Southwest Austin - Dripping Springs Edition | March 2024

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Southwest Austin Dripping Springs Edition VOLUME 16, ISSUE 12 | MARCH 27-APRIL 25, 2024

Property owners flee Austin regulations

New state law limits cities’ regulatory powers

Properties that have petitioned to leave Austin's ETJ*

183A TOLL Austin's ETJ

Approved

Under review

Not approved

Round Rock

Cedar Park

BY BEN THOMPSON

45 TOLL

A new state law has cities across Texas grappling with the loss of control over land in their outer limits, including Austin where hundreds of property owners have removed themselves from certain regulations. Since Senate Bill 2038 went into effect last September, properties in a city’s extraterritorial jurisdiction, or ETJ—the unincorporated area surrounding city limits—can remove themselves from some regulations. In Austin’s ETJ, at least 300 release petitions were filed as of March 14. Most were approved so far. Municipalities have opposed the new law given the loss of local influence, while supporters have said it limits burdensome oversight and grants property owners more flexibility. Community members are concerned about the scale of development that’s now allowed closer to home. “It’s different when you, all of a sudden, have people coming in that have different objectives for your neighborhood,” Southwest Austin ETJ resident Dayna Smits said.

Pflugerville

130 TOLL

183

LAKE TRAVIS

360

Manor

MOPAC

290

Bee Cave

Austin

COLORADO RIVER

290

183

MOPAC

45 TOLL

Buda

MAP NOT TO SCALE N

CONTINUED ON 24

*DATA AS OF MARCH 14

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

Also in this issue

Impacts: LeRoy and Lewis Barbecue now open (Page 6)

Government: Austin city manager search down to two (Page 10)

Development: $25M Erwin Center demolition underway (Page 21)

Events: Austin Psych Fest and more local listings (Page 26)

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Impacts

183 4 FS8 The Australian fitness studio opened its first United States location, offering a trifecta of workouts. FS8 allows for low-impact workouts with Pilates and yoga moves meant to improve balance and strength. FS8 studios offer showers and a changing area for before or after workouts. • Opened March 2 • 3601 S. Congress Ave., Bldg. E, Austin • www.fs8.com 5 Nothing Bundt Cakes The cake shop opened in the Sunset Valley Marketfair center offering mini- and full-sized bundt cakes in flavors like red velvet, lemon, white chocolate raspberry and more. • Opened March 23 • 5400 Brodie Lane, Ste. 220, Austin • www.nothingbundtcakes.com 3 Crunch Fitness The 24-hour gym chain opened at the end of 2023, replacing 24 Hour Fitness. The gym is 35,000 square feet and offers an array of fitness options from cardio machines and strength training equipment to classes that include spin, boxing and Zumba. Franchise owner Tony Hartl owns this and other locations in Texas and Oklahoma. • Opened Dec. 29 • 4625 W. William Cannon Drive, Austin • www.crunch.com 2 Club Pilates The national chain has opened in the Southpark Meadows shopping center. The studio offers reformer Pilates classes for beginners and experts alike with varying levels of intensity. • Opened Feb. 29 • 9900 S. I-35, Bldg. M, Ste. A350, Austin • www.clubpilates.com/southparkmeadows 6 Oak Hill Social The new coffee and cocktail bar, Oak Hill Social, is now open. The 2-acre property contains a large outdoor area with seating, TVs, games and fire pits. There are signs up for customers on how to get to Oak Hill Social’s gravel parking lot amid ongoing road work.

FORT VIEW RD.

BARTON CREEK BLVD.

360

290

MOPAC

ROCK WAY DR.

290

17 10 5

1826

EMERALD FOREST DR.

