03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0089 (1120 and 1122 S Capital of Texas Highway) DISTRICT: 8 ADDRESS: 1120 ½ South Capital of Texas Hwy SB, 1120 South Capital of Texas Hwy SB, 1122 South Capital of Texas HWY SB, 1220 South Capital of Texas Hwy SB ZONING FROM: LO and LR TO: LO-V-DB90 SITE AREA: 15.518 acres (675,964 sq. ft.) PROPERTY OWNER: AREIT City View LLC AGENT: Drenner Group, P.C. (Leah M. Bojo) CASE MANAGER: Beverly Villela (512-978-0740, Beverly.Villela@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LO-V-DB90, Limited Office-Vertical Mixed Use Building-Density Bonus 90 Combining District, zoning. See the Basis of Recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 17, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The subject property consists of approximately 15.5 acres located at 1120 ½, 1120, and 1122 South Capital of Texas Highway southbound, on the west side of South Capital of Texas Highway (Loop 360), generally south of Lost Creek Boulevard, within the City of Austin’s Full Purpose Jurisdiction. The site is currently developed with office uses and a parking garage and is zoned Limited Office (LO) and Neighborhood Commercial (LR). Surrounding land uses include offices and townhomes to the north (LR; MF-1-CO; LO; GO), offices to the south (LR; GO), religious assembly and office uses to the east within the West Lake Hills ETJ, and single-family residences and undeveloped land to the west (SB 2038 ETJ Release; 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 43 C14-2025-0089 Page 2 I-RR). South Capital of Texas Highway is a Level 5 corridor per the Austin Strategic Mobility Plan (ASMP) and Lost Creek Boulevard is a Level 3. Please refer to Exhibits A (Zoning Map) and B (Aerial View). The applicant is requesting LO-V-DB90, Limited Office-Vertical Mixed Use Building- Density Bonus 90 Combining District, zoning for a proposed development that would include multi-family units requiring an affordable component. A building constructed under density bonus 90 (DB90) standards allows for a mix of residential uses and commercial uses, and the result is typically retail, restaurants and offices on the ground floor, and residential units on upper levels. The overall project would consist of approximately 475 residential units and will not be seeking a partial/complete (0-100%) modification for the ground floor commercial space requirement. Please refer to Exhibit C (Applicant’s Summary Letter). A development utilizing the “density bonus 90” incentives is permitted with a base LO district and must include an affordability component for residential use in order to obtain incentives, including height maximum of 70 feet in the LO district (40 feet base plus 30 feet incentive) and relaxation of development and compatibility standards, such as FAR, setbacks and building coverage. There are several methods of satisfying DB90 development affordability requirements. There are two options for projects including rental units: 1. a minimum of 12% of the rental units in a building are affordable for a 40- year period for households earning 60% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2. a minimum of 10% of the rental units are affordable for a 40-year period as described above for households earning 50% or less MFI. There are two options of satisfying DB90 development affordability requirements which include ownership units: 1. a minimum of 12% of the residential units in a building are affordable for a 40-year period for households earning 80% or less than the Austin-Round Rock Metropolitan Statistical Area MFI; or 2. an in-lieu-fee payment to the Housing Trust Fund, equivalent to the required percentage of the total residential units, including the mix of bedrooms required, at the rate set in the fee schedule at the time of final site plan submission. BASIS OF RECOMMENDATION: 1. The rezoning should be consistent with the policies and principles adopted by the City Council. City Council has provided policy and direction for having more residential density and increased affordability, as well as incentivizing vertical mixed use buildings throughout the City. This request is consistent with the “VMU2” option and Ordinance No. 20240229-073, which replaced the invalidated “VMU2” option. 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 2 of 43 C14-2025-0089 Page 3 2. The proposed zoning should be consistent with the purpose statement of the district sought. The Limited Office district is intended for offices predominately serving neighborhood or community needs, which may be located within or adjacent to residential neighborhoods. The Vertical Mixed Use Building (V) combining district may be applied in combination with any commercial base zoning district and allows for a combination of office, retail, commercial and residential uses within a vertical mixed use building. The Density Bonus 90 combining district is intended, in exchange for providing affordable housing units and in combination with commercial base zoning districts, to allow a mixture of office, retail, commercial, and residential uses with modifications of compatibility standards and site development regulations including increased building height. 3. Zoning should promote clearly-identified community goals, such as creating employment opportunities or providing for affordable housing. This rezoning authorizes a property to participate in a voluntary density bonus or incentive program that provides modifications to development regulations or other regulatory-related benefits in exchange for community benefits. In exchange for increased development potential, the development is required to comply with affordable housing requirements. EXISTING ZONING AND LAND USES: ZONING LAND USES Site North LR; MF-1-CO; LO; LO; LR Offices, Parking Garage Offices; Townhomes; Religious Assembly; Offices GO South LR; GO East West Lake Hills ETJ West SB 2038 ETJ Release; I-RR Offices Religious Assembly, Offices Family Residences; Undeveloped NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Eanes Creek Watershed CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: Loop 360 SCHOOLS: Eanes Independent School District Forest Trail Elementary School West Ridge Middle School Westlake High School 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 3 of 43 COMMUNITY REGISTRY LIST: City of Rollingwood, Friends of Austin Neighborhoods, Lost Creek Neighborhood Association, Preservation Austin, Save Our Springs Alliance, AREA CASE HISTORIES: NUMBER C14-2016-0127 REQUEST DR to SF-2 C14-2012-0086 LO to MF-1-CO TNR BCP - Travis County Natural Resources, Woods of Westlake Neighborhood Association COMMISSION To Grant Staff’s Recommendation of SF-2 (01/03/2017) To Grant Staff’s Recommendation of MF-1-CO (10/01/2012) CITY COUNCIL Approved SF-2 as Commission Recommended (01/26/2017) Approved MF-1-CO as Commission Recommended (10/18/2012) RELATED CASES: C8S-84-260 – Subdivision case (recorded plat) associated with the subject property. ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 1120 S CAPITAL OF TEXAS HIGHWAY SB. C14- 2025-0089. Project: 1120 and 1122 S Capital of Texas Highway. 15.518 acres from LO and LR, LO to LO-V-DB90, LO-V-DB90, LO-V-DB90. Existing: office (139,776 SF and 130,294 SF). Proposed: office (139,776 SF), multifamily (475 units) and commercial (7,200 SF). Note that demolition is proposed (0 residential units to be demolished). Yes Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 4 of 43 C14-2025-0089 Page 5 Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. Y Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) • Within 0.5 miles of medical clinic along S Capital of Texas Highway Y Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 3 Number of “Yes’s” Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 5 of 43 C14-2025-0089 Page 6 The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Eanes Creek Watershed of the Colorado River Basin, which is classified as a Water Supply Suburban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Drinking Water Protection Zone. Under the current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification One or Two Family Residential 30% 40% Multifamily Residential 40% Commercial % of Net Site Area % NSA with Transfers 40% 55% 55% Development within a Water Quality Transition Zone is limited to 18%. