
aspect. Um, and then if that's the case,
then the 7 PM time frame would be over
limiting in that aspect as well. It's
not that we plan to do it often, but we
plan to be available for the city. We're
a big part of the city. We want to also
be able to offer this to the city. So,
that's my only kind of feedback on the
recommendations.
» Thank you.
» Thank you, Sarah. You up?
» Thank you, sir. Thank you.
Good evening, Mr. Mayor. Good evening,
council members. Happy to be with you
this evening to present this zoning
amendment request for 200 Bluff Street.
Um we'll be focusing on the finer
aspects of the uh zoning amendment um as
well as the conditional overlay
recommendation from staff uh this
evening. And so um
there's already a significant amount of
content that was um presented very well
by the applicants uh on this slide. And
so, um, one thing additional to note is
that this is a corner property, um,
located at the corner of Hayes and Bluff
Street, which I think, um, adds some
additional consideration
to the appropriateness of a zoning
amendment to allow um, commercial um,
commercial uses as opposed to the
existing um, single family garden uh
residential zoning that it has. So
with that, I will um advance with the
proposed zoning amendment to local
retail with historic overlay and a
conditional overlay.
So, um, when we look at the existing
zoning that the property has, it's
interesting to take a trip down memory
lane, so to speak, and find out or
refresh our memories around how did we
come to have this existing zoning, this
um, attached garden family zoning. Well,
um it dates back to 2013
when the property owner at that time
wanted to essentially subdivide
um the the previously intact property.
And I'll point it out here, but it kind
of looks like a horizontally line lying
um L shape. at that time that that
property owner had two trackcts of land,
two parcels of land that they wished to
subdivide into six lots. And in order to
make that happen, they had to seek a
zoning amendment to allow for a higher
uh type of density and uh allow for
those essentially six lots out of what
used to be two uh parcels. ending up
with the six lots that we see over here
and over here. So,
brief trip down memory lane to tell us
um where we are now and how we got
there. uh when when considering um you
know the merits uh and the intents of
the applicant's zoning amendment request
um you know as as previously mentioned
the current uses are limited to 16 uses
under the zoning essentially residential
uses with uh the potential for a home
occupation business which would mean
essentially that the main use and
function of the property is residential
but then a portion of the property can
be used for a business.
However, the applicant um would like to
occupy the entirety of the property. if
um you know all goes through with um you
know their current plans for this
property, they would like to use the
entirety of the property for their
business and not have it as you know a
home occupation type of business. So um
this is why they're requesting this
zoning amendment. Um, one thing to note
aside from the uses, you know, this
property is within the Hayes Historic
District overlay and not only does that
restrict the permitted land uses um
within the historic district, but it
also requires review of site plans or
exterior updates to the property. So,
um, you know, just to note, um,
regardless of any decisions this
evening, if any exterior updates are
proposed to this site,
it will have to go through HPC review
and ultimately further uh, decision and
approval. So, that will remain unchanged
um, regardless of um, any decisions this
evening.
When we look at the surrounding
landscape
um around 200 bluff,
we do see a concentration of um you know
more commercial uses
along the US 290 corridor as well as um
you know an institutional use with the
Baptist church over here. Um, and we see
this uh large um I guess
more triangular shaped uh property that
has the zoning designation that the
applicants are seeking. So this property
over here which is within the historic
district and you know extends from the
US 290 corridor all the way to the back
of the Hayes historic district. it has
[clears throat] this um same local
retail zoning. So that's kind of an
overview of our current landscape um at
least you know extending from US 290 um
towards the back of the district. We
also have
uh as evidenced by the yellow um
uh shapes on the screen a duplex duplex
type zoning. So again um a somewhat
higher type of um residential uh density
zoning.
And so
it helps also to take a type of zoomed
out approach when looking at the
surrounding land uses. Um we did see a
little bit from the applicant earlier
about the businesses that are you know
kind of directly abuing um 200 bluff so
to speak. But this is a slightly more
zoomed out um screenshot from Google
Maps which shows you know the current
businesses uh that are around the
property. So, in addition to those the
design businesses that are located uh
directly to the north of the property um
and the the um restaurants uh again to
the north uh east
there are um you know there is the the
wedding rental business um slash STR
short-term rental that is across the
street and then additional short-term
rental businesses uh located to the
south. So um along the south southern
portion of Bluff. Um
so we see an uh neighborhood that one
could say is in transition. Um there
still are quite a few residences and
full-time residents within the district.
Um but then there are you know uh other
other types of uses that are somewhat um
balancing I guess that residential use
with more commercial types of uses. So
just a quick quick overview of that.
Now, when we get to the zoning amendment
request, just to dive a little bit more
into the details of what um what the
zoning updates to local retail uh with
historic overlay would allow. So, it
would allow the permitted land uses to
increase from 16
to 73,
but it would not allow the full list of
82 uses that are permitted under a
straight LR zoning without a historic
overlay. Um, and again, as I previously
mentioned, you know, the HPC would still
have to review and approve any site
plans or exterior updates via a
certificate of appropriateness review
prior to applicants applying for
permits.
Um, so a little more details. We talked
about uses here. Um, and these are the
uses that are permitted without the
conditional overlay. I will get to the
conditional overlay and the
recommendations and additional
restrictions that come with that. But
first, I did just want to point out some
additional um updates that would result
from the zoning amendment. So, aside
from the increase in uses, we would also
have um an increase in the minimum
square footage of a lot permitted under
this LR base zoning. Under the current
um garden family
type of zoning, we're allowed, you know,
much tighter and um more dense lots and,
you know, essentially an attached
town home type of development. That's
what the current zoning would allow. Um,
so the LR zoning would actually increase
the minimum square footage required for
a, you know, legal lot size under the
updated LR zoning. Um,
other I think more important things to
note is the current zoning also allows
for up to 80% imperous cover
uh on the site whereas the LR zoning
reduces the maximum imperous cover
permitted by 20%.