MOPAC

South Austin

12 2

MAP NOT TO SCALE

restaurant Amici in a brick-and-mortar offering a variety of pasta dishes, desserts and more. Prior to the food truck, Amici was based in New York City. • Opened March 2 • 9521 Hwy. 290, Austin • www.amicitx.com

Now open

1 Amici After years of working out of a food truck in Buda, Elpida and Fabrizio Sarna have opened their Italian

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BY ELLE BENT, ZARA FLORES & SARAH HERNANDEZ

11 Dutch Bros Coffee Oregon-based coffee chain Dutch Bros is slated to open another drive-thru only location in South Austin this summer. The new location will replace the shuttered Long John Silver’s and A&W Restaurant. • Opening this summer • 1910 W. Ben White Blvd., Austin • www.dutchbros.com 12 Rumble Boxing The national chain will open in the Southpark Meadows shopping center this May. The franchise is locally owned by Michelle Stephens, and the studio will offer a hybrid of boxing and strength training classes. • Opening in May 13 Young Chefs Academy A locally-owned franchise of Young Chefs Academy is slated to open this summer, owned by Sarah and James Gagliardi. The business will offer weekly classes to help sharpen kids’ culinary skills, as well as camps, special events and field trips. • Opening this summer • 6705 US 290, Ste. 501, Austin • https://austinswtx.youngchefsacademy.com • 9900 S. I-35, Ste. A300, Austin • www.rumbleboxinggym.com

• Opened Feb. 24 • 8600 Hwy. 290 W., Austin • www.oakhillsocial.com

Now open

7 Retrofit Old Austin Vintage The shop opened in February offering eclectic, mid- century modern vintage furniture and decor, including credenzas, lamps, dining tables and chairs. The shop also sells jewelry and art. • Opened Feb. 15 8 Warby Parker Warby Parker is now open at Barton Creek Square. The new mall location is the fourth in Austin. The glasses retailer sells glasses, sunglasses and contact lenses, and offers eye exams. • Opened Feb. 24 • 2901 Capital of Texas Hwy., Ste. A03A, Austin • www.warbyparker.com • 3500 S. Congress Ave., Austin • Instagram: retrofit_vintage_atx

16 LeRoy and Lewis Barbecue The Austin-based food truck opened as a brick- and-mortar restaurant, offering barbecue and drinks. Behind the restaurant are co-owning couples Evan and Lindsey LeRoy, and Sawyer and Nathan Lewis. The new restaurant has space for beer and wine, packaged barbecue goods, and merchandise. Additionally, the menu will expand to include items such as starters, sides and desserts. • Opened Feb. 28 • 5621 Emerald Forest Drive, Austin • www.leroyandlewisbbq.com

Coming soon

9 Cosmic Coffee & Beer Garden A third location of Cosmic Coffee is slated to open this year at the former Indian Roller site. Construction is underway to build a 2,500-square-foot space, and partners Paul Oveisi, Patrick Dean, Jason Stevens and John Butts are working toward fundraising. The menu at Cosmic Coffee changes seasonally but generally includes coffee, craft cocktails and local beer. • Opening TBD • 10006 Menchaca Road, Austin • www.cosmichospitalitygroup.com 10 Daiso Japanese dollar store Daiso is slated to open in Sunset Valley this spring, replacing David’s Bridal. The new store will be around 10,000 square feet and will offer home decor, stationery, food, makeup and more. Daiso also plans to expand its footprint within the U.S. with more store openings in 2024. • Opening April 6 • 5400 Brodie Lane, Ste. 990, Austin • www.daisous.com

In the news

South Austin-area charities. Clients can contribute donations at the clinic.

14 Austin Aqua-Dome Founded by Gary Coffman, the Austin Aqua-Dome has been a go-to for fish and fish tank purveyors. In February, the business celebrated the completion of its $90,000 exterior renovation, encasing the dome of the building with a new coating. The business offers fresh- and saltwater fish, coral and more.

• 5720 Menchaca Road, Austin • www.mranimalhospital.com

17 Urban Mattress The Austin-owned and -operated mattress franchise will become Austin Premier Mattress in early April. The company will also begin selling a new line of its own mattresses manufactured in Dallas. Urban Mattress offers Tempur-Pedic mattresses, Vispring mattresses and its own line of mattresses.

• 1604 Fort view Road, Austin • www.austinaquadome.com

15 Manchaca Road Animal Hospital The locally owned veterinary clinic will celebrate 50 years in business this summer. To celebrate, Manchaca Road Animal Hospital is making free T-shirts for its long-time clients. Every month this year, the clinic is also donating a percentage of its profits to various

• 5400 Brodie Lane, Ste. 200, Austin • https://austin.urbanmattress.com

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Impacts

BY ELLE BENT & ZARA FLORES

FITZHUGH RD.

