03 C14-2025-0064 - Circle C Tract 110; District 5 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0064 – Circle C Tract 110 DISTRICT: 8 ADDRESS: 11010-1/2 South Mopac Expressway Southbound ZONING FROM: CS-MU-CO TO: CS-MU-CO, to change conditions of zoning, including modification of the conditional overlay to remove prohibited uses and remove the provision which prohibits vehicular access to Dahlgreen Avenue in Ordinance No. 020801-31. SITE AREA: 67.138 acres PROPERTY OWNER: Circle C Land, LP (Erin D. Pickens) AGENT: Drenner Group PC (Amanda Swor) CASE MANAGER: Nancy Estrada (512-974-7617, nancy.estrada@austintexas.gov) STAFF RECOMMENDATION: The Staff recommendation is to grant general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning, to change conditions of zoning. The Conditional Overlay will be modified to remove the following prohibited uses on Tract B: Multifamily residential, General retail sales (convenience), General retail sales (general), Financial services, Personal improvement services, Restaurant (general) and Medical offices (over 5,000 square feet). The provision which prohibits vehicular access to Dahlgreen Avenue will be removed. All other portions of the Conditional Overlay that apply to Tract B (the subject property) will remain unchanged. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: May 5, 2026: April 21, 2026: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD TO MAY 5, 2026 [H. SMITH; B. GREENBERG – 2ND] (8-0) A. FLORES, T. MAJOR, C. TSCHOEPE – ABSENT 03 C14-2025-0064 - Circle C Tract 110; District 51 of 58C14-2025-0064 Page 2 CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: Signatures of adjacent property owners have been submitted in response to the above- referenced rezoning case, opposing a rezoning of the property to anything other than CS- MU-CO, with no changes to the conditional overlay. The petition includes 0.0% of eligible signatures and therefore does not meet the 20% threshold for a valid petition. Please refer to Attachment D (Petition). The Circle C Board of Directors and Homeowners Association has provided a letter of support for the proposed modification to the Conditional Overlay. CASE MANAGER COMMENTS: The subject undeveloped property is described as Tract B and is a part of Tract 110 of the Stratus Property at Circle C. It consists of approximately 67 acres located along the west side of South Mopac Expressway (Loop 1), just north of State Highway 45. Zoning for this tract as well as several other Stratus properties in the vicinity was established in August 2002. Tract B is currently zoned general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning with the conditional overlay establishing prohibited uses, square footage restrictions for a single occupant leasable space and development standards. Vehicular access from the property to Dahlgreen Avenue is prohibited and all access to the property is required to be from other adjacent public streets or through adjacent property. To the north is a university, an AISD elementary school, single family residences and undeveloped property (GR-MU-CO ; I-SF-2); undeveloped property and a charter school is to the south (GO-MU-CO; CS-MU-CO); and single family residences are to the west (I-RR; I-SF-2). Please refer to Exhibits A (Zoning Map) and A-1 (Aerial View). The Applicant’s requested zoning change is to modify the Conditional Overlay that was established with Ordinance No. 020801-31 for Tract B. The proposed amendment would remove the provision which prohibits vehicular access to Dahlgreen Avenue and remove seven prohibited uses - multifamily residential, general retail sales (convenience), general retail sales (general), financial services, personal improvement services, restaurant (general) and medical offices (over 5,000 square feet). All other portions of the Conditional Overlay that apply to the subject property will remain unchanged. The Applicant proposes to develop the property with a multifamily residential use that will include an affordability component. The proposed access to Dahlgreen Avenue will be 03 C14-2025-0064 - Circle C Tract 110; District 52 of 58 C14-2025-0064 Page 3 limited to a gated ingress and egress point serving the future residential use. Dahlgreen Avenue will not function as an access point to or from South Mopac Expressway. Although multifamily residential development is currently allowed with recent changes in state law through Senate Bill 840, which permits a mixed-use component within existing commercial zoning districts, the requested rezoning includes this use to provide clarity and ensure consistency with current regulatory standards. Staff is recommending general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning with the modification to the conditional overlay. The site’s location near the intersection of South Mopac Expressway and State Highway 45, two major arterials, is appropriate for supporting higher density residential development. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The general commercial services (CS) district zoning is intended for commercial or industrial uses that typically have operating characteristics or traffic service requirements generally incompatible with residential environments. The mixed use (MU) district is intended to allow for office, retail, commercial and residential uses to be combined in a single development. The Conditional Overlay (CO) combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 2. 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 intensive uses and increased residential density along major corridors. 4. Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. The site is located along South Mopac Expressway, a major arterial roadway, immediately north of State Highway 45, an area appropriate for higher density residential development due to its proximity to major transportation corridors. EXISTING ZONING AND LAND USES: ZONING Site North GO-MU-CO; CS-MU-CO GR-MU-CO ; I-SF-2 LAND USES Undeveloped University of St. Augustine; Kiker Elementary School Single family residences; Undeveloped 03 C14-2025-0064 - Circle C Tract 110; District 53 of 58 C14-2025-0064 Page 4 South GO-MU-CO; GR-CO Undeveloped; charter school East West Undeveloped; South Mopac Expressway Southbound Single family residences GO-MU-CO GO-MU-CO; I-SF-2; I-RR; RR NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Slaughter Creek – Barton Springs Zone CAPITOL VIEW CORRIDOR: No WILDLAND URBAN INTERFACE: Yes SCENIC ROADWAY: Yes – South Mopac Expressway SCHOOLS: Austin Independent School District Kiker Elementary School Gorzycki Middle School Bowie High School COMMUNITY REGISTRY LIST: Austin Independent School District Circle C Homeowners Association Circle C Neighborhood Association Covered Bridge Property Owners Association, Inc. Homeless Neighborhood Association South Austin Neighborhood Alliance (SANA) Sierra Club, Austin Regional Group Oak Hill Association of Neighborhoods (OHAN) TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: Onion Creek HOA Friends of Austin Neighborhoods SELTexas Save Barton Creek Association Save Our Springs Alliance NUMBER C14-02-0040.110 – Tract 110 – Northwest corner of MoPac and SH 45 C14-2012-0059 – 10407 ½ Dahlgreen Ave. C14-2010-0205 – 5501-5617 La REQUEST I-RR to GR-MU-CO; CS- MU-CO; GO- MU-CO; GR-MU-CO to GR-MU-CO to modify the CO and remove the provision which prohibits vehicular access to Dahlgreen Avenue for a day care services use GR-MU-CO to GR-MU-CO to COMMISSION To Grant CITY COUNCIL Approved (8-1-02). To Grant Approved as Commission recommended (8-16-2012). To Grant a change to the CO and increase the Approved as Commission 03 C14-2025-0064 - Circle C Tract 110; District 54 of 58 modify the CO as it pertains to a college & university facilities use I-RR to RR square footage for a single occupant of a leasable space from 36,750 to 74,000 square feet on Lot 1 and to prohibit the use on Lot 2 To Grant Page 5 recommended (3-24-2011). Approved (8-1-02). I-RR to RR To Grant Approved (8-1-02). C14-2025-0064 Crosse Ave. C14-02-0040.109 – Lot 109 – West of Dahlgreen Ave. and approx. 930’ south of La Crosse Ave. C14-02-0040.111 – Tract 111 – Southeast corner of MoPac and La Crosse Ave. RELATED CASES: Document No. 2002151984: The 4th amendment to the existing Circle C Development Agreement is being processed concurrently with this rezoning application. The proposed amendment is to modify the multifamily use limitation and to remove the requirement to connect South Bay to the existing neighborhood. ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 11010-1/2 S MOPAC EXPRESSWAY SB. C14-2025-0064. Project: Circle C Tract 110. 67.138 acres from CS-MU-CO to CS-MU-CO, to change conditions of zoning. Existing: undeveloped. Proposed: multifamily (1,000 units) and commercial. 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. Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Dahlgreen ave 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. Y Connectivity and Education *: Located within 0.50 miles from a public school or university. • Within 0.5 miles of Kiker Elementary School 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.) 03 C14-2025-0064 - Circle C Tract 110; District 55 of 58 C14-2025-0064 Page 6 • Within 0.5 miles of Dentist along La Crosse AVE 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. Y 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. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 5 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 This site is located over the Edwards Aquifer Recharge Zone. The site is in the Slaughter Creek Watershed of the Colorado River Basin, which is classified as a Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code. It is in the Drinking Water Protection Zone. Project applications at the time of this report are subject to the SOS Ordinance that allows 15% impervious cover in the recharge zone. 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. Runoff from 03 C14-2025-0064 - Circle C Tract 110; District 56 of 58 C14-2025-0064 Page 7 the site is required to comply with pollutant load restrictions as specified in Land Development Code. 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. PARD – Planning & Design Review Parkland dedication will be required at the time of subdivision or site plan application for new residential units, per City Code § 25-1-601, as amended. The proposed development meets the criteria for land dedication in City Code Title 25, Article 14. As such, a partial land dedication will be required, as well as any remaining fees in-lieu. Much of the neighborhood to the west is currently park deficient, defined as being outside walking distance to existing parks. Additionally, the development as proposed will create more units that, because of the size of the development and its proximity to the highway, will also be park deficient. This development will require parkland dedication for the new residential units that will serve the new units and the neighborhood through the additional park investment. The Parks and Recreation Department (PARD) would consider a neighborhood park that connects to ROW toward satisfying the requirement at time of permitting (whether subdivision or site plan). Such a connection could improve neighborhood connectivity and satisfy an acquisition need for the Circle C/Escarpment area, a recommendation identified in the Parks and Recreation Department’s Long-Range Plan. Should there be any remaining fees in-lieu, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. Should the applicant wish 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 letter of the requirements as stated in this review. Site Plan Site plans will be required for any new development except for residential only projects with up to 4 units. Any new development is subject to LDC Subchapter E Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. This site is located within 150 feet of a wildland area, in the Wildland Urban Interface (WUI). Please see this website for more information about construction in the WUI: http://www.austintexas.gov/department/wildland-urban-interface-code 03 C14-2025-0064 - Circle C Tract 110; District 57 of 58 C14-2025-0064 Page 8 Transportation – Engineering Review Zoning transportation analysis shall be performed at zoning where anticipated trips are anticipated to exceed 2,000 unadjusted trips to satisfy the LDC requirement for a TIA but does not diminish the authority to require a traffic impact analysis at site plan. LDC 25-6, TCM 10.5.0. A ZTA is required for this zoning request. There is a proposed Bicycle Facility adjacent to this site, along the eastern boundary adjacent to South Mopac Expressway Southbound. The easement required is a minimum of 20 feet as this allows for a 12-foot trail and room for maintenance activity. There is a proposed Safe Routes to School Trail Facility adjacent to this site, along the western boundary connecting South Bay Lane with Dahlgreen Avenue. The easement required is a minimum of 20 feet as this allows for a 12-foot trail and room for maintenance activity. The adjacent street characteristics table is provided below: Name ASMP Classification Level 5 – Freeway South Mopac Expressway Southbound ASMP Required ROW ROW needs to be coordinated with TxDOT Existing ROW Existing Pavement Sidewalks Bicycle Route N/A 48’ No Yes Capital Metro (within ¼ mile) No A Zoning Transportation Analysis (ZTA) was required. Please refer to Attachment C. Austin Water Utility No comments on zoning change. The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. 