So, you know, a more green um type of
lot, you could say. Um,
so I won't I won't spend uh too much
more time on this slide. Um, but if ever
we have questions, we can always come
back to it.
Um, I did want to just briefly touch
upon the other existing
areas within our city uh and within our
historic districts that are classified
for similar development because they
have the same zoning type. So, they have
the LR um HO zoning. So, we have the
first property that we talked about was
the 103105
Creek Road, um, which is within the
historic district and currently, based
on my understanding, it has, um, you
know, short-term rentals and, I believe,
professional offices
uh, at this location.
Uh there's also the second property is
the Mercer Chapman um historic property
that's located along Mercer Street and
from what I understand it's also
operating uh with short-term rentals
currently.
And then last but not least in our uh
old Fitzu historic district, there are
several we see a a large uh
concentration of properties that have
you know this local retail zoning and
there are a mix of uses uh land uses
that are currently um you know located
on those lots including um
um short-term rentals, um the wine
tasting room, um and other uh salon
types of businesses.
Uh, one thing to note is staff does not
consider that a zoning amendment to 200
bluff would impact
um these existing zone properties
negatively or impact their ability to
redevelop if ever they wanted to uh do
that in the future.
All right. I do think it's important for
us to just recap the public feedback
that we received. So, this this public
feedback was really a catalyst for staff
recommending the addition of the
conditional overlay to the requested LRO
zoning. Um, you know, there were uh two
letters of support that were provided
for the zoning change. Um they briefly
touched on it earlier, the applicants
did. So letters of support from 112
Bluff and 102 Bluff. Um but during the
public hearing for the planning and
zoning commission on July 28th, we did
hear from, you know, residents of
Dripping Springs um
regarding, you know, sort of a mixed um
sentiment. So, positive feedback for the
proposed medical spa or medical office
and spa land use. Um, but concerns
about, you know, potential parking
arrangements or parking impacts to the
existing district and neighborhood. Um
and also just you know some um some
reservations about what the potential
impact of not necessarily the spa itself
but a future land use that could be
permitted under the LR zoning. What
could that potentially, you know, lead
to in terms of negative unforeseen
impacts to the surrounding properties
and also to the residents? because, as
we said, there are a lot of short-term
rentals in this district, but they're
also, you know,
a lot of yearround residents. And so,
you know, again, um there was another
letter that was sent. This was following
the public uh hearing at the planning
and zoning commission. Another resident
expressed support for the medical spa
use and also the rehabilitation of the
wonderful uh 1883 historic structure on
the site while requesting that
additional conditions be placed on the
zoning amendment to preserve the quality
of life of the neighboring residences.
And really those concerns centered on,
you know, the potential for exterior
storage that could potentially blow
trash onto the site. And then also just
concerns about, you know, operating
hours, um, making sure that, you know, a
land use, um, beyond the foreseeable
one, uh, is compatible with neighboring
residences. So
staff did, you know, take all of that
input into account and also spoke with
the applicants regarding this, you know,
very important feedback and they agreed
to modify the zoning amendment request
to local retail with historic overlay,
but then also the conditional overlay.
So now we will get into what does the
conditional overlay actually add in this
case. It will reduce the permitted land
uses from 73 to 59. Um
you know things that would essentially
drive a lot of traffic potentially to
the site or you know potentially create
noise issues or things like that. um
that wouldn't be compatible with um you
know existing residences.
You know, we we went through the list
and whittleled it down to 59 that would
be the most um most compatible or more
compatible. Uh the other thing that it
would do is it would increase the the
number of land uses requiring a
conditional use permit from 12 to 15.
Um, it would increase the number of
prohibited land uses from 145 to 140
156.
It would prohibit outside storage or
display on the site. And it would also
limit the hours of business operation to
a schedule between 9:00 a.m. and 700
p.m. [clears throat]
which based on my understanding are
within the normal business operating
hours of the medical spa.
So, the applicant already touched on
this. I won't get too much in the weeds
because they um already spent quite a
bit of time on this, but they did, you
know, take that input that was received
during the PNZ meeting and they provided
an alternative concept site plan. This
has not been approved by the historic
preservation commission. So, I will just
put that out there. Um, you know,
although this concept, this
updated concept site plan achieves, you
know, what our, um, downtown master plan
puts forth in terms of onree parking and
it accomplishes more than that.
um you know ultimately this site concept
plan would still have to undergo all all
the normal review processes and permits
associated with
a development project um in the city of
Dripping Springs and including historic
preservation. So
in terms of staff
um and also other recommendations um
starting with the penny and zoning
commission recommendation on July 28th
um they did recommend approval of the
zoning amendment. Um at that time it was
LRH.
Um staff this evening recommends
approval of the zoning amendment with
the addition of the conditional overlay
for the reasons we laid out. And then
next steps again HPC review for a
certificate of appropriateness, site
development permit, sidewalk and parking
agreements
um with the city building permits and
the like. And so this concludes my staff
presentation. Um I will seed my time
back to the council and um happy to
answer any questions y'all may have.
» Thank you Sarah.
» All right.
» Thank you both. It's helpful to hear
from both of y'all. Let's move on to
planning and zoning commission report.
I don't need that. Um, [clears throat]
okay. I'll try to be brief and uh stick
to the high high points here. Uh, the
applicant gave the uh same presentation
pretty much at our July uh planning and
zoning uh commission meeting. Did a good
job with the presentation, answered a
lot of our questions and we had a good
dialogue with uh with the applicant. We
considered the staff report which
recommended approval at that time. I
think it's very important to point out,
however, that none of the work that was
done on the subsequent conditional
overlay was involved in the planning and
zoning commission meeting. That's work
that staff pursued subsequent to our
July 28th meeting. So, the report I'm
giving you is based upon what we did at
the time. It did not include the
recommendation that staff is now giving
for a conditional overlay on top of the
of the district. We acknowledge the two
sets of written comments that that
[clears throat] were submitted in our
packet from neighbors on Bluff Street.