4 SweatHouz The recovery studio will open this spring in the Ledgestone East development. SweatHouz offers infrared sauna cold plunges and vitamin C-infused showers. • Opening in mid-April • 12400 W. US 290, Ste. 400, Austin • www.sweathouz.com

BELL SPRINGS RD.

290

185

Dripping Springs

290

HARGRAVES DR

DRIFTING WIND RUN

1826

164

Relocation

MAP NOT TO SCALE

5 Austin Photo Facial Skin and Laser The clinic relocated from 5700 S. MoPac, Austin. It is family-owned and -operated by Eileen and Alana Andrews, offering facials, waxing and more. • Opened mid-January • 166 Hargraves Drive, Ste. B500, Austin • www.austinphotofacial.com

162

150

Dotsons will offer various classes including flexibility, strength and agility for ages 6 to 19. • Opening in April

Now open

1 Cunningham Orthodontics Local orthodontist Carly Cunningham opened a second office offering orthodontic care for kids and adults. • Opened in December

• 14101 Hwy. 290, Austin • www.hcelitecheer.com

3 PT Solutions The physical therapy chain will open a new location led by clinic manager and lead physical therapist Kyle Gerber. The clinic will offer therapy to help issues like neck and shoulder pain, COVID-19 recovery and more. • Opening April 1 • 136 Drifting Wind Run, Ste. 11, Dripping Springs • www.ptsolutions.com

• 13341 W. US 290, Bldg. 4A, Austin • www.cunninghamorthodontics.com

Closings

6 Mighty Fine Burgers Fries & Shakes The burger shop closed after about a year of business and will be replaced by an Italian restaurant, Cousin Louie’s, from the same team, Tc4 & Co. Hospitality. • Closed in February • 165 Hargraves Drive, Ste. T100, Dripping Springs

Coming soon

2 HC Elite Cheer Locals Katie and Stephen Dotson will open a Division 1 competitive cheer and tumbling gym this spring. The

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Government

Dripping Springs election canceled

Garza secures party nomination for DA

Local races

Winner

66.86% José Garza 33.14% Jeremy Sylestine Travis County District Attorney, Democratic Party 56.68% Sherine Thomas 28.7% Susana Castillo 14.63% Madeleine Connor 353rd Judicial District judge, Democratic Party 86.09% Lloyd Doggett 7.88% Christopher “Chris” McNerney 6.04% Eduardo “Lalito” Romero U.S. House District 37, Democratic Party

The city of Dripping Springs will not be holding a City Council election this May. All three candidates whose terms were up for re-election are uncontested. The overview Mayor Bill Foulds, who has served as the city’s mayor since 2020, and council members Wade King and Travis Crow will each be sworn in for another two-year term on May 7. This spring’s change comes after the city’s May 2022 council contests were also canceled as three City Council member positions were uncontested at that time. These were held by council members Taline Manassian, Geoffrey Tahuahua and Sherrie Parks. What’s next Council members Manassian, Tahuahua and Parks are up for re-election in May 2025. Foulds, King and Crow’s terms are up in 2026. Austin revives affordable mixed-use program After an affordable development program was struck down in court last year, officials have rolled out a replacement allowing for taller residential buildings across the city. The overview An approved expansion of Austin’s vertical mixed-use development program—”VMU2”—was overturned by a judge in December. The program granted new buildings several additional stories if affordable housing was provided. With VMU2 voided, city officials laid out a replacement—”DB90”—in February which requires landowners to rezone their property before making a change. DB90 passed without protections to prevent tenants from being displacement in the buildings that may be redeveloped.

