02 C14-2025-0064 - Circle C Tract 110; District 8 - Staff Report Part 1

Zoning and Platting Commission – Aug. 18, 2026

02 C14-2025-0064 - Circle C Tract 110; District 8 - Staff Report Part 1 — 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, GO-MU-CO TO: CS-MU-CO, GO-MU-CO, as amended, to change conditions of zoning for the subject tract (Tract 1 and Tract 2), 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 67.432 acres, as amended* *On July 13, 2026, the applicant amended the rezoning request to revise the subject tract boundary to include an additional 0.294 acres. PROPERTY OWNER: Circle C Land, L.P. (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 on Tract 1 and general office-mixed use-conditional overlay (GO-MU-CO) combining district zoning on Tract 2, to change conditions of zoning in Ordinance No. 020801-31. The Conditional Overlay will be modified to remove the following prohibited uses on Tract 1 only: 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 from Tract 1 and Tract 2 (subject tract). The modifications to the Conditional Overlay described above apply only to the subject tract. 02 C14-2025-0064 - Circle C Tract 110; District 81 of 139C14-2025-0064 Page 2 ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 18, 2026: August 4, 2026: APPROVED A POSTPONEMENT REQUEST BY THE NEIGHBORHOOD AND STAFF TO AUGUST 18, 2026 [B. GREENBERG; D. FOUTS – 2ND] (6-0) R. PUZYCKI, A. FLORES, S. BOONE, T. MAJOR, A. CORTES – ABSENT May 5, 2026: APPROVED CS-MU-CO COMBINING DISTRICT ZONING, to change conditions of zoning, with ADDED CONDITIONS. The Conditional Overlay will add the following prohibited uses to Tract B: Automotive Sales, Personal Storage, Pawn Shop Services, Vehicle Storage and limits the impervious cover to 16.38 acres, limits retail to 10,000 square feet and limits the maximum number of units to 1,000. [L. STERN; A. FLORES – 2ND] (8-0) L. OSTA LUGO, T. MAJOR, C. TSCHOEPE – ABSENT 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 October 21, 2025: APPROVED AN INDEFINITE POSTPONEMENT REQUEST BY THE APPLICANT [R. PUZYCKI; A. FLORES – 2ND] (10-0) S. BOONE – ABSENT CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: UPDATE: On May 5, 2026, the Zoning and Platting Commission recommended (CS-MU- CO) combining district zoning, to change conditions of zoning, with additional Conditional Overlay provisions as listed above. The Commission’s recommendation added four prohibited uses: Automotive Sales, Personal Storage, Pawn Shop Services, and Vehicle Storage. However, with the exception of Personal Storage, these uses are already prohibited for Tract B under Ordinance No. 020801-31. Since the Commission's recommendation, the applicant amended the rezoning request on July 13, 2026, to revise the subject tract boundary to include an additional 0.294 acres from Tract B-1, as identified in Ordinance No. 020801-31, for a proposed vehicular access point. All other aspects of the original request remain unchanged. Please refer to Attachment A. 02 C14-2025-0064 - Circle C Tract 110; District 82 of 139 C14-2025-0064 Page 3 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 2.98% of eligible signatures and therefore does not meet the 20% threshold for a valid petition. Please refer to Attachment F. Letters from the Circle C Homeowners Association, Board of Directors, have been submitted regarding this rezoning case. Please refer to Attachment B. CASE MANAGER COMMENTS: The subject undeveloped property consists of the entirety of Tract B and a portion of Tract B-1, as identified in Ordinance No. 020801-31. These areas are identified as Tract 1 (Tract B) and Tract 2 (the portion of Tract B-1) on the zoning map and together comprise the subject tract. Originally, the rezoning request included only Tract 1, consisting of approximately 67.138 acres. The request has since been amended to add Tract 2, consisting of approximately 0.294 acres. The subject tract now consists of 67.432 acres located along the west side of South Mopac Expressway (Loop 1), just north of State Highway 45. Zoning for these tracts was established in August 2002. Tract 1 is currently zoned general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning, while Tract 2 is zoned general office – mixed use – conditional overlay (GO-MU-CO) combining district zoning. The conditional overlay establishes prohibited uses, square footage restrictions for a single occupant leasable space and development standards for both tracts. Currently, 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 request is to modify the Conditional Overlay that was established with Ordinance No. 020801-31 for Tract 1 and Tract 2. The proposed rezoning would remove the provision which prohibits vehicular access to Dahlgreen Avenue for both tracts 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) for Tract 1 only. 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 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. 