No one spoke at the planning and zoning
commission meeting. As we normally do,
we get into a resoning matter. We began
to review the criteria for resoning. We
reviewed the existing zoning in the
district, which currently includes SF4,
SF5, MF, and of course, both GR and CS
are located along the Highway 290
corridor adjacent to the uh to the
neighborhood. [clears throat] We also
noted that LR is present in both of our
other two historic districts. for
whatever that's worth. We questioned
staff on whether any of the 70 plus uses
that are in the base zoning for long uh
for LR could be detrimental to the
future of the district and its property
owners. Staff assured us that they had
reviewed those uses and did not believe
that any of those uses would be
detrimental to the neighborhood or the
residents at that time because
[clears throat] LR is the least intensed
zoning category for all commercial for
commercial activity. We also noted that
there were another 20 plus conditional
uses in the base LR zoning uh that would
require PNZ and council review if a
conditional use of that sort was to be
requested. They were not requested
[clears throat]
because we recognize that the decision
could have an impact on future resoning
in the entire neighborhood. Uh we spent
considerable time talking about
potential future reszoning in the
district and the implications for
preserving the district's character and
while enhancing the overall value and
aesthetics of that particular
neighborhood. We expect that the comp
plan when it's finalized will address
this issue in more detail. Although
zoning was the focus of our discussion
like we normally do, we couldn't help
but get into some of the aspects of the
concept plan and we did offer some
suggestions to staff with regard to
parking hours of operation and those
kinds of things. But again, we tried to
focus on the fact that this was a
reasonzoning request and not a site
development plan. Finally, we verified
that Historic Preservation Commission
would be involved in reviewing the site
development plan because they have to
come up with a recommendation for
certificate of appropriateness and we
certainly deferred to their judgment on
those matters in the historic districts.
So, with that, PNZ is recommending
approval of the uh of the request
[clears throat] for the reszoning to LR.
Uh the vote was 4:1, although I think it
was a little closer than 4:1 indicates.
It was a spirited discussion. So, with
that, I'll answer any questions that you
might have.
Anyone have any questions at this time
from him?
» You said the timing,
the hours of operation that were
mentioned when we approved this, are
those set in stone or would that come
back at a later time?
» That'll have to be discussed during the
development uh plan review. That's not a
zoning issue.
» Actually, no. That's in your
recommendation then Sarah
limit the hours of operation.
» Yeah, that's why I asked.
» So, it would be
» I I will pipe in. So the conditional
overlay would um impose that
that time that schedule you know
regardless of if it changes property
owners um if the property changes hands.
This is not specific to this business.
it would apply to all businesses and
really that is to protect the existing
residents um and just make sure that you
know uh good intentions don't turn into
a nuisance ultimately like
» We want um for everybody to
» So you know
» At at the end of the day if we go by
your recommendation not what PNC
approved those hours would be
» Yes
» Covered up which is what you were asking
I think
» That was subsequent to the PNC Right.
Yeah. Right.
» What was the biggest hesitation?
» Say again.
» What was the biggest biggest hesitation
do you see?
» I think the biggestation uh on this
whole thing is is
we we would we would like to have seen a
little more material on the vision for
the historic district out of the comp
plan. Uh I think when we deal with these
issues, these these issues come up. Uh
it's difficult as you know to do these
things on a individual peace meal basis.
And if you had the long-term vision
described before you and we had proved
that this is the direction we want to go
with this historic district, it would
have made the discussion a lot easier.
Uh I think what [clears throat] we found
in the discussion was there's a large
concern, a huge concern about
maintaining the quality and the
character of the historic district on
the one hand. On the other hand, what we
also recognized is is that that uh
investment in the in the structures and
so forth in that neighborhood could
certainly improve the aesthetics and the
overall appeal of the neighborhood. And
so how do you balance that? That's a
tough question. That's a very tough
question. We think that this particular
home is one of the stars of this
historic district. And so we certainly
welcome the idea of renovating it,
improving it, and bringing it back to
its glory on the one hand. On the other
hand, what we can foresee is we can
foresee a number of other requests
forthcoming about reszoning other
properties in the area for similar
reasons, commercial type activity. And
that was a concern of ours. And we
discussed that at length
» When you guys were choosing times.
How did you come up with 9 to7? Was that
based on um just residential concerns?
Was that also based on businesses in the
area? Did you guys at all consider um
doing stuff to where when you have a
venue that has inside and outside? Um
sometimes they'll do like open until 9,
but after 7 any outdoor activity has to
cease. like can you bring more light
into that conversation and how you got
to those times?
» So, you know, we're we're definitely
forward thinking when it comes to the
times. Um we don't want to limit, you
know, this thought process to just the
immediate um but immediate
considerations
were definitely taken into account in
speaking with um the applicants. their
business operates usually between the
hours of 9:00 am and 6 pm. Um, so, you
know, in in order to be generous, uh, if
you want to call it that, we did extend,
[snorts] you know, the operating hours a
little bit past their regular hours of
business. Um, and we do think that this
is an appropriate uh consideration when,
you know, taking into account that there
are neighboring residences around the
business. And so yes, you know, you do
want to balance um the needs of the
business and its usual operating hours
with the needs of the surrounding
properties to make sure that when you
make a recommendation as staff that
you're considering, you know, the needs
of um not only the applicant but the
greater community surrounding. So I hope
that answers your question. Was the
applicant okay with the time that was
given?
» I'm sorry.
» Did the applicant express what time
ideally they would like to stay open?
» They did. Yes. So, they expressed that
they're not open past 6
and that, you know, you can look at the
planning and zoning commission meeting
if you would like, but that's what they
expressed.
Uh, sorry. Go ahead. Were you going to
say something? Okay.
um
pivoting to parking.