Incumbent José Garza won the Democratic nomination for Travis County district attorney in the higher-profile local race of the March 5 primary election. Garza received just over two-thirds of the vote in his race against opponent Jeremy Sylestine. The context Garza will face Republican Daniel Betts in the November general election. First elected in 2020, Garza said he’s focused on reducing gun violence and providing justice for sexual assault survivors. Sylestine, a defense attorney and former prosecutor in the DA’s office, ran a campaign that promised to restore trust in the DA’s office by resolving a backlog of unin- dicted cases and prosecuting domestic violence and child abuse cases. In other news Voters also weighed in on several state- and nationwide races. Sherine Thomas won the Democratic 353rd Judicial District race with over 56% of the vote. TravCo issues disaster declaration for eclipse Travis County officials declared a local disaster March 8 for the total solar eclipse April 8. What happened The declaration comes in anticipation of an influx of visitors and traffic in April, and potential strains on first responders the week of the eclipse. Austin’s 911 Emergency Communications Center will increase staffing from April 6-9 to address a potential for additional calls. Private property owners in unincorporated areas of Travis County are required to give officials notice if planning a gathering with more than 50 people. Residents are encouraged to view the eclipse from home, run errands before April 8 and plan ahead for traffic.

SOURCES: TRAVIS COUNTY, TEXAS SECRETARY OF STATE/COMMUNITY IMPACT

Incumbent Democratic U.S. Rep. Greg Casar ran unopposed and will face the winner of a Republican runoff to represent House District 35. Incumbent U.S. Rep. Lloyd Doggett won the Democratic primary in District 37 and will face Republican Jenny Garcia Sharon in the fall. Incumbent U.S. Senator Ted Cruz won his Republican primary and will face Democrat Colin Allred in November.

Building up Under DB90, developers:

can get up to 30 feet of extra height on a site’s base zoning allowance.

feature “pedestrian-oriented” commercial space on the ground floor.

must reserve 10% to 12% of total residential units as income-restricted.

aren’t required to consider displacement effects, or offer relocation benefits

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

COMMUNITYIMPACT.COM

BY ELLE BENT & BEN THOMPSON

Council backs Austin cultural initiatives

City faces budget deficit; cuts ahead

“It’s important to keep the momentum going around this issue. Red River Cultural District is a critical

part of Austin’s vibrant cultural music and arts scene, [and] has a sizable role in the local economy.” ZO QADRI, CITY COUNCIL MEMBER

Multiple City Council actions last month were aimed at expanding Austin’s support for the local arts, music and cultural scene. What happened After organizers announced the Blues on the Green summer concert series had been canceled in January, it was revived thanks to support from council and H-E-B in February. Two weeks later, council members voted to send a financial aid package to downtown’s Red River Cultural District after stakeholders from the entertainment strip petitioned City Hall for help. Both actions were tied to resolutions from council members Natasha Harper-Madison and Zo Qadri, respectively aimed at: • Improving Austin’s partnerships with various local cultural events

Austin faces a projected budget deficit this year, and some city programs could be at risk. The big picture City staff suggested a tighter spending plan may be needed this year due to dwindling sales tax collections. Officials will also be dealing with the end of federal relief they used for historic homeless- ness investments and other priorities. More than $188 million from the American Rescue Plan Act must be spent by the end of 2026. Travis County Commissioner Brigid Shea said the county will also have to contend with the loss of “essential” services while facing the end of nearly $250 million ARPA reserves. More city budgeting updates are expected in April. Council’s annual financial planning will take place in the summer.

• Supporting the city’s multiple cultural districts What’s next Harper-Madison’s item asked city staff to find new ways for the city to support free, public cultural events and festivals throughout Austin’s arts ecosystem. In addition to calling for a Red River aid package, Qadri’s measure could lead Austin to build a new funding framework for cultural and heritage districts.

Two finalists remain in Austin city manager search City Council narrowed its search for Austin’s next city manager in March and could soon vote on a final hire. Current situation A national search led 39 candidates to apply for • T.C. Broadnax, the outgoing Dallas city manager • Sara Hensley, Denton city manager • Brian Platt, Kansas City, Missouri city manager On March 10, Platt announced his withdrawal from the process without further comment.

the top local government job in early 2024. After a closed-door March 5 discussion, City Council selected three finalists:

A public town hall with Broadnax and Hensley is scheduled for March 25, after press time. Council could make a final decision April 4.

