Southwest Austin - Dripping Springs Edition | July 2024

The e-edition is an exact replica of the newspaper with interactive and searchable articles from all your favorite sections.

Southwest Austin Dripping Springs Edition VOLUME 17, ISSUE 4 JULY 27AUG. 26, 2024

2024 Home Edition

'HOME' builds out

Policy to add residential housing options expands Dozens of multi-unit residences permitted under the city's new HOME allowances are now in the works around Austin, like a project bringing three homes to an East Cesar Chavez property. BEN THOMPSONCOMMUNITY IMPACT

BY BEN THOMPSON

RENDERING COURTESY CITY OF AUSTIN

be built on much smaller footprints. “This is a way to bring down our average price points, oer something in the neighborhood that doesn’t exist, and be selling to a broader range of people,” said homebuilder Thomas Joseph of Joseph Design Build.

single-family homes have long been the norm. The controversial policy followed unsuccessful attempts by City Hall to broadly revise Austin’s land development code. HOME’s rst stage allowed multiple housing units to be built on single-family-zoned property. By late 2024, a second phase will let single homes

Austinites will soon begin seeing more varied types of housing in their neighborhoods under both phases of HOME, or Housing Options for Middle-In- come Empowerment, rolling out this year. HOME was approved by local ocials who said they hope to see it bring more aordable and acces- sible housing types to a city where larger, costlier

CONTINUED ON 36

Also in this issue

Premium sponsors

INSIDE

Impacts: Another Broken Egg coming soon to Southwest Austin (Page 6)

Business: Blazer Tag oers modern twist on classic arcade (Page 40)

Unleash your confidence.

From cosmetic procedures to care after cancer, plastic and reconstructive surgeon Scott Reis, MD, is here to help. He’ll work on a plan with you so you can feel your best.

Now taking new patients. Schedule an appointment 512.654.3000

Welcome, Scott Reis, MD

BSWHealth.com/RRCosmeticSurgery

5251 West S. Highway 290 | Austin, TX 78735

COMMUNITYIMPACT.COM

The more you feed the blob the bigger it gets, becoming a monster clog causing expensive repairs, foul odors and sanitary sewer overflows!

Fat, oil and grease comes from food like cooking oil, meat drippings, butter, sauces, gravy, dairy products, and even salad dressing.

Help stop the Grease Blob! 6 Scrape food scraps into the trash or compost if you can 6 Collect cooking oil in a container then toss into the trash 6 Use paper towels or wipes to remove grease. DON’T FLUSH , toss them into the trash

Austinwater.org

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

COMMUNITYIMPACT.COM

Owners John and Jennifer Garrett launched Community Impact in 2005, and the company is still locally owned today with editions across Texas. Our mission is to provide trusted news and local information that everyone gets. Our vision is to build communities of informed citizens and thriving businesses through the collaboration of a passionate team. Our purpose is to be a light for our readers, customers, partners and each other by living out our core values of Faith, Passion, Quality, Innovation and Integrity. About Community Impact

Market leaders & metro team

Reporters Brittany Anderson Elle Bent Amanda Cutshall Dacia Garcia Kameryn Griesser Sarah Hernandez Parks Kugle Haley McLeod Hannah Norton Brooke Sjoberg Ben Thompson Amira Van Leeuwen Gracie Warhurst Zacharia Washington Chloe Young Graphic Designers Alissa Foss Gloria Gonzalez Melissa Johnson Sabrina Musachia

Deeda Lovett General Manager dlovett@ communityimpact.com

Minh Nguyen Joseph Veloz Managing Copy Editor Beth Marshall Senior Art Production Manager Haley Grace Publisher Travis Baker

Darcy Sprague Managing Editor dsprague@ communityimpact.com

Weston Warner Account Executive wwarner@ communityimpact.com

16225 Impact Way Pugerville, TX 78660 • 5129896808 CI Careers

Proudly printed by

Join CI Patron for exclusive newsletters and swag.

communityimpact.com/careers linkedin.com/company/communityimpact swanews@communityimpact.com swaads@communityimpact.com communityimpact.com/advertising

Press releases

Advertising

Email newsletters

communityimpact.com/newsletter

Nurturing Skin, Nurturing You Medical - Cosmetic - Surgical Locally owned and operated Board-certified Dermatologists

Book Now

8701 State Hwy 71 Ste 101, Austin, TX 78735 Christopher Chu MD, FAAD • Chelsey Straight MD, FAAD

512-766-2610

puredermtx.com

SOUTHWEST AUSTIN DRIPPING SPRINGS EDITION

Impacts

• Opened June 1 • 7601 S. Congress Ave., Ste. 550A, Austin • www.irepresale.com

BARTON CREEK BLVD.

360

4 6 13

183 4 Snatched Shapewear Located on the lower level of Barton Creek Square next to Attic Salt, the retailer offers size-inclusive shapewear for post-op, maternity or daily use. • Opened June 1 • Barton Creek Square, 2901 S. Capital of Texas Hwy., Austin • www.simon.com/mall/barton-creek-square/stores/ snatched-shapewear 5 Yarrow & Sage The metaphysical shop opened in its second location on Slaughter Lane. Yarrow & Sage is owned by Jessica Beauvoir, and sells art, incense and candles, tarot cards, jewelry, crystals, books, and more. • Opened April 29 3 St. Benedict Coffee Company The East Austin coffee truck opened its first brick-and- mortar coffee shop inside Stony’s Pizza in Oak Hill. It is locally owned by Brian and Trisha Galvan. • Opened July 1 • 9521 Hwy. 290, Austin • www.stbenedictcoffee.com 6 Journeys Kidz The shoe retailer will offer a variety of branded footwear, apparel and accessories for infants to teenagers near the Lego store in Barton Creek Square. • Opening June 28 • Barton Creek Square, 2901 S. Capital of Texas Hwy., Austin • www.journeys.com 7 Birkenstock Birkenstock offers sandals, clogs, sneakers, shoes, boots and socks for men, women and children. • Opened July 10 • 1007 S. Congress Ave., Austin • www.birkenstock.com • 1201 W. Slaughter Lane, Austin • www.yarrowandsageatx.com

MOPAC

290

1826

ROCK WAY DR.