Are you guys when we were talking about
So I saw some of the parking spots that
were around there, they had mentioned um
talking to Pig Pen, Pig Pen allowing for
some spots as well. How are how is the
committee going to deal with parking in
the future? Would y'all require like if
they if pigpen allowed it, would you
require there to actually be a contract
in place with other businesses or I know
eventually if they did off-site parking
that would probably have to come back to
council, but did y'all discuss the
details of what that would look like?
That's a great question. So if um if
there is, you know, I guess a long-term
willingness on the part of those
neighboring businesses to share parking
with the applicants, then that would
require a long-term parking agreement.
It would also require a variance. So,
they would have to go, you know, in
front of PNZ and ultimately city council
to get that type of variance. Um, when
it comes to the parking spaces that
they're showing in their updated site
plan, um, those would not require a
variance in and of themselves. that
would require a separate type of um
licensing, right-of-way licensing and
sidewalk easement agreement with the
city. And so that would have to be um
done in concert with our legal staff,
Mr. Anise Alani, who is here this
evening, and also with the assistance of
our city engineer, Chad Gilpin. So
hopefully that answers your question.
Yeah.
the the applicant can return up there
for ask direct question.
» Can I ask?
» Okay. Um for the applicants, can y'all
um give me your opinion on the times
from 9 to 7 and if you are comfortable
with that and you feel like it wouldn't
how that would affect your business. I
think
» We might have to have you go
» On the phone so you're on record. Okay.
» Sorry.
» Perfect.
» Um like Sarah said, she is correct. The
spa will be open from about 9:00 to
7:00. That's our hours at Glow right now
or 9 to 6. I do not see an extension of
that time. I do see a severe limitation
in using this building as like I said a
fundraiser or anything to do with with
helping the community. And that is a big
part of what we want to do. If everyone
has to be gone by 7:00, I we go to tons
of fundraising. They start at 7. I I'm
not asking for 10 p.m. midnight, none of
that. But I think 9 would be a more
appropriate time. um it won't be used
that often, but if if we're, you know,
having to talk about it now and I can
never change it, seven is severely
limiting. And is that what everybody
else has as a conditional approval? Is
that extra limiting to us as opposed to
everybody else? Because I wouldn't want
that either.
Okay. I'm not sure. Can staff answer
that question? Like I know Pig Pen has
events. They close at 8 um during the
week and then but they'll have events
like outdoors. How does that work? Do
they have to get permission from the
city for that?
» Yeah, I can address that. And to
clarify, so what we're discussing here
is a conditional overlay. So it's kind
of a a standalone overlay district on
this particular piece of property that
we're discussing. [clears throat]
» Uh so it's an opportunity to address the
unique nature of this development. maybe
in a situation like this where um where
the base zoning district may not be
fully appropriate there without any
additional uh constraints. Um so the
only times where hours of operation
would be limited are in cases where
there's a conditional use permit like
maybe for a bar for instance
um or or a conditional overlay. I can't
think of a conditional overlay that we
have active today that limits the hours
of operation. I'm looking around the
room at other staff to see if they're
aware of it, but I it's it's not common
practice probably because we don't see
very many of these conditional overlays.
Um they're they're rare particularly for
retail uses.
» So with the conditional overlay, if any
business in the future at this property,
if they wanted to have a fundraiser or
an event after the normal operating
business hours, how would they be able
to do that? they would come back with an
amendment to that conditional overlay
similar to a zoning change. They'd come
back before planning and zoning
commission and city council to request
an amendment to that because that is
written at that point into the zoning
ordinance of that property.
» So, it would have to be an entire
ordinance change and not just a one-time
exception for a onetime amendment.
» I don't see an option there on these.
» Um, yeah, that's a it's a it's a good
contingency that we hadn't thought of
when drafting the conditional overlay.
And I I might suggest that in the hours
of operation condition, if we added
words to the effect of except as
authorized by a validly issued special
event permit, um
then we could deal with that through the
special event permit process and they
wouldn't have to come back for an
amendment.
» I would like that. How did the other
members on the dice?
» I'm not debating it. You're asking
questions and then start talking about
it. Never mind. I don't care about
y'all's opinion.
» We'll have a good discussion.
» Just kidding. Okay. Okay. Um, but what
you just said, have we ever done that
before or that'd be something new?
» Not during my time.
» Okay. All right. I think that's it for
me.
» Any other questions?
» I do. Um,
» And
okay, y'all had your presentation.
» Go ahead, Russell.
» Okay. Um, I I just want to be clear on
on the reading of sub uh section five at
the end of accessory uses and outdoor
amenities. Second paragraph, no pool,
cabana, patio, food, or beverage area,
gathering area, or other outdoor amenity
may operate as independent principal
use. restaurant, bar, special event
facility, commercial recreation use, or
commercial entertainment use.
» That's a Tory or Anise question.
Sorry, I I heard what you read, but I
didn't catch the question.
So the question is it that's
highly limiting
on a conditional use permit to go back
and utilize the space as a nonprofit
um fundraiser. H how do we and and our
client how how do we get past that
verbiage? Uh so and I'll stand to be
corrected by the planning director but
what section five of the condition um is
meant to say and I think does is you've
got accessory uses and independent
principal uses. So accessory uses and
activities are sort of non-permanent
occasional exceptional events and those
are and so I'll just read what the rule
is again. Accessory uses and activities
are allowed only when customarily
incidental and subordinate to a
principal use permitted by right or
authorized through a conditional use
permit are located on the property and
comply with all applicable city code
requirements. So something like a
fundraiser like and it's not a
fundraising center, it's not place
that's rented out for fundraisers, but
is a you know essentially a one-off
fundraiser.