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Education

BY ELLE BENT

5 running for DSISD board Dripping Springs ISD will hold an election May 4 with three of seven at-large positions on the board of trustees up for re-election. These positions are currently held by Mary Jane Hetrick, Shannon O’Connor and Stefani Reinold. The specifics The filing deadline for the board of trustees was Feb. 16, and five candidates will be on the ballot. An Superintendent Matias Segura said that because the basic student allotment—the amount school districts receive from the state based on student enrollment and attendance—did not increase this year and hasn’t since 2019, cuts would have to be made alongside any proposed budget increases for fiscal year 2024-25. The basic allotment is currently at $6,160. AISD officials say current enrollment is at 72,800, with a 92% attendance rate. Going forward with budget planning district officials will keep the following in mind: • Lowering the 20% fund balance would be “risky” due to decreasing enrollment AISD officials working around budget deficit As Austin ISD officials plan for the fiscal year 2024-25, district officials are working amid a projected budget shortfall. Current situation

DSISD middle school expansion underway Dripping Springs ISD officials broke ground on the Sycamore Springs Middle School expansion project Feb. 16. The big picture The expansion is funded by a $223.7 million bond that was approved by voters in May. It will increase the school’s capacity from 850 students to 1,200. SSMS is currently about 150 students overcapacity, according to data by Population and Survey Analysts. The background DSISD is a rapidly growing district. SSMS is one of three campuses overcapacity, along- side Walnut Springs Elementary and Dripping Springs Elementary.

The district is working to lessen the deficit through the following: Decreasing the deficit Vacancy savings, or costs saved by a staff position that is not filled

Managing overtime expenses Monitoring contract expenses Interest earnings

SOURCE: AUSTIN ISD/COMMUNITY IMPACT

application by Tarek Haidar has been withdrawn. DSISD trustees are at-large representatives, and terms are three years in length. The top three candidates with the most votes will be elected. The following candidates will be on the ballot: • John Adams • Shanda DeLeon • Mary Jane Hetrick • Terri Purdy • Stefani Reinold • Adopting a shortfall greater than $30 million would put the district at risk of going below the fund balance in FY 2026-27, but decreasing the projected shortfall to $25 million or less would require multiple budget cuts What’s next? This spring, district officials will propose investments and potential cuts, such as staff, for the FY 2024-25 budget as it is being drafted. The AISD board of trustees will vote on the budget in June.

Dates to know:

April 4

voter registration deadline

April 22 early voting begins April 23 application for ballot by mail deadline April 30 early voting ends May 4 election day

SOURCE: DRIPPING SPRINGS ISD/COMMUNITY IMPACT

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Transportation

BY ELLE BENT, GRACE DICKENS & KATY MCAFEE

Lawsuit over Project Connect moves forward A lawsuit aiming to thwart Project Connect, a plan to build a 9.8-mile light rail system throughout Central Austin, could be resolved by this spring. What happened In November, five plaintiffs filed a lawsuit against Austin Transit Partnership, the organiza- tion tasked with building and financing Project Connect. The lawsuit argued ATP’s funding struc- ture, which allows it to receive a stream of cash from the Project Connect tax rate hike approved by voters in 2020 without annual oversight, violates the state constitution. It also argued ATP pulled a “bait and switch” on Austin voters after the project costs increased by $4 billion and subsequently scaled back the plan. In response, ATP filed a bond validation petition Feb. 20. The petition allows for an expedited review of its bonds funding process without direct Ramp project on MoPac nearing completion The Barton Skyway Ramp Relief Project along southbound MoPac is set to wrap up this spring. The details Central Texas Regional Mobility Authority offi- cials expect this to ease congestion and improve travel times by up to 40%.

"Our job here at Austin Transit Partnership is to work day in, day out advancing the project. We do have a vocal few in this community that have tried to try to stop it, and over this past year they have not been successful in that." GREG CANALLY, ATP EXECUTIVE DIRECTOR

SAWYER RANCH RD.

DARDEN HILL RD.

ENCHANTED OAKS DR.

