Northwest Austin Edition | October 2025

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Northwest Austin Edition VOLUME 19, ISSUE 9 OCT. 29NOV. 25, 2025

Transforming tech space

Changes in store for Northwest Austin’s former 3M sites

By Brittany Anderson

Page 16

SITIO DEL RIO BLVD.

RIVER PLACE BLVD.

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Retail, multifamily, oces and more could be built at Highpoint 2222. (Matthew Brooks/Community Impact)

Also in this issue

Impacts

Page 6

Transportation

Page 11

Business

Page 19

Check out new health food restaurant Toastique

Find updates on 5 local transportation projects

Read more about chocolate shop Cinful Sweets

Central Texas’ only nationally ranked pediatric hospital

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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

Katlynn Fox Dacia Garcia

Manny Holguin Haley McLeod Hannah Norton Karoline Pfeil Brooke Sjoberg Ben Thompson Joel Valley Gracie Warhurst

Taylor Stover General Manager tstover@ communityimpact.com

Sienna Wight Chloe Young Graphic Designers Abbey Eckhardt Alissa Foss Abigail Jones Sabrina Musachia

Minh Nguyen Joseph Veloz Managing Editor Darcy Sprague Product Manager Gloria Amareth Quality Desk Editor Adrian Gandara Austin Market President Travis Baker

Grace Dickens Editor gdickens@ communityimpact.com

Jill Futch Account Executive jfutch@ communityimpact.com

16225 Impact Way Pugerville, TX 78660 • 5129896808 CI Careers

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Impacts

45 TOLL

LAKELINE MALL DR.

chickpea masala and sauces. • Opened July 30 • 13752 Research Blvd., Austin • Instagram: @indie.bol

183

3 LAKE CREEK PKWY.

WELLS BRANCH PKWY.

PKWY.

4 Oliver Peoples The latest eyewear retailer at Domain Northside features sunglasses, eyeglasses and accessories in a range of collections, including Roger Federer, Series and Gregory Peck. • Opened Aug. 24 • 11700 Rock Rose Ave., Ste. 162, Austin • www.oliverpeoples.com 5 PopStroke The mini-golf company has completely taken over The Pitch with 18 mini-golf courses, pickleball and volleyball courts, an esports gaming area and more. • Opened Sept. 11 • 13000 Harris Ridge Blvd., Austin • www.popstroke.com 6 ProDerm Skin & Surgery The clinic offers a variety of medical and surgical dermatology procedures for conditions such as skin cancers, acne, eczema, pigmentation concerns and pediatric dermatology. Cosmetic procedures include chemical peels, bodysculpting and microneedling. • Opened Oct. 6 • 4516 Seton Center Pkwy., Ste. 150, Austin • www.prodermatology.com 7 Racing Miami The store sells merchandise, including jerseys, T-shirts and caps, for F1 drivers and teams like McLaren and AMG Petronas. • Opened July 30 • 11410 Century Oaks Terrace, Ste. 108, Austin • www.racingmiami.net 8 Starbucks Located inside Macy’s, the nationwide coffee chain has launched a location at The Domain. Customers can find beverages such as cold brew, lattes, cappuccinos, tea and refreshers alongside bakery items.

SCOFIELD RIDGE PKWY.

HARRIS RIDGE BLVD.

SPICEWOOD SPRINGS RD.

HOWARD LN.

MOPAC

SETON CENTER PKWY.

WALNUT CREEK PARK

GREAT HILLS TRL.

MOPAC

4 9

CENTURY OAKS TERRACE

PALM WAY

360

183

SPICEWOOD SPRINGS RD.

AMY DONOVAN PLAZA

ANDERSON LN.

F Y.

MAP NOT TO SCALE

Town North Nissan dealership, and offers a variety of services for Hyundai vehicles such as oil changes and parts, as well as a fleet of new vehicles, pre-owned vehicles and vehicle trade-in options. • Opened in July • 9160A Research Blvd., Austin • www.group1hyundainorthaustin.com 3 Indie Bol The Mexican-Indian fusion food truck serves Mexican dishes with an Indian twist, such as the naan tacos with lime cilantro rice; proteins such as chicken, paneer or lamb; and toppings like spinach curry, tikka curry,

Now open

1 AK Dental The business offers adult and pediatric dentistry, including cleanings, fillings, Invisalign, partial dentures

and teeth whitening. • Opened in October • 10000 Research Blvd., Ste. 260, Austin • www.akdentalatx.com

2 Hyundai Group 1 Hyundai of North Austin replaced the former

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• Opened Oct. 4 • 3311 Esperanza Crossing, Austin • www.starbucks.com

