Southwest Austin - Dripping Springs Edition | May 2025

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Southwest Austin Dripping Springs Edition VOLUME 18, ISSUE 2 MAY 24JUNE 27, 2025

Oak Hill Parkway over halfway to nish line

Looking back on the project

July 12, 2004: CAMPO 2030 regional transportation plan is updated, with a proposal that the corridor could become tolled Spring 2012 : To reduce congestion, Texas Department of Transportation, city of Austin and Travis County ocials propose improvements at ve intersections May 2018: TxDOT and the Mobility Authority publish the Draft Environmental Impact Statement, and the project is now proposed as a nontolled roadway July 1, 2021: TxDOT breaks ground on the Oak Hill Parkway project April 2025: RM 1826 full bridge and U-turns open 2026: Project estimated to be complete

CONTINUED ON 14

290

MOPAC

Also in this issue

Environment Page 25 Learn more about a court ruling on wastewater in Dripping Springs and its impact

Business Page 29 Check out how Austin toy shop Monkey See, Monkey Do! is keeping tradition after relocating

The $677 million revamp of the road connecting Austin to Dripping Springs is set to nish in 2026. COURTESY TEXAS DEPARTMENT OF TRANSPORTATION

Less ER wait time, more together time. Austin, it’s time you discovered another hidden gem: an ER with short wait times, free parking and a welcoming vibe. All part of our full-service hospital, and all right here in Southwest Austin. So you can get in, out and back to the good stuff.

Learn More

Oak Hill near 290 & Mopac

Photography may include models or actors and may not represent actual patients. Physicians provide clinical services as members of the medical staff at one of Baylor Scott & White Health’s subsidiary, community or affiliated medical centers and do not provide clinical services as employees or agents of those medical centers or Baylor Scott & White Health. ©2024 Baylor Scott & White Health. 09-AU- 1099300-AMC ED 25_Launch

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COMMUNITYIMPACT.COM

About Community Impact

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.

Market leaders & metro team

Reporters Brittany Anderson Jacquelyn Burrer Dacia Garcia Sarah Hernandez Elisabeth Jimenez Anna Maness Haley McLeod Jamie Moore Hannah Norton Brooke Sjoberg Ben Thompson Gracie Warhurst Chloe Young Graphic Designers Abbey Eckhardt Alissa Foss Abigail Hines Sabrina Musachia Minh Nguyen Joseph Veloz Managing Editor Darcy Sprague Product Manager Gloria Amareth Quality Desk Editor Adrian Gandara Account Executive Lindsee Sanchez Karoline Pfeil Sam Schaer

Travis Baker Austin Market President tbaker@ communityimpact.com

Elle Bent Editor ebent@ communityimpact.com

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Impacts Southwest Austin

183 4 Baobab Psychiatric Services The psychiatry clinic provides patient-focused mental health care services. • Opened May 5 • 8700 Menchaca Road, Ste. 404, Austin • www.baobabpsychiatry.com 5 St. David’s Emergency Center-Circle C The 24/7 facility offers pediatric and adult emergency services. The center replaced a former SignatureCare Emergency clinic. • Opened May 1 • 5701 W. Slaughter Lane, Bldg. G, Ste. 101, Austin • www.stdavids.com 2 One Bite Dumpling The new restaurant, owned by Tony Chen, serves dumplings, noodle soups, stir-fries, dim sum and more. • Opened May 5 • 1901 W. William Cannon Drive, Ste. 115, Austin • www.onebitedumplingtx.com 3 Knuckle Sandwich The business, from owners Ryan Fox and Gilbert St. Peter, now offers deli sandwiches inside The Far Out Lounge & Stage. • Opened April 29 • 8504 S. Congress Ave., Austin • www.knucklesandwichatx.com

BARTON CREEK BLVD.

360

LUCKSINGER LN. 10

MOPAC

290

1826

6 12

MOPAC

Coming soon

6 Snooze an A.M. Eatery The brunch chain will open in the Shops at Arbor Trails. • Opening in 2026 • 4301 W. William Cannon Drive, Bldg. H, Austin • www.snoozeeatery.com 7 Southern Steer Butcher The meat market will open a second Texas location, offering premium meat cuts, sides and more.

MAP NOT TO SCALE

I-35 FRONTAGE RD.

happy hour special from 3-5 p.m. daily. • Opened May 4 • 2800 Barton Creek Blvd., Ste. 104, Austin • www.cafelargesse.com

Now open

1 Cafe Largesse The cafe and wine bar serves a selection of coffee, teas, pastries, salads, tacos and more. The business has a

• Opening late July or early August • 8701 W. Hwy. 71, Ste. 100, Austin • Facebook: Southern Steer Butcher Oak Hill

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COMMUNITYIMPACT.COM

BY SARAH HERNANDEZ, ELISABETH JIMENEZ & KAROLINE PFEIL

What’s next

Coming soon

In the news

8 UFCU South MoPac A permit for a new University Federal Credit Union has been filed with the Texas Department of Licensing and Regulation. The project is anticipated to be completed in August 2026. • 5033 W. Hwy. 290, Bldg. B, Austin • www.ufcu.org 9 Waterloo Audiology A new audiologist’s office will be opening in Oak Hill this spring, according to its website. The practice offers diagnostic hearing evaluations, hearing aid solutions and more.