Dripping Springs roundabout opens Dripping Springs and Hays County officials celebrated the completion of a $3.2 million project at the intersection of Darden Hill Road and Sawyer Ranch Road Feb. 26. The gist The new roundabout replaces what previously was a three-way stop, and it now includes medians, pedestrian crossings and sidewalk ramps compliant with the Ameri- cans with Disabilities Act.

approval from the attorney general. In Texas, all government bonds must typically pass attorney general review. What’s next Approval of the ATP’s funding structure and resolution to the lawsuit filed against them could wrap up in the coming weeks as the trial is slated to begin late May or early June. If the ATP gets the green light, they hope to break ground on the rail in just over two years, ATP Executive Director Greg Canally said.

pavement widening ramps new traffic patterns

The project will add: 1 An auxiliary lane from Barton Skyway to Loop 360 on MoPac South 2 An additional through-traffic lane at Loop 360 3 A left-lane exit-only ramp for southbound Loop 360 4 Room to accelerate for drivers entering from the southbound Barton Skyway on ramp

360

MOPAC

BARTON SKYWAY

N MAP NOT TO SCALE

SOURCE: CENTRAL TEXAS REGIONAL MOBILITY AUTHORITY/COMMUNITY IMPACT

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Real estate

The majority of ZIP codes in the Southwest Austin and Dripping Springs market saw an increase in homes sold in February year over year. Residential market data

Number of homes sold

February 2023

February 2024

-7.14%

+25%

-22.22%

-7.14%

+168%

+30.23%

+36%

+11.43%

360

78735

78736

78737

78739

78745

78748

78749

78620

78749

MOPAC

78735

78620

78736

Median home sales price

78745

February

2023

2024

290

$660,000 $580,500 $822,500 $805,000 $496,000 $467,470 $550,000 $684,000

$822,000 $623,031 $794,600 $733,500 $492,000 $442,500 $569,000 $750,000

78735 78736 78737 78739 78745 78748 78749 78620

78748

78737

78739

MARKET DATA PROVIDED BY AUSTIN BOARD OF REALTORS 512-454-7636 WWW.ABOR.COM

+6% +3.45% Average days on the market +64.58%

Market

February 2023

February 2024

+19.30%

-3.17%

+1.56%

+23.19%

+17.35%

February

2023

2024

258

331

New listings

228

241

Closed sales

78735

78736

78737

78739

78745

78748

78749

78620

Homes under contract

250 151

Homes sold by price point in February

Months of inventory

78735 78736 78737 78739 78745 78748 78749 78620

$900,000+

Average days on the market

$700,000-$899,999

24 19 17

$500,000-$699,999

$300,000-$499,999

Active listings

591

631

<$299,999

Development

BY ELLE BENT

BY KATY MCAFEE

A 1,400-acre development planned near Dripping Springs and the Pedernales River will bring homes, a hotel, restaurants and a research site for students at The University of Texas—but is facing opposition over water. Mirasol Springs is a development by Steve Winn, founder of RealPage and CEO of Mirasol Capital, companies focused on the real estate industry. The project was announced in April 2021 and is envisioned “to serve as a model for stewardship, eco-sensitive design and development, restoration, and education,” spokesperson Scott Dunaway said. However, residents are worried that the development as proposed would not uphold said vision. Development raises concerns

6 acres of South Congress Avenue slated for redevelopment Plans are underway to revamp a 6-acre site at the intersection of South Congress Avenue and West Riverside Drive into a walkable, environmentally friendly district, with New York-based developer Related Cos. leading the initiative. required, at least 50% green infrastructure — like rain gardens, green roofs and concrete or asphalt alternatives— and the preservation of all heritage trees, according to documents submitted to the city by the developer.

The takeaway

Clifford said water usage may prove to be a long-term issue as the nearby Pedernales River—where Austin gets some of its drinking water—is very low. Dunaway said the development will obtain the majority of its water demand from the Lower Colorado River Authority. Groundwater from the property—water under the Earth’s surface— “will serve as a secondary source,” and is expected to be used 20%-25% of the time, Dunaway said. Private wells and septic tanks will be prohibited on the property, including for the home sites, Dunaway said. Construction is expected to begin in summer 2025, with an anticipated opening in 2027. Total completion is anticipated for 2032.

3238

STAGECOACH RANCH RD.

MIRASOL SPRINGS DEVELOPMENT

OVERLAND STAGE RD.

Once finished, the development will feature an elevated boardwalk and trails connecting South First Street and South Congress Avenue; a pedes- trian bridge providing access to the Texas School for the Deaf; a habitat for bees and other local pollinators; and a vertical green wall to reduce the urban heat island effect. What’s next Related Cos. is set to submit its Planned Unit Development application—a tool that allows developers more flexibility outside typical zoning standards—which could pave the way for final approval of the plans by 2026. Construction is projected to take three to four years following approval, Iannacone said.