02 C14-2025-0064 - Circle C Tract 110; District 83 of 139 C14-2025-0064 Page 4 Senate Bill 840 generally allows multifamily residential or mixed-use residential development in commercial zoning districts. However, the subject property is subject to a development agreement commonly known as the Circle C Development Agreement, which currently prohibits multifamily development of the subject tract. The Circle C Development Agreement is a legal agreement and not a zoning ordinance. While Senate Bill 840 supersedes zoning ordinances, it does not control over the Circle C Development Agreement. An amendment to the Circle C Development Agreement will be necessary to allow multifamily development on the subject tract. The applicant has requested City Council consider an amendment to the Circle C Development Agreement concurrently with this rezoning application to allow multifamily development on the subject tract, as noted in the Related Cases section below. While a multifamily residential use may be allowed on the property through an approved amendment to the Circle C Development Agreement and then by pursuing development using Senate Bill 840, the applicant requested this rezoning with modifications to the current conditional overlay. Staff is recommending general commercial services – mixed use – conditional overlay (CS-MU-CO) combining district zoning for Tract 1 and general office – mixed use – conditional overlay (GO-MU-CO) combining district zoning for Tract 2 with the described modifications 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. 3. 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. 02 C14-2025-0064 - Circle C Tract 110; District 84 of 139 C14-2025-0064 Page 5 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 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 Please note an Educational Impact Statement (EIS) was prepared for this case on June 27, 2026. Please refer to Attachment D. 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 – REQUEST I-RR to GR-MU-CO; CS- COMMISSION To Grant CITY COUNCIL Approved (8-1-02). 02 C14-2025-0064 - Circle C Tract 110; District 85 of 139 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 modify the CO as it pertains to a college & university facilities use I-RR to RR To Grant To Grant a change to the CO and increase the 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 6 Approved as Commission recommended (8-16-2012). Approved as Commission recommended (3-24-2011). Approved (8-1-02). I-RR to RR To Grant Approved (8-1-02). C14-2025-0064 Northwest corner of MoPac and SH 45 C14-2012-0059 – 10407 ½ Dahlgreen Ave. C14-2010-0205 – 5501-5617 La 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. 67.432 acres from CS-MU-CO to CS-MU-CO, to change conditions of zoning. Existing: undeveloped. Proposed: multifamily (1,000 units) and commercial. 02 C14-2025-0064 - Circle C Tract 110; District 86 of 139 C14-2025-0064 Page 7 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.) • 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. 02 C14-2025-0064 - Circle C Tract 110; District 87 of 139 C14-2025-0064 Page 8 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 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. 02 C14-2025-0064 - Circle C Tract 110; District 88 of 139 C14-2025-0064 Site Plan Page 9 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 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. *This proposed amendment conforms to the assumptions within the transportation analysis (ZTA) previously completed, and Staff does not have any additional comments or objections at this time. 02 C14-2025-0064 - Circle C Tract 110; District 89 of 139 C14-2025-0064 Austin Water Utility No comments on zoning change. Page 10 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. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: Exhibit A: Zoning Map Exhibit A-1: Aerial Map Attachment A: Applicant Summary Letters Attachment B: Updated – Circle C HOA Board of Directors Letter Circle C HOA Board of Directors Letter Attachment C: Zoning Traffic Analysis Attachment D: Educational Impact Statement (EIS) Attachment E: Protect Circle C Coalition – TIA Request Attachment F: Petition documents Correspondence 02 C14-2025-0064 - Circle C Tract 110; District 810 of 139 EXHIBIT A 02 C14-2025-0064 - Circle C Tract 110; District 811 of 139EXHIBIT A-1 02 C14-2025-0064 - Circle C Tract 110; District 812 of 139Amanda Swor dial: (512) 807-2904 ATTACHMENT A August 5, 2026 Ms. Andrea Bates, Interim Director Austin Planning 6310 Wilhelmina Delco Dr. Austin, TX 78752 Via Electronic Delivery Re: Circle C Tract 110 – Application amendment 2 for case number C14-2025-0064 for the approximately 67.432-acre piece of property located at 11010 ½ South Mopac Expressway in the City of Austin, Travis County, Texas (the “Property”). Dear Ms. Bates: As representatives of the owner of the Property, we respectfully submit this second amendment request for City of Austin case number C14-2025-0064; this letter shall replace the letter submitted