NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
Brian Bedrosian
Good Morning Neighbors
The last few months have been some of the busiest of my life and as such this message is coming to your inbox much much later than I had hoped and for that I apologize.
As members of the North Loop Neighborhood Plan Contact Team we are being asked to weigh in on some of the traffic improvements that will be executed with fees that THE 501 Development are providing as part of their permit. As we have discussed in the past, United Properties (UP - the developer) will be building out shared use paths along the perimeter of their property. Most notable of these is a pathway along Koenig that will continue the path that Seco Ventures is building as part of the HANGAR development and connect it to the Capitol Delivery Services project along Airport. This includes a portion of the path that will be built on TXDoT property on the north side of their detention pond at the intersection of Koenig and Airport. This path will be separated from Koenig by landscaping through the entire stretch from Avenue F to Airport to make the path safer and more pleasant to use.
Most of the Street Impact Fees (SIFs) that UP are paying are going to rebuild the CapMetro Red Line crossing at Koenig - widening this crossing to include the new paths and installing new gates and equipment. While this will not solve all of the safety issues on Koenig, to be sure, this is a huge step in the right direction.
TXDoT is currently requesting a right turn lane be added to eastbound frontage roadway of Koenig to facilitate cars turning from the eastbound lane of Koenig onto the southbound lane of Airport. There is already a slip lane installed in this area for this purpose. If this turn lane were to be installed, it would utilize the landscaped buffer area and put the roadway right next to the new shared use path. (see sketch below and drawing attached) While the obvious both/and solution here would be to simply jog the path here as well, this is not possible due to the existing drain infrastructure of the retention pond - and while in theory this also could be rebuilt - UP has indicated that their SIFs are tapped out on the rail crossing and that any more fees appropriated to this project would come at a cost to other improvements on the site. It is important to keep in mind, UP - per the request in our MOU - has requested and received permission from TXDoT to maintain that detention pond. Landscaping will be added to make it a natural wetland similar to the ponds at Mueller and will include a decomposed granite footpath and new trees as part of their buildout.
After speaking with UP and their engineers as well as representatives of TXDoT - I am advocating for a neighborhood request that TXDoT postpone plans for this lane for the time being and allow UP to proceed with their site plan as currently drawn. TXDoT took no exceptions to this approach and felt that this fell into the category of "nice to have" not "need to have". Should traffic at this intersection prove to be problematic due to new traffic patterns resulting from THE 501 and THE HANGAR developments in this area - this intersection would be revisited at that time and could be modified with the use of SIFs from future projects on this site or others in the area.
UP is asking for us to make a decision on this as quickly as we feel comfortable doing so - as this is the last item holding up their site plan. Ideally we would be able to provide them guidance before the end of the month and as such this will require an online ballot which you will receive from Steve shortly. If you feel like you need more information in order to properly weigh in on this, I am happy to schedule an online or in-person information session to discuss this, or schedule a call as needed.
Please reach out with any questions you might have. Talk soon
b
Sebastian Wren
Hi Brian, Thanks for the update. Skyview has been notified of a potential zoning change for 5908, 5900, 5900 1/2, 5826, 5800, 5768 1/2 Airport Blvd. This is an 8 acre track known as the Buttercrust Bakery (aka Hoovers) site. The request is for LI-PDA Limited Industrial Services-Planned Development Area zoning with a maximum height of 250 feet. They plan to have 3 egress' onto Airport and 1 egress onto Koenig.I think it would be prudent to include this potential redevelopment when discussing the Airport/Koenig Ln interchange.Best Regards,Carol Olewin
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Brian Bedrosian
Thanks Carol and Sebastian – 100% agree. The request on the table right now is less germane to the Buttercrust site but that project absolutely warrants consideration for future traffic flow – especially on Airport and the westbound lane of Koenig. It could also add some load to Ave F – but with the degree of congestion on that road right now, my hope is Airport and Lamar continue to be more attractive north/south options.
As to the track crossing at Koenig – that is being upgraded and we have been in conversation with both TXDoT and CapMETRO. I don’t, as yet, have updated designs to share but will see if I can get something in place for our next NLNPCT meeting on the 11th of February.
We also continue to discuss with CapMETRO the potential for crossings on roadways other than Koenig – specifically at 55th – and the Red Line Parkway Initiative continues to explore options for an off-grade crossing of that trail across Koenig north to south – which the Buttercrust site makes all the more interesting.