» Yes, sir. If that were customarily
incidental and subordinate to the
principal use,
uh then
that uh would be fine as long as it
meets all the requirements and is
subject to what might be an amendment
from the DY. We could independently
allow activities that are authorized by
special event permit regardless of what
the principal use is. the the second
provision which it sounded like maybe
caused more anxiety
um is saying you can't have an
independent principal use
uh like you can't use the pool or the
cabana etc as an independent principal
use um so you can't turn it into like
the primary business can't be a swimming
pool
» Understood
» So going back to your recommendation of
utilizing a a special request
through the cups.
» Uh so the cup is is different. That's if
you want to add another principal use.
If you wanted to add another occasional
use
» That could be uh if an amendment's made
to a special event permit. special event
permit,
» Which is essentially what the city does,
you know, throughout the city. If
someone's having a special event at, you
know, a restaurant, restaurant's a bad
example, but,
I don't know, a golf club or a daycare.
Uh, we don't really look at what the
primary use is. We're allowing a special
event. Um, you know, kind of
» Okay. Thank you.
» Despite the original zoning.
» I appreciate it. Any
other questions? I
» I had a question and I can't find it
now. There was a list of things we've
done through the years in the in that
historical area changing zoning.
» And I'll say the there is a list in the
packet. It's the last attachment showing
all the permitted and conditional uses.
Is that what you're referring to or is
it a
» It it was changing zoning um throughout
the years and I now I can't find it. I
think it's probably
Thank you for uh for your question. Um I
think it's likely in
section four of the review
factors.
» Can you tell us page number on our
packet by chance? I'm just asking.
» I'm not seeing it um on mine, but let me
see here. Um
» Cuz I'm wanting I'm wanting to to look
at historically what we've done, you
know, are we being consistent with um
what we're allowing?
Um well so I will direct you um
unfortunately I don't have the specific
page number in the packet but there is a
section in the staff report uh it
follows the
um graphic with the existing LRH zone
properties um and it is the fourth
uh category of factors that we look at
when considering considering a zoning
amendment. So when you look at the table
um [clears throat] that is underneath
the header 2.28.2
um it says factors on one side of the
table and on the other side it says
staff comments. So if you go to
section four
or actually my apologies
I think I misnumbered it. It's actually
meant to be section five,
» Page 129 of the package.
» Thank you. Yeah.
» Thank you, Tori.
» It listed.
» Yes. So,
» What you were looking for, Sharon?
» What' you say? 129.
» 129
crazy.
» Can you type it in there? There you go.
Sorry.
» That's okay.
» It's all right. Uh, y'all go. Go ahead.
» This over here.
» This one. 129.
» Yes.
» That was it. 129.
» That was You want to follow up with
something or you?
» No. Okay. No. Thank you.
» We listen to a little bit of PNZ's
discussion on this.
» [clears throat]
» I think what you're doing is the right
thing as far as the project.
I think that the overlay
has been added since PNZ got to look at
it. We're getting down into the weeds
now. When we start talking, you're
bringing in the first I've heard is
maybe a special event or maybe a
fundraiser. Well, are we a spa or we a
fundraiser? And I'm struggling with that
now. Before I was like, this is good.
But now I'm hearing fundraisers. That's
not your primary use. But we do have a
fair amount of residents that are living
over there who we're telling we're going
to put in a spa. It's going to by these
our recommendations from staff. It's
going to be shutting down about 7:00 at
night. It's going to have a little bit
of traffic. They've allowed for all of
the cars except for one or two. They can
definitely sign a contract with a couple
of people.
My other issue with that is you sign a
contract and I know Bill Warren, you
know, he'll work out a deal. Bill Warren
leaves, where's your parking?
Every one of those. And that's the
problem with off-site parkings with
lease. And unfortunately, we've had a
lot of turnover in businesses. I think
Bill's pretty stable, but that doesn't
to me fix the problem. In your case,
it's one parking place. So, I'm not I'm
not worried. If you had to have all 16,
I think I would I wouldn't be
supportive. But that's just me. And you
don't have that though, so it doesn't
matter. I really think we've opened up a
whole new can of worms. I think it may
be best to go back to PNZ, but it's
certainly council's pleasure.
I think the
the concept of the spa, I don't know
that. I haven't heard really much from
council. Seems like that's okay.
But now when y'all open the door with,
"Well, we might want to do this and
might want to do that." For me of
sitting up here for as long as I have,
when I start hearing we might want to do
it, that moves over into the we're going
to do this. We just don't want to admit
it right now. So, I have a great deal of
concern about that because those people
that have lived there and are still
living there, I feel like they have a
fair right to know what's going on. That
being said, there are view very few
residents in that area that can afford
to invest in these buildings and what
you're going to do to make a nice place
really nice and preserve it. So, I think
we've got to be working towards that. I
just don't know if the neighborhood has
grown up enough to just blanketly say,
"Here we are. We're gonna do this." Now,
are we doing a disservice to the people
living there? I don't vote on this
unless it happens to be a tie and it
can't be a tie because we only got three
unless somebody else steps away. But I'm
that's just my suggestion. But council,
y'all ask more questions and y'all have
a discussion over it.
» And I agree with the mayors. This
conditional overlay has thrown a wrench
into this. If it wasn't for that and all
this other stuff, we shouldn't be up
here debating in depth as with as much
of the conditional overlay. It should
have been worked out at a not only staff
but P&Z level. So they come up here and
say we approve this or not and it's cut
and dry whether you say we want it or we
don't. I don't think we should be up
here debating the times on it. That
should be handled at a P&Z level. I also
agree that it's a great project. The
house sat on the market because it
couldn't people can't afford to renovate
at that price and that's why you're
there and it's great. The parking, I
agree with the mayor, is one parking
spot. You know, not a not a deal maker,
not a deal killer by any means, but
overall, I like everything, but the CEO,
since this is holding us up, I think it
needs to be put down back to P&Z for
them to look at and give a
recommendation because that's what seems
to be holding us up is that 9 to7 time
frame on that. And that's just what I
think.