03 C14-2025-0064 - Circle C Tract 110; District 58 of 58 C14-2025-0064 Page 9 INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Attachment A: Applicant Summary Letters Attachment B: Letter of Support from Circle C Board of Directors Attachment C: Zoning Traffic Analysis Attachment D: Petition Correspondence 03 C14-2025-0064 - Circle C Tract 110; District 59 of 58 ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ( ( 02-0040.109 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( RR C14-02-0040.109 ( I-SF-2 ( ( ( ( GALSWORTHY LN ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( TRELAW ( ( NE Y LN ( ( ( ( ( ( ( ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ( T C E G D I R V O L ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( E N AV E E R LG H A D ! ! ! ! ! ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( BE A C H M O N T C T ( ( BEACHMONT LN ( ( I-SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( GO-MU-CO ! ! ! ! ! ! ( ( ( ! ! ! ! ! ! ! ! ! ! ! C14-02-0040.110 CS-MU-CO 02-0040.110 ( ( ( I-RR ! ! 02-0040.110 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ( ( ( ( ( ( ( ( ( ( ( I-SF-2 ( ( ( ( REDMOND RD ( ( ( ( ( ( ( ( ( GORHAM GLEN LN ( ( I-SF-2 ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ( N Y L E L X E B ( ( ( ( ( ( ( ( I-SF-2 ( ( ( ( ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! I-RR C14-2012-0059 02-0040.110 C14-2010-0205 GR-MU-CO ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEVELOPED B D S R V Y S P X C E A P O S M ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! B Y S P X C E PA O S M ! ! ! ! ! ! ! ! ! ! ! B Y N P X C E A P O S M ! ! ! ! ! ! ! ! I-RR RR C14-02-0040.113 02-0040.113 I-RR ! ! ! ! ! ! ! ! ! ! ! ! ! ! SOUTH BAY ZONING ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING CASE#: C14-2025-0064 EXHIBIT A 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 the approximate relative location of property boundaries. 1 " = 400 ' 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. Created: 5/19/2025 03 C14-2025-0064 - Circle C Tract 110; District 510 of 58 EXHIBIT A-1 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0064C14-02-0040.110C14-02-0040.113C14-2010-0205C14-02-0040.109C14-2012-0059SMOPACEXPYSBSMOPACEXPYNBDAHLGREENAVEGALSWORTHYLNBEXLEYLNGORHAMGLENLNBEACHMONTLNSOUTHBAYTRELAWNEYLNREDMONDRDSMOPACEXPYSVRDSBPALGRAVECTLOVRIDGECTBEACHMONTCTGO-MU-COCS-MU-COI-RRRRRRI-SF-2GR-MU-COI-SF-2I-SF-2I-SF-2I-RRI-SF-2I-SF-2I-RRI-RRI-SF-2I-SF-2I-SF-2Circle C Tract 110±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:C14-2025-006411010 1/2 S MoPac Expy SB67.138 AcresNancy EstradaCreated: 5/28/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '03 C14-2025-0064 - Circle C Tract 110; District 511 of 58ATTACHMENT A Amanda Swor dial: (512) 807-2904 aswor@drennergroup.com May 5, 2025 Via Electronic Delivery Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: Circle C Tract 110 – Rezoning application for the approximately 67.138-acre piece of property located at 11010 ½ South Mopac Expressway in the City of Austin, Travis County, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully submit the enclosed rezoning application package. The project is titled Circle C Tract 110 and is approximately 67.138 acres of land, located at 11010 ½ South Mopac Expressway. The Property is in the full purpose jurisdiction of the City of Austin. The Property is currently zoned CS-MU-CO, General Commercial Services – Mixed Use – Conditional Overlay, district. The requested rezoning is from CS-MU-CO to CS-MU-CO to change a condition of zoning. The Property is currently undeveloped. The purpose of the rezoning is to allow for the development of a mixed-use project. This rezoning request is proposing to modify the conditional overlay impacting the Property. The following land uses are currently prohibited uses under Part 2.10 of the current zoning ordinance 020801-31, this request is to amend the conditional overlay so that the following uses are permitted on the Property: • Multifamily residential; • General retail sales (convenience); • General retail sales (general); • • • Restaurant (general). Financial services; Personal improvement services; and, 2705 Bee Cave Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-2025-0064 - Circle C Tract 110; District 512 of 58P a g e | 2 Additionally, we are proposing to modify Part 2.11 of the conditional overlay to remove Medical Office (over 5,000 square feet) as a prohibited use. A redlined version of zoning ordinance 020801-31 is included with this rezoning application package. An amendment to the existing Circle C Development Agreement will be processed concurrently with this rezoning application request. The purpose of the development agreement amendment is to amend the residential density limitation on the Property to match this request and amend the roadway requirements to remove the requirement to connect South Bay to the existing neighborhood. The Property is not located within a City of Austin Approved Neighborhood Planning Area; therefore, a Neighborhood Plan Amendment application is not required with this zoning application. A Zoning Transportation Analysis ("ZTA") is required per the included TIA Determination Form dated June 3, 2024. A ZTA will be submitted for review with this rezoning application. 