Thanks for your thoughts, all
Talk soon
b
|
From: northl...@googlegroups.com <northl...@googlegroups.com>
On Behalf Of Sebastian Wren
Sent: Sunday, January 18, 2026 1:29 PM
To: Carol Olewin <c.ol...@gmail.com>
Cc: Brian Bedrosian <brian.b...@gmail.com>; Skyview Neighborhood Residents Info <skyview-neighborh...@googlegroups.com>; NorthLoopATX <northl...@googlegroups.com>; NorthLoopPT <north...@googlegroups.com>; ridgetop-nei...@googlegroups.com
Subject: Re: NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
I think it is always wise to take the bigger picture into consideration, but I am having a hard time imagining how the redevelopment of the Buttercrust site (as it will always be to an old-timer like me) would have a lot of impact on the flow of auto traffic around the Leif Johnson site. I can imagine a few people driving East along Koenig, doing a U-Turn under Koenig, and entering the Buttercrust site through the 7-Eleven. But most of the traffic to and from Buttercrust will come through their front entrance on Airport Boulevard.
However, the Buttercrust development, if it does go forward, will seriously necessitate better pedestrian crossing across Koenig near the railroad tracks. We should start talking to TXDOT and CapMetro about that.
Cheers!
On Sun, Jan 18, 2026 at 11:47 AM Carol Olewin <c.ol...@gmail.com> wrote:
Hi Brian, Thanks for the update. Skyview has been notified of a potential zoning change for 5908, 5900, 5900 1/2, 5826, 5800, 5768 1/2 Airport Blvd. This is an 8 acre track known as the Buttercrust Bakery (aka Hoovers) site. The request is for LI-PDA Limited Industrial Services-Planned Development Area zoning with a maximum height of 250 feet. They plan to have 3 egress' onto Airport and 1 egress onto Koenig.
I think it would be prudent to include this potential redevelopment when discussing the Airport/Koenig Ln interchange.
Best Regards,
Carol Olewin
On Sun, Jan 18, 2026 at 10:26 AM Brian Bedrosian <brian.b...@gmail.com> wrote:
Good Morning Neighbors
The last few months have been some of the busiest of my life and as such this message is coming to your inbox much much later than I had hoped and for that I apologize.
As members of the North Loop Neighborhood Plan Contact Team we are being asked to weigh in on some of the traffic improvements that will be executed with fees that THE 501 Development are providing as part of their permit. As we have discussed in the past, United Properties (UP - the developer) will be building out shared use paths along the perimeter of their property. Most notable of these is a pathway along Koenig that will continue the path that Seco Ventures is building as part of the HANGAR development and connect it to the Capitol Delivery Services project along Airport. This includes a portion of the path that will be built on TXDoT property on the north side of their detention pond at the intersection of Koenig and Airport. This path will be separated from Koenig by landscaping through the entire stretch from Avenue F to Airport to make the path safer and more pleasant to use.
Most of the Street Impact Fees (SIFs) that UP are paying are going to rebuild the CapMetro Red Line crossing at Koenig - widening this crossing to include the new paths and installing new gates and equipment. While this will not solve all of the safety issues on Koenig, to be sure, this is a huge step in the right direction.
TXDoT is currently requesting a right turn lane be added to eastbound frontage roadway of Koenig to facilitate cars turning from the eastbound lane of Koenig onto the southbound lane of Airport. There is already a slip lane installed in this area for this purpose. If this turn lane were to be installed, it would utilize the landscaped buffer area and put the roadway right next to the new shared use path. (see sketch below and drawing attached) While the obvious both/and solution here would be to simply jog the path here as well, this is not possible due to the existing drain infrastructure of the retention pond - and while in theory this also could be rebuilt - UP has indicated that their SIFs are tapped out on the rail crossing and that any more fees appropriated to this project would come at a cost to other improvements on the site. It is important to keep in mind, UP - per the request in our MOU - has requested and received permission from TXDoT to maintain that detention pond. Landscaping will be added to make it a natural wetland similar to the ponds at Mueller and will include a decomposed granite footpath and new trees as part of their buildout.