Now open

Coming soon

9 TAG Heuer The Swiss watchmaker has debuted its storefront at Domain Northside, which offers specialty watches, rare watches, classic styles, sport watches and more. • Opened Sept. 15 • 11700 Rock Rose Ave., Ste. 100, Austin • www.tagheuer.com 10 Tamarind Indian Cuisine The restaurant serves classic Indian cuisine such as curry, biryani, tandoori, street snacks and breakfast items such as dosas. • Opened Aug. 2 • 8650 Spicewood Springs Road, Ste. 119, Austin • www.tamarind-restaurants.com

14 Toastique The health food restaurant serves a variety of health-focused food and drinks, including gourmet toasts, smoothie bowls, cold-pressed juices, wellness shots, iced collagen lattes and other drinks such as cold brew and matcha. • Opened Oct. 4 • 3220 Amy Donovan Plaza, Ste. 100, Austin • www.toastique.com

17 Moxies The chain eatery’s menu includes appetizers such as crab cakes, potstickers and bruschetta alongside entrees like steak, seafood and pasta. Desserts such as key lime pie and sticky toffee pudding are also available, as well as a full bar with signature cocktails, beer and wine. • Opening in 2027 • 3309 Esperanza Crossing, Ste. 104, Austin • www.moxies.com

Coming soon

11 Neon Belly Inspired by owners Tony Latto and Kathleen Wainwright’s love of the jui-jitsu, yoga and running scenes in the city, the cafe will feature locally-roasted coffee, a full matcha bar, bite-sized pastries and gelato. • Opening in October 12 Potbelly The chain sandwich shop is set to open in Austin’s EastVillage mixed-use development and is known for its toasted sandwiches, as well as soups, salads, macaroni and cheese, cookies and shakes. • Opening in 2026 • 3500 E. Parmer Lane, Austin • www.potbelly.com 13 The Learning Experience The international childcare franchise offers childcare, early education and enrichment programs for ages six weeks to six years. Children will have the opportunity to learn the alphabet, science, coding and sign language. • 8312 Burnet Road, Austin • www.neonbellycoffee.com

equipment, personal training, a group fitness studio and other amenities such as red light therapy. • 1700 W. Parmer Lane, Austin • www.crunch.com

• Opening in early 2027 • 214 W. Parmer Lane, Austin • www.thelearningexperience.com

What’s next PERMITS FILED WITH THE TEXAS

DEPARTMENT OF LICENSING AND REGULATION

In the news

15 Burlington The discount department store sells clothes for men, women, juniors and infants, accessories, beauty products, homeware and more. • 10515 N. Mopac Expy., Bldg. 1, Austin • www.burlington.com 16 Crunch Fitness The franchised gym offers cardio and strength workout

18 Mosaic Church The church celebrated its 30th anniversary Oct. 5. The multiethnic, multigenerational and nondenominational church also manages Mosaic Street Ministry, which provides coffee, breakfast, clothes, hygiene products, mail services, showers, housing information and prayer

to the unhoused community. • 12675 Research Blvd., Austin • www.makingamosaic.com

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Government

Austin, Travis County homeless services grow The Austin and Travis County homelessness response system is growing more efficient and seeing fewer people needing services than in the past few years, according to new reporting from the Ending Community Homelessness Coalition, or ECHO. ECHO, which coordinates the regional response to homelessness between local governments and other organizations, released its 2025 State of the System report in early October. The analysis covers data from 2019-24, and points to a growing system that is more effectively matching clients to the services and housing they need. “We’re not where we want to be yet, although we are celebrating progress today. But the clear evidence is that what we’re doing and the invest- ments we’re making are having a positive impact,” Mayor Kirk Watson said at the report’s presenta- tion Oct. 8.

New rules in effect for short-term rentals New rules for short-term rentals, or STRs, approved in September by Austin City Council capped off a regulatory overhaul intended to curb the spread of unlicensed rental operations and nuisances in Austin. What happened For years, Austin hasn’t been able to keep up with the spread of rental units that aren’t registered with the city—or paying hotel occupancy taxes, supporting cultural initiatives. After multiple attempts to tackle the issue, a new look at regulations advanced through 2025. New policies are aimed at making it easier to strike unlicensed STR listings from plat- forms like Airbnb and Vrbo, and ensuring full tax collections.

Austin/Travis County homelessness response system

30K

20K

10K

2019 2020

2021 2022 2023 2024

SOURCE: ENDING COMMUNITY HOMELESSNESS COALITION/COMMUNITY IMPACT

The big picture Austin and Travis County’s homeless population both outside and in shelter reached nearly 5,000 as of this summer, based on ECHO estimates of the number of people who engaged with the response system in the first half of 2025. That figure is different from the estimated 3,238 people accounted for in the most recent regional Point in Time Count, a federally-required in-person tally on a single night that ECHO officials note is likely an undercount.