The parcel is currently home to karaoke bar Ego’s, an Austin-Travis County mental health facility and the South Congress Square apartment complex. Ego’s would be the only property to remain in the new development. The details The project is located within the city’s 118-acre South Central Waterfront area, where there is no limit to building heights; however, the developers are aiming for the buildings to reach a maximum of 575 feet or roughly 50 stories. Early plans for the site include several “ambi- tious” environmentally friendly features, said Mike Iannacone, executive vice president of Related Cos. Plans include 10% more open space than

Neighbors who spoke at a Feb. 12 meeting held by the Texas Commission on Environmental Quality opposed the development’s wastewater permit citing issues with treatment and location. Mike Clifford from the Greater Edwards Aquifer Alliance said the two main issues are the raw sewage that will run across Roy Creek; and second is that the developers have not proposed extensive enough wastewater treatment that would remove phosphorus. Clifford said that changes could be made to address these problems.

The site is slated to have: 800 residential units A 225 -room hotel 200,000 square feet for offices 90,000 square feet for retail space 30,000 square feet for restaurants A 25,000 -square-foot grocery store

SOURCE: RELATED COS./COMMUNITY IMPACT

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Development

BY ZARA FLORES

Long-time staple Frank Erwin Center coming down bit by bit

Demolition of the Frank Erwin Center has begun and commuters on I-35 are seeing the concrete walls come down, some even asking to keep a piece of the building and its near 50-year history for themselves. The details Nearly $100 million was poured into the center over the years with an initial $34 million for its construction and an additional $55 million spent in the early 2000s for renovations that included new lighting, seating and sound systems. The 500,000-square-foot center spanned upwards to six stories that hosted the University of Texas basketball games, high school and college commencement ceremonies, concerts and other large-scale events. However, the Moody Center’s completion in April 2022 essentially replaced the Erwin Center which held its nal events the following month. In August 2023, the UT board of regents announced that the center would be torn down to make way for the University of Texas at Austin Medical Center and an MD Anderson Cancer Center. The adjacent Denton A. Cooley Pavilion, which served as the basketball training facility since 2003, is also part of the demolition. What’s happening Costs for the demolition were anticipated to be around $25 million but Dan Cook, UT’s executive director of Planning, Design and Construction, said that the project is proceeding under budget. Demolition began in September and, due to the size and shape of the facility, the SpawGlass general contractor team is working to tear the site down piece by piece and have opted not to blow it up.

The concrete walls of the Frank Erwin Center are being torn down, exposing the interior.

Crews will tear down the steel beams after all the concrete walls are removed.

PHOTOS BY ZARA FLORESCOMMUNITY IMPACT

is at and safe, SpawGlass Project Executive Ryan Syring said. Cook and Syring both said the process is very methodical and doing so, rather than blowing it up, also allows for up to 80% of the building to be recycled. “Everything’s proceeding on schedule and under budget,” Cook said. “It’s all happening at the right speed to support what we need to happen.” The project is slated for completion this fall.

“There is a signicant amount of design eort that’s required to take it apart ... to make sure you’re not taking out a structural component,” Cook said. There are around 70-100 workers demolishing the center, and almost all of the concrete walls have now come down. Crews are also working on abatement, which is the removal of hazardous materials, including asbestos and lead paint. Once the concrete panels are all removed, crews will begin removing the steel frames and beams before leveling the site completely and ensuring it

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State

BY MELISSA ENAJE

10 Texas counties exceeding EPA’s new air quality standard

A new national air quality standard announced Feb. 7 by the U.S. Environmental Protection Agency aims to lower the amount of ne particulate pollution emitted by power plants, vehicles and industrial facilities. Federal ocials said the eorts are meant to better protect communities across the U.S. from the dangerous and costly health eects of air pollution. “This nal air quality standard will save lives and make all people healthier, especially within Ameri- ca’s most vulnerable and overburdened communi- ties,” EPA Administrator Michael Regan said. The takeaway Ten Texas counties do not meet revised annual levels based on 2020-22 air quality monitoring data from the EPA, including in the Austin, Dallas-Fort Worth and Houston areas. They are: Bowie County, Cameron County, Dallas County, El Paso County, Harris County, Hidalgo County, Kleberg County, Tarrant County, Travis County and Webb County.