290

E. WILLIAM CANNON DR.

DERECHO DR.

MOPAC

ONION CREEK DR.

W. SLAUGHTER LN.

South Austin

1626

8 9

1626

TWIN CREEK RD.

ONION CREEK PKWY.

MAP NOT TO SCALE

• www.cabobobs.com

Now open

2 IREP Resale The thrift store is the brick-and-mortar shop of IREP Junk Removal. The acronym stands for “I Recycle Everything Possible.” The junk removal business sells secondhand items, such as furniture, clothes, electronics and more.

1 Cabo Bob’s The locally owned and based, Baja California-inspired restaurant serves a variety of burritos, tacos and quesadillas. • Opened in late July • 11215 S. I-35 frontage road, Ste. 127, Austin

COMMUNITYIMPACT.COM

BY ELLE BENT & SARAH HERNANDEZ

Coming soon

Now open

In the news

8 Another Broken Egg The brunch spot will open next to Mod Pizza in what was previously Mama Fu’s Asian House. The cafe serves southern-inspired breakfast, brunch and lunch dishes. Nathan and Lianne Straathof own the cafe’s Austin franchise, including two North Austin locations. • Opening in late fall or winter • 9600 S. I-35 frontage road, Ste. C-100 • www.anotherbrokenegg.com 9 Daiso The Japanese dollar store chain is slated to open in Southpark Meadows this fall. This will be the third Austin location; the company opened in the Sunset Valley Marketfair center in April, and another store is on Airport Boulevard. The store sells a variety of items, such as room decor, stationery, food and more. • Opening Sept. 14 • 9600 S. I-35 frontage road, Ste. 96G-200, Austin • www.daisous.com 10 Pho Wok The Chinese and Vietnamese cuisine restaurant will open in Oak Hill Centre in what was previously Chen Z Noodle House near Juiceland. Pho Wok is owned by Tuan Nguyen, owner of Poke Bowl, a poke restaurant near The University of Texas campus. Nguyen plans to offer Vietnamese dishes, such as pho, white rice dishes, vermicelli bowls and banh mi. Pho Wok will also serve Chinese cuisine. • Slated to open by October • 6705 Hwy. 290, Ste. 606, Austin • There is no website available at this time. 11 Snarf’s Sandwiches The Colorado-based sandwich shop will open its fourth Austin location. Snarf’s Sandwiches serves made-to- order oven-toasted sandwiches, soups, salads and desserts. The business also offers catering. • Slated to open in mid-August • 1901 W. William Cannon Drive, Austin • www.eatsnarfs.com

12 Urban Lagree The boutique fitness studio is locally owned by Abigayle Rosser and Katie Hayes, who opened the first location in Central Austin in 2019. Lagree is a high-intensity, low-impact workout done on a machine called a Megareformer. The South Congress Avenue studio uses a newer Lagree machine called a Mega Pro. • Opened July 11 • 4409 S. Congress Ave., Austin • www.urbanlagree.com 13 Chubby Cattle The restaurant will open in Barton Creek Square on the upper level near Nordstrom, offering all-you-can-eat barbecue and Asian cuisine. • Opening in 2025 • Barton Creek Square, 2901 S. Capital of Texas Hwy., Austin • www.chubbycattle.com

15 Giddy Ups The country dive bar will close due to a change in lease ownership, according to the business’s announcement on social media. Events scheduled for the rest of July will still happen, and Giddy Ups will reopen once a new location is found. • Closing in early August • 12010 Menchaca Road, Austin • www.giddyups.com

with vegan, gluten-free and dairy-free options. Licona is a Michelin-trained chef with 15 years of experience. • 7313 N. I-35 frontage road, Austin • www.fastfriendsbeer.com

Closing

16 Pawstin Barkery The local food truck serving handmade dog treats closed this summer. Owner Josh Storlie said the decision was made due to needing to move back home in Washington to be with family. • Closed July 21 • 7004 Onion Creek Drive, Austin • www.pawstinbarkery.com

In the news

14 Fast Friends Beer Company Fast Friends Beer Company announced the new leader of the brewery’s culinary program, Laura Cristina Licona July 1. Guests can order a variety of appetizers and pizza

Comprehensive Financial Planning | Flat-Fee Fiduciary Advice | Tax Strategy | Investment Management | Personal CFO

512-222-7521 info@realwealthplanning.com realwealthplanning.com Sarah Ponder, CFP®

Where Wealth Meets Wisdom

New Website!

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Stay young in mind and spirit at Village on the Pa Onion Creek. A great place to meet new-found friends with likeminded interests who are just as eager as you to continue to broaden their horizons. A place to relax, a place to explore, a place for all ages to Live Life Well®. Your Curated Lifestyle Awaits Cottage Homes | Independent Living | Assisted Living Stay young in mind and spirit at Village on the Park Onion Creek.A great place to meet new-found friends with like minded interests who are just as eager as you to contin- ue to broaden their horizons. A place to relax, a place to explore, a place for all ages to Live Life Well®. Your Curated Lifestyle Awaits Cottage Homes | Independent Living | Assisted Living

CALL OR VISIT TODAY! 11300 Farrah Lane Austin,TX 78748 | (737) 377-6924

11300 Farrah Lane • Austin, TX 78748 www.villageontheparkonioncreek.com VOPONIONCREEK.COM

COMMUNITYIMPACT.COM

Impacts

BY ELLE BENT

opened in the new Ledgestone development. • Opened June 18 • 12400 Hwy. 290, Ste. 410, Austin • www.renkendentistry.com

FITZHUGH RD.

185

BELL SPRINGS RD.

Coming soon

290

4 Apogee Dripping Springs Founded by Sarah Pevehouse, Apogee Dripping Springs is a micro high school, with class size capacity at 14

290

CANNON DR.

