03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 - Neighborhood Postponement Request — original pdf

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Villela, Beverly From: Sent: To: Cc: Subject: Scott Smith Wednesday, February 11, 2026 10:54 AM Villela, Beverly Shriya Josephsen Re: Lost Creek Neighborhood Association: Request for Postponement - Case No. C14-2025-0089 External Email - Exercise Caution Yes, we would like a delay until April 7th. Thank you! Scott E. Smith 512.484.6244 mobile On Feb 11, 2026, at 10:27 AM, "Villela, Beverly" wrote: Of course! And just wanting to get confirmation that April 7th is appropriate date for the postponement for the neighborhood. Regards, <image001.png> Beverly Villela Senior Planner – Current Planning Austin Planning Department 512-978-0740 83 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 1 of 4February 10, 2026 Beverly Villela, Case Manager City of Austin Planning Department P.O. Box 1088 Austin, TX 78767 CC: Council Member Paige Ellis; State Representative Donna Howard RE: Request for Postponement – Case No. C14-2025-0089 Project Location: 1120½ S. Capital of Texas Hwy SB, 1120 S. Capital of Texas Hwy SB, 1122 S. Capital of Texas HWY SB, 1220 S. Capital of Texas Hwy SB Proposed Zoning Change: LO and LR to LO-V-DB90 Scheduled Hearing: February 17, 2026 – Zoning and Platting Commission Dear Ms. Villela and Members of the Zoning and Platting Commission, We, the undersigned residents of the Lost Creek, Wilson Heights, and surrounding neighborhoods, respectfully request an immediate postponement of the public hearing for Case No. C14-2025-0089, currently scheduled for February 17, 2026. We are the community most directly impacted by this proposed rezoning, as our homes are immediately adjacent to the subject property. We are not opposed to responsible development of this site; however, the scope and scale of what is being proposed—475 residential units in a building up to 90 feet tall on a currently low-density commercial property—demands meaningful community review that has not yet been possible. The mailing date on the public hearing notice is February 6, 2026, giving our community barely 11 days before the scheduled hearing. For a project of this magnitude—one that would fundamentally alter the character, density, traffic patterns, and environmental profile of our area—this timeframe is wholly insufficient for residents to meaningfully review the application, gather relevant information, consult with experts, and prepare informed testimony. The community has not had sufficient time to meaningfully review or respond to the scope of this proposal. We request postponement on the following specific grounds: 1. Incomplete or Missing Educational Impact Statement (EIS) The application proposes 475 multifamily residential units, which exceeds the 200-unit threshold requiring an Educational Impact Statement under City of Austin regulations. The subject property falls within the Eanes Independent School District, which is currently facing significant budget pressures. The application’s own Educational Impact Analysis form (Part B) confirms 475 proposed units but leaves critical fields incomplete, including the number of bedrooms per unit (marked “TBD”). We have been unable to confirm that a completed EIS has been submitted to or reviewed by Eanes ISD. If the EIS requirement has not been satisfied, this hearing cannot properly proceed, and postponement is required as a matter of process. 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 2 of 42. No Traffic Impact Analysis (TIA) Despite Project Scale The application indicates that no Traffic Impact Analysis is required, which we believe is incorrect given the scale of this development. Lost Creek Boulevard currently accommodates approximately 8,000 to 10,000 vehicle trips per day with limited ingress and egress points and a single left-turn lane at the intersection with Loop 360 (Capital of Texas Highway). A 475-unit development could add 2,000 to 3,000 additional daily vehicle trips—a 30 to 40 percent increase. Furthermore, the application fails to account for the cumulative traffic impact of other developments already in progress in the immediate area, including the Marshall development (48 homes), the Stratus development (approximately 300 homes and 300 apartments), and the ongoing TxDOT Loop 360 improvement project. A traffic-related fatality occurred at this intersection within the past year. An independent, updated Traffic Impact Analysis must be conducted before any zoning decision is made. 3. Application Deficiencies and Incomplete Information A review of the submitted zoning application reveals multiple fields marked “TBD,” “Unknown,” or left blank. These include the number of bedrooms per unit, affordability commitments, SMART Housing participation, childcare provisions, open space and amenity details, and the Traffic Impact Analysis requirement. The applicant is requesting a Density Bonus 90 designation—which grants significant increases in allowable building height, floor area ratio, and building coverage—yet has not specified the affordability commitments that are a prerequisite for such a bonus. An application with this many undefined elements should not proceed to a public hearing where binding recommendations may be made. 4. Environmental and Watershed Concerns Requiring Further Study The subject property is located within a sensitive environmental area that includes the Inns Creek Watershed and is adjacent to the Barton Creek Watershed. The site falls within the Hill Country Roadway Scenic Corridor and a designated wildlife protection area. Our community is also recognized as a dark skies area, and a 90-foot structure with 475 residential units would generate substantial light pollution inconsistent with this designation. The application’s environmental section references only the Inns Creek Watershed and does not adequately address the full scope of environmental sensitivities. The community and relevant environmental authorities need adequate time to evaluate the potential impacts of a development of this density and height in this location. 5. Public Safety and Emergency Access Concerns The Lost Creek area has limited emergency ingress and egress points, creating significant public safety concerns in the event of wildfire, medical emergency, or natural disaster. Adding 475 residential units to this already constrained area—without a comprehensive evaluation of emergency services capacity, fire department response capability, and evacuation routing—poses a serious risk to existing and future residents alike. These safety implications have not been studied or addressed in the current application. Under the City of Austin’s postponement policy, we respectfully request that this case be postponed for the maximum allowable period to permit the community to conduct a thorough review, engage qualified experts, and prepare meaningful testimony. We believe this request is 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 3 of 4reasonable and consistent with the City’s commitment to transparent and inclusive public participation in the land development process. We appreciate your consideration of this request and look forward to engaging constructively in this process once adequate time and information have been provided. Respectfully submitted, Lost Creek Neighborhood Association (LCNA) Contact for correspondence: Shriya Josephsen 708-502-4275 lcna.president@gmail.com 03 C14-2025-0089 - 1120 and 1122 S Capital of Texas Highway; District 8 4 of 4