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments on zoning change. PARD – Planning & Design Review Residential units that are certified affordable and income-restricted are exempt from the parkland dedication requirements per City Code § 25-1-601(D)(4). Parkland dedication will be required for any new market-rate residential units that may be proposed by this development, at the time of subdivision or site plan, per City Code § 25-1-601. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination of parkland dedication requirements. 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 6 of 43 C14-2025-0089 Site Plan Page 7 Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. The site is subject to compatibility standards due to the adjacency of SF-2-CO property to the south. (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b. Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 The site is located within Hill Country Roadway Corridor. The site is located within the moderate intensity zone of Loop 360. The site may be developed with the following maximum floor-to-area ratio (FAR): Slope 0-15% 15-25% 25-35% Maximum FAR 0.25:1 0.10:1 0.05:1 NOTE: Hill Country Roadway FAR limits apply to non-residential buildings. Both Vertical Mixed Use and DB90 Development Standards require ground floor pedestrian-oriented commercial uses which would generally require compliance with non-residential development standards. Further, while Vertical Mixed Use and DB90 both offer relief from base zoning FAR standards, that relief does not appear to apply to Hill Country Roadway development standards. Except for clearing necessary to provide utilities or site access, a 100-foot vegetative buffer will be required along Capital of Texas Highway. At least 40% of the site (excluding dedicated right-of-way) must be left in a natural state. The allowable height is as follows: Within 200 feet of Capital of Texas Highway the maximum height is 28 feet, and beyond 200 feet the maximum height is 40 feet. This site must meet affordability minimums per LDC 25-2-652 to be eligible for DB90. A signed approval letter from the Housing Department will be required with site plan submittal. 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 7 of 43 C14-2025-0089 Page 8 Lost Creek Boulevard is the Principal Street for this site. Any Vertical Mixed Use or DB-90 buildings fronting this street will be required to have 75% of the ground floor as commercial uses. NOTE: A lobby serving a use other than a pedestrian-oriented commercial or civic space is not counted as a pedestrian-oriented commercial or civic place. If a DB90 building includes a mix of uses, a non-residential use: • may not be located above a residential use; and • may not be located on or above the third story of the building. This site is adjacent to a site that contains one to three dwelling units and is zoned SF-5 or more restrictive. A compatibility buffer 25’ in width, designed to meet 25-8-700 and 25- 2-652(G) will be required for DB90 development. Austin Transportation and Public Works Department – Engineering Review The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Lost Creek Boulevard. It is recommended that 59 feet of right-of-way from the existing centerline should be dedicated for Lost Creek Boulevard according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for Lost Creek Boulevard. It is recommended that 59 feet of right-of-way from the existing centerline should be dedicated for Lost Creek Boulevard according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) Lost Creek Boulevard Level 3 116’ 102’ 32’ No Yes No S. Capital of Texas Highway Level 5 Coord. With TxDOT Coord. With TxDOT 44’ No Yes No 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 8 of 43 C14-2025-0089 TIA: Page 9 A traffic impact analysis is not required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Austin Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with City of Austin water and wastewater utilities. The landowner, at own expense, will be responsible for providing any water and wastewater utility improvements, offsite main extensions, utility relocations and or abandonments required by the land use. The water and wastewater utility plan must be reviewed and approved by Austin Water for compliance with City criteria and suitability for operation and maintenance. Depending on the development plans submitted, water and or wastewater Service Extension Requests may be required. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. All new development within the proposed project will be subject to City Code Chapter 25-9 and any future amendments relating to reclaimed water connections, water benchmarking, and mandatory onsite water reuse. All water and wastewater construction must be inspected by the City of Austin. The landowner must pay the City inspection fee with the utility construction. The landowner must pay the tap and impact fee once the landowner makes an application for a City of Austin water and wastewater utility tap permit. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: Applicant’s Summary Letter Correspondence from Interested Parties 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 9 of 43 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-04-0171C14-2016-0127C14-2012-0086C14-00-2136S CAPITAL OF TEXAS HWY SBS CAPITAL OF TEXAS HWY NBLOST CREEK BLVDWILSON HEIGHTS DRBARCLAY DRTHADDEUS CVSUNDOWN PKWYSHANNON OAKS TRLWILD BRIAR PASSETERNITY TERCITY VIEW STI-RRLOGOLOSF-2LRSF-2-CODRSF-1I-SF-2SF-1I-SF-2I-SF-2SF-1SF-1LRGOLRI-SF-2I-SF-2I-SF-2P-COI-SF-2SF-2SF-2I-SF-2MF-1-COSF-1-CODRSF-1-COSF-2P-COGRLRLROFFICESINGLE FAMILY83-26383-19083-16190-02204-0171C14-90-019R83-158R83-159DRIVE-IN BANKR83-170RCR83-263NOT ON\GROUNDUNDEVELOPEDBARTON CREEK WILDERNESS PARKOFFICESINGLE FAMILYOFFICEOFFICEOFFICER83-170RCR83-170RCZONING±This product is for informational purposes and may not have been prepared for or be suitable for legal,engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only theapproximate relative location of property boundaries.This product has been produced by the Planning Department for the sole purpose of geographic reference.No warranty is made by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:C14-2025-0089SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARYCreated: 8/25/20250400200Feet03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 10 of 43!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0089C14-04-0171C14-2016-0127C14-2012-0086C14-00-2136S CAPITAL OF TEXAS HWY SBS CAPITAL OF TEXAS HWY NBLOST CREEK BLVDWILSON HEIGHTS DRBARCLAY DRTHADDEUS CVSUNDOWN PKWYSHANNON OAKS TRLWILD BRIAR PASSETERNITY TERCITY VIEW STI-RRLOGOLOSF-2LRSF-2-CODRSF-1SF-1SF-1SF-1LRGOLRP-COSF-2SF-2MF-1-CODRSF-1-COSF-1-COSF-2P-COGRLRLR1120 and 1122 S Capital of Texas Highway±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-00891120 and 1122 SCapital of Texas Hwy SB15.518 AcresMarcelle BoudreauxCreated: 9/23/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 11 of 43August 14, 2025 Ms. Lauren Middleton-Pratt, Planning Director City of Austin Planning Department Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 Via Electronic Delivery Re: 1120 and 1122 S Capital of Texas Highway – Zoning application for the 15.518-acre combined properties located at 1120 and 1122 S Capital of Texas Highway, comprised of TCAD IDs: 0111210201 and 0111210202 (the "Property") Dear Ms. Middleton-Pratt: As representatives of the owners of the Property, we respectfully submit the enclosed rezoning application package. The project is titled 1120 and 1122 S Capital of Texas Highway and is 15.518-acres of combined land, located on the west side of S Capital of Texas Highway, south of Lost Creek Boulevard. The Property is in the Full Purpose Jurisdiction of the City of Austin. The Property is currently zoned LO (Limited Office) and LR (Neighborhood Commercial) The requested zoning is LR-V-DB90 (Limited Office – Vertical Mixed Use Building – Density Bonus 90). The Property is not located in a Neighborhood Planning Area. A Traffic Impact Analysis (TIA) is not required per the attached TIA determination waiver dated 5/8/2025 by Nazlie Saeedi from Transportation Department Services. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Sincerely, Leah M. Bojo cc: Joi Harden, Planning Department (via electronic delivery) Marcelle Boudreaux (via electronic delivery) 2705 Bee Caves Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 12 of 43 Villela, Beverly Subject: FW: Case C14-2025-0089 From: Jeryl Sent: Sunday, September 28, 2025 2:44 PM To: Boudreaux, Marcelle Subject: Case C14-2025-0089 You don't often get email from Learn why this is important External Email - Exercise Caution We have been residents of Lost Creek Community for 45 years. We did not VOTE for high rise buildings or low property listings. We want ACTION NOW. We do not want tall high density buildings. Please help those of us who have lived here the longest. Our children are not safe getting off buses, no walking sidewalks or public transportation. Please help us fight this battle. Thank you, CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 13 of 43 Villela, Beverly Subject: FW: Strongly against rezoning of 1120 &1122 Capital of Texas Hwy - NO DIRECT ACCESS to development from the south (Case Number: C14-2025-0089) From: Devlin DuVall Sent: Sunday, September 14, 2025 3:38 PM To: Morin, Danielle < < >; Rouda, Randall < >; Michael, David < ; < < >; Meeks, Stacy < >; DeSanctis, Ann < >; Ellis, Paige >; Middleton-Pratt, Lauren ; Curtis, Cathy >; Barron, Bradley >; McGuinness, Kayla >; Gonsoulin, Chase >; Saeedi, Nazlie >; Mayor Watson > Cc: Mike DuVall < Subject: Strongly against rezoning of 1120 &1122 Capital of Texas Hwy - NO DIRECT ACCESS to development from the south (Case Number: C14-2025-0089) > You don't often get email from . Learn why this is important External Email - Exercise Caution Hello, I am not sure exactly to whom I should be voicing my opinion and thoughts, but I am VERY, VERY concerned about the proposed rezoning of 1120 and 1122 S. Capitol of Tx. Hwy. (Case Number: C14-2025-0089). I live directly behind these two addresses. I am against this rezoning for a few reasons: - The proposal for 475 apartment unit is estimated to increase traffic by 2,000 trips per day in this area (per documents filed with the City of Austin). If you are coming from the south, there is NO DIRECT ACCESS to either property. DRIVES WILL HAVE TO MAKE A U-TURN to access the properties. THERE IS ONLY ONE U-TURN LANE. Please think about the additional congestion this will cause at that intersection. Lost Creek Boulevard is already mayhem at certain times of day. We have accidents at this intersection quite often and a few months ago had a fatal accident here. The entrance to Wilson Heights Drive (my street) already sees MANY, MANY ILLEGAL U-TURNS PER DAY, from people working in the office buildings looking for a shortcut or quicker access. This development will only make traffic difficulties even worse. One statement that is VERY concerning to me, is found in the Applicant Summary letter. It states: 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 14 of 43 The Property is currently zoned LO (Limited Office) and LR (Neighborhood Commercial) The requested zoning is LR-V-DB90 (Limited Office – Vertical Mixed Use Building – Density Bonus 90). The Property is not located in a Neighborhood Planning Area. A Traffic Impact Analysis (TIA) is not required per the attached TIA determination waiver dated 5/8/2025 by Nazlie Saeedi from Transportation Department Services. I do not understand how a traffic impact analysis can not be required when there is only ONE U- TURN lane to access this property if you coming from the south? - Westbank Drive is a main artery to West Lake High School. This light is already crazy enough at school times, and this proposed development would make it worse. - I am very concerned about the noise this development would cause for the neighborhood it abuts to. - I am very concerned about the proposed 475 units and 7-story building proposed for this site. That is way too much traffic, way too many people, way too much disturbance to not do any sort of impact study. - I am concerned about the proposal to include low-income housing. I would love to have more families have access to the school system here (Eans ISD is looking for ways to get more children in our school system), but there is NO PUBLIC TRANSPORTATION TO SUPPORT THESE FAMILIES. Before you approve a zoning change, I ask that you analyze the very real and negative impacts this development will have on this area. Sincerely, Devlin DuVall cell CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 15 of 43 Villela, Beverly Subject: FW: Opposition Letter to Zoning Application C14-2025-0089 From: Lorrie Bedell Sent: Wednesday, September 17, 2025 10:01 PM To: Boudreaux, Marcelle < Cc: > < Subject: Opposition Letter to Zoning Application C14-2025-0089 ; District 8 You don't often get email from Learn why this is important External Email - Exercise Caution Lorraine and Kergin Bedell 1137 Lost Creek Blvd. Austin, TX 78746 September 17, 2025 Marcelle Boudreaux via email cc: Paige Ellis, City Council Woman Lost Creek Limited District Board of Directors Lost Creek Neighborhood Association President Dear Ms. Boudreaux, We are writing to oppose the application for zoning Case # C14-2025-0089 of Cityview 1120 and 1122 S. Cap. of Texas Hwy. Cityview's rezoning request, if approved, would cause a significant negative traffic impact on neighboring properties. The existing traffic at the intersection of Lost Creek Blvd and S. Cap. of Texas Hwy is already congested and collision-prone, other residential developments (Milestone and Stratus) underway along Lost Creek Blvd are already going to add future traffic to the intersection, and the upcoming TxDOT 360 construction project will create additional traffic problems at the intersection. The Cityview proposal should not be considered without a comprehensive traffic study that considers all of the above factors. Any rezoning of 1120 and 1122 S. Cap. of Texas Hwy should allow for access only to S. Cap. of Texas Hwy, and have no access to Lost Creek Blvd. Lost Creek neighborhood is home to over 1200 single-family and condominium households. Despite this population, there are only three routes into and out of the neighborhood. Primary neighborhood access is through the intersection at Lost Creek Blvd and S. Cap. of Texas Hwy. The other two ways to access the neighborhood are via Barton Creek Blvd (4.5 miles and a 10 minute drive to the West) and a 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 16 of 43 route through small, winding residential streets through the Camelot neighborhood. The intersection at Lost Creek Blvd and S. Cap. of Texas Hwy is already problematic. Going out of the neighborhood during morning commuting time the traffic backs up for several turns of the light, and the westbound lanes spreading from one lane of traffic to three cause much confusion and last minute lane changes. Heavy traffic on S. Cap. of Texas Hwy both in the morning and late afternoon also prevents access to and coming out of the intersection. There have been numerous traffic collisions at the intersection, including multiple fatalities. The guard rail at the corner of 1120 S. Cap. of Texas Hwy has to be rebuilt frequently due to collisions. Currently, the cars accessing Cityview are there for commercial business. They are limited in number and flow in an opposite commuter direction from that of Lost Creek neighborhood. If Cityview were to change to residential use, that traffic would compound the congestion and problems already existing at the intersection. An additional complication at the intersection is the landscaped median along Lost Creek Blvd that prevents eastbound traffic left turns into Cityview, and cars frequently make illegal U-turns at Lost Creek Blvd and Wilson Heights Dr to double back into Cityview. The traffic at this problematic intersection is already looking at a sizable future increase from the Milestone and Stratus developments already in progress along Lost Creek Blvd. Milestone's Overlook at Westlake project is adding 49 homes on 36 acres. Stratus' Holden Hills development is much larger and is adding 74 single-family home lots and approximately 430 condominium units on 495 acres. Together, those two developments will add more than 550 residences of traffic to the already heavily-traveled Lost Creek Blvd. The prospect of adding another 475 Cityview residences of traffic to the bottlenecked intersection at Lost Creek Blvd and S. Cap. of Texas Hwy is undesirable