on July 13, 2026. Current zoning entitlements on the Property were established per Ordinance No. 020801-31 (the “Ordinance”). The purpose of this second amendment is to adjust the boundaries of the Property to include an area connecting to Dahlgreen Avenue, which will indicate where vehicular access will be allowed to the Property; this area is to be known as Tract 2. A survey of the revised Property along with field notes is included with this amendment. An image depicting the amended boundary of the Property and establishing Tract 1 and Tract 2 is included here as Exhibit A. With this amendment we are requesting that Tract 2 be rezoned from GO-MU-CO, General Office – Mixed Use – Conditional Overlay, to GO-MU-CO, General Office – Mixed Use – Conditional Overlay to amend a condition of zoning. Tract 2 constitutes 0.294 acres which will be added to the Property although will remain a portion of “Tract B-1” in the Ordinance. Tract 2 shall be amended such that Part 2.1 of the Ordinance prohibiting vehicular access to Dahlgreen Avenue shall no longer be applicable to the Property. All other conditions applicable to Tract B- 1 in the ordinance shall remain. The original property associated with this zoning case consisting of 67.138 acres out of Tract B in the Ordinance shall be known as Tract 1 for this rezoning request. All requested modifications for Tract 1 under this case number shall remain the same which include rezoning Tract 1 from CS-MU-CO to CS-MU-CO to amend conditions of zoning. Such amended conditions 2705 Bee Cave Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 02 C14-2025-0064 - Circle C Tract 110; District 813 of 139include modifications to vehicular access and permitted uses. No additional modifications to the rezoning request for Tract 1 are included in this amendment. 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 (via electronic delivery) Nancy Estrada, Austin Planning (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 02 C14-2025-0064 - Circle C Tract 110; District 814 of 139 Exhibit A: Property Survey P a g e | 3 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 02 C14-2025-0064 - Circle C Tract 110; District 815 of 139 Amanda Swor dial: (512) 807-2904 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 02 C14-2025-0064 - Circle C Tract 110; District 816 of 139 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 02 C14-2025-0064 - Circle C Tract 110; District 817 of 139 02 C14-2025-0064 - Circle C Tract 110; District 818 of 13902 C14-2025-0064 - Circle C Tract 110; District 819 of 13902 C14-2025-0064 - Circle C Tract 110; District 820 of 13902 C14-2025-0064 - Circle C Tract 110; District 821 of 13902 C14-2025-0064 - Circle C Tract 110; District 822 of 13902 C14-2025-0064 - Circle C Tract 110; District 823 of 13902 C14-2025-0064 - Circle C Tract 110; District 824 of 13902 C14-2025-0064 - Circle C Tract 110; District 825 of 13902 C14-2025-0064 - Circle C Tract 110; District 826 of 13902 C14-2025-0064 - Circle C Tract 110; District 827 of 13902 C14-2025-0064 - Circle C Tract 110; District 828 of 139Amanda Swor dial: (512) 807-2904 Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 May 5, 2025 Via Electronic Delivery 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); • Financial services; • Personal improvement services; and, • Restaurant (general). 2705 Bee Cave Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 02 C14-2025-0064 - Circle C Tract 110; District 829 of 139 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 02 C14-2025-0064 - Circle C Tract 110; District 830 of 139 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 May 3, 2026 Dear Mayor Watson and Council Members, Subject: Proposed Stratus Project at 11010 ½ South Mopac Expressway Southbound In anticipation of the May 5, 2026 Planning and Zoning meeting on the above referenced matter, the Circle C HOA Board offers a point of clarification on the previous letter of Dec.10, 2025 (attached hereto) as follows: The December 10 letter should not be construed as an expression of support for the Stratus request to change the use of the tract from commercial to multi-family. CCHOA does not formally support (conditionally or otherwise) or oppose the Stratus application. Instead, the purpose of the December letter was twofold: (a) to emphasize the need to go through the proper procedure and (b) to emphasize what the CCHOA Board perceives as serious safety and traffic concerns that should be addressed in the terms of any approvals that the City may choose to grant. This letter and the December 10 letter represent the opinions of the HOA Board of Directors, and should not be interpreted as indicative of the opinions or concerns that individual residents in Circle C may have expressed on their own. Sincerely, Circle C Board of Directors Circle C Homeowners Association 02 C14-2025-0064 - Circle C Tract 110; District 831 of 139CIRCLE C HOMEOWNERS ASSOCIATION, INC. 7817 LA CROSSE AVENUE • AUSTIN, TEXAS 78739 • ( 512) 288-8663 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.govn; nancy.estrada@austintexas.gov 02 C14-2025-0064 - Circle C Tract 110; District 832 of 139CIRCLE 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 10, 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. 