Southwest Austin Dripping Springs Edition | January 2023


reimagined Brodie Oaks

PUD zoning request is approved by City Council. The exact date the tenants would need to be out of the existing shopping center is not yet known, Burdette said. Businesses, including Toys “R” Us, Neiman Marcus Last Call and Hobby Lobby—which moved further south, have already closed in the oldest part of the shopping center, which will be demolished rst. Todd Gibbs, who owns ToddPilates & Barre in the Brodie Oaks, said he supports the project. “I think this was inevitable,” Gibbs said. “Right now, it’s a big parking lot, and with how the city is growing, this new development is a good idea. They want to build a development that bene- ts the community, and, while we wish it were dierent for where we’ll be in a few years, we support this project.” Area residents can expect an increase in trac, Burdette said. However, Bar- shop & Oles plans to address this with a transportation demand management, or TDM, program, he said. “TDM practices encourage our res- idents, tenants and visitors to min- imize the use of single-occupancy vehicles in and out of Brodie,” Bur- dette said. The city of Austin Transportation Department received a transportation impact analysis, or TIA, for the project in June. Trac minimization eorts will reduce new trips created by the project from 11,171 to 3,567, according to the department’s review. “The new development is expected to generate about an 18.5% increase in daily vehicle trips compared to the occupied existing development,” said Je Stensland, public information ocer for the Austin Transportation Department. “However, that develop- ment generates a very small percent- age of the trac that area sees on a daily basis.” City leaders in nearby Sunset Valley are also keeping an eye on trac. City Administrator Matt Lingafelter said although the city does not ocially support or oppose the project, ocials are aware of the potential for increased trac in the area as well as an increase in competition with Sunset Valley’s shopping centers on Brodie Lane. “We hope that [Barshop & Oles] will work together with the Texas Depart- ment of Transportation and the city of Austin Transportation Department to ensure there is not a lot of increased trac in our area,” Lingafelter said.

The project will completely change the Brodie Oaks Shopping Center to a Domain-sized mixed-use development with buildings up to 25 stories tall.

The plan includes 140,000 square feet of retail space and 1,700 residential units.

The Brodie Oaks project will take over a decade to build out. PROJECT TIMELINE





2019- 2020

Planning begins



2020- 2021

Retail/mixed-use zoning approved



Design of the site is completed


Jan. 26, 2023 2023



Second/third reading approval goes before council


Three of the four current South Lamar Boulevard exits will remain open while the exit closest to the Hwy. 290 intersection will close. The exit to the Loop 360 frontage road will be shifted farther south

Phase 1 permitting is approved

2024- 2025

2025- 2026

Groundbreaking begins

Retail/residential begins opening



All retail/residential opens


a 200-room hotel. The 36.7-acre mixed-use district will also oer 13.7 acres of outdoor green space that will be reclaimed from existing parking spaces and retail stores. Barshop & Oles will oer at least 175 aordable units to households that earn below 60% of the area median family income, which is $66,180 for a family of four, according to the U.S. Department of Housing and Urban Development. Burdette said the company will also dedicate 10,000 square feet of the planned retail space at 60% of market rents for artists in the area and 25% of the planned retail space to local businesses. Businesses, residents react One goal of the redevelopment project, Burdette said, is to bring back some of the current businesses to the shopping center. That could be di- cult, however, since the businesses would have to shut down for years while all of the existing Brodie Oaks is demolished and rebuilt. Demoli- tion will happen in 2025 as long as the


said Bill Bunch, Save Our Springs Alli- ance executive director. “The proposal is more like a satellite downtown.” The project passed its rst reading in front of Austin City Council on Dec. 8 and will have its second and third reading on Jan. 26. The future of Brodie Oaks The project has been in the works since Barshop & Oles bought the property in 2008. The company is a commercial real estate development, management and leasing rm, which has developed other projects, such as the Mueller Market District and the Arboretum Market. In 2015, the company began looking at redeveloping Brodie, Milo Burdette, partner and vice president of devel- opment for Barshop & Oles, said. Under the proposed plan, the shopping center is poised to host 1.26 million square feet of oce space, 140,000 square feet of retail space, 1,700 residential units and


Boulevard and Hwy. 290, where the Edwards Aquifer meets the densest area of South Austin, will have to move or shut down completely. When nished, the project will be approxi- mately the same size as The Domain, not including Domain Northside, in North Austin—around 1.2 million square feet. Similar to The Domain, the redevelopment will include retail, residential units, restaurants, oces, a hotel and entertainment venues. Some nearby residents are wary of the project as it sits near the Edwards Aquifer groundwater system and the Barton Creek Greenbelt. “While we support a substantial increase in density, the buildings in the PUD [planned unit development] over 200 feet in height conict with Aus- tin’s Imagine Austin Comprehensive Plan, which calls for an ‘activity center in an environmentally sensitive area,’”



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