COMMUNITYIMPACT.COM

BY BEN THOMPSON

Officials seek millions of dollars to avoid decline in park access Local parks leaders are now eyeing millions of dollars in new land acquisition to ensure adequate access to green space around town. “Moving forward, [Austin Parks and Recreation] will rely more heavily on bond funding to keep up with Austin’s desired level of park service or watch our park level of service plummet,” parkland acquisition planner Robynne Heymans told City Council in September. How we got here Parkland expansion in Austin is typically funded through voter-approved bonds or the city’s parkland dedication system, which has required housing developers to contribute land or fees to offset development impact. But dollars from past bonds are almost gone,

Austin, firefighters union to sign contract Austin firefighters may see pay increases and a reduced work schedule after their union reached a tentative contract agree- ment with the city in late September. The details The agreement reached Sept. 26 was advanced for approval by Austin Firefighters Association membership and City Council. It includes a pay increase for all four years of the agreement, a reduced work schedule, a streamlined promotion process and more. The tentative agreement adjusts fire- fighter pay in the first year of the contract, followed by a cumulative 10.5% wage increase over its final three years. City Council is scheduled to vote on the four-year agreement Nov. 6, after press time.

The impact Every $100 million of new acquisition funds would serve up to 10% more of the city's population by adding:

60 acres of destination parks

60 acres of pocket or neighborhood parks

200+ acres of greenbelts

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

and Austin’s ability to bring in parkland dedication payments has taken a significant hit after Texas lawmakers passed House Bill 1526 two years ago, limiting cities’ ability to require green space contributions from developers. That change is expected to result in a short-term funding gap of up to $20 million over the next five years. Heymans and others said Austin should now include as much as $100 million or more for new acquisitions in the anticipated 2026 bond package to buy up needed property.

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NORTHWEST AUSTIN EDITION

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COMMUNITYIMPACT.COM

Transportation

BY BRITTANY ANDERSON

Upcoming projects

45 TOLL

1 Loop 360 Program Project: The project includes upgrades across multiple intersections along Loop 360, including Courtyard Drive/ RM 2222 and Lakewood Drive/Spicewood Springs Road in North Austin. Update: The Westlake Drive and Cedar Street projects are currently the only active construction projects in the program. • Timeline: construction expected to begin on Courtyard Drive/RM 2222 in mid-2026 • Cost: TBD • Funding source: TBD 2 West Rundberg Lane Extension 620 Project: The project will extend West Rundberg Lane from Burnet Road to Metric Boulevard, expanding the road from two to four lanes with a raised median and shared-use paths. Update: The project is currently in the early stages of design. • Timeline: completion expected in fall 2028 • Cost: $10 million • Funding sources: Capital Area Metropolitan Planning Organization, city of Austin bond

WELLS BRANCH PKWY.

LAKE CREEK PKWY.

POND SPRINGS RD.

MACMORA RD.

MEARNS MEADOW BLVD.

SPICEWOOD SPRINGS RD.

QUAIL VALLEY BLVD.

JOLLYVILLE RD.

MOPAC

183

WALNUT CREEK PARK

GREAT HILLS TRL.

360

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LITTLE WALNUT CREEK

Ongoing projects

SPICEWOOD SPRINGS RD.

DESSAU RD.

3 183 North Mobility Project Project: The project will create two express lanes in each direction on US 183, a general-purpose lane to bring the number of nontolled lanes to four in each direction, shared-use path connections and more. Update: Work is currently focused on completing the direct connector yovers. • Timeline: expected to begin tolling in early 2026 • Cost: $612 million • Funding sources: federal funding, sale of toll revenue bonds, Transportation Infrastructure Finance and Innovation Act funds 4 Spicewood Springs Road Regional Mobility Project Project: The project will expand Spicewood Springs Road from two lanes to four lanes with a center median

ANDERSON LN.