02 C14-2025-0064 - Circle C Tract 110; District 833 of 139CIRCLE 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 02 C14-2025-0064 - Circle C Tract 110; District 834 of 139ATTACHMENT 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 02 C14-2025-0064 - Circle C Tract 110; District 835 of 139Date: 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 02 C14-2025-0064 - Circle C Tract 110; District 836 of 139 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 02 C14-2025-0064 - Circle C Tract 110; District 837 of 139 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 02 C14-2025-0064 - Circle C Tract 110; District 838 of 139Date: 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 02 C14-2025-0064 - Circle C Tract 110; District 839 of 139ATTACHMENT D EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District Project Name: Circle C Tract 110 Address/Location: 11010 1/2 South MoPac Expressway Southbound Case #: C14-2025-0064 NEW SINGLE FAMILY DEMOLITION OF MULTIFAMILY NEW MULTIFAMILY TAX CREDIT # SF UNITS: STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: # MF UNITS: 1,000 STUDENTS PER UNIT ASSUMPTION Elementary School: 0.028 Middle School: 0.013 High School: 0.014 # AFFORDABLE STUDENTS PER UNIT ASSUMPTION Elementary School: Middle School: High School: IMPACT ON SCHOOLS In January 2026, an Educational Impact Statement (EIS) was submitted for a proposed multifamily (MFI) residential development. The project includes the construction of approximately 1,000 new dwelling units. The site contains no existing dwelling units, and no demolition is proposed. In addition, the development includes a proposed 67.138 square feet of commercial space. Austin ISD Student Yield Factors (SYF) were used to estimate how many students may live in this development. Based on these factors, the project is expected to add approximately 55 students in total. Of these students, about 28 would attend Kiker ES, 13 would attend Gorzycki MS, and 14 would attend Bowie HS. Since the number of bedrooms is unknown for the new multifamily development, the projected student numbers are an approximation. With the addition of these new students, Kiker ES is expected to be at 110% capacity, which is above the recommended range of 80%–95% for the 2025–26 school year. Its feeder schools are expected to stay at or below the recommended capacity range for the school year, with Gorzycki MS at 74% and Bowie HS at 84%. TRANSPORTATION IMPACT [1] 02 C14-2025-0064 - Circle C Tract 110; District 840 of 139EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District Students assigned to Kiker ES are expected to be walkers. Students assigned to Gorzycki MS and Bowie HS will be bus riders, generating enough student demand to fill half a bus each. SAFETY IMPACT No safety impacts were determined at this time. Date Prepared: 06.27.2026 Director: [2] Melissa Laursen02 C14-2025-0064 - Circle C Tract 110; District 841 of 139 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District DATA ANALYSIS WORKSHEET ELEMENTARYSCHOOL: Kiker ES ADDRESS: 5913LaCrosse Ave., Austin, TX78739 PERMANENT CAPACITY: 5.8% MOBILITYRATE: 696 POPULATION (without mobility rate) ELEMENTARY SCHOOL STUDENTS Number 2025-26 Population 676 % of Permanent Capacity 97% ENROLLMENT (with mobility rate) ELEMENTARY SCHOOL STUDENTS Number 2025-26 Enrollment 715 % of Permanent Capacity 103% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 704 96% 732 105% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 741 106% 769 110% [3] 02 C14-2025-0064 - Circle C Tract 110; District 842 of 139 EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District MIDDLE SCHOOL: ADDRESS: Gorzycki MS 7412 W. Slaughter Ln., Austin, TX78749 PERMANENT CAPACITY: -5.3% MOBILITY RATE: 1,263 POPULATION (without mobility rate) MIDDLE SCHOOL STUDENTS Number 2025-26 Population % of Permanent Capacity 1,380 109% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 1,008 80% 1,036 82% ENROLLMENT (with mobility rate) MIDDLE SCHOOL STUDENTS Number 2025-26 Enrollment 1,307 % of Permanent Capacity 103% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 916 73% 929 74% [4] 02 C14-2025-0064 - Circle C Tract 110; District 843 of 139EDUCATIONAL IMPACT STATEMENT Prepared for the City of Austin Austin Independent School District HIGH SCHOOL: ADDRESS: Bowie HS 4103 W. Slaughter Ln., Austin, TX78749 PERMANENT CAPACITY: -12% MOBILITYRATE: 3,008 POPULATION (without mobility rate) HIGH SCHOOL STUDENTS Number 2025-26 Population % of Permanent Capacity 3,262 108% 5- Year Projected Population (without proposed development) 5-Year Projected Population (with proposed development) 2,911 105% 2,925 97% ENROLLMENT (with mobility rate) HIGH SCHOOL STUDENTS Number 2026-26 