14 Gen Korean BBQ House The cook-it-yourself Korean barbecue restaurant will open a location within Southpark Meadows. Gen Korean BBQ House will offer a wide selection of beef, pork, chicken and seafood to cook, as well as traditional Korean side dishes. The restaurant is expected to open in Q3 of 2025, according to a statement from the company to Community Impact. • Opening late 2025 • 9500 I-35 frontage road, Bldg. C, Austin • www.genkoreanbbq.com

16 Cuba512 The Cuban restaurant celebrated its 10th anniversary in March. Cuba512 offers an assortment of traditional Cuban dishes like Ropa Vieja, Lechon Asado, fried plantains and other chef specials. The restaurant also regularly features live music and events. • 6800 West Gate Blvd., Ste. 112, Austin • www.cuba512.com

• 7415 Southwest Parkway, Austin • www.waterlooaudiology.com

10 Bruce Bolt The Austin-based baseball brand is constructing a new building, according to a TDLR filing. The retailer offers

baseball gear and equipment. • 4507 Lucksinger Lane, Austin • www.brucebolt.us

11 IVX Health A new infusion center is planned to open near Smoke ATX on Slaughter Lane, according to a filing with TDLR. • 200 W. Slaughter Lane, Ste. 120, Austin • www.ivxhealth.com 12 Mendocino Farms The California-based eatery will be opening a location within The Shops at Arbor Trails, according to a filing with TDLR. Mendocino Farms offers sandwiches and salads with vegan, vegetarian and gluten-free options. • 4301 W. William Cannon Drive, Bldg. H, Austin • www.mendocinofarms.com

17 Rise Coffee & Bakery Dessert shop Cupprimo South rebranded to Rise Coffee & Bakery. Owner Jason Reis said he wanted to expand the coffee shop offerings, adding kolaches, quiches and more savory food options. The shop offers drip coffee, cold brew and espresso drinks. • 4404 W. William Cannon Drive, Unit N, Austin • www.risecoffeebakery.com 18 Rising Tide Roast Collaborative The women-owned coffee roastery and production company is expanding its business, offerings and leadership. It acquired more space and is introducing cold brew production and kegging services. • 1606 W. Stassney Lane, Unit 2, Austin • www.risingtideroastcollab.com

Ave. to 4403 S. Congress Ave. in IMAGE Studios. Stylists offer a variety of services, including haircuts more. • Relocated in March • 4403 S. Congress Ave., Austin • www.wetsalonatx.com

In the news

15 Crawfish ATX In April, the seafood restaurant reopened in a new space within the Southpark Meadows shopping center after being closed for a year. • 9600 I-35 frontage road, Ste. D300, Austin • Facebook: Crawfish ATX

Relocations

13 Wet Salon The hair salon has relocated from 2004 S. Congress

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COMMUNITYIMPACT.COM

Impacts

Dripping Springs

BY SARAH HERNANDEZ & ELISABETH JIMENEZ

4 Shipley Do-Nuts Locally owned by Marc Cortez, the location features a variety of doughnut flavors, coffee, kolaches and more. The location also has a drive-thru. • Opened in April

TRAIL END

OLD FITZHUGH RD.

BELL SPRINGS RD.

377

290

• 13341 W. Hwy. 290, Austin • www.shipleydonuts.com

1 4

TRAIL DRIVER ST.

1826

5 Wells Fargo The new location features the company’s newest branch design with a modern layout. • Opened April 22 • 12400 W. Hwy. 290, Ste. 100, Austin • www.wellsfargo.com

164

MAP NOT TO SCALE

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150

and small-group classes. • Opened May 8 • 13743 Nutty Brown Road, Austin • www.fireandflowpilates.com

Now open

1 Dentists of Belterra and Orthodontics Led by Dr. Neeharika Bhashyam and Operations Manager Lorelei Newman, the clinic offers services such as routine check-ups, emergency services, crowns, veneers, whitening treatments and more. • Opened in April • 13341 W. Hwy. 290, Ste. 1102, Austin • www.dentistsofbelterra.com 2 Fire and Flow Pilates Draven Lane’s new studio focuses on combining Pilates with strength training through private sessions, duets

In the news

6 Face Alchemy The medical spa will be moving to a location on Old Fitzhugh Road in the coming months. Owner Courtney Deavers will still be offering services at plastic surgery spot Saxon MD during the transition period. Face Alchemy currently offers injectables such as lip filler and Botox, as well as other aesthetic services. • Relocating this summer • 251 Old Fitzhugh Road, Dripping Springs • www.facealchemy.org