MAP NOT TO SCALE N

COURTYARD DR.

along Little Walnut Creek and diverts oodwaters from the creek to underground culverts, expands a stormwater detention pond, replaces and upgrades water and wastewater lines, and adds a shared-use path. Update: Phase 4 includes installing a 72-inch storm pipe on Mearns Meadow Boulevard, installing wastewater lines, and replacing concrete curbs and sidewalks. • Timeline: completion expected in early 2026 • Cost: $28.8 million • Funding sources: drainage charge, 2018 drainage bonds and Austin Water

and shared-use paths. Update: Crews are working on drainage infrastructure on the north side of the street. Work will shift to the south side of the street in December. • Timeline: completion expected in late 2026 • Cost: $31 million • Funding source: city of Austin 2016 Mobility Bond 5 Little Walnut Creek Flood Risk Reduction (Phase 4) Project: The project plans to reduce the risk of ooding

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State

BY HANNAH NORTON

What to know about Texas’ new congressional districts

Gov. Greg Abbott signed Texas’ new congres- sional map into law Aug. 29, declaring in a video posted to social media that “Texas is now more red in the United States Congress.” Under Texas’ current congressional boundaries, Republicans hold 25 of the state’s 38 congressional seats. State lawmakers have said the new map will help Republicans gain up to ve more seats during the 2026 midterm elections. Texas Democrats have called the mid-decade redistricting eort unconstitutional and “racially discriminatory,” while Republicans have asserted that it “complies with the law.” The details State lawmakers began redistricting this summer, after President Donald Trump asked Texas and other GOP-led states to redraw their congressional maps to help Republicans maintain a narrow majority in the U.S. House. Texas’ new map redraws 37 of the state’s 38 con- gressional districts. Rep. Todd Hunter, a Corpus Christi Republican who led the redistricting plan, said the “primary changes” were focused on ve districts: TX-09, TX-28, TX-32, TX-34 and TX-35. “Each of these newly drawn districts now trend Republican,” Hunter told state House lawmakers Aug. 20. “While there’s no guarantee of electoral success, Republicans will now have an opportu- nity to potentially win these ... new districts.” The debate After Republicans unveiled the map in late July, House Democrats held a two-week walkout that stalled, but did not stop, the map’s passage. Democratic lawmakers have said the new congressional map will “dilute” minorities’ voting

Current Austin district map

New district map

Williamson 31

Williamson

Travis 10

Travis

21 Hays

Bastrop

Bastrop 27

Hays

NOTE: NUMBERS INDICATE CONGRESSIONAL DISTRICTS

SOURCE: TEXAS LEGISLATIVE COUNCILCOMMUNITY IMPACT

discussed in court two months earlier. After state senators approved the map Aug. 23, the League of United Latin American Citizens and a group of Texas residents led a lawsuit asking that the map be blocked from becoming law. Three federal judges, who are also considering legal challenges to Texas’ current congressional map, held an Oct. 1-10 hearing on the suit in El Paso. A court decision has not been released as of press time. “We have high condence that the courts will actually nd these maps to be illegal,” Rep. Gene Wu, DHouston, told reporters Aug. 18. “The ques- tion is more about the timing of it and whether or not there’s enough time left.”

power by dividing historically Black and Hispanic communities into multiple congressional districts. “Texans and Americans all across the country are watching,” Rep. Chris Turner, DGrand Prairie, said on the House oor Aug. 20. “They know this map before us is a calculated maneuver to diminish the voices of the very communities that power Texas.” Republicans have maintained that the map was drafted to benet GOP congressional candidates and that race was not considered when the new lines were drawn. What’s next Texas’ new congressional map is set to take eect in early December, although it was

NORTHWEST AUSTIN EDITION

Education

Health care

BY GRACE DICKENS

BY DACIA GARCIA

New Ronald McDonald House breaks ground at Northwest Austin hospital

AISD shares plan to close 13 schools in 202627 Austin ISD has proposed closing 13 campuses in the 2026-27 school year, seven of which have received three consecutive F ratings from the Texas Education Agency. The details On Oct. 3, AISD announced the school closure plans alongside new attendance boundaries impacting nearly all campuses, changes to programming at some campuses and transfer policy updates. The board of trustees are expected to vote on the nal school consolidation plan and atten- dance boundaries at the Nov. 20 meeting. The district is expected to save $25.6 million through the proposed school consolidations—$20 million of which would come through reducing administrative and support sta at merging campuses.

RRISD appoints new trustee to nish term Round Rock ISD trustees selected an appointee in September to serve out the remainder of the term being vacated by Place 6 Trustee Tianie Harrison. Fabian Cuero, one of ve applicants interviewed by the board Sept. 17, was unani- mously approved as the board’s appointee. Cuero said he has a long history of volun- teering with the district, and most recently served as the co-chair of the Citizens Bond Committee for the 2024 bond alongside Lindsey Ledyard. Harrison tendered her resignation in an Aug. 21 meeting, after serving on the board for nearly ve years. What’s next? Cuero will serve in Place 6 until the original term expires in November 2026.

Where students will go Guerrero Thompson, Woolridge elementaries

The impact

School closing

Barrington Elementary

Dr. Jerey Shilt, president of Austin and Central Texas at Texas Children’s Hospital, said the hospital prioritizes making patients comfortable during their stay so families can be close to their loved ones receiving care. “One of the most important things we do at Texas Children’s is try to bring the care closer to the home—to wherever the patients live. And when we can do that, that’s amazing,” Shilt said.