Enrollment 2,871 % of Permanent Capacity 95% 5- Year Projected Enrollment (without proposed development) 5-Year Projected Enrollment (with proposed development) 2,506 83% 2,520 84% [5] 02 C14-2025-0064 - Circle C Tract 110; District 844 of 139ATTACHMENT E 02 C14-2025-0064 - Circle C Tract 110; District 845 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 Request for Full TIA-Equivalent Operational Traffic Study Before Approval of Circle C Tract 110 Zoning Change Case C14-2025-0064 | Letter for City Council, Transportation and Public Works, ZAP, and Circle C HOA Date: July 3, 2026 To: Mayor and City Council; Austin Transportation and Public Works; Zoning and Platting Commission; Circle C HOA Board Subject: Request for full TIA-equivalent operational traffic study before approval of the Circle C Tract 110 zoning change Dear Mayor, Council Members, Transportation and Public Works staff, Zoning and Platting Commissioners, and Circle C HOA Board: We are writing to you regarding Circle C Tract 110, Case C14-2025-0064, and the proposed modification to the existing conditional overlay to allow multifamily residential use and vehicular access to Dahlgreen Avenue. We respectfully request that the City and HOA not proceed with approval or support of the proposed zoning change until a full Traffic Impact Analysis, or a TIA-equivalent operational traffic study, is completed and made available for public review. The ZTA has raised an alarm. We are asking to act on this alarm. The problem is already clear that the existing traffic infrastructure cannot address the traffic identified in the ZTA. By delaying the TIA until the site plan, the city loses precious time to come up with solutions to already obvious problems. The developers need to be held accountable to fund the solution per the existing 2002 Development Agreement with the City instead of having the City and the State stuck with the costs. We argue that having the exact site plan does not add any new insight into already existing traffic impact due to the small size of the site.The only new variable is the volume of traffic generated from 1,000 apartments being routed through the constrained space on Dahlgreen and LaCrosse. We are not asking for another Zoning Transportation Analysis. The ZTA has already been completed, and it is not enough for this site. The remaining questions are operational and safety questions: actual school- window queues, 15-minute traffic surges, route choice between South Bay/MoPac and Dahlgreen/La Crosse, severely congested access to Mopac driveway operation, pedestrian conflicts, and mitigation before entitlements are changed. The concern is not merely total daily trip generation. The concern is the foreseeable concentration of new traffic onto a constrained school-adjacent corridor that already serves Kiker Elementary, existing Circle C residents, and La Crosse/MoPac access. It is likely that the majority of apartment residents will choose Dahlgreen over direct access to Mopac since otherwise, they have to go south on Mopac and then do a U-turn on Escarpment to proceed north. This adds 3.8 miles of Mopac morning traffic. This will lead to higher numbers as shown in the table below. Even the most optimistic assessment of 812 vehicles/hr leads to severe bottle necks. Existing Dahlgreen/LaCrosse traffic, including Kiker If 50% of apartment AM trips use Dahlgreen If 80% use Dahlgreen If 90% use Dahlgreen 600 vehicles/hr 800 vehicles/hr 1,000 vehicles/hr 812/hr 1,012/hr 1,212/hr 939/hr 1,139/hr 1,339/hr 982/hr 1,182/hr 1,382/hr Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 846 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 1,200 vehicles/hr 1,412/hr 1,539/hr 1,582/hr 1. Project facts from the City and ZTA materials The City staff report states that the existing conditional overlay currently prohibits vehicular access from the property to Dahlgreen Avenue. The report describes the property as approximately 67 acres along the west side of South MoPac Expressway, just north of SH 45. [1] The ZTA materials state that the proposed development consists of 990 mid-rise multifamily units, to be developed in three phases, with one driveway on South Bay Lane and one driveway on Dahlgreen Avenue opposite Galsworthy Lane. The same materials state that Dahlgreen Avenue along the site frontage is a two- lane divided Level 3 road with an assumed 25 mph speed limit. [2] Project trip generation from ZTA Estimated trips Daily unadjusted trips AM peak-hour trips PM peak-hour trips 4,676 trips/day 424 trips/hour 386 trips/hour The ZTA recommends that Driveway A/South Bay/Loop 1 be right-in/right-out only and states that final driveway configurations will be reviewed and approved at site plan. It also states that the City reserves the right to reevaluate improvements at site plan. [2] This sequencing is the core problem: the traffic conflict is obvious now, at zoning, but the detailed operational analysis and mitigation are being pushed to a later site-plan stage, after the entitlement decision. 