3 Ranch Fit Club Roy Shick’s fitness club offers functional fitness group classes and personal training for all skill levels. Ranch Fit Club has membership plans and free drop-in

community classes. • Opened in March • 12901 Trail End, Austin • www.ranchfitclub.com

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Government

BY HALEY MCLEOD & BEN THOMPSON

Costs limiting local internet access A recent local study found 69% of those without internet access countywide said they couldn’t afford it. The big picture Reyda Taylor, a Travis County employee and research fellow, said barriers remain despite widely available broadband infra- structure. She described a “mixed bag” of proposed solutions in a technology environ- ment leaving people behind via “uncoordi- nated exclusion.” Census data shows 23,381 households in Travis County don’t have internet access, including 8,836 children. Looking forward Austin is refreshing its Digital Inclusion Strategic Plan and the county will revisit the item in the future to offer more support. Meanwhile, billions in funding to expand access are suspended due to ongoing federal government realignment.

Austin remains off 10-year affordable housing goals Despite adding tens of thousands of homes and apartments, development in Austin from 2018-23 continued to lag behind ambitions set in the city’s Strategic Housing Blueprint. The big picture The blueprint was adopted in 2017 with goals to add 60,000 affordable units and 75,000 for all income levels over a decade. Austin was just over one-third of the way to its affordable housing goal as of 2023—the plan’s sixth year—according to new reporting by the city and nonprofit Housing- Works Austin. By the numbers While total affordable housing gains are behind the blueprint’s 10-year pace, almost 5,000 new income-restricted units were added citywide in 2023 alone led by communities in East Austin. Council districts east of I-35 were all roughly on track or ahead of their six-year benchmarks. On the other hand, central and western council districts remain behind target and have less new affordable development now taking place, continuing a persistent trend. Despite goals to produce thousands of spaces for extremely low-income residents, only a handful— just over 400 units—have been added in that range. The community was also off the mark for new permanent supportive housing for tenants exiting homelessness as of 2023, although hundreds of units have since opened or are in development. What’s next Given rising housing costs and rapid population growth, the city will update the housing blueprint supported by a federal planning grant. Local marijuana policy may be repealed Austin’s voter-approved ordinance limiting local marijuana enforcement could soon be overturned, after a Texas appeals court sided with a state challenge to the policy. The big picture Austinites approved Proposition A in May 2022,

Affordable housing production, 2018-23

Austin’s Strategic Housing Blueprint called for 60,000 new affordable housing units to be built in a decade, with different goals for districts.

10-year goal

Built

Under construction

District 1: 69% of goal met

District 2: 86% of goal met

District 3: 57% of goal met

District 4: 76% of goal met

District 5: 31% of goal met

District 6: 21% of goal met

District 7: 35% of goal met

Access barriers

District 8: 14% of goal met

Many survey respondents cited a need for better service and better provider options.

Price: 69% Other: 21%

District 9: 30% of goal met

Poor quality, service: 15% Internet not available: 13% Credit card or deposit: 7% Long-term contract: 7%

District 10: 0.9% of goal met

10k

Housing Units

SOURCE: CITY OF AUSTIN, HOUSINGWORKS AUSTIN/COMMUNITY IMPACT

SOURCE: TRAVIS COUNTY AND CITY OF AUSTIN IN-PERSON SURVEY/ COMMUNITY IMPACT

The case will now head back to the lower court. The court’s judgment came about a week after a similar outcome in Paxton’s challenge to a San Marcos ordinance; both cities argued their cases together before the 15th Court panel in February. The city hasn’t yet confirmed any changes in local policy. In early May, Austin attorneys filed for a rehearing and said the appeals court had incorrectly ruled on the case. No further action was taken as of press time.

stopping police from issuing citations or making arrests for most low-level marijuana misdemeanors. Austin is one of a group of Texas cities where residents voted for similar ballot measures. Attor- ney General Ken Paxton has sued several, includ- ing Austin, over the adoption of such ordinances by city officials after those elections. A district court judge ruled against the state in 2024, but Paxton appealed. On April 24, the 15th Court of Appeals reversed the lower court’s decision and sided with the state’s push for a temporary injunction to block Austin’s ordinance.

COMMUNITYIMPACT.COM

Government

BY BEN THOMPSON

Tax hike could fund homeless programs

Zooming in

Supportive services, homelessness prevention, other strategies and support Street outreach Encampment management Shelter Permanent supportive housing, rapid rehousing Austin spending on homelessness

The city and local partners hope to make real- time shelter bed information available, expand street outreach, and bolster other resources alongside public-facing system updates. Addressing encampments remains a priority across several departments, Gray said, after the city closed or cleaned up more than 1,500 individual sites in 2024. A public-facing dashboard tracking city work and local complaints will launch this year. If funding is increased, millions more could be spent on hundreds of new shelter beds and housing units, building on the current stream of supportive housing backed by the city, county and other organizations. New “micro-shelters” in existing city facilities to house smaller groups of people are also being considered, Gray said.