1826

serving grades 9-12. • Opening Aug. 26 • 26650 RR 12, Dripping Springs • www.apogeedrippingsprings.com

Dripping Springs

164

MAP NOT TO SCALE

150

162

In the news

2 Playa Bowls The restaurant—owned by Marc Pollard, and sons Jordyn and Jake—is now serving acai bowls, smoothies,

Now open

5 Treaty Oak Distilling The 28-acre ranch is undergoing changes, including the closure of Alice’s Restaurant in June. The space will now serve private events and as a seating area with bar service. Visitors can instead order food from a new on-

1 Le Muse Coffee and Wine Bar A second location of local Juan Chan’s coffee shop opened. Le Muse can still be found at 505 Wynnpage Drive, Dripping Springs. • Opened June 7 • 1025 Cannon Drive, Ste. 105, Dripping Springs • www.lemusecoffeeandwinebar.com

juices and coffee. • Opened June 15 • 12400 Hwy. 290, Ste. 440, Austin • www.playabowls.com

site food truck Buddy’s BBQ and Crepes. • 16604 Fitzhugh Road, Dripping Springs • www.treatyoakdistilling.com

3 Renken Dentistry The dental office, founded by Dr. Joshua Renken,

EVERYTHING YOU NEED TO GET THE JOB DONE

Call TDS for turnkey Site Services delivered to you.

Scan to learn more about our Site Services.

737-236-7067 | TexasDisposal.com

OMALLEYTIREANDAUTO.COM

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Are you struggling to pay your utility bill? The City of Austin’s Customer Assistance Program helps with: • Utility Bill Discounts • Emergency Bill Help • Payment Arrangements • Support for the Medically Vulnerable Get Utility Bill Help

CASH WHEN u NEED IT WITHOUT FEES

Austin’s #1 Credit Union.

SEE IF YOU QUALIFY AustinBillHelp.com 512-494-9400

At UFCU our Members enjoy over 500 fee-free ATMs locally and 55,000 worldwide with the Allpoint Network partnership. So you can get what you need, wherever you need it. It all starts with U. Open an account today.

Visit UFCU.org or a branch near you.

S MoPac Branch 5033 W US Hwy 290 Service Rd, Austin, TX 78735

Membership is subject to eligibility. Federally insured by NCUA. Rankings are based on March 31, 2023 data provided by NCUA, reported by Austin Business Journal.

COMMUNITYIMPACT.COM

Transportation

BY HALEY MCLEOD & BEN THOMPSON

Vision Zero initiative saves lives and $28M in Austin Fatal and serious injury crashes have decreased by 22% at major intersections in Austin where safety improvements have been made, according to a June report on the city’s Vision Zero program. The initiative aims to eliminate traffic-related serious injuries and fatalities. The gist Since 2016, the Austin Transportation Department has completed safety improvements on 27 separate intersections in Austin. In addition to saving an estimated 40 people from being injured or killed at these locations, a nearly 20% decrease in total crashes seen at major intersections has resulted in an annual comprehen- sive cost of crash savings of over $28 million. Per the report, the construction of safety improvements for all 22 intersections cost $18.5 million.

City implements new public paid parking along SoCo Avenue The city of Austin has installed new signs outlining new paid parking zones around South Congress Avenue to address long-standing parking issues within the area, according to an update from the city of Austin’s transportation department. What you should know Some zones will be designated exclusively for paid visitor parking, while others will be shared with residents and/or business employees. Signs will guide visitors on which parking zone they are in. The district will be completely digital. Driv- ers wishing to park in the area can download the Park ATX app, or text “parking” to 30843 and follow prompts to start a parking session.

Crash type comparison

120 150

18.3%

28.4%

0 30 60 90

Vision Zero reporting shows reductions across all crash types at major intersections in Austin from 2016 to early 2023.

20.7%

37.8%

33.8%

Before safety improvements After safety improvements

Rear end

Angle*

Pedestrian- involved

Left turn across path

Bicycle- involved

*TYPICALLY FROM RUNNING A RED LIGHT

SOURCE: VISION ZERO ANALYTICS/COMMUNITY IMPACT

Project Connect financing trial on hold A trial over the legitimacy of the Project Connect system’s funding has been put on hold, after state attorneys appealed a decision in the legal effort by Austin transit officials to validate the financial plan. The overview After Austin voters approved a long-term tax

How we got here

increase to support a new light rail and rapid bus network in 2020, cost increases prompted officials to scale the plan back by about half. Reducing the system led several Austinites to sue the Austin Transit Partnership. Project Connect’s financing plan has also been opposed by Attorney General Ken Paxton. A trial to determine the legality of the ATP financ- ing began in Travis County court June 17. However, an appeal filed by Paxton’s office has halted proceedings until a higher court determines if ATP can continue its bond validation case.

November 2020 Voters approve Project Connect tax increase April 2022 Cost estimates increase nearly 80% May-June 2023 Officials approve scaled-back rail plan November 2023 Austin taxpayers sue over changes to ATP plans June 2024 Funding validation trial on hold NOTE: NOT A COMPREHENSIVE TIMELINE SOURCES: AUSTIN TRANSIT PARTNERSHIP, CITY OF AUSTIN, TRAVIS COUNTY/ COMMUNITY IMPACT

CHECK IN FOR A CHECKUP ∙ Get updated vaccines ∙ See a full picture of your child’s health ∙ Ask learning and behavioral questions ∙ Complete camp and sports paperwork

ARCcheckup.com Book now

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

ONE MONTH FREE On Select Floor Plans

CIRCLE C RANCH

Keep batteries and electronics out of your blue cart. Recycle them safely in Austin. Learn more

62+ ACTIVE ADULT LIVING IN AUSTIN

in our Luxe Suite Reserve a FREE NIGHT’S STAY

Check Out Our Community Or Call Us At (737) 234-8581

BE SAFE DRIVE SMART Driving safety is everyone's responsibility. Stay safe on the road during your summer travels with these tips. Driving safety is everyone's responsibility. Stay safe on the road during your summer travels with these tips.

Keep your eyes on the road, hands on the wheel and your mind on driving. Obey speed limits and traffic laws. Move over or slow down for vehicles pulled to the side of the road. Wear your seat belt. Never drink and drive. Check your tires, windshield wipers and brake lights. Keep your eyes on the road, hands on the wheel and your mind on driving. Obey speed limits and traffic laws. Move over or slow down for vehicles pulled to the side of the road. Wear your seat belt. Never drink and drive. Check your tires, windshield wipers and brake lights.