After speaking with UP and their engineers as well as representatives of TXDoT - I am advocating for a neighborhood request that TXDoT postpone plans for this lane for the time being and allow UP to proceed with their site plan as currently drawn. TXDoT took no exceptions to this approach and felt that this fell into the category of "nice to have" not "need to have". Should traffic at this intersection prove to be problematic due to new traffic patterns resulting from THE 501 and THE HANGAR developments in this area - this intersection would be revisited at that time and could be modified with the use of SIFs from future projects on this site or others in the area.
UP is asking for us to make a decision on this as quickly as we feel comfortable doing so - as this is the last item holding up their site plan. Ideally we would be able to provide them guidance before the end of the month and as such this will require an online ballot which you will receive from Steve shortly. If you feel like you need more information in order to properly weigh in on this, I am happy to schedule an online or in-person information session to discuss this, or schedule a call as needed.
Please reach out with any questions you might have. Talk soon
b
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Sebastian Wren
Brian Bedrosian
Hey Greg, in theory I agree with you but if you look at that intersection in google maps, it currently has a single lane feeding into it from the eatbound lane of Koenig (where it splits off for 290) which then immediately becomes (3) lanes and a TX turnaround lane so there should be more than sufficient capacity in the roadway at the intersection without adding this small turn lane. Put another way – there is effectively already a turn lane because of this 1 lane to 3 lane transition in this area – the traffic controlling point is going to be the single lane not the wide 3 lane portion. My greater concern is the single lane coming from the west which compresses the roadway and limits capacity for those wishing to get to Airport to turn south or north. This is going to be a bigger problem in the future but requires a redesign of the entry ramp to 290 and thus likely would be funded by future SIFs related to the full buildout of the 501 site (the current SIFs are only related to the phase 1 northern buildings).
Hope this helps – this is at least how I am looking at this now.
Talk soon!
From: Greg Wyne <gregwyne....@gmail.com>
Sent: Tuesday, January 20, 2026 8:49 AM
To: Sebastian Wren <swre...@gmail.com>
Cc: Brian Bedrosian <br...@baldridge-architects.com>; Carol Olewin <c.ol...@gmail.com>; Brian Bedrosian <brian.b...@gmail.com>; Skyview Neighborhood Residents Info <skyview-neighborh...@googlegroups.com>; NorthLoopATX <northl...@googlegroups.com>;
NorthLoopPT <north...@googlegroups.com>; ridgetop-nei...@googlegroups.com
Subject: Re: NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
To go against the grain a bit, once the developments along Koenig are done if there is just the slip lane instead of a full turn lane cars will definitely back up there, and as an alternative many will instead opt to go through the neighborhood to get to Southbound Airport. The more attractive the larger streets are compared to the neighborhood ones, the less cars will want to go through the pedestrian heavy core.
Just my 2 cents though
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Jason Burroughs
On Jan 20, 2026, at 2:17 PM, Brian Bedrosian <br...@baldridge-architects.com> wrote:
Hey Greg, in theory I agree with you but if you look at that intersection in google maps, it currently has a single lane feeding into it from the eatbound lane of Koenig (where it splits off for 290) which then immediately becomes (3) lanes and a TX turnaround lane so there should be more than sufficient capacity in the roadway at the intersection without adding this small turn lane. Put another way – there is effectively already a turn lane because of this 1 lane to 3 lane transition in this area – the traffic controlling point is going to be the single lane not the wide 3 lane portion. My greater concern is the single lane coming from the west which compresses the roadway and limits capacity for those wishing to get to Airport to turn south or north. This is going to be a bigger problem in the future but requires a redesign of the entry ramp to 290 and thus likely would be funded by future SIFs related to the full buildout of the 501 site (the current SIFs are only related to the phase 1 northern buildings).Hope this helps – this is at least how I am looking at this now.
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Brian Bedrosian
(it came through the first time)
Hey Jason, definitely a side topic to our current vote, but we can certainly look into this. From the standpoint of the NLNA / NLNPCT we would need to discuss if this is prior for the neighborhood as far as improvements go. The bricked area, as you can see from the images, is where large trucks drag their trailers over the curb. My guess is that this is intentional to control the intersection but still permit 18 wheelers to get through. I am not sure if this rebuild was directed by TPW or TXDoT as it is the intersection between these two agencies, but we can do some research into this. Perhaps not my favorite intersection, but my biggest complaint is that they used the same color paving as the new pathways suggesting that this was meant to be for pedestrians (as you suggested below) which it very much is not. Visually this is confusing and does not need to be.