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. Very Truly Yours, Amanda Swor cc: Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-2025-0064 - Circle C Tract 110; District 513 of 58Amanda Swor dial: (512) 807-2904 aswor@drennergroup.com Ms. Lauren Middleton-Pratt Austin Planning Department 6310 Wilhelmina Delco Dr. Austin, TX 78752 January 13, 2026 Via Electronic Delivery Re: Circle C Tract 110 – Revised request for the rezoning application, case number C14- 2025-0064 (the “Application”), for the approximately 67.138-acre piece of property located at 11010 ½ South Mopac Expressway in the City of Austin, Travis County, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we are respectfully requesting to amend the Application to revise one additional condition of zoning. We request to remove Part 2.1 of the current zoning ordinance no. 020801-31 (the “Ordinance”) which prohibits vehicular access from the Property to Dahlgreen Avenue and requires all vehicular access to the Property be from other adjacent public streets or through other adjacent property. All other changes to the zoning request are maintained, including the allowance of a multifamily residential use on the Property. Although Senate Bill 840, which went into effect on September 1, 2025, now allows a multifamily residential use on the Property by-right, we would still like to remove the prohibition of multifamily residential uses per the Application for clarity and consistency with State law. A letter from the Circle C Homeowners Association Board of Directors indicating their support for this revised request, as well as a revised redlined version of the Ordinance, are included with this revised request letter. 2705 Bee Cave Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-2025-0064 - Circle C Tract 110; District 514 of 58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. P a g e | 2 Very Truly Yours, Amanda Swor cc: Joi Harden, Austin Planning Department (via electronic delivery) Nancy Estrada, Austin Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-2025-0064 - Circle C Tract 110; District 515 of 5803 C14-2025-0064 - Circle C Tract 110; District 516 of 5803 C14-2025-0064 - Circle C Tract 110; District 517 of 5803 C14-2025-0064 - Circle C Tract 110; District 518 of 5803 C14-2025-0064 - Circle C Tract 110; District 519 of 5803 C14-2025-0064 - Circle C Tract 110; District 520 of 5803 C14-2025-0064 - Circle C Tract 110; District 521 of 5803 C14-2025-0064 - Circle C Tract 110; District 522 of 5803 C14-2025-0064 - Circle C Tract 110; District 523 of 5803 C14-2025-0064 - Circle C Tract 110; District 524 of 5803 C14-2025-0064 - Circle C Tract 110; District 525 of 5803 C14-2025-0064 - Circle C Tract 110; District 526 of 58ATTACHMENT B CIRCLE C HOMEOWNERS ASSOCIATION, INC. 7817 LA CROSSE AVENUE • AUSTIN, TEXAS 78739 • ( 512) 288-8663 City of Austin Mayor Kirk Watson City Council Members – Natasha Harper-Madison; Vanessa Guentes; Jose Valasquez, Jose Vela; Ryan Alter, Krista Laine; Mike Siegel; Paige Ellis; Zohaib Qadri & Marc Duchen 301 W 2nd Street Austin TX 78701 December 5, 2025 Dear Mayor Watson and Council Members. Subject: Proposed Stratus Project at 11010 ½ South MoPac Expressway Southbound After hearing both support and opposition from Circle C homeowners regarding the proposed Stratus project located at 11010 ½ South MoPac Expressway Southbound, and acknowledging that due to recent State Law changes that the Circle C HOA is not required to support the required zoning change Stratus is seeking, the Circle C HOA Board recognizes that the project is proceeding as a multi-family residential project. Accordingly, we strongly request that all parties consider the following: 1. Do not extend South Bay fully towards MoPac (see attached letters to Curtis Beaty, P.E. explaining why this is detrimental to Circle C.) 2. Install a traffic signal at Dahlgreen and La Crosse (an intersection bordering an elementary school) to improve traffic safety since Dahlgreen is being used as one of the two points of entry/exit into the project. 3. Add deceleration and acceleration lane for vehicles entering and exiting the proposed project onto MoPac. 4. Close the South Bay crossover on MoPac and construct a turnaround lane for northbound traffic, similar to the proposed configuration at SH45 and Escarpment Boulevard. This crossover is incredibly problematic and extremely dangerous, and will certainly be exacerbated by increased traffic as a result of this development. Moreover, to achieve the above, we support the City’s process to amend the Circle C Development Agreement to accomplish the following: 1. Add multi-family residential as an allowable use on Tract 110. 2. Remove the obligation to extend South Bay. 03 C14-2025-0064 - Circle C Tract 110; District 527 of 58CIRCLE C HOMEOWNERS ASSOCIATION, INC. 7817 LA CROSSE AVENUE • AUSTIN, TEXAS 78739 • ( 512) 288-8663 Finally, we approve amending the private Circle C Homeowners Association Amended and Restated Declaration of Restrictive Covenants for Tract 110 to remove the prohibition on the Dahlgreen connection and allow vehicle access off of Dahlgreen.. Sincerely, Circle C Board of Directors Circle C Homeowners Association CC: TxDot - Megan.Dutton@txdot.gov; William.Semora@txdot.gov; Orlando.Gallegos@txdot.gov CC: kirk.watson@austintexas.gov; district1@austintexas.gov; district2@austintexas.gov; district3@austintexas.gov; district4@austintexas.gov; district5@austintexas.gov; district6@austintexas.gov; district7@austintexas.gov; district8@austintexas.gov; district9@austintexas.gov; district10@austintexas.gov 03 C14-2025-0064 - Circle C Tract 110; District 528 of 58ATTACHMENT C To: CC: From: Date: MEMORANDUM Aditya Jatar (AJ), P.E., BOE Consulting Services Danielle Morin, AICP; Juan Valera, P.E., TPW Nazlie Saeedi P.E., TPW April 14th, 2026 Subject: Circle C Tract 110 – C14-2025-0064 The purpose of this memorandum is to present the findings of review of the “Zoning Tra3ic Analysis – Circle C Tract 110”, prepared by BOE reviewed by Austin Transportation and Public Works (TPW). The site is located at the northwest quadrant of Loop 1 Mopac and South Bay Lane, as shown in Figure 1 below. Figure 1: Site Location 03 C14-2025-0064 - Circle C Tract 110; District 529 of 58Date: Subject: April 14th, 2026 Circle C Tract 110 ZTA The zoning will remain the same at CS-MU-CO and will be requesting to modify a conditional overlay. The proposed development consists of 990 Mid-Rise Multifamily units to be developed over three phases with Phase 1 anticipated in 2028, Phase 2 in 2030, and Phase 3 in 2032. Adjacent Roadway Characteristics: The development is proposing one driveway on South Bay Lane (A) and one driveway on Dahlgreen Avenue opposing Galsworthy Lane (B). The location of these driveways is shown below in Figure 2. Figure 2: Conceptual Site Plan To adequately describe the