Visit www.mobilityauthority.com to learn more about our initiatives and discover how you can contribute to safer driving in Central Texas. Visit www.mobilityauthority.com to learn more about our initiatives and discover how you can contribute to safer driving in Central Texas.

COMMUNITYIMPACT.COM

Government

BY BEN THOMPSON

Austin leaders are weighing a $5.91 billion budget for the upcoming fiscal year 2024-25, potentially backed by a more than 5% increase in residents’ property taxes, utility charges and other fees. The FY 2024-25 budget will be finalized starting Aug. 16, and city leaders will spend the coming weeks reviewing the plan and proposing changes. In a nutshell City Manager T.C. Broadnax said his proposed FY 2024-25 budget addresses Austin’s critical needs, maintains city services, and invests toward commu- nity goals to make the city more livable, affordable, equitable, sustainable and resilient. He also said it prepares for “financial uncertainty” and multiple major infrastructure projects now in development. The plan will likely end up costing Austinites more with a proposed a tax rate of $0.4493 per $100 valuation. While that represents a less than 1% increase over the FY 2023-24 rate of $0.4458, it’d translate to about a $100 higher tax bill—nearly 6%—for the owner of a median-valued home, thanks to rising appraisals. The city’s general fund, covering most of the public-facing departments supported by tax reve- nue, would grow more than 4% for the upcoming fiscal year to about $1.41 billion. Services ranging from emergency response to parks, libraries and animal services are all in line for increases, largely driven by personnel costs. Some new spending would be supported as well, like an additional $3.6 million for rental assistance, and $2.6 million to staff a new West Austin EMS and fire station. Budget proposed with tax, fee hikes

Taxes and fees rising The city’s annual resident impact estimates are based on property taxes for a median-valued home and “typical” utility and service use.

Some extra money could be available if city offi- cials pull some money from the budget’s proposed reserves, a strategy that could yield more than $4 million. Austin’s employees are also in line for more pay and additional benefits. Civilian staff can expect a 4% raise this year, followed by 3% more next year to reach a targeted wage floor of $22 per hour. Sworn public safety staff are also in line for higher wages or one-time payments. Diving in deeper Broadnax and city financial staff said the budget came together at a tough time for financial planning across Texas. A significant amount of one-time federal dollars are drying up, and cities are limited in their ability to increase their tax revenues under new rules imposed by the state in 2019. “If you look at other Texas cities, you’re looking at budget deficits everywhere you look: Dallas, Houston, Corpus Christi, Fort Worth, San Anto- nio—they’re all struggling with budget deficits of various magnitude and looking to, ‘What are we going to have to cut in order to balance our bud- get?’” Chief Financial Officer Ed Van Eenoo said. Texas cities’ property tax collections can’t increase by more than 3.5% year over year unless an election is called to secure voter approval for a higher tax rate. Austin has only held one tax rate election since 2019—the 2020 vote to fund the Project Connect transit system—and officials aren’t considering one now. But looking ahead, they floated the possibility of asking for a larger tax hike in the near future. “We’re in a new time; we’re in a new world with those restrictions. But there are ways to do more, and how do we consider that to be financially sound and make sure we’re protecting our long- term financial structure?” Mayor Kirk Watson said.

Utility and service charges

Property taxes

$2,720.76 $4,468.04 $2,765.52 $4,495.68

$1,747.28

FY 2020-21

$1,730.16

FY 2021-22

$3,101.64 $4,781.16

$1,679.52

FY 2022-23

$3,304.08 $5,085.58

$1,781.50

FY 2023-24

$3,474.24 $5,358

$1,883.76

FY 2024-25*

General fund budgeting The general fund budget could grow about 4.5% next year. Most departments are supported by tax revenues.

FY 2023-24 (current)

Public safety Parks, libraries Public health, homelessness Municipal Court

Total: $1.35 billion

FY 2024-25 (proposed)

Total: $1.42 billion

Housing, Planning Animal Services

FY 2025-26 (planned)

Other

Total: $1.47 billion

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

BEGINS EARLY GOOD DENTAL HEALTH There’s nothing more important than your child’s smile!

(512) 892-0013 3755 S Capital of Texas Hwy, Suite 292 Austin, TX 78704 thielpediatricdentistry.com We take pride in providing a fun, comfortable visit for your child.

@maudiestexmex

Maudie’s Tex-Mex

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Government

BY BEN THOMPSON

Austin council candidates raised $1.37M this year, led by Watson

Candidates for Austin mayor and City Council districts 2, 4, 6, 7 and 10 raised at least $1.37 million for their campaigns so far this year. Candidates’ financials reported July 15 covered the first half of 2024. All council hopefuls must file to run by Aug. 19, and the next look at their campaign finances will come in October. The overview Incumbent Mayor Kirk Watson raised $710,000 in 2024, well ahead of challenger Doug Greco’s $88,300, Carmen Llanes Pulido’s $71,000 and Kathie Tovo’s $57,500 in contributions. Incumbent Southeast Austin District 2 council member Vanessa Fuentes had no declared oppo- nents as of July and raised almost $57,000. North Central Austin District 4 incumbent Chito Vela raised almost $24,000; a report on his opponent Monica Guzmán wasn’t available as of press time. The race to succeed Leslie Pool in North Central Austin District 7 has six contenders, and attorney

Campaign finances for mayoral candidates, January-June 2024 Donations Spending Cash on hand Outstanding loans

Kathie Tovo

Carmen Llanes Pulido

Doug Greco

$88,334

$71,007

$57,457 $44,044 $39,547

$29,219

$76,823

$52,219.86

$8,579

$181,807

$20,000

Kirk Watson*

$710,580

$166,388

$512,686

*INCUMBENT

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

Mike Siegel led with more then $44,500 raised this year. Next-highest was Adam Powell, who drew more than $32,000. In West Austin, two District 10 contenders Ashika Ganguly and Marc Duchen posted similar totals. Ganguly brought in more

than $41,000 against Duchen’s $36,000 this year. Northwest Austin’s District 6 incumbent Mack- enzie Kelly nearly doubled her opponent Krista Laine’s contributions, with more than $122,000 donated to Laine’s $66,500.

surviving the heat is a science

PACK TO SCHOOL

Stay cool with Professor Volt’s guide to summer saving! Set your thermostat to 78 degrees or higher and use fans to feel 4 degrees cooler. Remember to turn them off when you leave the room. Fans cool people, not spaces.