and dangerous. The intersection also faces future congestion and hazard due to TxDOT's 360 project, which is running behind schedule but is planned to add an overpass at Lost Creek Blvd and S. Cap. of Texas Hwy in the near future. For an example of traffic problems to expect when this project begins, one need only look at the current status of construction at Westlake Dr and N. Cap. of Texas Hwy. The construction has created more traffic backup, prevented access to cross streets, and forced traffic to travel more through residential streets. Cityview's properties will be directly in front of the TxDOT construction, and residents of Cityview's proposed plan will likely be exclusively funneled through Lost Creek Blvd during construction road closures. The current traffic backup and bottleneck from 7:00-9:30 am, the twice daily commuter congestion along S. Cap. of Texas Hwy, a history of collisions and fatalities, a 550 residence increase already in development, and the expected TxDOT construction project creates a confluence of problems already beleaguering the intersection at Lost Creek Blvd and S. Cap of Texas Hwy. Cityview now requests to add an additional 475 residences right in the heart of this problem, and requests to do it without even a traffic impact analysis. Cityview should not be allowed to add 475 residences to the traffic at the intersection. Any rezoning considered should require that Cityview not have entrance or egress to Lost Creek Blvd and should include a comprehensive traffic study to ensure that Cityview's development would not negatively impact the flow of traffic through the intersection of Lost Creek Blvd and S. Cap. of Texas Hwy. Sincerely, Lorraine and Kergin Bedell CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 17 of 43 Villela, Beverly From: Sent: To: Cc: Subject: Deborah Castro Sunday, October 12, 2025 3:12 PM Boudreaux, Marcelle; Villela, Beverly Chris Vetromile; Marrs; Bob Sweeney; Jackson; Marvin Hecker; Rosa Yupari; Victoria Lavi; ann mccormick; Ruth Anne Abraham; Gaylon finklea Hecker; Lorrie Bedell; James Lear; Sharon Lear; Gary Sertich; Tanya Emmons; Heeru Thadani; Rezoning the office buildings at the intersection of Lost Creek Blvd. and Hwy. 360 Megan ; Rachel ; District 8; Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Hi Beverly, I’m writing to express my strong concerns and opposition to any proposed zoning changes at the City View location. The traffic in this area is already overwhelming, and the recent developments—Strattus and Milestone—have only made matters worse. We’ve already seen an increase in accidents and dangerously heavy traffic, and these issues will only intensify once those developments are fully occupied. This is not sustainable for our community. Additionally, I’m deeply concerned about the proposed building heights, especially the possibility of 10-story structures. Such scale is out of character with the surrounding area and will further strain infrastructure, viewsheds, and our neighborhood’s overall quality of life. As an advocate with Dark Sky International, I also want to highlight a major environmental and community concern. Our neighborhood was the first in the City of Austin to earn the prestigious title of “International Dark Skies Development of Distinction,” one of only seven neighborhoods in the entire United States to receive this recognition. We’ve worked hard— residents, community leaders, and even local office buildings—to meet and uphold the five lighting principles established by the Illuminating Engineering Society 1. Lighting should serve a clear purpose. 2. Lighting should be time-limited—used only when needed, avoiding 24/7 illumination, which studies show does not improve safety. 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 18 of 43 3. Use of appropriate fixtures that are fully shielded to reduce glare, light trespass, and scatter. 4. Preference for warmer color tones (yellow or gold hues) rather than harsh, bright white light. 5. Limiting light intensity to fixtures with outputs below or at 2700 Kelvins. Many developers market their lighting plans as “neighborhood friendly,” but in reality, they often fall short of these standards. In contrast, many of our residents use motion sensors or timers, which have proven to be both effective and compliant. One of the office buildings on Lost Creek Boulevard went so far as to completely remove a large spotlight on the top of their building at our request, helping us achieve and maintain our designation. Our efforts have been formally recognized by the City of Austin and Travis County, including annual proclamations during October’s Night Skies Month. This designation is a point of pride for our neighborhood and a model for others—including River Hills, which recently became the second neighborhood in Austin to receive the same honor. We ask that you respect the time, effort, and investment our community and Limited District have made in protecting our skies and quality of life. Please consider the lasting impact that these zoning changes and new developments could have—not just on traffic and infrastructure, but on the legacy and environment we’ve worked so hard to preserve. Thank you for your consideration, and I truly hope we can continue to work together as respectful and thoughtful neighbors. Best regards, Deborah Castro Lost Creek Dark Skies Travis County Friends of the Night Sky CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 2 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 19 of 43 Villela, Beverly From: Sent: To: Subject: Kristen Dharamsi Monday, February 9, 2026 10:32 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Kristen Dharamsi and I live at 6602 Torrey Pines Cove in the Lost Creek area. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed. This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. My two children at Forest Trail Elementary have the maximum number of children allowed in their classrooms and the school is at max capacity. Please postpone until the Educational Impact Statement is completed and reviewed by Eanes ISD. Thank you, Kristen Dharamsi 6602 Torrey Pines Cove 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 20 of 43 Villela, Beverly From: Sent: To: Subject: Julia Keenan Monday, February 9, 2026 10:00 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Schools & Educational Impact Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Beverly, Julia Keenan here again, of 2001 Port Royal Dr., Austin, TX 78746 near the City View property. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed for another reason. This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. As a former teacher in the Eanes District and Westlake High School, I am concerned about how this housing development will impact education. Valley View School, located across Loop 360 where the new students would logically attend, was shut down during the 2025-2026 school year (and was slated for sale) due to declining enrollment in the Eanes District. This housing project will focus on dwellings for families, which will dramatically increase enrollment in Eanes. Classroom size will undoubtedly be an issue that needs consideration when permitting an apartment development of this size. Please postpone until the Educational Impact Statement is completed and reviewed by Eanes ISD. Thank you again, Julia Keenan, 2001 Port Royal Dr., Austin, TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 3 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 21 of 43 Villela, Beverly From: Sent: To: Subject: Kendall Guinn Monday, February 9, 2026 9:58 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Traffic Safety Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from Learn why this is important External Email - Exercise Caution Dear Members of the Zoning and Platting Commission, My name is Kendall Guinn, and I live at 1509 Wilson Heights Drive in Austin, next to the property proposed for rezoning under Case C14-2025-0089. I am writing to respectfully request that the February 17 hearing be postponed. This proposed development would add 475 apartments along Lost Creek Boulevard, a roadway that already feels over capacity. Daily traffic funnels through a single left-turn lane at Loop 360, where drivers regularly experience long backups and dangerous turning conditions. There was a