2. Why the South Bay/MoPac access does not solve the Dahlgreen problem The existence of a South Bay/MoPac access point should not be treated as proof that Dahlgreen will receive only a minor share of project traffic. The South Bay/MoPac route will add roughly four miles for residents trying to get to Northbound MoPac which will push residents into highly stressful MoPac/SH 45 rush-hour conditions, which is already compromised because of the Valor school drop off lane. This route-choice issue should be verified with actual travel-time runs during the same AM and PM windows being studied. Because the South Bay/MoPac access is expected to be less convenient for many trips, the analysis should not rely on an optimistic 50/50 assignment between South Bay/MoPac and Dahlgreen. The City should require sensitivity testing of several realistic Dahlgreen-use scenarios. Assumed share of apartment traffic using Dahlgreen Daily trips on Dahlgreen/LaCorsse AM peak-hour trips on Dahlgreen PM peak-hour trips on Dahlgreen 50% 65% 80% ~2,338/day ~3,039/day ~3,741/day ~212/hr ~276/hr ~339/hr ~193/hr ~251/hr ~309/hr Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 847 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 90% ~4,208/day ~382/hr ~347/hr Even under a 50% Dahlgreen-use scenario, the project would add more than 200 vehicles during the AM peak hour to the Dahlgreen corridor. Under an 80% Dahlgreen-use scenario, the project would add roughly 339 vehicles during the AM peak hour, next to an elementary school. 3. Kiker Elementary must be analyzed directly Kiker Elementary is located at 5913 La Crosse Avenue, and Austin ISD lists school hours as 7:40 a.m. to 3:10 p.m. [3] The critical traffic periods therefore are not only generic AM and PM peak hours. They include: Critical period 7:00-9:30 AM 7:15-8:00 AM 2:30-4:30 PM 4:00-7:00 PM Why it matters Kiker drop-off + MoPac commute + apartment outbound traffic Most sensitive Kiker drop-off window Kiker dismissal, pickup queues, pedestrians, and buses PM commute + apartment return-home traffic Additional traffic can be expected with the new AISD bus hub scheme, which will result in Kiker Elementary School also serving as the drop-off and pick-up site for middle school and high school students taking the bus. TxDOT guidance recommends that traffic counts be collected in 15-minute increments on typical weekdays, avoid times when school is not in session, and tailor count periods to project-specific circumstances. TxDOT also notes that peak-hour selection is based on the highest sum of four consecutive 15-minute intervals, and that unique land uses such as schools may require analysis of atypical peaks or peak periods rather than only a standard peak hour. [4] [5] 4. Existing neighborhood traffic must be included Lacrosse is the southernmost access to MoPac in Circle C. The affected corridor is not just serving the proposed apartments. It already serves existing Circle C homes, Kiker Elementary, St. Augustine Physical Therapy School, the Circle C homes in Wildflower Park, the Veloway, the Lady Bird Johnson Wildflower Center, and La Crosse/MoPac access traffic. The following house counts are preliminary resident estimates, not official GIS parcel counts. They are included to show why the City should not analyze the apartments in isolation. A professional study should verify these counts with parcel data, observed traffic counts, and route- choice data. Resident-defined capture area Preliminary estimated homes Why it matters East of Escarpment, west of MoPac, south of La Crosse / Slaughter Creek ~900-1,300 homes Core Circle C homes likely to contribute to La Crosse/MoPac demand West of Escarpment and south of La Crosse, including Circle C West / Hielscher area ~1,500-1,900 homes A large share may use La Crosse/MoPac depending on destination and congestion Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 848 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 Wildflower Park / homes near the Wildflower Center ~250-350 homes Relevant to La Crosse/MoPac and South Bay/MoPac movements Total preliminary physical homes in expanded capture area ~2,650-3,550 homes Not all use Dahlgreen/La Crosse, but many may contribute to corridor demand A conservative study should test how many of these homes already use Dahlgreen/La Crosse/MoPac during school and commute windows. The key issue is cumulative corridor load, not the apartment trip count alone. 5. Dahlgreen stress scenarios The correct stress-hour calculation is: Total Dahlgreen stress-hour traffic = existing observed traffic, including Kiker + apartment traffic assigned to Dahlgreen Because detailed 15-minute school-window counts have not been provided, the table below shows several possible existing-traffic scenarios. These are not presented as final traffic-study results. They show why measured counts are essential before zoning approval. Existing Dahlgreen traffic, including Kiker If 50% of apartment AM trips use Dahlgreen If 80% use Dahlgreen If 90% use Dahlgreen 600 vehicles/hr 800 vehicles/hr 1,000 vehicles/hr 1,200 vehicles/hr 812/hr 1,012/hr 1,212/hr 1,412/hr 939/hr 1,139/hr 1,339/hr 1,539/hr 982/hr 1,182/hr 1,382/hr 1,582/hr At 1,500 vehicles per hour, the corridor would experience approximately 25 vehicle movements per minute, or roughly one vehicle movement every 2.4 seconds, both directions combined, during a period when parents, children, buses, pedestrians, bicyclist, and MoPac-bound commuters are all present. 