From: Jason Burroughs <bur...@gmail.com>
Sent: Tuesday, January 20, 2026 2:45 PM
To: Brian Bedrosian <br...@baldridge-architects.com>
Cc: Greg Wyne <gregwyne....@gmail.com>; Sebastian Wren <swre...@gmail.com>; Carol Olewin <c.ol...@gmail.com>; Brian Bedrosian <brian.b...@gmail.com>; Skyview Neighborhood Residents Info <skyview-neighborh...@googlegroups.com>;
NorthLoopATX <northl...@googlegroups.com>; NorthLoopPT <north...@googlegroups.com>; ridgetop-nei...@googlegroups.com
Subject: Re: NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
(Apologies if you get this twice, but Google rejected it due to size of pics)
Maybe this is a bit of a side topic, but I think the “slip lane” is terrible! There’s that big hump, then you come to a diagonal end at Airport, rather than a curve to go around. Where you would think there would be a curb, there is a completely disconnected brick area which looks like a weird sidewalk that goes nowhere.
Could it be considered to re-work that whole right turn to get rid of the isolated grass patch triangle; get rid of the isolated brick triangle, and just do a more normal right turn?
Brian Bedrosian
Hey Derrick – UP has a maintenance agreement with TXDoT to take care of that property in perpetuity, from what I understand. We are not a part of that agreement. This is fairly common with TXDoT where the city or a private land owner wants to deviate from the TXDoT design / maintenance standards.
In our MOU with UP, it was agreed that they would make all reasonable efforts to enter into that agreement with TXDoT and they honored and fulfilled that agreement.
Hope this helps
From: Derrick Dean <dpde...@gmail.com>
Sent: Wednesday, January 21, 2026 2:08 PM
To: Brian Bedrosian <br...@baldridge-architects.com>
Cc: Jason Burroughs <bur...@gmail.com>; Greg Wyne <gregwyne....@gmail.com>; Sebastian Wren <swre...@gmail.com>; Carol Olewin <c.ol...@gmail.com>; Brian Bedrosian <brian.b...@gmail.com>; Skyview Neighborhood Residents Info <skyview-neighborh...@googlegroups.com>;
NorthLoopATX <northl...@googlegroups.com>; NorthLoopPT <north...@googlegroups.com>; ridgetop-nei...@googlegroups.com
Subject: Re: NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
The new turn lane stuff was constructed as part of subproject "11886.003" (you can Google this number to pull up the City's website). Looks like it was funded by the City using bonds.
Regarding maintenance of the TxDOT detention pond, did UP enter into an MOU with TxDOT or the Neighborhood Association?
-Derrick Dean
Brian Bedrosian
Hey Derrick – yes, the current slip lane modifications were completed as a part of a previous project, the issue we voted on last week is a new change proposed by TXDoT.
Yes, UP did enter into a long term agreement with TXDoT regarding the maintenance of the detention pond at the corner. In addition to the maintenance of that pond, they are proposing the attached improvements to the southeast per the request in the MOU.
Thanks for weighing in!
Talk soon
From: northl...@googlegroups.com <northl...@googlegroups.com>
On Behalf Of Derrick Dean
Sent: Wednesday, January 21, 2026 2:08 PM
To: Brian Bedrosian <br...@baldridge-architects.com>
Cc: Jason Burroughs <bur...@gmail.com>; Greg Wyne <gregwyne....@gmail.com>; Sebastian Wren <swre...@gmail.com>; Carol Olewin <c.ol...@gmail.com>; Brian Bedrosian <brian.b...@gmail.com>; Skyview Neighborhood Residents Info <skyview-neighborh...@googlegroups.com>;
NorthLoopATX <northl...@googlegroups.com>; NorthLoopPT <north...@googlegroups.com>; ridgetop-nei...@googlegroups.com
Subject: Re: NORTH LOOP NPCT: need your input on intersection at Koenig Lane and Airport
The new turn lane stuff was constructed as part of subproject "11886.003" (you can Google this number to pull up the City's website). Looks like it was funded by the City using bonds.
Regarding maintenance of the TxDOT detention pond, did UP enter into an MOU with TxDOT or the Neighborhood Association?
-Derrick Dean
On Tue, Jan 20, 2026 at 2:47 PM Brian Bedrosian <br...@baldridge-architects.com> wrote:
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