Becker Elementary

Zilker Elementary

Covington, Paredes, Lively, Mendez middle schools

Bedichek Middle School

Ronald McDonald House Charities of Central Texas announced in September the development of a new Ronald McDonald House for patients at Texas Children’s Hospital North Austin. Construction has begun at Austin’s latest Ronald McDonald House, marking the rst phase of A Place Like Home, Ronald McDonald House’s capital campaign in Central Texas, a Sept.15 news release states. It’s expected to open in 2026 with nine private family suites, a communal kitchen, a laundry room and a family support space. The new house in North Austin is the organization’s rst step in addressing bedroom availability limitations, with plans to add up to 51 rooms for families in Austin.

Bryker Woods Elementary

Matthews, Brentwood elementaries

Dawson Elementary Galindo Elementary Maplewood Elementary Campbell Elementary Martin Middle School Kealing, Marshall, Lively middle schools Oak Springs Elementary Blackshear Elementary Palm Elementary Perez Elementary Ridgetop Elementary Reilly Elementary Sunset Valley Elementary Cunningham, Boone elementaries Widén Elementary Rodriguez, Houston elementaries Winn Montessori Pecan Springs, Andrews, Hart elementaries

N. LAKE CREEK PKWY.

45 TOLL

183

Texas Children’s Hospital North Austin recently announced its collaboration with Ronald McDonald House, with nine rooms set to open in January.

9835 N. Lake Creek Parkway, Austin www.rmhc-ctx.org

DACIA GARCIACOMMUNITY IMPACT

SOURCE: AUSTIN ISDCOMMUNITY IMPACT

HYMEADOW 12611 Hymeadow (512) 506-8401

NORTH 620 10601 N FM 620 (512) 506-8316 NORTH LAMAR 914 North Lamar (512) 214-6665

ARBORETUM 10515 N Mopac Expy (512) 342-6893

Transforming tech space From the cover

Highpoint 2222

What’s happening?

FOUR POINTS DR.

• 2017: 3M sells property to World Class Capital Group • 2019: 3M vacates campus, relocates to Parmer Austin • 2021: Karlin acquires property from World Class Capital Group • TBD: Karlin to propose zoning changes, acquire tenants

2222

Investment firm Karlin Real Estate is looking to transform two former 3M campuses in Northwest Austin into mixed-use communities with multifamily, retail, green space and more. Manufacturing and tech company 3M, now operating out of Parmer Austin, previously occupied a 57-acre campus off Research Boulevard that was later rezoned to allow for mixed uses. 3M’s former River Place Boulevard site was purchased by Karlin in 2021 and is now known as Highpoint 2222. Members of the 2222 Coalition of Neighborhood Associations, or 2222 CONA, say Karlin could seek more than 50 new land use types to build out the property. This move is in line with Austin’s climbing land values and construction prices, which makes land development difficult, said Max McDonald with real estate company Aquila Commercial. “It causes you to have to get creative with what you put there,” McDonald said.

MCNEIL DR.

RIVER PLACE BLVD.

BONAVENTURE DR.

SITIO DEL RIO BLVD.

SOURCE: 2222 COALITION OF NEIGHBORHOOD ASSOCIATIONS/COMMUNITY IMPACT

Duval

• 2019: 3M closes campus, moves manufacturing operations to Minnesota • 2021: Karlin acquires property • 2025: Austin City Council approves Zoning and Platting Commission’s rezoning recommendation to add a mixed-use overlay to existing industrial zoning

183

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT

The features

Development specs

Karlin is seeking a variety of mixed-uses at Highpoint 2222, which could include:

Negotiations with Karlin officials regarding spe- cific features of the development are still ongoing, which Bailey said will conclude with both parties signing a legal agreement outlining land uses. 2222 CONA could ask for things beyond the zoning code, such as additional trails, parks or other community benefits through the agreement, Bailey said. “We have about half of the terms agreed on, and we still have about half to go,” Bailey said.

The 154-acre Highpoint 2222 property already has a redeveloped corporate campus that was com- pleted in 2024. Representatives for Karlin declined to comment on future plans, but the development’s website states the campus has existing infrastruc- ture to support tech and life science tenants. On the rest of the property, 2222 CONA President Linda Bailey said the community has responded positively to Karlin’s plans to build retail, and both they and Karlin are interested in having a variety of housing options.