$125M

City officials are considering new ways to support their priority of homelessness response and sustain that funding into the future. Recent city programming has been supported with federal relief dollars from the American Rescue Plan Act and one-off spending. Officials are now looking to turn some of those items into permanent investments, replace federal ARPA funds that expire next year and add services to meet growing needs. With the city facing widening projected budget gaps through the 2020s, Austin may not be able to keep all current programs in place or add new ones without a revenue boost. That increase could come through a tax rate election, or TRE, asking voters to authorize hiking taxes beyond a state-imposed cap. In April, Homeless Strategy Officer David Gray proposed spending millions of dollars to replace expiring ARPA funds, build new shelter beds and housing for those exiting homelessness, and beef up various services and response efforts: • Nearly $23 million to maintain current initiatives backed by one-time or expiring spending • About $33 million for expanded investments That would add to the tens of millions of dollars in the city’s general fund budget used for homelessness on a continuing basis. “Our system is successful... That being said, our system is just too small,” Gray said.

$120M

$100M

$75M $75M

$75M

$59M

The outlook

$50M $49M

Austin is a central player in the regional Homelessness Response System, but officials said local companies or philanthropists will also need to contribute. Gray said the share of Austin’s budget dedicated to homelessness, and lacking philanthropic support in that area, is relatively high compared to other Texas cities. City Council will set a new TRE policy after press time, and decide whether to call one this year during summer budget deliberations.

$25M

SOURCE: CITY OF AUSTIN/COMMUNITY IMPACT NOTE: SPENDING IS SHOWN BY CITY FISCAL YEAR.

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Election

BY ELLE BENT & ELISABETH JIMENEZ

Dripping Springs ISD voters approve bond, reelect 2 trustees

Dripping Springs ISD voters approved a bond package and reelected Olivia Barnard and Tricia Quintero to their at-large positions on the board

• Proposition B: $2.6 million for technology device upgrades and more Both prop A and prop B won 69.96% and 71.95% of voter approval, respectively. The bond comes as the district is facing overca- pacity issues at its only high school. What they’re saying Barnard thanked voters for her win. “I’m incredibly proud of the work we’ve done over the last three years—expanding transparency, supporting key leadership growth, prioritizing par- ents, and being accessible, accountable stewards of taxpayer trust,” Barnard said. Quintero thanked voters for the passing of the bond package, as well as her re-election on May 3. “I’m just glad that our community has come alongside us and having the bond pass with flying colors,” she said. All results are unofficial until canvassed.

Results breakdown

of trustees. The details

Incumbent

Winner

38.73% Olivia Barnard 32.31% Tricia Quintero 28.96% Ron Jones Dripping Springs ISD Board of Trustees, At-large

Barnard won 38.73% of the vote, while Quintero won 32.31% of the vote. Ron Jones won 28.96%. The two candidates with the most votes win. Barnard and Quintero have been on the board since 2022. Jones previously served on the board from 2014-2023. The $402.3 million DSISD May 2025 Bond package is broken into two propositions to fund infrastructure, maintenance and facility upgrades across the district: • Proposition A: $399.7 million including con- struction of High School No. 2, seat belts for buses, capital improvements at district cam- puses, and more

71.95% For 28.05% Against Dripping Springs ISD, Proposition B 69.96% For 30.04% Against Dripping Springs ISD, Proposition A

SOURCE: HAYS COUNTY, TRAVIS COUNTY/COMMUNITY IMPACT

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COMMUNITYIMPACT.COM

Education

BY ELISABETH JIMENEZ & CHLOE YOUNG

AISD to hire new teachers at failing schools Austin ISD will oer up to $20,000 in stipends to incentivize high-performing educators to teach at three low-performing middle schools next school year. The hiring eort is part of AISD’s plan to restart Dobie, Webb and Burnet middle schools and avoid state intervention following two years of failed accountability ratings. Hiring new sta and implementing the stipends is expected to cost $1.5 million-$1.7 million per campus, AISD ocials said. The district is aiming to hire nearly 100 teachers with more than three years of experience to teach at the campuses. Some teachers at the schools may meet these standards while others may need to be replaced. At each campus, the district plans to analyze around 15-20 core teachers based on student growth. Teachers who are removed from their positions

Dripping Springs ISD welcomes new CFO

“This is going to change how we fundamentally sta campuses in our

district to make sure that we have the most highly- eective teachers in front of our students that are most vulnerable.” BRANDI HOSACK, AISD CHIEF TALENT STRATEGY OFFICER