» Well, the type of events that would be
going,
» It's not the events, but I'm saying that
it does concern me
» That either.
I don't think it's a question right now
on that. I mean, it was brought up,
» You know, you brought it up to do that.
» Okay. You You've got to speak so they
can hear. Okay. Otherwise, people You're
Go ahead. But you just got to go to the
microphone. Okay.
That helps him record everything. Okay.
[laughter]
» Sorry. First time here. Um, I I did say
earlier that I'm willing to earn trust
with the city and come back. As long as
we have an avenue to re amend, I I don't
see a problem with this.
We will earn the trust of the community.
I'm not worried about that. If it's a
matter of asking for a special event
permit for something that happens every
now and then, that doesn't affect us
either. So for us, we see it as a
non-issue as long as we have an avenue
in order to come and speak to you again
if we need to expand.
And and I think that's what I'm saying.
And Travis, y'all have not had the
opportunity to fully, for whatever
reason, understand what the limitations
really are and what can you get to
because we're all very close to a yes, I
think. But you need to be make sure you
know what you're getting because we
don't want to do it and then box you in
a corner.
» You come in for permits and suddenly
they say no and then you've wasted more
Russell's time, everybody's time in this
design. And so we want to make sure it's
something that you'll be successful with
or I do.
» Understood.
But ma'am, I'm going to call on you just
because
you think PNZ would appreciate the
opportunity or do you think we're just
wasting time sending it back down to
come right back up?
» If we appreciate the opportunity, we'd
be more than glad to take it on.
[laughter]
» Well, I mean, you know,
» Well, seriously, I
think I think
» Part of the awkwardness in my
presentation was there's been a lot of
work done that we were not privy to at
the PNC level. Okay. we just didn't see
the conditional overlay work that was
done subsequent to our meeting. Uh and I
think it does make some sense for us to
go back and kind of massage that and and
and process it. So, I'm happy to do
that. I'm happy to I think it's the
right thing to do because uh
[clears throat]
at our meeting when we work with staff
on the recommendation, we repeatedly ask
the question, are any of the uses the 70
some odd uses that are allowed at LR
detrimental to the neighborhood and the
property owners? And the response from
staff was we didn't see that. And we
knew there were other conditional uses
that would have to come back to P&Z and
counsel if they wanted to pursue those.
So we weren't too worried about those.
And so with that we said well okay there
really isn't a real problem with these
uses. So we had a lot of spirited
discussion and the vote was
[clears throat] 4 to1 to go ahead with a
recommendation to approve. Subsequent to
that meeting the discussion kind of
morphs into well what about a
conditional late to further restrict. We
were not a party to that. We didn't get
involved in that conversation. That's
normally the kind of thing that we would
get involved in. So, if you're asking if
we would be I I think we would be
obligated to take it on, frankly. And
so, I'm happy to do it. I'm happy to
take it back and talk that through with
the benefit of having the work that
staff did on the conventional overlay.
[clears throat]
» We hadn't gotten there yet, but I think
Yes, sir. Go ahead.
» Just want to add a little bit more
context on to why the conditional
overlay materialized after PNZ. Up until
PNZ, we had only received those two
letters of support. um you know
unanimous support you could say from the
business owners that provided a support
letter uh for the for this proposed
zoning amendment. However, during PNZ,
that's where we, you know, got
additional public feedback in addition
to the very good questions that were
raised by the planning and zoning
commission. you know, we heard from two
um Trippy Springs residents during that
very meeting and then also following the
meeting, we received a public comment
letter that was on the 31st. So really
that that work of you know drafting a
tool that would fine-tune
um you know the original ask to make it
reflective and responsive
um to the surrounding context um and
concerns of the people who you know care
enough to share feedback. um that was
really staff's intention to be
responsive and so you know um I just
wanted to share that. Okay.
» And let me let me just make a quick
comment about the two letters because it
came up in P&Z. Both of those were
business owners. [clears throat] Uh they
were not residents. They were business
owners and uh they may have had a
different perspective on why this was
important than the residents.
» And that's what I was going to bring up.
We I've heard from the business owners,
you will help their businesses. I mean,
you're going to make that grow. The
issue is the residents and the residents
don't come out to speak until it's too
late. Two have out of probably 30, 35, I
don't know how many live over there. I
don't know if you're familiar, we had a
project up on 290 that was going to be a
sports center. We had the room full of
people protesting it. All of them
residents. The gentleman took a month.
He came back and I don't believe he had
two people in the room protesting
anymore. Once everyone heard what your
real plan was, he went out and reached
out to residents and it shifted the
whole dynamics of the room. Every one of
us sitting up here were taking me
sitting at PNZ. Russell, you may be on
PNZ at the time. Nope. But it changed
the dynamics. I think a little more
homework with the residents and make it
clear what you're doing and it's these
surprises that's catching people. But
council, it's y'all's pleasure.
» Now, I think it's appropriate to to for
PNZ to hear it again and all the
changes. I do want to commend staff on
taking into account uh what they're
hearing and um responding positively um
on both for the both the applicant and
the residents. Uh because that's you
know that's what it takes to make a city
work.
» Shell Ginger need a motion.
» What type of motion do we need to send
it back to PNZ?
Uh, it would just be a motion to refer
back to PNZ.
» If if y'all decide if you want to make a
motion for approval or denial, that is
certainly
y'all's prerogative.
» I'd like to move public hearing.
» Oh, have we had a public hearing?
» Oh, need to open a public hearing. I'm
sorry. Thank you.
Do we need to postpone the date certain
or anything so that we don't or do we
have to go back for renotification? I
want to try to make it easy.
» If we do it date certain then
notification wouldn't have to be redone.
» Do you agree?
» Let me open a public hearing anise while
you think about it. Okay,
» Sounds good.
» This time we'll open a public hearing to
item six. This is possible action
regarding an application for a zoning
map amendment.