significance of the roadways within the vicinity of the site, a further characterization is provided for each. The Austin Strategic Mobility Plan (ASMP) catalogs the classifications of these major roadways and documents proposed improvements. South Mopac Expressway (Loop 1) in the vicinity of the site is currently a four-lane divided Level 5 road in the ASMP. The required ROW dedication falls under TxDOT jurisdiction. The ASMP recommends completing missing sidewalks. Based on the TxDOT Statewide Tra3ic Analysis and Reporting System data, the Annual Average Daily Tra3ic (AADT) along Mopac in the vicinity of the site is 42,000 vehicles per day (vpd). The posted speed limit is 65 mph. South Bay Lane is currently a four-lane undivided Level 3 road in the ASMP that runs across Loop 1, providing a turnaround option for existing tra3ic. The ASMP recommends completing missing sidewalks. South Bay Ln is proposed to extend west and connect with the proposed Driveway A allowing access to Loop 1. South Bay Ln is not proposed to extend and tie-into the intersection of S Bay Lane/Gorham Glen Lane. Page 2 of 5 03 C14-2025-0064 - Circle C Tract 110; District 530 of 58 Date: Subject: April 14th, 2026 Circle C Tract 110 ZTA Dahlgreen Avenue along the site frontage is currently a two-lane divided Level 3 road in the ASMP, requiring 80 ft of ROW. The ASMP recommends improving the bicycle facilities with a shared use path. The assumed speed limit is 25 mph. Trip Generation and Tra(cid:23)ic Analysis Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition), the development will generate approximately 4,676 daily, unadjusted trips, 424 AM peak hour trips and 386 PM peak hour trips in three phases. Table 1: Proposed Trip Generation Table 2 shows both the existing tra3ic volumes as well as projected volume along Dahlgreen Avenue in the vicinity of the site. 2024 AADT counts from Streetlight data were used as the existing volumes and a 2% growth factor per year was applied. The projected site volume for 2032 was calculated by applying a K-factor of 0.1 to the AM site tra3ic volumes along the roadway segment since AM site tra3ic volumes are higher. Table 2: Project Volume Analysis Page 3 of 5 03 C14-2025-0064 - Circle C Tract 110; District 531 of 58 Date: Subject: April 14th, 2026 Circle C Tract 110 ZTA Recommendations and Conclusions Austin Transportation and Public Works (TPW) provides the following recommendations and conclusions for consideration: 1. The site is subject to a 10% TDM trip reduction target and has proposed the following TDM measures. The applicant has the flexibility to substitute and/or add other relevant TDM measures as per the Transportation Criteria Manual (TCM) at the time of site plan as long as an overall trip reduction of 10% is achieved. The final determination of TDM measures proposed by the applicant will be determined during the Site Plan review process. Transportation Management Association Membership Transit Proximity • • Reduced Parking Supply • Unbundled Parking • • Designated Mobility Coordinator • Marketing and Information • Universal Transit Pass • Delivery-Supportive Amenities • • Bicycle Access and Connectivity • Site Plan Access and Connectivity Pedestrian Access and Connectivity Improvements 2. Based on a driveway turn lane analysis, the ZTA recommends a deceleration lane with 700 ft of storage and 150 ft taper at Driveway A/South Bay/Loop 1. 3. It is recommended that Driveway A/South Bay/Loop 1 be right-in, right-out only. Driveway configurations will be reviewed and approved at the time of site plan. 4. The City of Austin reserves the right to reevaluate any or all identified improvements associated with this case at the time of Site Plan review. 5. The ASMP ROW requirements and dedication will be completed at the Subdivision or Site Plan phase of development. 6. Street Impact Fee (SIF) Ordinances 20201220-061 and 20201210-062 have been adopted by City Council and are e3ective as of December 21, 2020. The City has started collecting street impact fees with all building permits issued on or after June 21, 2022. For more information, please visit the City’s Street Impact Fee website. A Street Impact Fee calculation shall be performed at the time of building permit application. 7. This ZTA does not relieve a development of its Transportation Assessment or Full TIA requirement at time of site plan. Page 4 of 5 03 C14-2025-0064 - Circle C Tract 110; District 532 of 58Date: Subject: April 14th, 2026 Circle C Tract 110 ZTA 8. Approval of this ZTA does not grant nor guarantee approval of driveway locations. Site access will be reviewed during the site plan phase of development to the requirement of the COA land development code and TCM. Should you have any questions or concerns, please contact me at nazlie.saeedi@austintexas.gov. Sincerely, Nazlie Saeedi, P.E. Austin Transportation & Public Works Page 5 of 5 03 C14-2025-0064 - Circle C Tract 110; District 533 of 58ATTACHMENT D PETITION Date: ----¼-,...z-/J...;.+-7 /Jb....:s... __ file Number: CJ4-2025-0064- Circle C Tract 110 Address of Rezoning Request: 11010-1 /2 South Mooac Exoresswav Southbound To: Austin City Council We, the undersigned owners of property affected by the requested zoning change described in the referenced file, do hereby protest against any change of the Land Development Code which would zone the property to any classification other than CS-MU-CO - General Commercial Services - Mixed Use - Conditional Overlay, district REASONS FOR OUR PROTEST: As members of the surrounding community, we strongly oppose the proposed modification to the conditional overlay affecting this property. Residents purchased their homes with the understanding that the existing Circle C Development Agreement and its zoning protections would remain in place. We do not support amendments that would fundamentally alter those expectations. / Environmental Constraints: The property _lies within the Edwards Aquifer Recharge Zone, the Barton Springs Watershed, and a designated Drinking Water Protection Zone. As such, it is subject to strict regulations, including impervious cover limits enforced by TCEQ and the Save Our Springs (SOS) Ordinance. Any intensification of development raises concerns about long-term environmental impacts and water quality. Traffic and Safety Impacts: Proposed access to Dahlgreen Avenue-even if limited to emergency vehicles-would increase traffic near Kiker Elementary School and