Dripping Springs ISD announced a new chief nancial ocer, Randall Rau, on April 28. The details Rau will handle oversight of the district’s nancial and business aairs. He has over 30

Randall Rau

will be oered dierent roles in the district. The background Dobie, Webb and Burnet middle schools received a second consecutive year of F ratings from the state in 2023, according to ratings released by the Texas Education Agency on April 24. This has required AISD to submit a turnaround plan for each campus to the TEA by June 30. In May, students at the three schools staged walkouts during school hours to protest the potential stang changes.

years of experience in public school nance and recently served as CFO at Hays CISD. Before HCISD, Rau served at Wimberley ISD for 15 years as CFO and business manager. He also served eight years as accountant comptroller for Austin ISD. Rau will stay with Hays CISD until the end of June. The CFO position at HCISD is currently open.

Austin ISD reconsiders closing Dobie Middle School Dobie Middle School students may be able to stay at their campus next school year instead of being relocated to Lamar Middle School. This comes amid feedback from community

campus. The state is requiring AISD to submit a plan on how they intend to improve low student performance at Dobie Middle School following years of failed accountability ratings. The background In early April, AISD shared with families that it was considering closing Dobie to avoid state intervention due to its failing rating.

members and the board of trustees, Superintendent Matias Segura said.

Instead, the district is considering internally restarting the school or partnering with a charter school to satisfy state requirements for the

Community members urged the board of trustees to keep Dobie Middle School open at an April 24 meeting.

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Oak Hill Parkway over halfway to nish line From the cover

The details

The overview

The 7-mile stretch of highway connecting Austin to Dripping Springs has been undergoing a $677 million facelift since 2021, turning the four-lane, undivided roadway into a six-lane divided highway with new frontage roads and 14 miles of shared-use paths. The project is over halfway complete, with a nish date set for mid-2026, said Christiana Astarita, Texas Department of Transportation project manager. Over the fall, TxDOT will perform quality checks, overseeing nal tasks, such as any nal layers of paving, lane striping and trac signal installation. Astarita noted that crews have removed more than 2 million cubic yards of dirt— enough to ll over 600 Olympic-sized swimming pools—to lower the roadway beneath the planned bypass, completing about 80% of the total excavation and marking a major milestone in the overall construction.

Oak Hill Parkway updates The following improvements are underway: 1 New intersections at Convict Hill Road, RM 1826, Scenic Brook Drive and Circle Drive 2 An overpass over William Cannon Drive and new yovers between Hwy. 290 and Hwy. 71 3 The overpass along Hwy. 71 will extend past Scenic Brook Drive where the road will transition to three northbound lanes and two southbound lanes

Other projects include: • U-turns along intersections (in progress) • Shared-use paths and sidewalks for bicycles and pedestrians (in progress)

W. WILLIAM CANNON DR.

SCENIC BROOK DR.

290

MOPAC

W. WILLIAM CANNON DR.

1826

Westbound Hwy. 290 to RM 1826 RM 1826 to westbound Hwy. 290 Work zone

NW-bound nonsignalized U-turn

290

SE-bound nonsignalized U-turn

1826

The project will bring an overpass to “the Y” at the intersection of Hwy. 71 and Hwy. 290. RENDERING COURTESY TEXAS DEPARTMENT OF TRANSPORTATION

290

Crews erect bridge piers near William Cannon Drive.

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BUSINESS UPDATES

COMMUNITYIMPACT.COM

BY HALEY MCLEOD

How we got here

By the numbers The current conguration of the

double along “the Y” intersection. Additionally, roughly one crash occurs every other day along the 7-mile length of highway. There were 1,245 crashes reported between 2016-2022, with 19 being fatal and 44 resulting in injuries. The crash rate along the corridor is 86% higher than the statewide average for similar rural roadways, according to TxDOT, which describes it as an “unreliable route” for public transit and emergency vehicles.

The need to reconstruct Oak Hill Parkway is due to several reasons, including its inability to accommodate trac volumes in the area and aging infrastructure, Astarita said. This section of the highway is currently listed among the top 100 most congested roadways in the state by the Texas A&M Transportation Institute. Since 1995, the road’s capacity has been exacer- bated by population growth, according to Astarita. By 2040, trac demand is expected to more than

highway is outdated due to area growth. Road segment: McCarty Lane to RM 1826

Ranked sixth in top congested roads in Austin 28 mph average speed on highway

313,002 hours lost (delay per mile)

SOURCE: CAPITAL AREA METROPOLITAN PLANNING ORGANIZATION COMMUNITY IMPACT

What they’re saying

Moving forward

Sta at nearby businesses told Community Impact they have found the ongoing construction disrup- tive, making their businesses harder to locate. Graze Craze employee Reti Abimbola said the No. 1 complaint she hears from customers is about the trac. She said shifting road congurations make it dicult for customers and delivery drivers to navigate the entrance of Oak Hill Centre, where the store is located. Oak Hill Centre is situated adjacent to the intersection of William Cannon Drive and Hwy. 290, where crews are erecting bridge piers to support the next segment of elevated roadway. However, stops like Oak Hill Social, located further west near more completed sections of the road project, have noticed that access to their busi- ness has increased. A new bridge now provides a direct crossing over the highway just in front of the business.