1.1 million square feet of office and lab space, already delivered Up to 65,000 square feet of retail possible Up to 1,250 multifamily homes reaching 4 stories possible

Up to 9 acres of green space possible

SOURCES: 2222 CONA, HIGHPOINT 2222/COMMUNITY IMPACT

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BY BRITTANY ANDERSON

Highpoint 2222 traffic intersection performance

Offering input

Also of note

2222 CONA and Karlin have had 18 meetings over the last three years, and hundreds of resident responses have been collected through surveys and a Sept. 16 open house. Traffic, density and environmental impacts top the list of “inevitable” community concerns, Bailey said. However, part of 2222 CONA’s request includes completing road improvements—such as new lanes and traffic lights—before buildings are occupied, as officials project nearly 18,000 daily vehicle trips could be added as a result of the development. “Certain tenants ... and certain developmental land use code changes may impact the density and traffic in that property, and thus impact what happens in that community,” District 10 council member Marc Duchen said. Similarly, Duval’s 2022 traffic impact analysis shows improvements at several intersections will be required.

Duval’s mixed-use rezoning also better reflects Austin’s economic and community needs, District 6 council member Krista Laine said in an email to Community Impact . Once slated for millions of square feet of office space, preliminary plans for Duval now call for 30,000 square feet of commercial space and up to 1,200 multifamily units. Council also recently rezoned 28.85 acres of the Apple campus off Riata Vista Circle, which could bring multifamily, retail and more. The rezoning process typically takes several months before construction begins.

Several intersections were graded on an A-F scale. An A rating indicates less than 10 seconds spent at a traffic signal. An F rating is more than 85 seconds.

Morning

2035 performance with upgrades

RM 2222 intersection River Place Boulevard Sitio Del Rio Boulevard McNeil Drive River Place Boulevard Sitio Del Rio Boulevard McNeil Drive Afternoon

Current performance

Rezoning process

Application: The developer completes the site plan and other documents, then files a rezoning application. Notice: A case manager is assigned, and notices are mailed to property owners and utility companies within 500 feet. Review and recommendation: Staff recommends to approve the project, deny or approve with conditions. Public hearing: The Planning Commission or Zoning & Platting Commission makes a recommendation. City Council: Council hears testimony, reviews the commission’s recommendation and votes. Permitting and construction: The developer applies for building permits.

SOURCES: 2222 CONA, BOE CONSULTING SERVICES/COMMUNITY IMPACT

Diving in deeper

said, so pairing office footprints with in-demand components such as multifamily units or hotels gives developers flexibility to make the property more desirable. “It’s not this guessing game as to whether a tenant will come along, which we saw a lot more of in the 2018 and 2019 run-up before COVID,” McDonald said. “The vacancy rates were so low in Austin that you could justify the pending demand for an office building to be built speculatively. That doesn’t exist anymore.”

Highpoint 2222 has the largest amount of available office space in the Northwest Austin submarket at 1.18 million square feet, per Aquila Commercial’s second quarter 2025 market report. However, pre-leasing office space has slowed overall in the last couple of years, McDonald said, citing uncertainties about return-to-work man- dates and companies “not biting off more than they can chew.” Pivoting to mixed-use is often a result of construction financing based on demand, he

7 Once cleared, construction begins. Phasing: The project may happen in phases over time depending on market demand and financing. SOURCE: CITY OF AUSTIN PLANNING DEPARTMENT/COMMUNITY IMPACT

NORTHWEST AUSTIN EDITION

Business

Cinful Sweets hits sweet tooth spot with education, chocolate Located in a diverse business shopping strip in North Austin sits sweet shop Cinful Sweets, accen- tuating bold avors through the art of chocolate making. How we got here Owner and chocolate mastermind Cinthya Romriell never thought she would build a career in the culinary industry, but in her rst semester as a teacher, a moment of kindness awakened an unknown passion. After noticing her students were hungry, Rom- riell decided growing seventh graders shouldn’t learn on empty stomachs, and decided to make them weekly treats. “I just wanted to keep sparking that feeling of feeling special because they were special to me,”

Romriell said. In 2012, she turned to culinary school to get help in an educational setting. Her time in culinary school was followed by travels far and wide as she trained with chocolatiers. A few years later, Cinful Sweets opened its doors in March of 2022. For dessert Customers can try all things chocolate, glu- ten-free and vegan from bonbons, dessert bars, panned chocolate and breakables, and a chocolate piñata served with a mallet. The shop’s most popular bites are its bonbons, molded chocolate with a thin shell leading to a creamy and crunchy center. The shells are presented in various avors and designs, including realistic hearts with black sesame avoring. What else? Individuals interested in the chocolatiering process can attend one of the business’ classes, which are hosted monthly.