create additional safety risks. The addition ofhigh density multifamily units is likely to increase congestion, noise, and pollution. Furthermore, projected vehicle trip estimates may be understated, particularly given the limited availability of public transportation in the area Property Values: Homeowners purchaSMI their properties based on the 2002 zoning and associated conditional overlays. Changes of this magnitude may negatively impact nearby property values and undennine long-standing community expectations. Deviation from Neighborhood Chaneter: The proposed development represents a significant departure from the existing low-density, 03 C14-2025-0064 - Circle C Tract 110; District 534 of 58single-family character of the Circle C community. Many residents view this as overdevelopment that is incompatible with the established neighborhood pattern. Concems Regarding Spot Zoning: The proposal may be perceived as a fonn of spot mning or as granting a special privilea, to a single property owner to maximize parcel value, rather than adhering to consistent, community wide planning principles. Quality of Life Considentions: Decisions should prioritize the long-tenn well-being of residents, including impacts related to noise, light pollution, traffic, and overall livability. . Please Use Black Ink When Signing Petition Address 510l bai~c:iaal\ky C.4,-. Y76~ (;Jswor 5bo/ 05( rL - ' , Yet\ 03 C14-2025-0064 - Circle C Tract 110; District 535 of 58log>B J i e,,yu, (J ktl'L S6 04" frelAwntJ LJ\ ~io- ~~~ (} l~S1~S'1J.Jt&l\t\~tr- -~~ (Jr.,,,., c{,,.,,,, .>'c ... ff 51,01 Trt.t~ ~- )6(!)fr Ut11r.f#f~ '"Lr ~ SvsAN s11 1/0D ; CI L~ . . ~ «-, '- VotJ Pl?. IM OSI c 03 C14-2025-0064 - Circle C Tract 110; District 536 of 5803 C14-2025-0064 - Circle C Tract 110; District 537 of 58Case Number: C14-2025-0064 PETITION Total Square Footage of Buffer: Percentage of Square Footage Owned by Petitioners Within Buffer: Date: 4/28/2026 1720068.927 0.00% Calculation: The total square footage is calculated by taking the sum of the area of all TCAD Parcels with valid signatures including one-half of the adjacent right-of-way that fall within 200 feet of the subject tract. Parcels that do not fall within the 200 foot buffer are not used for calculation. When a parcel intersects the edge of the buffer, only the portion of the parcel that falls within the buffer is used. The area of the buffer does not include the subject tract. TCAD ID Address Owner Signature Petition Area Precent S MO-PAC EXPRESSWAY 78748 5401 LA CROSSE AVE A, 5401 LA CROSSE AVE B, 5401 LA CROSSE AVE C 0431470146 0424380302, 0424380303, 0424380304 Total CIRCLE C LAND L P STORE MASTER FUNDING IX LLC %USA FOR HEALTH SCIENCES INC, HARDHEAD PARTNERS LTD, LA CROSSE MEDICAL LP % SAWTOOTH DEVELOPMENT no no 149307.02 0.00% 62081.92 211388.94 0.00% 0.00% 03 C14-2025-0064 - Circle C Tract 110; District 538 of 58-----Original Message----- From: Amanda Swor Sent: Monday, April 20, 2026 3:39 PM To: Amy Rupp Cc: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Re: Request for postponement on C14-2025-0064 (Circle C Tract 110) External Email - Exercise Caution Good afternoon, As the applicant, we will not object to this request for postponement. Have a great day. Amanda Swor > On Apr 20, 2026, at 1:31 PM, Amy Rupp wrote: > >  > Hello Ms Estrada and Ms Soar: > > I am requesting a postponement on this zoning case to May 5, 2026 so that I and other residents of Circle C can look at the traffic study and get clarification on ingress/egress points. > > Best regards, > Amy Rupp > Circle C Neighborhood Association 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". 03 C14-2025-0064 - Circle C Tract 110; District 539 of 58From: To: Subject: Date: casey giles Estrada, Nancy status development at 45 and mopca Monday, June 2, 2025 9:04:12 AM You don't often get email from casey_giles@hotmail.com. Learn why this is important External Email - Exercise Caution I am in favor of the zoning change and proposed conditions. 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". 03 C14-2025-0064 - Circle C Tract 110; District 540 of 58From: To: Subject: Date: casey giles Sustaita, Debra; Curtis, Cathy; DeSanctis, Ann; Estrada, Nancy C14-2025-0064 Monday, June 2, 2025 9:16:01 AM Some people who received this message don't often get email from casey_giles@hotmail.com. Learn why this is important External Email - Exercise Caution I live in circle C (skahan lane) and i am in favor of this zoning change. is there anything that can be done to make the south bay intersection safer? seems like a dedicated turn lane for people on west bound south bay to go south on mopac. there is the additional lane for the 45 exit only 1000' away that could be extended back to the intersection. 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". 03 C14-2025-0064 - Circle C Tract 110; District 541 of 58From: Jennifer Leeper Sent: Sunday, April 19, 2026 10:36 PM To: Boone, Scott - BC <BC-Scott.Boone@austintexas.gov>; Smith, Hank - BC <bc- Hank.Smith@austintexas.gov>; Flores, Alejandra - BC <BC-Alejandra.Flores@austintexas.gov>; Stern, Lonny - BC <BC-Lonny.Stern@austintexas.gov>; Major, Taylor - BC <BC- Taylor.Major@austintexas.gov>; Tschoepe, Christian - BC <BC-Christian.Tschoepe@austintexas.gov>; Greenberg, Betsy - BC <bc-Betsy.Greenberg@austintexas.gov>; Osta Lugo, Luis - BC <BC- Luis.OstaLugo@austintexas.gov>; Fouts, David - BC <BC-David.Fouts@austintexas.gov>; De Portu, Felix - BC <BC-Felix.Deportu@austintexas.gov>; Puzycki, Ryan - BC <BC- Ryan.Puzycki@austintexas.gov>; Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Cortes, Andrew - BC <BC-Andrew.Cortes@austintexas.gov> Cc: Karen Hibpshman; Bill SOS Alliance; Constituents@traviscountytx.gov; District 8 <District8@austintexas.gov>; sosinfo@sosalliance.org Subject: Re: Oppose Zoning Change for Stratus Property along Mopac External Email - Exercise Caution Please note for the record that our household continues to oppose the proposed zoning change for Tract 110 in Circle C (near Dahlgreen and La Crosse), case C14-2025-0064. The current zoning (approved in 2002) includes a Conditional Overlay that restricts uses and explicitly prohibits vehicular access to Dahlgreen Avenue. Homeowners purchased properties with the understanding that this restriction would remain in place. The proposal to remove this prohibition represents a significant and concerning change. Residents have several ongoing concerns: Lack of