“There are more people now. ... I’ve been told a lot about the bridge right there. It wasn’t there before, and people that live around

The construction sequence that TxDOT has used for the Oak Hill Parkway project follows an “outside-in” approach. This prioritizes construction of the new frontage roads—on the outside—prior to the reconstruction of the main lanes. The construction team has nished new Hwy. 290 frontage roads, and trac has been shifted onto the new roads while bridge construction at the overpass locations occurs. TxDOT ocials said the next segment to see construction will be near the Convict Hill Road and Hwy. 290 intersection, with road closures and detours expected to begin mid-June. As detours occur, TxDOT provides updates to local emergency services.

here say it’s convenient.” FRANKIE TRUJILLO, AN OAK HILL SOCIAL STAFF MEMBER

“It’s important to note that for the most part, there were no accommodations for pedestrians and bicycles in Oak

Hill before this project. … If you wanted to catch a bus, you were walking on the right of way, the grass to get to your bus stop.” BRAD WHEELIS, TXDOT SPOKESPERSON

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SOUTHWEST AUSTIN DRIPPING SPRINGS EDITION

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Transportation

BY ELLE BENT & HALEY MCLEOD

Roundabout at Teri, Pleasant Valley roads complete Austin officials celebrated the completion of a new roundabout during a ribbon-cutting cere- mony May 1. Road improvements also included bicycle, pedestrian and lighting upgrades. What they’re saying

Austin airport parking rates increase As of May 1, hourly and daily rates went up for the Blue and Red parking garages at Austin-Bergstrom International Airport. ABIA has seen record-setting passenger numbers in recent years, with some months reaching upward of 2 million travelers. The changes are expected to help manage capacity, while the increased revenue will also be used for ongoing improvement projects, according to a news release. What to expect • Blue daily rate is changing from $23 to $26 • Red daily rate is changing from $32 to $35 • Red hourly rate is changing from $5 to $7 Economy lot rates remain unchanged, but Economy Lot B parking closed in March to make way for work on new structures.

“Roundabouts, like this one, are an efficient way to reduce speeds while maintaining traffic flow,” said Elizabeth Boswell, Austin Transportation and Public Works interim assistant director. “Whether you’re driving a car, walking or rolling down the road, this project is another step forward in our goal of creating a safe mobility environment for our community and our residents.” The background The roundabout is part of the South Pleasant Valley Road project. The project, spanning from St. Elmo Road to Onion Creek Park, aims to address historic crash patterns, travel times, bus service,

S. PLEASANT VALLEY RD.

and connectivity for pedestrians and bicyclists. Going forward Capital Metro Rapid bus stop improvements are nearing completion. The next phase of work will construct shared use pathways south of Nuckols Crossing, according to TPW officials.

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SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Real estate

Homes in the Southwest Austin and Dripping Springs market spent less days on the market in April 2025 compared to April 2024, according to Unlock MLS data. Residential market data

+10% -38% Average days on the market -60%

Market

Number of homes sold

April 2024

April 2025

-39.13%

-16.33%

-6.45%

-27.78%

-28.75%

-40%

-54.55%

+15.63%

-46.67%

+8.77%

-41.82%

-26.67%

-16.36%

April

2024

2025

514 557

New listings

304 239

Closed sales

360

78735

78736

78737

78739

78745

78748

78749

78620

78735

78736

78737

78739

78745

78748

78749

78620

Homes under contract

334 312

78749

MOPAC

78735

78620

78736

Median home sales price

Homes sold by price point in April

78745

Months of inventory

April

2024

2025

4.8

78735 78736 78737 78739 78745 78748 78749 78620

290

$1,161,500 $601,455 $802,500 $821,250 $515,000 $470,000 $565,000 $615,000

$955,250 $408,000 $760,000 $729,750 $466,000 $439,500 $609,750 $670,000

78735 78736 78737 78739 78745 78748 78749 78620

$900,000+

78748

78737

78739

4 4

Median home price

$700,000-$899,999

$594.5K $594K

19 9

$500,000-$699,999

MARKET DATA PROVIDED BY AUSTIN BOARD OF REALTORS AND UNLOCK MLS 5124547636 WWW.ABOR.COM

$300,000-$499,999

Active listings

914 1,115

<$299,999

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

SOUTHPARK MEADOWS 9900 S I-35 Frontage Rd (512) 280-7400 DRIPPING SPRINGS

166 Hargraves (512) 432-0186

Development

BY BEN THOMPSON

Development plans set around transit hub New city guidelines could reshape portions of several neighborhoods around the South Congress Transit Center off Hwy. 290. What’s happening New blueprints for areas near dozens of Austin bus stops and proposed light rail stations are being planned under the city’s transit-oriented develop- ment policies. Austin and Capital Metro have partnered on an initiative targeting properties near the North Lamar and South Congress transit centers. Changes to several nearby neighborhood plans to guide future development there were set to be approved after press time May 22. Zooming in The South Congress Transit Center station area updates cover dozens of properties roughly