Is there anyone here that would like to
speak to this item hearing? And seeing
none, we'll close the public hearing.
I gave them all a 10 seconds, but
do y'all and I know you're going through
due diligence and process. Is that going
to just blow this thing up for you or
y'all still able to work? Okay. We don't
want to make it any harder than what it
is.
So, uh, we've already with tonight's
meeting, it's the second public hearing
that was in the notice. So, y'all can
just refer it. It the desire is to refer
it back to PNZ. It doesn't have to be
date certain.
» Okay.
» I would like to move that business
agenda item number six be referred back
to Planning and Zoning Commission.
» Second. Got a motion. Second. Any
further discussion?
All those in favor?
» I
» Opposed. Passes. It'll get a little
tricky with calendarers on how quick
they can get it on their agenda, but
they will work on it so that the posting
is as quick as possible. I'm not sure
when their meeting is and then it'll
come back to us the next meeting after
that or 10 days later.
» Okay. Thank y'all.
» We're going to get there
» Somehow. We'll work it out.
Thank you.
» It looks really, really nice.
» Yes,
» It very exciting.
» I think it'll be great.
» All right,
and we're back to Talen's back on the
dis. We're at [clears throat] item
number seven, discussion and possible
action to approve an engineering service
agreement between the city of Dripping
Springs and Burgess Knif, Inc. to obtain
professional engineering services for
the design, construction, and planning,
acquiring, extending, upgrading,
renovating, rehabilitating, replacing,
and improving of the city's wastewater
system. Really?
And this is all to be funded or to be
funded may be funded through the Texas
Water Development Board and other state
or federal funding programs. Do y'all
want to send this back to PNZ?
[laughter]
Who's giving the report?
» I'll give a
» Brief report on this one. So, items
seven, eight, and nine on your agenda
are all contracts um related to water
development board funding. Um we did an
RFQ uh back in December of 25 uh in the
anticipation of getting awarded the
funding from water development board
that we just got in July. Um,
Burgess and Knipel is the first contract
item number seven. Uh, they were
selected uh, as the engineer uh, through
that RFQ process. Um, so now we're
coming forward since we did receive the
funding with contract for their
services.
» Do we need to take these all separately?
» You can certainly combine them.
» We can combine them. Do I need to call
them all out individually or 8 n and 7 8
and nine? Is that good enough? I'm
looking for a motion on item 7, eight,
and nine or discussion.
» Can I admit that my brain was still on
the last item and I would ask for you to
restate your staff report.
» Okay. [laughter]
» You're fine.
» You're fine. Off and on.
» She was taking the trash and my candy.
» Yeah. So items seven, eight, and nine
are that's okay. Uh contracts uh related
to water development board funding that
we just received in July. So back in
December of 25, we were in the process
of applying for funding from water
development board. We were being
proactive. So we went ahead and did the
required solicitation
uh for engineering uh financial advisor
and bond council. So those are the three
contracts that you see uh here. Um, we
did receive our funding in July from
Water Development Board. And so now
we're ready to uh go with the contracts
for the the uh re for the contractors
that y'all selected uh back in February.
» So not new people, same people,
familiar.
» It is the same people. Yes. Familiar
with our our uh wastewater project.
» Then I would make a motion that we
approve items number seven, eight, and
nine.
» Second. Any
discussion? And we do have
representative from Burgess Nipel here.
And Frank, I don't know your last name.
» Failed.
» Failed. Frank's are you new with Burgess
Knipel?
» You are right. Just couple of months.
» I've been doing this for a long time
now.
» And Bill Ball. So they're here to answer
any questions. We've got a motion. We've
got a second. Is there any other
discussion?
All those in favor?
» I.
» Items carry.
Item 10, discuss and possible action to
approve a change order number one for
the south collector project to include
optional bid items number one and two
for clearing grubbing silk fencing. Upon
approval, change order number one will
become effective upon execution of the
awarded construction contract between
the city of Dripping Springs and Santa
Clara Construction Limited for the south
collector project.
[clears throat]
Council, thanks for having me. So, we're
talking about the South Collector
Project, which I brought through council
not too long ago. Um, the parties on
this project are city dripping springs
in Santa Clara construction. Um, of
course, this is going to be funded by
Texas Water Development Board funding.
Um, one of the funding requirements is
we need to do a golden cheek wobbler
bird survey. Um, and those requirements
end on September 15th. Um, associated
projects that go with this are the
driftwood treated affluent line and the
east interceptor. Um and so yeah, we had
the approval for this contract on the
July 21st um council meeting. Um and
notice of award to better went out July
28th. Um originally this contract had uh
we we had these two bid items that I I'm
presenting today, which is clearing and
grubbing and silt fencing on the along
the easement. Um originally we had them
as alternate bid items in the contract.
Um, we were in the process and I know
when I brought this to council, we were
kind of on the fence whether um, this
would be part of the driftwood treated
ethylent line or part of the south
collector project. Um, as we get closer
to the project, it looks like it's going
to be on the city to u, the proposal is
to change order these two items into the
contract upon execution of the south
collector project. Um, we do have a 10%
contingency, but we'd like to change
order this in. So, we still have that
effective when we start construction to
move move construction forward. So, um
our anticipated construction start date
when I presented to y'all originally was
August 12th. Our new construction start
date is September 16th is the
anticipated start date. Um we do have
those contracts in hand and we are
working on getting them executed
currently. Um substantial completion 300
days um which puts us around July 13,
2027.
Um stack re staff recommendation on this
u would be approve approval authorizing
city administrator to execute this
change order contingent upon the
execution of the construction contract
with Santa Clara Construction LTD.
Do y'all have any questions on this
project?