notice and transparency: After the proposal was put on hold last year, no new signage was posted along Dahlgreen regarding the April 21 hearing. Many residents only learned of this update through an April 16 HOA newsletter. Per HB24, signs must be posted within 14 days of application filing. No signs were posted. Limited homeowner engagement: Residents raised objections at the last HOA meeting but have not been given further opportunities to provide input. We also request access to the referenced HOA support letter, as the Board has not recently engaged homeowners on this matter. Environmental constraints: This property lies within the Edwards Aquifer Recharge Zone, Barton Springs watershed, and a Drinking Water Protection Zone. It is subject to strict TCEQ and Save Our Springs (SOS) regulations, including 03 C14-2025-0064 - Circle C Tract 110; District 542 of 58impervious cover limits. It is unclear how the proposed changes can meet these requirements. Traffic and safety impacts: Any access to Dahlgreen Avenue—even limited to emergency vehicles—would increase traffic near Kiker Elementary and pose safety concerns. Property values: These changes will negatively affect nearby home values, which were purchased based on the 2002 zoning conditions. Our concerns remain unresolved. We respectfully request that this opposition be formally recorded and the hearing postponed because proper notice was not given. Sincerely, Andrew and Jennifer Leeper 10620 Galsworthy Lane 78739 On Mon, May 12, 2025 at 2:09 PM Jennifer Leeper wrote: Please note for the record that our household opposes the zoning changes for the Stratus property project along Mopac, south of La Crosse Avenue in the Circle C neighborhood. This will negatively impact the residents living adjacent to and near this development as well as the entire Circle C community especially with the proposed zoning changes from commercial to residential. When residents bought homes in Circle C they were told, if developed, it would be commercial as it is currently zoned. The zoning change and the development will negatively impact the values of our homes which was confirmed by a local real estate representative. We reviewed Stratus' plans and do not see any benefits of this development. It would add an emergency exit off Dahlgreen across the street from many homes and near Kiker Elementary School, and a multi-story building that will inhibit views for residents. It would cause increased noise/light pollution as it would be a condensed population with 24/7 occupancy, bringing more residents permanently to an already crowded area with limited resources. The so-called benefits are nowhere close to the negative impacts of the proposed project. We have also voiced our concerns to the Circle C HOA, Paige Ellis with Austin City Council, and County Commissioner Ann Howard. We implore you to vote NO to this zoning change as it does not accurately reflect what the residents of Circle C were told or want! In addition, Stratus only sent notices to neighbors within 500 feet of their property when it would impact the entire community. They also sent the notice only 2 days before their presentation at the Circle C HOA board meeting. They are not respectful of our concerns and are attempting to push this through without residents being aware of the negative impacts to this change that was not agreed upon when 03 C14-2025-0064 - Circle C Tract 110; District 543 of 58residents bought homes in this area. Thank you, Andrew and Jennifer Leeper 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". 03 C14-2025-0064 - Circle C Tract 110; District 544 of 58From: Alicia Keswani Sent: Monday, April 20, 2026 4:06 PM To: Smith, Hank - BC <bc-Hank.Smith@austintexas.gov>; Flores, Alejandra - BC <BC- Alejandra.Flores@austintexas.gov>; Stern, Lonny - BC <BC-Lonny.Stern@austintexas.gov>; Major, Taylor - BC <BC-Taylor.Major@austintexas.gov>; Tschoepe, Christian - BC <BC- Christian.Tschoepe@austintexas.gov>; Greenberg, Betsy - BC <bc- Betsy.Greenberg@austintexas.gov>; Osta Lugo, Luis - BC <BC-Luis.OstaLugo@austintexas.gov>; Fouts, David - BC <BC-David.Fouts@austintexas.gov>; De Portu, Felix - BC <BC- Felix.Deportu@austintexas.gov>; Puzycki, Ryan - BC <BC-Ryan.Puzycki@austintexas.gov>; Estrada, Nancy <Nancy.Estrada@austintexas.gov>; Cortes, Andrew - BC <BC- Andrew.Cortes@austintexas.gov>; CC: Karen Hibpshman; Bill SOS Alliance; Constituents <constituents@traviscountytx.gov>; District 8 <District8@austintexas.gov>; Sosinfo <sosinfo@sosalliance.org> Subject: Opposition: Zoning Case C14-2025-0064 – Tract 110, Circle C External Email - Exercise Caution Dear representatives of the Zone and Platting Commission, and District 8, Cc Save Our Springs Alliance and Circle C HOA I am writing to oppose the proposed zoning change for Tract 110 in Circle C, Case C14- 2025-0064, and to request that my household’s opposition be recorded ahead of tomorrow night’s hearing. I have lived in Circle C for five years, and many of my neighbors have been here for ten or more. We chose this neighborhood in part because of the protections that have been in place since 2002. The current zoning includes a Conditional Overlay that restricts certain uses and explicitly prohibits vehicular access to Dahlgreen Avenue. Removing that prohibition changes the fundamental terms under which homeowners purchased their properties. I have several concerns I’d like to put on the record: Notice and transparency: Many residents, myself included, only learned about the April 21 hearing through an HOA newsletter dated April 16. After this proposal was put on hold last year, no new signage was posted along Dahlgreen. Under HB24, signs are required to be posted within 14 days of application filing. That did not happen, and I believe the hearing should be postponed until proper notice has been given. 