Housing project earns bond dollars Bailey at Stassney, a planned 104-unit income-restricted apartment complex, will receive a $5.6 million development loan from the city’s 2022 housing bond dollars. The details The $30.36 million project from developer National CORE is located at 400-404 W. Stassney Lane. It’s expected to open in 2027 with studio and one-bedroom units avail- able to tenants earning at or below 30%, 50% and 60% of the local median family income, including 26 permanent supportive housing units for people exiting homelessness backed by city housing vouchers. National CORE is also building the Bailey at Berkman affordable project in Northeast Austin, with the same unit count including supportive housing.

New zoning

275

Mixed-use industrial/ employment

Transit-oriented development mixed use Neighborhood transition

290

W. ST. ELMO RD.

WILLOW SPRINGS RD.

E. ST. ELMO RD.

within a half-mile of the bus plaza. Changes are meant to bring new community benefits and residents to the car-dependent and developing area, city staff reported, while protecting people at risk of displacement. CapMetro is also looking to redevelop both centers with features like mixed-income housing, public spaces, retail and a revamped bus station planned at its 5-acre South Congress property.

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MORE STELLAR THAN USUAL!

A TOUR OF THE STATE, MADE ESPECIALLY FOR COMMUNITY IMPACT MAY 2025

INSIDE THIS ISSUE

DETOURS: Hoodoos in Big Bend Ranch State Park CRITTER: The Caprock Bison

OUT THERE: Meanwhile, in Texas MADE IN TEXAS: Music Makers FEATURE PREVIEW: Meet the Texperts

Above: Big Bend Ranch State Park.

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

DETOURS

Clods and Monsters

Location: In Big Bend Ranch State Park, 26 miles west of the Barton Warnock Visitor Center BY PAM LEBLANC WALKING AMONG the weird spires of rock that sprout like giant mushrooms in Big Bend Ranch State Park feels like wandering the set of the original Star Trek series. The sand-colored hoodoos—some as tall as a two-story building—look otherworldly, but they developed natu- rally. Eons of wind and rain have scrubbed away softer materials such as fine-grained mudstone and porous tu at the base of the columns, leaving caps of hardened rock at the top. Use your imagination and you might see a human-shaped figure, a lumpy rendition of a troll, or a colossal bird egg balanced on a pedestal. These “fairy towers” famously appeared in the closing scenes of Boy- hood, Richard Linklater’s 2014 coming-of-age drama. An easy stop if you’re driving through the park, the Hoodoos Trail is about a mile long. If you’re not up for the walk, a shaded picnic table oers views of the hoodoos, the Rio Grande, and Mexico beyond.

acres, “they’re usually just cud chewing and wallowing and walking around like they have all day to do nothing,” says Na- talie Smith, a park interpreter. Still, she warns visitors to stay at least fifty yards, or half the length of a football field, away from a bison—and even more during rutting season, which typically lasts from June to September, when they can be aggressive. “If you get two bulls that are equally dominant and are physically equals, they can fight, and they will,” says park superintendent Donald Beard. “We have had bulls killed by other bulls.”

The bison at Caprock Canyons State Park, in the Panhandle, default to photogenic docility, as befits a noble symbol of the American West. They are the descendants of five herds, in- cluding one created by Charles and Mary Ann Goodnight, who in 1878 rescued several calves during the great slaughter that made the once plenti- ful bovines a rarity. There are other herds on private land, but Caprock’s has been designat- ed the o cial herd of Texas, a celebrity status the bison seem unaware of. Mostly unrued by the campers and day hikers who visit the park’s 15,314

YIKES. HOW DO I AVOID IRRITATING A BISON? Leave appropriate space be- tween yourself and any animal capable of tap dancing on your organs, and look out for signs of agitation. “If their tail is in the air, like it’s flagging, you need to step back,” says Smith. Ditto if it’s swinging its head from side to side. WHAT SHOULD I DO IF I’M BEING CHARGED BY ONE? Beard says, “If you get into a situation where you’ve been charged, it’s too late.”