Patagonia Refugio Daypack 30L $129.00

Enjoy $10 OFF!*

Take your cooking outside and grill up some grub to keep heat out of the kitchen.

Visit pec.coop/survival for more tips.

COMMUNITYIMPACT.COM

Government

BY ELLE BENT & BEN THOMPSON

Central library security concerns mount The Austin Public Library is turning to county sheriff’s deputies to address wors- ening safety and security issues across its system. The overview Since April, the APL has spent more than $16,000 on extra security support from off-duty law enforcement at the Central Library downtown. On July 18, City Council signed off on spending up to $200,000 more to expand those services at multiple branch locations over the coming years. The new APL safety initiative has involved a handful of Travis County Sheriff’s Office employees taking shifts at the library while off duty. The added enforcement responds to an “across-the-board increase” in viola- tions—such as drug use, theft, trespassing, threats and violent incidents—reported at city libraries since the pandemic began, APL spokesperson Baylor Johnson said.

Austin residential A/C requirement nears finish A new city mandate for air conditioning in all residences is moving closer to final approval. What’s happening The city is in the process of revising its technical codes, including its first proposed air conditioning mandate under the building code, following a City Council request last summer. If approved by council, the standards would apply for all existing properties and new construction in Austin starting in 2025. Texas law doesn’t call for air conditioning and statewide legislation that would have forced land- lords to provide air conditioning stalled in 2023. Other large cities, such as Dallas and Houston, do impose their own rules for residential cooling to certain temperature levels. Austin’s new cooling standards were inspired by the ordinances now on the books in Dallas, according to the city. “Just taking one step outside will show you why we need this," said council member Vanessa Fuentes, who sponsored the update, in a 2023

Cooling in the code Austin’s building code is being revised to include a requirement for air conditioning. If approved, property owners would have to keep tenants’ rooms:

at least 15 degrees cooler than outdoor temperatures

no hotter than 85 degrees at most

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

statement. "When our neighbors are collapsing from heat illness, suffering from exhaustion and facing high wildfire risks, they’re going to need a cool place to stay." Local officials moved to cement a similar cooling requirement during Austin’s hot summer last year. The change comes as Austin continues to experi- ence dangerous summer heat and will likely see more extreme summers in the decades ahead. Despite the lack of legal requirement, most Texas residences are already air conditioned. Just 1.23% of the state’s occupied housing units didn’t have A/C as of 2021, per U.S. Census Bureau estimates. Travis County gears up for child care tax election Travis County officials will hold a public hearing on the proposed Travis County Creating Access for Resilient Families, or CARES, afford- able child care initiative Aug. 13. Following the hearing, county commissioners will vote on whether to call a tax rate election to expand affordable early child care and after- school programs. The impact CARES is proposed with a property tax increase of $0.025 per $100 valuation, equating to about $100 tax bill for the owner of a median-valued home as of 2024. The new revenue would bring in around $77 million to: • Increase day care subsidy spots and incentivize providers to offer reduced-tuition slots • Increase after-school and summer care slots • Expand child care outside traditional work hours • Cover gaps in state funding

OLD FITZHUGH RD.

Proposed tax increase Travis County officials will likely ask voters to sign off on a property tax increase to fund child care programming.

COLLEGE ST.

Current 2023-24 rate

$0.304655*

Proposed rate increase

$0.025*

Dripping Springs mulls public bathrooms Permanent public restrooms are under con- sideration for downtown Dripping Springs. The full story The historic city center off Mercer Street lacks public restrooms despite being a destination for residents and locals alike, and many local businesses don’t have public restrooms. To remedy this, city staff proposed the construction of two unisex, accessible restrooms on vacant city-owned property next to boutique Vintage Soul. Installation of the bathrooms could cost $352,000.

New rate

$0.329655*

*PER $100 PROPERTY VALUATION

Tax bill example

2024 median taxable home value: $401,806**

Current tax bill: $1,224.12

Tax bill after proposed increase: $1,324.57

**THE FISCAL YEAR 2023-24 TAX RATE IS SHOWN. THE COUNTY’S FY 2024-25 RATE WILL BE SET THIS FALL, BEFORE A POTENTIAL ELECTION.

SOURCE: TRAVIS COUNTY/COMMUNITY IMPACT

The update could provide new opportunities for an estimated 9,800 kids and support many child care providers, according to the county. The why “Part of this problem is created because the state doesn’t pay enough,” Precinct 2 Commis- sioner Brigid Shea said. Commissioners must call an election by Aug. 19.

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Watering one day per week

Lake Travis

austinwater.org

Education

BY BRITTANY ANDERSON & ELLE BENT

ACC sees enrollment increase at all campuses Fall enrollment across the Austin Community College District is up nearly 23% from last fall. The overview Every campus has seen an increase in enrollment, with the Highland Campus having the highest total number of students enrolled. Along with the district’s overall enrollment increase, officials said new student registrations increased 78% from 2022 as of April 1—which is when the Free Tuition pilot program for the high school class of 2024 was announced. Additionally, ACC officials are working on a partnership to create a semiconductor training center in Austin. Going forward Officials encourage students to register as soon as possible to secure the classes and campuses that fit their needs best.

DSISD adopts budget, $2.8M shortfall Dripping Springs ISD officials adopted an operating budget of $100.39 million with a $2.77 million shortfall for fiscal year 2024-25 at a June 24 meeting. Breaking it down Excluding recapture, 84% of the general fund goes toward payroll and 16% funds supplies, utilities and more. The budget includes a 1% pay increase for staff. To make this possible, reductions were made, such as class size increases and some position freezes. Going forward The board will adopt a tax rate this fall, proposed at $1.1052 per $100 valuation, a slight decrease from FY 2023-24.