fatal accident at this intersection within the past year, which underscores how serious the safety issues already are. Despite this, the application indicates that no Traffic Impact Analysis is required, even though the project is expected to increase traffic in the area by an estimated 30 to 40 percent. That level of added volume without a formal traffic study is deeply concerning. The application also fails to account for other major nearby developments, including the Marshall development (48 homes), the Stratus project (more than 600 homes and apartments), and the upcoming improvements by the Texas Department of Transportation to Loop 360. All of these projects will add traffic to the same limited road network. Our neighborhood has very few points of entry and exit, which is not only a congestion issue but also a serious concern for emergency response and potential wildfire evacuation. On a daily basis, simply waiting in line to get to Forest Trail Elementary adds roughly 30 extra minutes to my commute just to cross Loop 360. Traffic is already stretched beyond what the roads can reasonably handle. In addition, one of my children has sensory processing disorder, and prolonged nearby construction noise would be especially disruptive and distressing for them in our own home. For these reasons, I strongly urge the Commission to postpone this hearing until a full Traffic Impact Analysis is completed and reviewed. Our community deserves a thorough evaluation of the safety and infrastructure impacts before this case moves forward. 4 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 22 of 43 Thank you for your time and consideration, Kendall Guinn 1509 Wilson Heights Drive Austin, TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 5 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 23 of 43 Villela, Beverly From: Sent: To: Subject: Maki Miller Monday, February 9, 2026 9:44 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Incomplete Educational Impact Statement Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Maria A Miller and I live at 1900 Big Canyon Dr in the Lost Creek area. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed. This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. As a parent in Eanes ISD, I am already seeing the effects of overcrowding. The district has closed one elementary school, and Forest Trail Elementary is currently over capacity with full classrooms. Moving forward with this project without a complete Educational Impact Statement risks further straining an already impacted school system. Please postpone until the Educational Impact Statement is completed and reviewed by Eanes ISD. Thank you, Maria A Miller 1900 Big Canyon Dr Austin TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 6 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 24 of 43 Villela, Beverly From: Sent: To: Subject: Felipe Ribeiro Monday, February 9, 2026 9:35 AM Villela, Beverly Request to Postpone Hearing for Case C14-2025-0089 Due to Serious Safety Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Felipe Ribeiro, and I live at 1806 Big Canyon Dr, directly adjacent to the property proposed for rezoning under Case C14-2025-0089. I am formally requesting that the February 17 hearing be postponed. This proposal would add 475 apartment units onto Lost Creek Boulevard, a road that already carries an estimated 8,000 to 10,000 vehicle trips per day and feeds into Loop 360 through a single, already overburdened left-turn lane. There was a fatal accident at this intersection within the past year. Despite this, the application claims that no Traffic Impact Analysis is required for a project that would clearly increase traffic by an estimated 30 to 40 percent. That assertion is irresponsible and unacceptable. Even more concerning, the application completely ignores other major developments already approved or underway in the same corridor, including the Marshall development with 48 homes, the Stratus development with more than 600 homes and apartments, and the ongoing TxDOT Loop 360 project. These projects compound each other. Treating this rezoning as if it exists in isolation is misleading and fails to reflect real-world conditions. Lost Creek has limited points of entry and exit. This is not just an inconvenience; it is a public safety issue. In the event of a wildfire or other emergency, evacuation capacity is already strained. Adding hundreds of new units without a comprehensive traffic and safety analysis puts current residents at real risk. As someone who lives here, I regularly experience very long delays trying to exit LC and have serious concerns about emergency vehicle access during peak traffic hours. These are not hypothetical issues. They are daily realities. At a minimum, this hearing should not proceed until a full Traffic Impact Analysis is completed and shared with the community. Anything less is a failure to meet basic standards of safety and due diligence. I strongly urge the Commission to postpone the February 17 hearing and require proper analysis before 7 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 25 of 43 moving forward. Sincerely, Felipe Ribeiro 1806 Big Canyon Dr CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 8 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 26 of 43 Villela, Beverly From: Sent: To: Subject: Peter Emerson Monday, February 9, 2026 9:25 AM Villela, Beverly Request Postponement for Case C14-2025-0089 – Major Traffic Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Peter Emerson, and I reside at 2003 Trevino Drive, immediately adjacent to the property proposed for rezoning under Case C14-2025-0089. I am writing to respectfully request that the February 17 hearing be postponed. The proposed project would introduce 475 additional apartments onto Lost Creek Boulevard, a corridor that already carries an estimated 8,000–10,000 vehicle trips per day through a single left-turn lane at Loop 360. Tragically, a fatal accident occurred at this intersection within the past year. Despite this, the application indicates that no Traffic Impact Analysis is required—even though the project is expected to increase traffic volumes by roughly 30–40%. That conclusion raises serious safety concerns. In addition, the application does not account for other major developments already underway or planned in the area, including the Marshall development (48 homes), the Stratus development (600+ homes and apartments), and the TxDOT Loop 360 project. Our neighborhood has very limited points of access, which is not only a daily congestion issue but also a significant concern in the event of a wildfire or other emergency evacuation. With the traffic between Lost Creek Boulevard and Westlake Drive already being one of the most congested areas of the 360 loop, I find it irresponsible to proceed without further study. Our family already feels that the intersection of 360 and Lost Creek Boulevard is the most perilous part of our journey to and from our home. For these reasons, I respectfully ask that the Commission postpone this hearing until a Traffic Impact Analysis can be completed and reviewed. Our community deserves the opportunity to evaluate this proposal with a clear understanding of its safety and traffic implications. Thank you for your time and consideration. Sincerely, Peter Emerson 9 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 27 of 43 2003 Trevino Drive CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 10 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 28 of 43 Villela, Beverly From: Sent: To: Subject: Rosa Yupari Monday, February 9, 2026 8:38 AM Villela, Beverly Postponement Request – Case C14-2025-0089 Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Rosa Yupari and I live at 1313 Wilson Heights in the Lost Creek area. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed. This project proposes 475 multifamily units, which triggers a mandatory Educational Impact Statement for any project with 200+ multifamily units. The property is in the Eanes ISD, which is already facing budget challenges, lack of teachers, and space in the classrooms. The application’s own EIS form leaves the number of bedrooms per unit as “TBD.” We cannot confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS is incomplete, the hearing should not proceed. This is a regulatory requirement, not optional. There has already been a school closure and the existing elementary school and highschool create incredible traffic at the corner of wilson heights and lost creek blvd. My daughte gets picked up righ there at the Blvd and there are too many cars doingillegal uturns so I am not sure if that was taken into consideration. Please postpone until the Educational Impact Statement is completed and reviewed by Eanes ISD. Thank you, Rosa Yupari 1313 Wilson Heights CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 11 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 29 of 43 Villela, Beverly From: Sent: To: Subject: Doug Keenan Monday, February 9, 2026 7:39 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Watershed & Environmental Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Beverly, Douglas Keenan here again, from 2001 Port Royal Dr., Austin, TX 78746, adjacent to the property in Case C14-2025-0089. I am requesting that the February 17 hearing be postponed for a different reason. This site drains into the Eanes Creek Watershed and is adjacent to Barton Creek Watershed – waterways Austin has spent decades protecting. It is in the Hill Country Roadway Scenic Corridor, a wildlife protection area, and a dark skies community. Yet the application barely addresses any of this. A 90-foot, 475-unit building will massively increase impervious cover, stormwater runoff, and pollutant loading into protected waterways. I have seen what wildfires can do, as I have driven through Bastrop County many times in our travels here in Central Texas. The Bastrop County Complex fire was a conflagration that engulfed parts of Bastrop County, Texas, in September and October 2011. The wildfire was the costliest and most destructive wildfire in Texas history and among the costliest in U.S. history, destroying 1,696 structures and causing an estimated $350 million in insured property damage. An exceptional drought, accompanied by record-high temperatures, affected Texas for much of 2011. We are now in record drought conditions again right next to the Barton Creek Wilderness. We have to be careful for our safety, let alone the preservation of a Central Texas treasure of wildlife and natural beauty that is unique. Please postpone until an environmental review addressing watershed impact, the Hill Country Corridor, and wildlife habitat is completed. Thank you again, Douglas Keenan, 2001 Port Royal Dr., Austin, TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 12 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 30 of 43 Villela, Beverly From: Sent: To: Subject: Lisa Almgren Sunday, February 8, 2026 6:49 PM Villela, Beverly Case C14-2025-0089 - Request for Traffic Impact Studies Prior to Rezoning Approval Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, I am writing to request that this rezoning request not be approved until thorough traffic impact studies are completed and reviewed. Lost Creek Boulevard already has a single signalized exit onto Capital of Texas Highway (Loop 360), and that intersection is heavily taxed by existing daily Lost Creek resident traffic. Congestion is routine, and there have been numerous accidents at this intersection, many caused by high-speed traffic on Loop 360. Adding a residential apartment complex with over 450 apartments will significantly increase daily vehicle traffic and further strain this intersection. Because of the congestion, many drivers routinely ignore the clearly posted “NO U-TURN” sign at Lost Creek Boulevard and Wilson Heights Drive. These illegal U-turns are used to avoid long southbound traffic lines on Capital of Texas Highway and create daily traffic hazards. With apartment residents attempting to access the complex just past the Lost Creek traffic light, these unsafe driving behaviors will only increase. When drivers do not make illegal U-turns, many instead turn left from Lost Creek Boulevard onto Wilson Heights Drive and then use private driveways to turn around. I experience this firsthand at my home at 1203 Wilson Heights Drive daily. I work from home and have personally observed and counted approximately 10–15 vehicles per day using my driveway as a turnaround point before driving back to Lost Creek Boulevard, only to turn right and enter the existing office complex or continue traveling south on Capital of Texas Highway. This behavior is not only disruptive but also raises serious safety and liability concerns for homeowners. This type of shortcutting behavior will only increase with apartment residents attempting to access their homes more quickly by avoiding the congested traffic light at Lost Creek Boulevard and Capital of Texas Highway. Wilson Heights is a residential street with many families and young, school-aged children, and drivers who disregard posted traffic signs and rules cannot be relied upon to operate safely on neighborhood streets. Approving this rezoning without comprehensive traffic impact studies places existing residents at risk and ignores real, observable problems that already occur daily. Our neighborhood has limited access 13 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 31 of 43 points, and increased congestion also raises concerns about emergency vehicle access and evacuation safety. I respectfully request that the Commission require full traffic impact studies before considering approval of this rezoning request. Our community deserves a careful, data-driven evaluation of safety, infrastructure, and quality-of-life impacts before such a significant change is made. Thank you for your time and consideration. Sincerely, Lisa Almgren 1203 Wilson Heights Drive CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 14 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 32 of 43 Villela, Beverly From: Sent: To: Cc: Subject: Kerri Green Sunday, February 8, 2026 4:14 PM Villela, Beverly Kerri Baldwin Postponement Request – Case C14-2025-0089 – Traffic, Pedestrian & Safety Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Kerri Baldwin, and I live at 1343 Lost Creek Blvd, directly on Lost Creek Boulevard and immediately adjacent to the property proposed for rezoning under Case C14-2025-0089. I am writing to respectfully request that the February 17 hearing be postponed until a comprehensive Traffic Impact Analysis (TIA) and cumulative safety review are completed. This project would add approximately 475 apartment units to Lost Creek Boulevard, a residential roadway that already carries an estimated 8,000–10,000 vehicle trips per day and relies on a single left- turn lane at Loop 360 for neighborhood access. Lost Creek Boulevard is routinely used as a cut-through route between major arterials, resulting in traffic volumes and speeds far beyond what this roadway was designed to safely accommodate. I live on Lost Creek Boulevard and regularly observe vehicles traveling well above the posted 30 mph speed limit, frequently exceeding over 50 mph. These speeds are especially dangerous given that this is a residential corridor with homes fronting the street, school bus stops, cyclists, and pedestrians. Pedestrian infrastructure along Lost Creek Boulevard is extremely limited. There are only two marked crosswalks along the boulevard, and sidewalks are incomplete or nonexistent in many areas, forcing residents, children, and walkers to travel in the street or along narrow shoulders. Under current conditions, pedestrians already face significant safety risks, which would be substantially worsened by increased traffic volumes and congestion resulting from this development. Tragically, these safety concerns are not hypothetical. The intersection of Lost Creek Boulevard and Loop 360 experienced a fatal crash in April 2025, resulting in the loss of life and serious injuries. Many residents also remember a previous fatal crash prior to 2025 involving a Tesla and a man who lost his life along this same corridor. These incidents underscore the real consequences of excessive speed, congestion, and constrained roadway design in a residential setting. Despite this documented crash history, pedestrian vulnerability, and existing congestion, the rezoning application states that no Traffic Impact Analysis is required, even though the proposed development 15 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 33 of 43 would likely increase traffic volumes