South Marble Falls zone change lays groundwork for high-density development
This dead end on the west side of the U.S. 281-FM 2147 East intersection could someday be the entrance to a higher-density subdivision with the recent rezoning of 57 acres in south Marble Falls. Staff photo by Dakota Morrissiey
A 57-acre tract in south Marble Falls has been rezoned to accommodate a proposed development, referred to as “Black Jack” in current concept plans. While the project is in its very early stages, it would include lots for dozens of new homes, townhouses, and multi-family residences.
The Marble Falls City Council approved the zoning change in a 5-2 vote at its May 6 meeting. Black Jack would be built on raw land northwest of the intersection of U.S. 281 and FM 2147 East.
The council made its decision after a public hearing on the matter and a presentation from Marble Falls Development Services Director Scarlet Moreno. The 57 acres is going from a lower-density existing neighborhood zone to a higher-density transitional residential district. The former requires larger lot sizes, at least one acre, or 43,560 square-feet, for a single-family home. The latter allows for a minimum single-family lot size of 5,000 square-feet.
In the current concept plan, the Black Jack tract would have 55 single-family homes, 117 multi-family units, and 278 townhouses for a total of 450 residences as well as space for three parks and walking trails. It would connect to U.S. 281 by Ridge Rock Road, which is currently a dead-end extension of FM 2147 East.
Plans are not set in stone. The rezoning decision is an early step in the development process before the project takes off.
Councilors Bryan Walker and Lauren Haltom opposed the rezoning due to a higher-density development being in close proximity to lower-density neighborhoods. Both referred to the project’s living unit equivalent (LUE) counts, a measure used in development to show the utilities necessary to accommodate an average residence with 3.5 occupants. The more residences in a space, the higher the LUEs; the fewer residences, the lower the LUEs.
“I would have rather seen a lower LUE count on that west side where it transitions immediately into that (lower-density) area,” Walker told DailyTrib.com. “I’m not opposed to the project, but for that site plan, I would have rather seen it be a little softer of an LUE count.”
Haltom agreed with Walker about the LUE count and expressed a greater concern regarding overall development in south Marble Falls.
“I shared Councilman Walker’s concerns regarding LUEs,” she wrote in an emailed response to questions from DailyTrib.com. “The increasing density on the south side of town in general is something I remain mindful of. I strive to make thoughtful, steady decisions. This particular agenda item just didn’t sit right with me.”