Enrollment increase from fall 2023

80.9%

San Gabriel

37.6%

Hays

33.9%

Riverside

23.2%

Highland

Cypress

22.8%

Round Rock 20.9% South Austin 20.1%

Distance Education

16.9%

15.5%

Eastview

Rio Grande

14.6%

Elgin 10.6%

Northridge

10.5%

SOURCE: AUSTIN COMMUNITY COLLEGE/COMMUNITY IMPACT

Learning will never be this easy for your child again. Or as wondrous.

Did you know 90% of a child’s brain develops in the first five years? At Primrose schools in the Greater Austin Area, we make the most of this important time by helping children grow the mental, physical and emotional skills that will set them up for success in the classroom and beyond.

Learn more about the 17 Primrose schools in the Greater Austin Area.

Each Primrose school is a privately owned and operated franchise. Primrose Schools is a registered trademark of Primrose School Franchising SPE, LLC. ©2024 Primrose School Franchising SPE, LLC. All rights reserved.

COMMUNITYIMPACT.COM

Environment

BY ELLE BENT

Lake levels are higher than they were this time last year due to recent rainfall, but the Austin region is still in a drought, with experts urging conservation. Current situation Water from lakes Travis and Buchanan—part of the chain of Highland Lakes on the Colorado River— is sourced for drinking water and daily use in most of Hays, Travis and Williamson counties. As of July 15, both lakes combined are 54% full, according to the Lower Colorado River Authority, a public utility agency. In 2023, the lakes collectively dipped to 44% capacity in August, the lowest in a decade after the region endured record-breaking high heat and little rainfall. The last time the lakes were full was July 2019, meaning the region remains in a hydrologic drought due to the stressed the water supply. The United States Drought Monitor reports as of July 15 that the three counties are no longer in a meteorological drought, which is defined by how much rain an area has received and how dry soil is. This is not reflective of the effect long-term drought has on water supply reservoirs. “Thanks to rains in May, our water supplies are in better shape than they were a year ago, but lakes Buchanan and Travis are still not full,” said John Hofmann, LCRA executive vice president of water. “The lakes remain stressed from years of serious drought.” Rainfall boosts lake levels, but drought persists

Lake Travis water levels While Lake Travis water levels have slightly increased this summer, they are still lower than the historic average. Lake Buchanan water levels While Lake Buchanan water levels have increased this past summer, they are still lower than the historic average.

Lake Travis historic average*

Lake Travis current levels

620ft 600ft 0 640ft 660ft 680ft 700ft

2023

2024

Lake Buchanan historic average*

Lake Buchanan current levels

1,000ft 1,010ft 1,020ft

980ft 0 990ft

2023

2024

* HISTORIC AVERAGE: LAKE LEVELS EACH MONTH AVERAGED OVER TIME SINCE 1942

SOURCE: LOWER COLORADO RIVER AUTHORITY/COMMUNITY IMPACT

people will need access to water in the region. “We have to have a water supply to match the growth, and today we don’t have that,” said Shannon Hamilton, executive director of the Central Texas Water Coalition, a nonprofit that advocates for water preservation policies. Hamilton said the coalition supports making the trigger for drought levels more strict. Texas Water Utilities hydrogeologist Carly Peach said ways residents can conserve water use include xeriscaping, watering lawns in the early morning, running dishwashers or washing machines only when full and monitoring for leaks in irrigation systems. “All these really small, simple actions can add up,” Peach said.

Who it affects After rainfall affected the lakes earlier this summer, the LCRA loosened restrictions from Stage 2 to Stage 1 on June 3, allowing for twice-a-week outdoor watering and a request of a 10% reduction in water use. LCRA customers include cities and utility districts, which can mandate their own watering restrictions in compliance with Stage 1, meaning restrictions affecting residents vary by provider. For Austin Water customers, outdoor watering is restricted to once a week with a 15% reduction in water use. What residents should know As the Central Texas population grows, more

CULINARY CAMPS � PARTIES � MEMBERSHIPS SIGN UP TODAY ! Enroll for Summer Camps & Weekly Classes Now!

women’s fashion & gift boutique open daily 10-6 find your new favorite thing

austinswtx@youngchefsacademy.com

Parkside Village in Circle C near Summer Moon

blue_gardenia_boutique

512-222-6914

6705 US-290, Suite 501, ATX 78735

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

LIVE LIFE WITHOUT COMPROMISE

Choosing the right senior living community is one of the most important decisions you’ll make. Care and safety come first, but lifestyle and independence are important too. At Belmont Village, you’ll find it all. An experienced staff, 24/7 licensed nurses, award- winning enrichment and memory programs in a luxurious and attentive environment. And unlike most, we build, own, and operate all of our communities. So residents can count on the continuity of those high standards, never compromising on the things that matter.

BelmontVillage.com/Lakeway | 512-253-8507

LAKEWAY

Licensed nurse on-site 24/7 | Dedicated Alzheimer’s care | Circle of Friends® award-winning memory care Physical therapy, rehabilitation and fitness | Nationally recognized, highly trained staff

COMMUNITYIMPACT.COM

Real estate

BY HALEY MCLEOD

Home Edition

2024

Readers, welcome to your annual CI Home Edition! This guide features news ranging from key real estate trends and new developments unique to your neighborhood to an overview of the housing industry across Texas. All of the stories were written by our team of local journalists, and all of the advertisements are from nearby businesses who support our mission to provide free, useful news—show them your gratitude by supporting local businesses.

Premium sponsors:

Deeda Lovett General Manager dlovett@ communityimpact.com

Velocity Credit Union VelocityCU.com 512.469.7000

Belmont Village Senior Living https://www.belmontvillage.com/ austin/ 5122538507 Best-in-class care and luxury hospitality are at your ngertips at Belmont Village Senior Living.

Velocity oers online banking, personal and business accounts, no-annual-fee credit cards, loans, and investment services.

