It doesn’t take a roundup to know how much development is currently underway south of the river. 78704 has all the streets with “south” in front of their names, and we all know what that means — even though you’ll have to seriously twist my arm before I start saying “SoLa” and “SoFi.”

Vertical mixed-use and multifamily development is rapidly approaching “urban canyon” levels on South Lamar, South First, and South Congress Streets, but there are some other developments tucked away in the ’04 you might not be aware of. Here are some projects on our radar at the moment.

1155 Barton Springs Road

A view of the vacant lot at 1155 Barton Springs Road. Photo by James Rambin.

The multifamily development planned for the hillside at 1155 Barton Springs Road formerly occupied by the Treehouse restaurant is one of the city’s most troubled projects, with a timeline stretching back at least to 2005. The most current site plans filed by Stansberry Engineering describe a 24-unit building for the 1.5 acre plot, and not much else — but really, we’d be happy to see just about anything go up at this point, even if it means El Alma might lose the overflow parking they’re currently getting out of the vacant lot.

801 Barton Springs Road

The commercial project at 801 Barton Springs Road is making some serious progress. Photo by James Rambin.

Already well underway, the five-story office building at 801 Barton Springs Road is one of the more visually appealing projects going on down south, thanks to the folks at Runa Workshop. The development will also include a ground floor restaurant, a welcome addition to the area’s already excellent walkability.

900 South First Street

The current state of the site at 900 South First Street. Photo by James Rambin.

Beyond a cleared site and a sign for builder PSW, details are fuzzy on the project at 900 South First Street. The latest rendering for the development tweeted late last year by architect Michael Padavic appears to include ground floor retail, which agrees with site plans also filed last year describing the project as vertical mixed-use including retail and office space in addition to 69 condos.

Early look at our 900 S 1st Street project @PSWrealestate pic.twitter.com/NgYPlxjJEl

— Michael Padavic (@michaelpadavic) December 22, 2016

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Hopefully all these features will make it into the final project — although this stretch of South First isn’t really a haven for foot traffic, it would be nice to see some forward-thinking development promoting just that. Either way, we do know the site will include underground parking.

1606 South First Street

This site, currently occupied by a funeral home, is zoned for mixed-use development and included in the 2012 Imagine Austin growth plan. A pending site plan for the address, describing a vertical mixed-use building with apartments, commercial space, and underground parking was filed earlier this month by PSW — they really seem to love this part of town.

J. Bouldin Residences

There’s a lot to see at the J. Bouldin site. Photo by James Rambin.

Rhode Partners does some of the city’s most interesting work, and the J. Bouldin project is no exception. The site combines 29 single-level condos, five three-story townhomes, and four luxury lofts inside the converted St. Ignatius Martyr Catholic Church at the center of the site, which dates back to 1939. The project also preserves the lot’s massive heritage oak trees, creating one of the most attractive construction sites you’ll ever see.

2804 South First Street

A preliminary rendering of the development at 2804 South First Street. Photo courtesy of KBGE.

KBGE is the applicant for what will ostensibly be a mixed-use development at 2804 South First Street, a lot that formerly housed the South First Performance auto repair shop. All we’ve got for the time being is an old rendering and some elevations, but we had to include it simply for the excellent snark on the repair shop’s website in reaction to being priced out of the address.

We’re no longer at 2804 S. 1st St.  As we all know, South Austin needs more condos, so our old location has been sold and the shop will be converted to condos.

– southfirstperformance.com

But hey, at least they’ve relocated — the repair shop is now known as Classic Automotive, located at 6401 South First Street. Please support local business.

Lightsey II – 1805 Lightsey Road

A look around the work being done at the Lightsey II site. Photo by James Rambin.

The second stage of townhome development by PSW at 1805 Lightsey Road will add 31 units to the area. The neighborhood’s response to the development has been mixed, to say the least, due to traffic and drainage concerns along with other general opposition to the density the residences bring to the formerly sleepy street. You just can’t find a quiet neighborhood in Austin these days, can you?