6. Specific requests We respectfully request the following before zoning approval or before any HOA support becomes final: 1. Require a full TIA or TIA-equivalent operational traffic study now, before zoning approval, not only at site plan. 2. Collect 15-minute traffic counts on normal Tuesday-Thursday school days while Kiker is in session for 7:00-9:30 AM, 2:30-4:30 PM, and 4:00-7:00 PM. 3. Count at minimum the following locations: Dahlgreen/Galsworthy/proposed driveway, Dahlgreen/La 4. Crosse, La Crosse near Kiker Elementary, La Crosse/MoPac, South Bay/MoPac/proposed access, and any proposed emergency or secondary access location. Include turning movements, queue lengths, pedestrian and bicycle counts, school bus activity, blocked crosswalk or driveway observations, peak 15-minute analysis, peak hour factor, and school-window queue analysis. 5. Require travel-time comparisons between South Bay/MoPac access and Dahlgreen/La Crosse access during the same rush-hour and school-window periods. Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 849 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 6. Require route-choice sensitivity scenarios of at least 50%, 65%, 80%, and 90% Dahlgreen use, with separate AM and PM analysis. 7. Require the applicant to identify mitigation before zoning approval, including whether Dahlgreen access should be prohibited, restricted, gated, or conditioned; whether South Bay/MoPac can be made safer and more usable; and whether traffic signal, turn-lane, queue-management, or school-safety improvements are needed. Austin's own fee schedule treats Zoning Traffic Impact Analysis review and Traffic Impact Analysis review as separate fee categories, reinforcing the distinction between the completed ZTA and the fuller operational analysis being requested here. [6] 7. Summary statement The project’s own trip generation numbers show hundreds of new peak-hour trips. If the South Bay/MoPac access is inconvenient and a large share of residents use Dahlgreen, Dahlgreen could see roughly 1,000 to 1,500+ vehicles per hour during the morning school/commute period, depending on existing traffic. That level of traffic on a school-adjacent, one-travel-lane-each-direction corridor is a serious red flag and should trigger a full 15-minute school-window traffic analysis before zoning approval, not after. Respectfully, Fares Bagh Lisa Lyons Adam Abrams Tammy Boehman Alicia Keswani Denise Waid Jennifer Leeper Anna Elisa Baker Protect Circle C Coalition District 8, City of Austin Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 850 of 139Request for TIA-equivalent operational traffic study - Circle C Tract 110 Sources [1] City of Austin, Zoning Change Review Sheet, C14-2025-0064, Circle C Tract 110. https://services.austintexas.gov/edims/document.cfm?id=471862 [2] Zoning and Platting Commission staff report / Attachment C Zoning Traffic Analysis, C14-2025-0064. https://bandc.crccheck.com/zoning-and-platting-commission/472410-03-c14-2025-0064-circle-c-tract-110- district-5-staff-report/ [3] Bernice Kiker Elementary School, Austin ISD campus page. https://kiker.austinschools.org/ [4] TxDOT Traffic Analysis and Modeling Procedures: Traffic Counts. https://www.txdot.gov/manuals/des/tsp/chapter-2-data-collection/2-2-types-of-data/2-2-3-traffic-counts.html [5] TxDOT Traffic Analysis and Modeling Procedures: Existing Traffic Volumes / Peak Hour Selection. https://www.txdot.gov/manuals/des/tsp/chapter-3-traffic-volume-and-forecasting-/3-2-existing-traffic- volumes.html [6] City of Austin Transportation Development Services fee schedule page. https://www.austintexas.gov/transportation-public-works/divisions/transportation-development-services Note on estimates: House counts, route-use percentages, and Dahlgreen assignment scenarios are preliminary planning estimates for discussion. They should be verified or replaced by parcel counts, travel- time runs, 15-minute traffic counts, and a professional TIA or TIA-equivalent operational study. Draft for review - not an official traffic study 02 C14-2025-0064 - Circle C Tract 110; District 851 of 139ATTACHMENT F 02 C14-2025-0064 - Circle C Tract 110; District 852 of 13902 C14-2025-0064 - Circle C Tract 110; District 853 of 13902 C14-2025-0064 - Circle C Tract 110; District 854 of 13902 C14-2025-0064 - Circle C Tract 110; District 855 of 13902 C14-2025-0064 - Circle C Tract 110; District 856 of 13902 C14-2025-0064 - Circle C Tract 110; District 857 of 139PETITION ,^,", ff