In addition to bonbons, customers can enjoy panned chocolates with dierent avors, dessert bars and more.

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BY DACIA GARCIA

Chocolatier Cinthya Romriell is the owner of Cinful Sweets in Northwest Austin.

COURTESY CINFUL SWEETS

D C

9415 Burnet Road, Ste. 106, Austin www.cinfulsweets.com

Cinful Sweets opened in March 2022 and has since created various chocolate treats in a bite-sized form.

DACIA GARCIACOMMUNITY IMPACT

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From buying property to managing cash flow and accepting payments, RBFCU keeps your business moving forward. • Commercial Real Estate Loans – fund expansion • Business Checking – keep cash flow simple • Merchant Services – ACH, payroll, POS systems and more Power Up Your Business

WAYS TO GET INVOLVED N

Attend or Sponsor an Event Join an Event Committee

Donate

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Refer a Family

Visit rbfcu.org/business or call 210-945-3800

Find these and more at wondersandworries.org/support-us

Federally Insured by NCUA Membership eligibility required. To open a business account, RBFCU personal accounts of all principal owners must be in good standing. Programs and fees subject to change. We do not offer Money Service Businesses (MSB) accounts. Business lending rates and terms subject to change and offered with approved credit. Restrictions may apply. RN4160818

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Dining

BY DACIA GARCIA

Chef James Robert has worked in the Austin culinary scene for 26 years.

The restaurant recently launched its dinner menu, which features Crawsh Gnocchi ($18) with ricotta dumplings.

The restaurant’s cinnamon rolls ($6) , bear claws ($6) and biscuits ($4.50 ) are all made from the same biscuit dough.

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Hissy Fit dishes up Southern cuisine and hospitality distinctive taste in the baked goods, Robert said. On the restaurant’s lunch menu, diners can nd appetizers, bowls, salads and sandwiches. Side dishes continue the Southern theme with Crawsh Mac ‘N Cheese, Braised Collards and Roasted

After 24 years of working in and operating tra- ditional dining restaurants, Fixe Southern House co-owners Keith House and James Robert decided to open a sister restaurant in October 2024. The all-day Southern cafe, Hissy Fit, brings a fresh, fast-casual experience to the duo’s restaurant family. How we got here Chef Robert’s childhood in Louisiana was surrounded by delicious meals crafted by his grandmother and mother. He said he could always count on a warm, homemade meal to be served seven nights a week. After spending some time as a business student at Louisiana State University, Robert found himself more drawn to the art of cooking. “It became kind of a no-brainer for me to pull up stakes, leave LSU, as sad as I was to do that, and go pursue what I was really passionate about, which was a culinary degree and a culinary career,”

Sweet Potatoes. The atmosphere

With pops of pink and blue shades and fresh owers positioned at every table, Robert said he hopes the combination of design and the restau- rant’s Southern hospitality ignites a feeling of belonging in every diner. “Everywhere you look there’s something that can kind of catch your eye, whether it’s a wall covering, a xture, furniture or the music that’s playing,” Robert said. “We want everything in that communication of the message to speak a consis- tent language, which is ‘You’re in the right place and you’re going to have a nice time.’” What else? The restaurant recently launched its dinner service, which begins at 4 p.m. from Tuesday to Saturday. Customers can enjoy cajun power plates and chef specials, such as the Cajun Meatloaf and Shrimp and Grits. “What sets Hissy Fit apart is that even though it’s fast-casual, no corners are being cut as far as quality is concerned,” Robert said. “It’s very important to me that it’s a scratch kitchen.”

Diners can enjoy a range of appetizer options, including Fried Green Tomatoes ($15) .

Robert said. On the menu

JOLLYVILLE RD.

Hissy Fit oers breakfast until 4 p.m. daily, which features classic picks from buttermilk biscuits and pancakes to unique items such as a Bean and Cheese Biscuit “Empanada.” The eatery’s biscuit recipe is carried over from Fixe Southern House. Its dough is used for biscuits, cinnamon rolls and bear claws, creating a

183

9761 Great Hills Trail, Ste. B, Austin www.hissytatx.com

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Real estate

Home sales increased 66.6% in the 78759 ZIP code in September compared to the previous year, according to Unlock MLS data. Residential market data