by 30–40 percent. The application also fails to account for cumulative impacts from other major projects already approved or underway in the same area, including: • The Marshall development (approximately 48 homes), • The Stratus development (600+ homes and apartments), and • The ongoing TxDOT Loop 360 improvement project. Lost Creek is a relatively small residential community with a limited number of homes located directly along Lost Creek Boulevard, yet it absorbs a disproportionate amount of non-local cut-through traffic. Many of the vehicles using the boulevard are not accessing neighborhood destinations, but are attempting to bypass congestion on Loop 360 and surrounding arterials, placing residents and pedestrians at increased risk. In addition to daily traffic and pedestrian safety issues, there are serious emergency access and wildfire evacuation concerns. Lost Creek has limited ingress and egress, and traffic routinely backs up through multiple signal cycles at Loop 360. During peak congestion or an emergency event, delays for fire trucks, ambulances, or evacuating residents could have life-threatening consequences. On multiple occasions, I have personally waited through several signal cycles just to exit the neighborhood, and I am deeply concerned about how emergency responders or evacuating residents would safely navigate Lost Creek Boulevard under heavier traffic conditions — particularly given current speeds, limited sidewalks, and minimal crossing infrastructure. I am not opposed to responsible growth, but growth must be data-driven and prioritize public safety, especially in a neighborhood with documented fatalities, limited pedestrian infrastructure, and constrained access. At a minimum, a full Traffic Impact Analysis and cumulative safety review should be completed and publicly reviewed before this case proceeds. For these reasons, I respectfully request that the February 17 hearing be postponed until this essential analysis is conducted. Our community deserves a transparent and thorough evaluation of traffic, pedestrian safety, and emergency access impacts before any rezoning decision is made. Thank you for your time and consideration. Sincerely, Kerri Baldwin 1343 Lost Creek Blvd CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 16 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 34 of 43 Villela, Beverly From: Sent: To: Subject: Deborah Castro Sunday, February 8, 2026 3:24 PM Villela, Beverly SUBJECT: Postponement Request – Case C14-2025-0089 – Dark Skies & Compatibility Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Deborah Castro and I live at 5800 Sedgefield in the Lost Creek area. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed. Our neighborhood is a designated Dark Skies Development of Distinction (formerly known as International Dark Skies Development of Distinction) achieved in 2015. We are one of only two neighborhoods in Austin, one of three in the state of Texas and one of six in the United States who have successfully achieved this designation. This project involved not only the Lost Creek neighborhood but the surrounding office buildings. Many chose to discontinue bright outdoor lighting to help with our Dark Skies designation. The City View application includes no detailed outdoor lighting plan and no acknowledgment or mention of our Lost Creek Dark Skies Development of Distinction. This property is currently low-rise office space that blends into the Hill Country landscape. A 90-foot tower is fundamentally incompatible with the character of this area and would cast light pollution below, above and beyond the perimeter. The starry night sky is one of Lost Creek’s most precious assets and the City of Austin and Travis County honored our Dark Skies designation in 2021, 2022 and 2023 with the October Night Skies proclamations. Please postpone until the impact on our Dark Skies Development of Distinction and neighborhood compatibility has been studied and discussed with our neighborhood association and the residents. Thank you, Deborah Castro 5800 Sedgefield Dr. Austin, TX 78746 17 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 35 of 43 Villela, Beverly From: Sent: To: Subject: Attachments: ReAnn Boss Sunday, February 8, 2026 3:10 PM Villela, Beverly Comments for Consideration Case Number C14-2025-0089 Public Hearing Information Sheet.pdf; Opposition to Rezoning.pdf Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Case Number C14-2025-0089 Contact: Beverly Villela Public Hearing: February 17, 2026 Zoning and Platting Commission Please see the attached comments for consideration by the Commission. Respectfully, ReAnn Boss ----------------------------------------------------------------------------------------------------------------- Case Number: C14-2025-0089 Contact: Beverly Villela, 512-978-0740 Public Hearing: February 17, 2026 Zoning and Platting Commission Subject: Opposition to Proposed Redistricting and Development Access Dear Members of the Zoning Commission, I am writing to formally oppose the proposed redistricting and development plan as currently presented, due to significant safety, environmental, and property value concerns that directly impact my family and our home. Our residence is the first house in the neighborhood and sits at a particularly vulnerable location. We already experience frequent illegal U-turns, vehicles pulling into our driveway to turn around, and unsafe traffic behavior. Alarmingly, we have already had one vehicle leave the roadway and crash into our fence. These are not hypothetical risks—they are existing, documented safety issues that will only be intensified by additional development. 19 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 36 of 43 From a safety and community welfare standpoint, I strongly urge the Commission to consider the following: 1. Traffic Study Required A comprehensive traffic impact study must be conducted before any approval. The proposed development could introduce an estimated additional 1,000 vehicles with access to Lost Creek Boulevard. This increase would place our home—and more importantly, our young children—at heightened and unacceptable risk. 2. No Access to Lost Creek Boulevard The development should not be permitted access to Lost Creek Boulevard. All access should be limited to Highway 360 to prevent increased traffic, dangerous turning movements, and cut- through driving directly in front of our property. 3. Reduction in Number of Residences The density of the proposed development should be significantly reduced to lessen traffic volume, noise, and overall impact on the existing neighborhood. 4. Environmental Impact Study An environmental study is necessary to identify what substances, dust, chemicals, or pollutants may be released during construction. We have toddlers who spend time outdoors, and the potential health impacts during prolonged construction must be fully disclosed and mitigated. 5. Physical Safety Barrier If the development proceeds in any form, a minimum 10-foot concrete block wall should be required to separate our property from the development to provide a critical safety buffer, noise reduction, and privacy. 