What's inside

How the NAR lawsuit will impact homebuyers (Page 27)

Learn about xeriscaping from an expert (Page 28)

Sponsor: 1st Home & Commercial Services

Central Texas home valuations decline as market slows

This year’s release of appraisal valuations from the Travis, Hays and Williamson central appraisal districts indicated the overall average appraisal values for residential properties are lower than in

counties and school districts. Homeowners are able to challenge their appraisal valuations annually by ling a protest with their county’s appraisal district, the deadline for which was May 15. Each appraisal district reviews lings and evidence submitted, typically issuing a set- tlement. If a settlement is not accepted, a formal hearing will be scheduled. While sales and property values have stabilized since 2022, residents can expect to continue to see an annual increase of 10% to their property’s tax value, Lankford said, explaining that the increase will continue until the market value and the taxable value align, per state tax code. As of 2024, the total market value for Travis County is roughly $488 billion, an increase of 5.8% year over year. The total market value for Hays County in 2024 is $68 billion, an increase of 2.03% compared to the previous year’s total of $66.65 billion. What else? Clare Knapp, local housing economist with the Austin Board of Realtors, also predicts interest rates will remain at for the rest of the year. “I don’t think that we’re going to see any sig- nicant movements in rates, especially over this

Central Texas median appraised home values

Travis County

Hays County

recent years. The overview

$750K

$551,419

$632,208

The median market value for residential prop- erties in Travis County in 2024 is $551,419, repre- senting a 7% decline since 2023, a Travis Central Appraisal District news release states. For Hays County residential homes, the average market value in 2024 is $466,617, a 9.9% drop from the $517,668 seen in 2023, according to data provided by Chief Appraiser Laura Raven. “Values have denitely come down. Mainly, [it’s] because the increase in interest rates slowed the market down, but also because builders aren’t con- structing as many homes as prior years,” said Alvin Lankford, chief appraiser of the Williamson County Central Appraisal District, which is also seeing declining average market home values in 2024. Market values don’t directly result in a change in property tax bills, the release said. Instead, these values help decide a property owner’s portion of the total tax levy. The total tax amount is based on the budgets set by local governments, such as cities,

$625K

$500K

$375K

$250K

$497,016

$466,617

$125K

SOURCES: TRAVIS CENTRAL APPRAISAL DISTRICT, WILLIAMSON CENTRAL APPRAISAL DISTRICTCOMMUNITY IMPACT

year or even moving into 2025,” Knapp said. “If you’re a rst-time buyer waiting on the sidelines now, well, you’re missing out on building wealth, too.”

SOUTHWEST AUSTIN DRIPPING SPRINGS EDITION

Don’t let a huge down payment block the door to your dream home. *Loans are subject to credit approval., Borrower(s) income cannot exceed 80% of Area Median Income, 640+FICO, 45% max DTI, Conforming Loan Amounts only, Purchase or Limited Cash-Out Refinance only, Homeownership Education course required, PMI required if LTV over 80%, Single Family Residence, Owner Occupied. Origination fees may apply. *Your final APR may vary based upon customary fees and closing costs which are treatable as interest when calculating your final APR. Your specific rate and term will be dependent upon your credit rating, collateral value, amount financed, lien position, and other factors. Other restrictions may apply. Velocity Credit Union mortgage loans are available only on property in Texas. Velocity Mortgage Services — NMLS #657886 3 SCAN HERE AND APPLY TODAY! OR VISIT ONE OF OUR CONVENIENT SOUTH AUSTIN LOCATIONS: Slaughter Lane Branch You’re ready to buy your dream home — let us help you finance it! A mortgage from Velocity Credit Union offers: • Low closing costs, • As little as 3% down We might even be able to help you save on private mortgage insurance (PMI). Owning a home and building equity can be a smart investment move that: • Frees you from the rules of a landlord 9300 South I-35, Bldg. I Brodie Oaks Branch 4220 South Lamar Blvd, Suite 100 % * GET A VELOCITY MORTGAGE WITH A DOWN PAYMENT AS LOW AS Call 512.469.7177 • VelocityCU.com • Personalized service • Great, low rates • Eliminates rent increases and the worry of having to move • Enables you to make changes and improvements as you wish • Provides potential tax deductions including mortgage interest and property taxes. Call us today to see if you qualify! Current homeowners – we offer great Home Equity and Home Improvement Loans, too!

COMMUNITYIMPACT.COM

Real estate

BY KAMERYN GRIESSER

A defect in concrete mixtures that causes the shell of a pool to weaken and crack has resulted in hundreds of lawsuits piling up as pool owners seek legal recourse against builders in Hays, Travis, and Williamson counties. The defect, known as concrete cancer or alkali silica reaction (ASR), is primarily found in Austin-area pools built between 2017 and 2023. “The multimillion-dollar question at the heart of ongoing litigation is who is responsible; where in the supply chain did something go wrong?” attorney Michael Lovins said. Pool builders often subcontract shell construction out to “shotcrete” suppliers who mix the ingredients—sand, water and cement—and then spray the mix on-site, said Juan Armenta, a researcher with Texan Concrete Construction. “ASR is a chemical reaction between the concrete ingredients gone wrong,” Armenta said. “It’s nothing new, and it’s not just pools. It’s aecting sidewalks, driveways, patios, foundations, but it’s accelerated because of the warm water in pools touching the concrete 24/7,” he said. Pool owners sue over costly error

Warning signs of ASR

Cracks with white or brown gel oozing out

Pool tile separation

Lowering pool levels or leaks

Flaky concrete surface

SOURCES: JOHN FORD OF FRONT2BACK CUSTOM, JONATHAN BROWN OF CLEAR REFLECTION POOLS, PAX POOLSCOMMUNITY IMPACT

How we got here

The big picture

Average repair cost

John Ford, Front2Back Custom pool repair expert, said pool builders saw a boom in business during the pandemic. “After the big freeze back in 2021, people started noticing the cracks. ... Many mistook it for a cosmetic issue and just used temporary xes,” Ford said. These issues, however, were sometimes the result of ASR, which is not typically isolated to one area. This results in most pool repairs involving a complete rebuild of the concrete shell, which can cost nearly double the original price of construction, builders said. One theory surrounding the origin of ASR is that concrete mixtures received an insucient amount of y-ash—a material that strengthens concrete. Fly ash is created from burning coal, but due to recent Environmental Protection Agency measures, Texas production has dwindled, making the material harder to come by, Armenta said. While there are some visual signs of ASR, Ford said the only way to conrm the defect’s presence is drilling and testing core samples in a lab, which can cost $4,000-$8,000.