Homes sold

September 2024

September 2025

+50%

-18.75%

-24%

+31.25%

+66.67%

45 TOLL

78727

78729

78750

78758

78759

78729

620

MOPAC

183

Median home sales price

78727

78750

78759

September

2024

2025

78758

360

$575,000 $388,475 $593,050 $477,500 $650,000

$442,500 $475,000 $407,000 $324,500 $633,750

78727

2222

78729

78750

78758

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

78759

Average days on market

Northwest Austin

September 2024

September 2025

+56.82%

+23.91%

+49.18%

-26.56%

+58.49%

September

2024

2025

112

146

New listings

94 107

Closed sales

78727

78729

78750

78758

78759

Homes under contract

119

Homes sold by price point in September

Months of inventory

78727

78729

78750

78758

78759

2 3 2

- -

5 8 6 7 4

$900,000+

3 5

Price per square foot

$700,000-$899,999

$290 $270

5 6

4 9 8

$500,000-$699,999

$300,000-$499,999

Active listings

420 511

<$299,999

Events

BY DACIA GARCIA

Milwood Art Day The free community event will feature over 30 local artists showcasing painting, photography, jewelry, ceramics, prints, mosaics and more. • Nov. 8, 10 a.m.-2 p.m. • Free (admission), $20 (adult booths), $10 (youth booths) • 12400 Amherst Drive, Austin • www.milwoodna.com/2025/09/art-day India Music Festival Hosted by Kala Darpan, the event will feature young artists from around the Austin community. Attendees can expect a variety of genres, including devotional music. • Nov. 9, 2 p.m. • Free (ages 10 and under), $20 (ages 11+) • Covenant United Methodist Church, 4410 Duval Road, Ste. 6808, Austin • www.kaladarpan.org Jacques Ze Whipper The Guinness World Record Holder will showcase a mix of comedy and circus acts. • Nov. 10, 7:30 p.m. • $40 • Cap City Comedy Club, 11506 Century Oaks Terrace, Bldg. B, Unit 100, Austin • www.capcitycomedy.com Nature’s Treasures Jewelry Bazaar The business’s biannual bazaar is back with aura photos, crystal and jewelry vendors and discussions about rock identification presented by Austin Gem & Mineral Society. • Nov. 15-16 • Free (admission)

November

Spicewood Springs Branch 40th Birthday Party

Community members can enjoy an afternoon of snacks, crafts, games, information booths with local resources and meet the city’s first Poet Laureate Zell Miller III. Attendees can also catch a magician show performed by John O’Bryant at 11:30 a.m. • Nov. 1, 11 a.m.-3 p.m. • Free • Spicewood Springs Branch, 8637 Spicewood Springs Road, Austin • https://library.austintexas.gov Artreach: Austin’s #1 Ethical Gift Fair Attendees can shop for handmade products just in time for the giving season with vendors such as 4 Kids & A Kiln, Noonday, Praxis Coffee, Remnant Studios and The Bead Project. • Nov. 1, 11 a.m.-4 p.m. • Free • Westover Hills Church, 8332 Mesa Drive, Austin • Facebook: Artreach Gift Fair Labor of Love Holiday Market The 35th annual market will exhibit over 60 curated vendors. Individuals can pre-order food items such as whole cakes and broccoli cheddar soup, which will be picked up the day of the event. All proceeds from food sales and booth rentals will go toward funding Hillcrest Church’s youth mission activities. • Nov. 7-8 • Free • Hillcrest Church, 3838 Steck Ave., Austin • www.hillcrest.church/churchevents/holiday-market Violet Crown Oktober(ish)fest An estimated 20 local, independent breweries will be in attendance accompanied by food trucks and live music. Proceeds made by cup sales and donations will benefit nonprofit Violet Crown Community Works. • Nov. 8, noon-4 p.m. • Free (admission) • Episcopal Church of the Resurrection, 2200 Justin Lane, Austin • www.violetcrowncommunity.org

• Free • Milwood Branch, 12500 Amherst Drive, Austin • https://library.austintexas.gov Autumn Art Park The event will highlight local artists and international gourmet food trucks. Families can find handmade items while checking out the venue’s giant chess set and fenced children’s play area. • Nov. 29-30 • Free (admission) Austin Celtic Festival With a handful of musical performances, dance showcases, a dog parade and highland games including open stone and caber toss, the annual event will feature a variety of entertainment for attendees. • Nov. 8-9 • $25 (daily entry for ages 17+), $10 (daily entree for ages 5-16), free (ages 4 and under) • Pioneer Farms, 10621 Pioneer Farms Drive, Austin • www.austincelticfestival.com

• Nature’s Treasures, 1055 N. I-35, Austin • www.ntrocks.com/upcoming-events/ biannual-jewelry-bazaar

‘The Man Who Invented Christmas’ As part of the library’s free movie series, families can look forward to a showing of the Christmas film, which tells the story behind “A Christmas Carol.” • Nov. 25, 6-8 p.m.

• 7221 McNeil Drive, Austin • Facebook: Autumn Art Park

Lady Bird Johnson Wildflower Center Now–Nov 30

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