The Caprock Bison CRITTER OF THE MONTH

OH. —Lauren Larson

COMMUNITYIMPACT.COM

MADE IN TEXAS

The Sound Machinists A Houston-area company creates modern synthesizers with vintage vibes for Joe Walsh, Duran Duran, and LCD Soundsystem. BY MICHAEL HALL

OUT THERE

Meanwhile, In Texas

In the right hands—customers include Chro- meo, Duran Duran, LCD Soundsystem, and nu- merousfilmandTVsounddesigners—theycan create audio that is human and otherworldly, animated and moody, hard and soft. “The idea that synths are just beeps and bloops is not accurate at all,” says Mike Gra- ham, an engineer and the vice president of business development. “They can sound creepy; they can sound angry; they can sound happy or sad. They can sound inquisitive.” The company’s roots go back to 1969, when Roger Arrick, then an eight-year-old living in suburbanFortWorth,firstheardSwitched-On Bach, an album of the composer’s songs played on the synthesizer created by Robert Moog. To read the rest of this story and stories about other independent makers in Texas, subscribe to Texas Monthly.

THE BUILDING’S WALLS sometimes shake with a sonic rumble. Other times, it’s like a spaceship is flying overhead or as if the elec- tronic duo Daft Punk has reunited in this pleasant industrial park in Stafford, thirty minutes from downtown Houston. But it’s just business as usual at the workshop head- quarters of Synthesizers.com. Thecompanyhasmadeanalogmodularsyn- thesizers for nearly thirty years. The instru- ments are based on the classic Moog (rhymes with “vogue”) synths of the sixties and sev- enties, but these modern-day machines are cheaper and easier to play. They are elegant, with black panels, silver knobs, and red lights.

Numerous attendees at a pickle- themed event in New Braunfels claimed that it was a fiasco, with one unhappy patron posting that she “didn’t even get 1 pickle” and that organizers “should have called it the dusty long line festival.” A pig named Peppa and a blind dog named Amy were reunited with their owner after the lost pair trotted along- side U.S. 290 and wandered into a general store in Austin’s Harris Branch neighborhood. Drivers of two vacuum trucks caused a large explosion and fire after they al- legedly attempted to steal petroleum from a pipeline maintenance station near Orla. The discovery of more than one hun- dred human teeth buried in the yard of a Hondo home prompted an investiga- tion by local police, who found out that the previous owners of the property were dentists who may have been fol- lowing a tradition of burying teeth for good luck . A state representative from Smithville introduced a bill called the Forbidden Unlawful Representation of Roleplay- ing in Education (FURRIES) Act, which would ban “non-human” behavior in schools, such as wearing a tail. A substation explosion at Texas Tech University caused widespread power outages and the eruption of green flames from manhole covers across campus. —Meher Yeda

Mike Graham operates a Studio-110 system at the Synthesizers.com oce in Staord.

SOUTHWEST AUSTIN - DRIPPING SPRINGS EDITION

Space Center Houston tour guide Irwin Stewart.

for a movie about space to get a VIP tour from Stewart, though he has guided actor Natalie Portman, who portrayed an astronaut in 2019’s Lucy in the Sky, and director Alfonso Cuarón, an Oscar winner for 2013’s Gravity . You just have to reserve a spot on one of Stewart’s week- days-only excursions, which cost about $200 per person and are limited to small groups. With light gray hair styled in the manner of Albert Einstein’s, the 56-year-old Stewart is expressive and enthusiastic, often peppering conversations with “Did you know that?” He and eleven others on the Space Center’s sta give these specialized tours, and Stewart is comfortable with famous visitors. He is also a certified commercial pilot who spent more than a decade as an aircraft-maintenance in- structor. In other words, he can go deep on all things that fly. He can easily talk for three hours, the average length of a tour, and show no sign of flagging. Stewart greets me on a hot fall day at the entrance to Space Center Houston and makes small talk while he escorts me around the back of the building to a black SUV. Then, as he drives onto the NASA campus, he launch- es into tour guide mode. His voice becomes louder and more animated. “There’s one hundred buildings on this cam- pus! Each has its own specialty.” To read the rest of this article about Stew- art and more of our favorite tour guides all across Texas, subscribe to Texas Monthly.

IF YOU’VE BEEN among the million-plus annual visitors to Space Center Houston, the museum at NASA’s Johnson Space Center, you’ve probably seen the Apollo 17 command module, walked through the replica of the space shuttle Independence, and touched a moon rock. You may have even taken a tram to the 1,600-acre working campus behind the museum and walked up to the Saturn V rocket —more than thirty stories tall—lying on its side like a giant in repose. But have you met Irwin Stewart? You don’t have to be a celebrity preparing

FEATURE PREVIEW

Meet the Texperts Tour guides, park rangers, and docents interpret our state in wildly different ways, but their mission is the same: tell a story no one would ever want to walk away from. BY KATY VINE

TEXAS MONTHLY : WRITTEN BY TEXANS FOR TEXANS FOR MORE THAN FIFTY YEARS. JOIN OUR COMMUNITY OF READERS.

TEXASMONTHLY.COM/TEXAN Subscribe to Texas Monthly for just $9 and never miss a story!

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