» I'm not immediately following where
Santa Clara contract fits into this. Did
you address that? And I'm Yes. So this
is the the South Collector Project. We
awarded Santa Clara the South Collector
Project. Um we when we took that out to
bid, we gave alternate bid items for
these two items here. Um you know, so
this project both has the driftwood
treated effluent line and the south
collector in the same easement. And
originally we were in discussions about
driftwood doing the tree clearing, silt
fencing going into this project um
through kind of looking back at the
agreements. And so I went to you with
that originally and so we left them off
the original approval. Um after looking
at agreements and kind of working with
the land owner, there's been a
withdrawal from Driftwood's side and so
we're looking to get the project
[clears throat] started with Santa Clara
so we could go ahead and put the south
collector in and then um we'll have to
come back with a treated affluent line
later. So in order to do that, we need
to clear the easement and establish
erosion controls.
So, how is the Santa Clara agreement
going to get approved?
» It's already been approved.
» That one was approved on July 21st.
» So, this is a change.
» It just hasn't been signed.
» It's being circulated for signatures
now. Um and
» There's no nothing outstanding on it.
Y'all just need signatures on
» Just signatures. Um
» Okay.
» And then this change order for the for
them to do the clearing silt fence.
Okay. So,
» It's kind of a preemptive change order,
if you will.
Why did Driftwood not want to take on
item one and two, the clearing and
grabbing the silk fence?
» Right. I'll jump in. It It really was
not a Driftwood issue. It's the
landowner and requirements that they had
for insurance and access and um we were
kind of anticipating some of this and
that's why when we bid it out we did uh
add alternates. Yeah. Um, so after con
continuing that NE negotiation and then
finally wrapping it up with that
landowner, we brought two different
agreements to y'all within the last
month with them. Uh, it just became very
clear the cleanest way to do this is for
us to do it. Um, yeah.
» Do we need to state the amount in the
motion
the way that it's done in the staff
report?
» I did not add that to my recommendation.
I think just by stating that you're
approving change order one that that's
the amount. I don't think you have to
say the specific amount.
» Are we ready for a motion or do we have
more questions?
» Ready for a motion?
» Okay, then I'll make a motion that we
approve change order one contingent upon
execution of the contract with Santa
Clara Construction.
» Second.
» Motion second. Any discussion?
» All those in favor?
» I
» Oppose.
Item carries
» And thank you for that
» That extra explanation
» Discussion discussion and possible
action regarding the appointment of
Bruce Molton as the representative of
Hayes Trinity Groundwater Conservation
District to the utility commission and
the reappoint of Charlie Boseby for
terms ending June 30th 2028. Thank you
gentlemen.
» Thank you.
» This is a recommendation from Hayes
Trinity. They have one or two
appointments on the utility commission.
have two
» Two appointments. One of the terms is up
and they have recommended Bruce Molton
and Charlie Busby is the current chair
and this is a recommendation to
reappoint him. [snorts]
» Is there any information we need at all?
No. Then I'll make a motion that we
appoint Bruce Molton and reappoint
Charlie Busby.
» Got a motion. Do we have a second?
» Second. Any discussion?
» Um, just for staff, I see their agenda
in there for the Haz Trinity Groundwater
Conservation District. Can we get a copy
of their minutes from that meeting?
» I'm sure we will when they get approved.
Um, we will get that. We did get a
letter from them as well.
» We requested that.
» Yeah.
» Yeah. Perfect. That's it.
» Got a motion, a second. Any other
discussion? All those in favor?
» I
» Opposed.
Item carries.
Item 12, this would be Chase discussion,
[snorts] possible action regarding
approval of employee benefits plans for
medical, dental, life policies, the city
of Dripping Springs, and authorize the
mayor to finalize the agreement.
» Hello, sir. Yes. Good evening, Mayor
Council. This was uh move to the next
item. This was we received we went out
to bids for our healthc care benefits
and we received Oh, there we go. I think
we clicked here.
» No, I clicked too much.
» There you go.
» There we go. Okay. So, uh our bids went
out for healthcare. Uh we received that
uh this month. Um upon the results of
the bids, uh good news and bad news. Uh
bad news,
well good news first. We are loss ratio.
[laughter] Let's go with the good news,
right? And then then we'll news we sugar
coat it first make it easier for you. So
for the the good news is our loss ratio.
This is what healthcare providers uh do
u each year. Uh our loss ratio was 78%.
Which is a significant improvement over
years past. To give you some context, we
were 132 3 years ago, last year 97, now
78. bad news. Uh health care costs have
risen, so our uh rates will increase. Um
bottom line, we
uh recommend going back. We have current
uh sticking with our current United
Healthcare, which is our provider. uh
based on the uh rates that we received
back it is increased cost um in which
we've highlighted I think it in the
agenda packet but um this is for the
most part be the same
medical plan uh no difference in terms
of the network in addition to the uh
provider uh same dental and vision which
is going to be through guardian
» Questions
good news also So is even with this
increase, we've got it in the budget.
» It's a it's a we budgeted for a 20%
increase. This was significantly lower
than that 20% increase.
» So we'll have a little savings budget
» Amount. A little bit. Yes, we did switch
some things from the rates to the HSAs
that were funding like we did last year.
So
» But it's all covered.
Mayor, were you a part of the planning
with them and did you get to see like um
when comparing different plans with
benefits or stuff like that? Okay, cool.
» Yes, we had two different meetings where
we went through it till our eyes were
kind of cross-sided looking at all the
different options and staff had looked
at the floor.
» Are we ready?
» I'll make a motion that we approve the
employee benefit plan as presented.
Second.
» Motion second. Any discussion? All those
in favor? I
» Motion carries. I've sat up here for 20
some odd years. This may be one of the
first meetings. We have not had anything
listed under close session.
» Congratulations, staff. [laughter]
We haven't actually gone into close
session, but it's the first one where
there wasn't anything listed.
» We're looking for that last motion to
» Got a motion to adjourn by Talen. Do we
have
» Second? And all those in favor? We are a
journey. [laughter] I didn't I