San Antonio’s Bexar County is one of the 12 Texas counties that meets the new annual air pollution levels, according to the 2020-22 data. Several counties are projected to meet the more protective standard in 2032, which is likely the earliest year states would need to meet the revised standard, according to the EPA. However, the EPA predicts Harris, Travis and Hidalgo counties will not be able to meet the new standards by 2032. The gist The national annual air quality standard for ne particulate matter exposure was lowered from a level of 12 micrograms per cubic meter to 9 micrograms per cubic meter. Fine particulate matter is a mixture of various particles—such as dust, dirt, soot and smoke— emitted by industrial facilities, vehicles, con- struction sites, res or unpaved roads, according to ocials with the environmental nonprot Air Alliance Houston.

Exxon Mobil is seeking permit renewal for its Olens Plant, which some residents said has caused health issues.

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From the cover

Property owners flee Austin regulations

Like most of the people on this street, we moved here because

Put in perspective

In a nutshell

we want space and you want it to be your forever home. And certain [developments] like this certainly compromise that." DAYNA SMITS, AUSTIN ETJ RESIDENT Oak Springs properties have now been removed from Austin’s ETJ and are no longer subject to previous oversight. New project plans are now being reviewed under Travis County’s less restrictive set of rules, once again raising worries about a potential wave of new residents and traffic in what locals thought would remain a quiet, less built-out area. Property owner David Knapp, who successfully petitioned to remove the site from Austin’s ETJ last fall, didn’t return requests for comment.

The new law could affect future development plans around Austin’s edges in areas that once fell under the city’s broader set of rules. Through the 2010s, residents in Southwest Austin’s ETJ utilized the city’s public review in an effort to cap the size of the proposed Live Oak Springs subdivision behind their neighborhood. The project would have brought more than 80 homes to the end of lightly traveled country roads in a city-protected water quality zone. Local pushback over safety, traffic and flooding concerns led Live Oak Springs to be scaled down in 2019 to 30 homes and ended plans for a proposed access bridge over Slaughter Creek. The group thought they’d reached a compro- mise on the project years ago. However, the Live

Under SB 2038, cities including Austin can’t stop property owners from leaving an ETJ as long as application materials are found to be valid. The law also halts civic ETJ growth alongside any annexations—cities’ gradual expansion of territory, services and regulations—as of 2023 or after. Those in the ETJ can seek the release of any land from their city in one of two ways: • A resident or majority of landowners in the area can petition the city for release. • A smaller portion of residents in the area can petition for a local election. Only registered voters within the proposed boundary can participate and decide on the issue; a majority vote releases the land. SB 2038 was authored by state Sen. Paul Bettencourt, R-Houston, who said he intended to reign in Texas cities’ passive plans for expansion.

Relaxed rules

Sorting out the details

Some development and environmental rules no longer apply to properties leaving the ETJ for the county, like:

ETJs explained

Michael Linehan, president of Austin-based development consulting firm LSI, said he believes the new law and ETJ release process can make properties more developable—and therefore more valuable—by bypassing certain environmental regulations and Austin’s “notorious” permitting process. “By just submitting that letter with your deed to remove yourself from the ETJ, you get [additional developable area], which makes your property significantly more valuable or develop- able,” Linehan said. Although properties might have the potential for increased valuations, Linehan said most residents won’t see major differences in their area

Extraterritorial jurisdictions stretch miles from city limits and are linked to cities’ expansion plans through annexation. In ETJs: City safety, quality of life and development rules apply—one reason why property owners would seek to leave the unincorporated area City taxes aren’t collected Residents can't vote in most city elections Roads and public spaces are generally served by a county or special district

Limits on impervious cover— surfaces that don’t absorb rainfall such as driveways and rooftops—that can restrict buildable area Critical water quality zones, or watershed protection measures blocking development too close to waterways like Barton Creek

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

if they or their neighbors release a property; he said there are no clear downsides, or significant benefits, in many cases.

SOURCE: CITY OF AUSTIN, STATE OF TEXAS/COMMUNITY IMPACT

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