6. Loss of Property Value and Compensation The construction and resulting traffic will negatively impact our property value. The Commission should address what compensation or remediation will be provided to homeowners whose property values are diminished as a direct result of this development. We respectfully ask the Commission to prioritize the safety of existing residents—especially families with young children—over development convenience. As currently proposed, this redistricting creates serious and foreseeable risks that should not be ignored. Thank you for your time, consideration, and commitment to public safety and responsible planning. Sincerely, ReAnn Boss CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report 20 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 37 of 43 Villela, Beverly From: Sent: To: Subject: Julia Keenan Sunday, February 8, 2026 7:55 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Dark Skies & Compatibility Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from Learn why this is important External Email - Exercise Caution Dear Beverly, My name is Julia Keenan, and I live at 2001 Port Royal Dr., Austin, TX 78746 in the Lost Creek area. I am requesting that the February 17 hearing for Case C14-2025-0089 be postponed. The Dark Skies movement throughout Central Texas is important to us. Ever since we moved to Texas and Lost Creek in 1987, we have enjoyed not having street lights. This makes the skies themselves light up with the natural beauty of the moon and the stars when we go outside at night. It is a beauty that we and our neighbors cherish. We are also careful with our home’s lighting for safety using Dark Skies compliant fixturing. Our neighborhood is a dark skies community – one of the few left near Austin. A 90-foot building with 475 apartments would introduce massive light pollution from hundreds of windows, parking areas, and exterior lighting. The application includes no lighting plan and no acknowledgment that this is a dark skies area. This property is currently low-rise office space that blends into the Hill Country landscape. A 90-foot tower is fundamentally incompatible with the character of this area. Please postpone until the impact on our dark skies community and neighborhood compatibility has been studied. Thank you, Julia Keenan, 2001 Port Royal Dr., Austin, TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 22 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 38 of 43 Villela, Beverly From: Sent: To: Subject: Doug Keenan Sunday, February 8, 2026 7:42 AM Villela, Beverly Postponement Request – Case C14-2025-0089 – Traffic Concerns Categories: C14-2025-0089 - 1120 and 1122 S Capital Tx You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Beverly, My name is Douglas Keenan, and I live at 2001 Port Royal Dr., Austin, TX 78746, next to the property proposed for rezoning under Case C14-2025-0089. I am requesting that the February 17 hearing be postponed. This project would add 475 apartments to Lost Creek Boulevard, which already handles 8,000–10,000 car trips per day through a single left-turn lane at Loop 360. A fatality occurred at this intersection this past year. The application says no Traffic Impact Analysis is needed – for a project that would increase traffic by 30–40%. That is not acceptable. The application also ignores the Marshall development (48 homes), the Stratus development (600+ homes and apartments), and the TxDOT Loop 360 project – all happening in the same area. Our neighborhood has limited roads in and out, which is also a serious wildfire evacuation concern. Even today we are experiencing heavy traffic at this intersection at a variety of times throughout the day, particularly early in the morning when I travel to get in my recreation at the gym or the City’s golf course facilities. It often takes multiple traffic light changes for me to get on the road instead of being stuck at the intersection of Loop 360 and Lost Creek Boulevard. Please postpone this hearing until a Traffic Impact Analysis is completed. Our community deserves that basic safety review. Thank you, Douglas Keenan, 2001 Port Royal Dr., Austin, TX 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 23 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 39 of 43 Villela, Beverly From: Sent: To: Subject: Jill Monday, February 9, 2026 2:34 PM Villela, Beverly please delay the process of case #: C-14-2025-0089 You don't often get email from . Learn why this is important External Email - Exercise Caution board or commission's name: Zoning and platting commission. date of public hearing: Feb 17, 2026 at 6pm. case number: C14-2025-0089 contact person: Beverly Villela, 512-9780740 Dear Beverly: I live within the zoning project of "1120 1/2 south capital of Tx Hwy SB, 1120 outh capital of Tx Hwy Sb, 1122 South Capital of Tx Hwy SB, 1220 South Capital of Tx Hwy SB". I'd like to ask for a postpone the public hearing for the case of C14-2025-0089 for several reasons. 1. Environmental damage- Wilson Height Dr. and Thaddeus Cv are in the immediate contact with the Hill of life and the barton creek wilderness park. With all the construction, what will it be the cost for the environment and wild life? 2. traffic study? 3. school capacity? Are EANES ISD ready for such a big number of potential students? 4. Safety of the neighborhood? As a neighborhood, we are not ready for such construction. Please don't destroy such a beautiful neighborhood. Thank you! Sincerely, Jill CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 1 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 40 of 43 Villela, Beverly From: Sent: To: Subject: Richard Elton Monday, February 9, 2026 2:25 PM Villela, Beverly Postponement Request – Case C14-2025-0089 – Traffic Concerns You don't often get email from Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is Richard Elton and I live at 6309 Indian Canyon Drive in Lost Creek, near the property proposed for rezoning under Case C14-2025-0089. I am requesting that the February 17 hearing be postponed. This project would add 475 apartments to Lost Creek Boulevard, which already handles 8,000–10,000 car trips per day through the only entrance to the Lost Creek neighborhood from Loop 360. A fatality occurred at this intersection this past year. The application says no Traffic Impact Analysis is needed – for a project that would increase traffic by 30–40%. As a long term Lost Creek resident (>30 years) I that position neither reasonable or acceptable. The application also ignores several other major development projects on-going or planned in the area. These include the Marshall development (48 homes), the Stratus development (600+ homes and apartments), and the TxDOT Loop 360 project – all happening in the same area and on-going time-frame. Our neighborhood has limited roads in and out, which is also a serious wildfire evacuation concern. I have personally witnessed numerous crashes and near crashes at the Loop 360 entrance to Lost Creek as well as along Loop 360 just south of Lost Creek Blvd where commercial traffic merges from the existing building drives. This will only get worse with increased commercial and now, residential density. Please postpone this hearing until a thorough Traffic Impact Analysis is completed. Our community deserves that basic safety review. Thank you, Richard Elton 6309 Indian Canyon Dr Austin, TX. 78746 CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report 2 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 41 of 43 Villela, Beverly From: Sent: To: Subject: John Newton Monday, February 9, 2026 1:33 PM Villela, Beverly I respectfully ask that the hearing be postponed You don't often get email from . Learn why this is important External Email - Exercise Caution Dear Zoning and Platting Commission, My name is John Newton, and I live at 1209 Wilson Heights, adjacent to the property proposed for rezoning under Case C14-2025-0089. I am writing to respectfully request that the February 17 hearing be postponed. This project would add approximately 475 apartments to Lost Creek Boulevard, which already carries an estimated 8,000–10,000 vehicle trips per day through a single left-turn lane at Loop 360. A fatality occurred at this intersection within the past year. Despite this, the application indicates that no Traffic Impact Analysis is required for a project that could increase traffic volume by an estimated 30–40%. That raises serious safety concerns. The application also does not account for other significant nearby developments, including the Marshall project (48 homes), the Stratus project (600+ homes and apartments), and the TxDOT Loop 360 improvements currently underway. Our neighborhood has limited points of entry and exit, which adds additional concern regarding emergency and wildfire evacuation capacity. For these reasons, I respectfully ask that the hearing be postponed until a full Traffic Impact Analysis is completed and reviewed. Our community deserves that basic level of safety evaluation before moving forward. Thank you for your consideration. John Newton 1209 Wilson Heights CAUTION: This is an EXTERNAL email. Please use caution when clicking links or opening attachments. If you believe this to be a malicious or phishing email, please report it using the "Report Message" button in Outlook. For any additional questions or concerns, contact CSIRT at "cybersecurity@austintexas.gov". 5 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 42 of 43 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 43 of 43