03 C14-2025-0064 - Circle C Tract 110; District 545 of 58Homeowner engagement: Residents raised objections at the last HOA meeting and have not been given meaningful opportunities to provide further input. I would also request access to any HOA support letter referenced in this case, as the board has not recently engaged homeowners on this issue. Environmental concerns: This property sits within the Edwards Aquifer Recharge Zone, the Barton Springs watershed, and a Drinking Water Protection Zone. It is subject to TCEQ and Save Our Springs regulations, including strict impervious cover limits. It is not clear how the proposed development can meet those requirements. Traffic and safety: Even access limited to emergency vehicles on Dahlgreen Avenue adds traffic near Kiker Elementary. For a neighborhood with children walking to school, that matters. Property values: Homes nearby were purchased with the 2002 zoning conditions in place. Removing those protections will affect what neighbors paid for and what their properties are worth. I respectfully ask that this opposition be formally recorded and that the hearing be postponed given the failure to provide adequate notice to residents. Thank you for your time and your service to this community. Respectfully, Alicia Keswani 10724 Galsworthy Ln 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". 03 C14-2025-0064 - Circle C Tract 110; District 546 of 58From: Connor Hughes Sent: Thursday, April 16, 2026 5:27 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Circle C Tract 110 External Email - Exercise Caution Hi Ms Estrada, I am emailing as a resident of the Circle C neighborhood / specifically on Trelawney Lane, emailing to express my wife and my opposition to zoning changes to this tract of land. This property was zoned as a specific type and as neighbors to this property we oppose the changes the Stratus group is trying to make. The company Stratus is doing this to maximize the money they make for their investors and it is not in the best interest or honest goodness of the community. Thank you, Connor Hughes 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". 03 C14-2025-0064 - Circle C Tract 110; District 547 of 58From: To: Subject: Date: Laura Delfausse Estrada, Nancy RE: case C14-2025-0064 Friday, May 30, 2025 12:08:26 PM [You don't often get email from https://aka.ms/LearnAboutSenderIdentification ] . Learn why this is important at External Email - Exercise Caution Hello Ms. Estrada, I am emailing because I am worried about the rezoning of the property in south Austin along MOPAC. I am deeply concerned about the strain on water resources and traffic. The environmental impact could be catastrophic given our current drought conditions that show no promise of improving. Personally I would love to see nothing built, but I know that’s not an option, so I would like to advocate for the least impact as possible. I think keeping it commercial is the best we can do at this time. Can you direct me as to how I can best advocate? Thank you, Laura Delfausse 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". 03 C14-2025-0064 - Circle C Tract 110; District 548 of 5803 C14-2025-0064 - Circle C Tract 110; District 549 of 5803 C14-2025-0064 - Circle C Tract 110; District 550 of 5803 C14-2025-0064 - Circle C Tract 110; District 551 of 5803 C14-2025-0064 - Circle C Tract 110; District 552 of 58Chris Morehouse Circle C Resident June 23, 2025 Nancy Estrada Planner Principal, Current Planning Division Planning Department City of Austin P.O. Box 1088 Austin, TX 78767-1088 Subject: Formal Opposition to Proposed Zoning Change - Case C14-2025-0064 Dear Ms. Estrada, This letter serves as my formal complaint and continued strong opposition to the proposed zoning change, Case Number C14-2025-0064, affecting the area near Trelawney and Galsworthy in the 78739 zip code. This letter is submitted in follow-up to our recent email correspondence. As a resident of this neighborhood, my family and I made the significant decision to purchase our home based, in large part, on the existing commercial zoning of the adjacent open space. This specific zoning designation was a crucial factor in our home-buying process and directly contributed to the value proposition that attracted us to this community. Any alteration to this zoning directly impacts our property's value and the established character of our neighborhood. In addition to the concerns outlined above, I wish to emphasize several other critical negative impacts of this proposed zoning change: ● School Infrastructure: The increased residential density will place additional strain on Kiker Elementary and other local schools that are already operating at or beyond capacity. This will inevitably lead to overcrowding, larger class sizes, and a diminished educational experience for our children. ● Traffic and Safety: Our neighborhood roads and the Mopac corridor are already significantly congested during peak hours. Adding a substantial residential development will exacerbate these existing traffic problems, leading to longer commute times, increased frustration, and creating considerable safety concerns for pedestrians, cyclists, and existing residents due to higher vehicle volumes. ● Quality of Life: The proposed development will inevitably lead to increased noise levels, particularly from construction and a higher density of residents, and greater light pollution. These changes will fundamentally alter the peaceful, established character of our neighborhood. Residents who chose to live in Circle C for its current quiet environment and quality of life will face a significant degradation in their living 03 C14-2025-0064 - Circle C Tract 110; District 553 of 58 conditions. ● Environmental Impact: The influx of new residents living in this area 24/7 will create ongoing environmental pressures, including increased demand on water resources, greater waste generation, and potential impacts on local ecosystems. These factors were not adequately considered or factored into the original commercial zoning decisions for this area. I firmly believe that the negative consequences of this proposed zoning change far outweigh any claimed benefits. The current commercial zoning of this area serves our community appropriately, aligns with the expectations of existing residents, and should be maintained to preserve the integrity and quality of life in our neighborhood. Please ensure that this formal complaint and my opposition to Case C14-2025-0064 are officially registered and included in the public record for this case. I look forward to participating in any future public hearings or meetings where this matter will be discussed. Thank you for your time and attention to this critical matter. Sincerely, Chris Morehouse 03 C14-2025-0064 - Circle C Tract 110; District 554 of 58 03 C14-2025-0064 - Circle C Tract 110; District 555 of 5803 C14-2025-0064 - Circle C Tract 110; District 556 of 5803 C14-2025-0064 - Circle C Tract 110; District 557 of 5803 C14-2025-0064 - Circle C Tract 110; District 558 of 58