Pool builders and pool owners agree the problem was likely preventable. “Texas is the wild, wild west when it comes to pool building,” Ford said. “Anyone can become a pool builder in Texas; you don’t need a license.” Armenta, who serves on the board of the Central Texas Pool and Hot Tub Alliance, PHTA, explained that a lack of education about ASR within the pool industry and the state’s lax codes for pool concrete created the perfect storm at a time when demand for backyard recreation was at its highest. Easy Mix and Hot Crete are among the shotcrete companies involved in multiple lawsuits. Both did not respond to requests for comment as of press time. Lovins, who represents parties on both sides of the issue, said if the current multidistrict litigation against Easy Mix—the largest ASR-related lawsuit to date with over 200 parties—is successful, involved pool owners could be compensated for repair costs

Repair type

Cost

Epoxy membrane (short- term, waterproong)

$8,500-$10,500

Fiberglass replacement (long-term)

$15,000-$25,000

Complete reconstruction of in-ground concrete pool Full demolition + ground re ll

$60,000+ (depending on size)

$5,000-$20,000

SOURCES: FRONT2BACK CUSTOM, CODY POOLS, PAX POOLS COMMUNITY IMPACT

The National PHTA recommends homeowners with newly-built pools or plans to build a pool inquire with their builder about inspections and construction details.

SOUTHWEST AUSTIN DRIPPING SPRINGS EDITION

Real estate

BY BEN THOMPSON

BY HANNAH NORTON

Texas’ first statewide flood plan shows 5 million people at risk

As a sign of ongoing economic change, median earnings in Central Texas increased in 2024, which affects who can access affordable housing. The big picture Median family income, or MFI, is calculated by the U.S. Department of Housing and Urban Develop- ment as a key metric for federal housing assistance. Locally, organizations use MFI to determine who can rent or sell affordable housing units. HUD defines 80% of an area’s MFI as low-income. The Austin-Round Rock metro area’s MFI for a family of four is $126,000 this year. That’s just over a 3% increase from 2023, following double-digit increases in the previous two years. More qualify for affordable housing as threshold rises

Income increasing The Austin-Round Rock metro area’s median family income increased again in 2024 following double-digit jumps the past two years. The MFI is based on a family of four and scales based on household size.

Median family income (4-person household)

Low-income limit/80% MFI (4-person household)

Over 5 million Texans live or work in areas vulnerable to flooding, according to a draft of the state’s first flood plan. State lawmakers tasked the Texas Water Devel- opment Board with creating the plan in 2019, in the aftermath of Hurricane Harvey. The 267-page draft, published in early May, recommends over $54.5 billion in funding from various sources to reduce flood risks. The board discussed the plan during a May 30 public hearing in Austin. Board members are expected to adopt a final flood plan in August and submit it to the Legislature by Sept. 1. The details The plan includes findings from 15 regional flood planning groups, which have been working since October 2020, and makes several recom- mendations for state and local flood policies. “Although flooding has certain benefits, like recharging groundwater and providing vital

nutrients to ecosystems and agricultural lands, it remains a significant threat to the health and safety of Texans,” the plan reads. “Each of the state’s 254 counties has experienced at least one federally declared flood disaster, proof that floods can affect all areas of Texas.” The plan noted roughly 70% of flood-related deaths occur on roadways, particularly during the night and at low-water crossings. The planning groups identified nearly 64,000 miles of roads in areas susceptible to flooding. The board asked the Texas Legislature to expand early warning systems for floods, create minimum building and infrastructure standards to reduce fatalities and property damage, improve low-water crossing safety, and enhance dam and levee safety programs. “We want to put out a state flood plan that does what it is tasked to do, and that is to save lives and save property,” board Chair Brooke Paup said.

$140K $120K $100K $0 $60K $80K

+64.06% increase

Flood risks Around one in six Texans live or work in flood-prone areas, the Texas Water Development Board found. Over one-fourth of Texas’ land area is vulnerable to flooding.

+59.18% increase

5.22M people

1.66M buildings

2015 2016 2017 2018 2019 2020 2021

2022 2023 2024

63,900 miles of roads

NOTE: THE AUSTIN-ROUND ROCK METROPOLITAN STATISTICAL AREA INCLUDES BASTROP, CALDWELL, HAYS, TRAVIS AND WILLIAMSON COUNTIES.

1.29M homes

SOURCE: U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT/COMMUNITY IMPACT

With a rising MFI, many people may not realize they fall under a low-income housing bracket and can qualify for housing with capped rents. “Whenever ... I ask people, ‘What do you think the median income is for a family of four?’ People are shocked by how high it is,” said Foundation Communities Executive Director Walter Moreau.

Current situation The area’s rising MFI is likely skewed by higher earners in some fields, rather than representing widespread wage growth, experts said. The increase also means there’s now a larger pool of potential residents in affordable housing provided by groups like Foundation Communities.

12.65M acres of agricultural land

6,258 hospitals, EMS departments, fire stations, police stations and schools

SOURCE: TEXAS WATER DEVELOPMENT BOARD/COMMUNITY IMPACT

BRODIE LANE 4970 Hwy 290 W (512) 366-8260 BEE CAVE 13015 Shops Pkwy (512) 263-9981

SOUTHPARK MEADOWS 9900 IH-35 Service Road S (512) 280-7400 DRIPPING SPRINGS

166 Hargraves (512) 432-0186

Page 1 Page 2 Page 3 Page 4 Page 5 Page 6 Page 7 Page 8 Page 9 Page 10 Page 11 Page 12 Page 13 Page 14 Page 15 Page 16 Page 17 Page 18 Page 19 Page 20 Page 21 Page 22 Page 23 Page 24-25 Page 26 Page 27 Page 28 Page 29 Page 30 Page 31 Page 32 Page 33 Page 34 Page 35 Page 36 Page 37 Page 38 Page 39 Page 40 Page 41 Page 42 Page 43 Page 44 Page 45 Page 46 Page 47 Page 48

communityimpact.com