fl7filn File Number: Cl4-2025-0064 - Circle C Tract I l0 Address of Rezoning Request: ll0l0-ll2 South Mopac Exoressway 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 GS-MU-CO - General Commercial Services - Mixed Use - Conditional Overlav, 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 zoningprotections 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 traffrc near Kiker Elementary School and create additional safety risks. The addition of high- 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 purchased their properties based on the 2002 zoning and associated conditional overlays. Changes of this magnitude may negatively impact nearby property values and undermine long-standing community expectations. Deviation from Neighborhood Character: The proposed development represents a significant departure from the existing low-density, 02 C14-2025-0064 - Circle C Tract 110; District 858 of 139single-family character of the Circle C community. Many residents view this as overdevelopment that is incompatible with the established neighborhood pattem. Concerns Regarding Spot Zoning: The proposal may be perceived as a form of spot zoning or as granting a special privilege to a single property owner to maximize parcel value, rather than adhering to consistent, community- wide planning principles. Quality of Life Considerations: Decisions should prioritize the long-term well-being of residents, including impacts related to noise, light pollution, traffrc, and overall livability. Please Use Black Ink Wen Signing Petition , / t'ff\N il/a,w {0--{4A ,/1q Jrrr,,.; /u/ Printed Name l',o^o/ )ler.r. I Address f6os- 7{. /ot-x.u /, ''.ttst -7- ,'/t 9Lo { ^rl i--/oAo,'1A ll "by I (rlc G--r,. tlr.-ty /a^r^(-nt ^. 4 5-?ot 6=ls.,,or{hy C*. 5'lO I q^tstooA\f (* ln*ot Lnut Ep- S'7oo Gb,,tor*ty( ;76b klsuorThq ( 560 I Tr,Fuwl,/ff I lo5fi Galquor*l,v L 'ub 'R. usss[ t{r (rr,tex^*- tM lWicl,aa Drn". iltr,^e*, M^r. 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DON T'NilOgIC -w oSc,T eiqu"t\ lq (2-Lx ' ) tt :i;";L+tc'Rd or''(-iln */- ,]?-++ Q,u^fuec P\GNES 1EVEIL lcstL 6"(<worlh 10f tb ha.l s,lort lO23O fuw^/.'^"pu\ irs^#uS^uff, * -''.";-'<7 ,-7-- , / 511((3, Lx U ([ - r, & l-7t r'F t c/ tfirl- w w Y. 02 C14-2025-0064 - Circle C Tract 110; District 861 of 139)r*, Con,l^ ffi, 4,,t,, d,*l 7 X1-.ffiuo)on t l'i 511L Wx_\<t" * ITupdnrc Cros'-'^ Q- S-tlz 0<xV4 Cf U=- Lnon1 tDxD t Ped"wl (r, lqerr,)i.t{, .i,, \l i\, i,. l-r,-1,,iI'- t\ iV ^t\. ).* !0,,..,. i V" , .,-.,.i L. t,.'l/.- 5fp C>ryuo I L'z' f tnn.fQ r (Vutzu) 55 tl] €>-g ,e\C r/ {ry r I [s4 0tt cv r I ('t {5 rl €;4o ."- ^ 45lo t f.){l *tel (V {€ of E s1 at\ (-t Itts to $,zgl t "1 L ,',- {\tckvx, I 5rJault- tt oZ o 6uyleq L^_ ra4r G(ruo,h9 t^ Lr r,q- Jat,f fit\q(,,5 l-u, L*ru t*Y Sa*..uu I Lanrk t1 bqbr,. 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Ros-.^ ,3a "J Ntt kqskte 7 Zti' a t */$ tl f) J4t .ri \ ci_ cr ( ."el * f r -. ,\ '"/ , ,,/ );-,U)iti/i 71rt, it)b,,( 6rc.- lwKrW ria\e'i \t\cz 4'z-- rir,Er,N'/i /Q;U1 ///.r' Y l//rl,tt\af ,/?' ilr-rtr( rI 7Q717 \OqlL O*tt4 ;u^L Folt*r'n T16'?g171 ?32O fl,btrc-t ,7^-{L2 A,u-l ^ Tv 1r?37 t $ 4". f t5t' 02 C14-2025-0064 - Circle C Tract 110; District 868 of 139Signature Printed Name Address I ,' .-_) ... .r;,1 I lllL,-, /\\ i lr I * 7 j"{, 'l-,.u..\ I / r'-' ,' / \i,'ti /- t-i i ( J t't. \ .tk !', ,..i {,i,,t 4 :MW^^,rii? /' '7-: ,l /./\'-- (---- /. \ .fff c,,, n,l.r^- I i.t" " ilc\yn r fir:vr ,/ lhlu I L,? ,v-) Il xn*t,,i 'l\c* ( r"l't$ t/ Lrw,l-,aL \Juc, tfi;> t;l'r// l-n* ,'' ! , * LA^, i:;\ vlv L- nyi i - : I i-i Ir.r L f,-nf-.i r-7-r l\r'.-itt'r,'i7 .:' i t i' ' ,'I t; r,,t ,, . l\, ,' /i , ,t: I')) , /,1 ,/ -11 1 .><! t t,/ r: t 'i / tulci u-<-'vr icl;1t C-\ flr,,*rfi,l I Y rl!r1'\t' l_7 oS LDy1.f t,.( y t_i ,k-u-i-h,l-\ -lt'-'/ r&q.f{ttlOb; (?-( Au'i,ti + --f .t -i(rt7', I j f, ,.1a-.r r.,:1 l-,r l-.,r ho^ ,'1*V Vll S1 qT - r.Vl.-gutntn.t-v1\, 'I ,''I zL.r H." -ry 71, 1 3,rL fu,//", ,.).rY,-r:---- /;{6'rJ^ f'.r1.-or- '-Al{ a-' ,QuP-- i, ), 1r4r, 'G"rr^) (^lorl(^tl \i'i,'-: ;'- (-, ti\,'-.\': ;'"-r {r'" .4,., ,, \ ,, , ',r( l,r, I :!'l ilt -- e il.irhr l@C7'L Cz; \;uv,J ,4, ,.L.'s fR. *tl ' /- G,nlryysrlhy I to$t'L- T / >h{t Anf+;nt 1 I r -)Li >1 r-) h \. + *r * * * xdffl' 02 C14-2025-0064 - Circle C Tract 110; District 869 of 139! + re # t I Ii -y Y( k ,h x Signature Printed Name Address \7- D ec,r-rc^- an,tA< t\ 'Q|'"'lo V qOZ Pa'r'"c-' S C-t- A..t-atin, ?X 7ffi3r |fal !)rnveys ar rt+,^,,^rur*, tiarte,,tlrot fuyne,h *usn N --w -+81s7 W1OO Lavv-:d,4 i*s,"* ffi',oM= zll*:+ ^:f>rXl 1'!1affi!'ryJb ,MALIKTAJ, H ,'nfifr, D tO? o, aovfu 4 IV Ar <rrN Tx 7tt ,y,r,tr//rla^7/21a S/ st> kKur/lx ',,Y',e'Y:t?*.q. t+cb+U"*. l,s"' /lroi: -11 >g+3., t,V e.^t*; fi 1n iq tt-cS Ktcgitrc. Pr. ,\3al'r,^, fl U*l Arnlt W lill^,tn1 b1<s €Z)tt'^rJ^t 1.6 t3"i (+, "rCT ? V"4.a'itltu- -/ A/,*57 rcl,; \,i \kuw';T'vyt::l ./) i)*-uo W*t \rrct ,-z jto i,-.6 ii 77! uftZ< -f*nc\ lTiffn< :7 jrturu 0\\.,rC,tract0 U^ir.^ YWqffi 0 crcrcr (r\crqer\ l-ow' ; D(.,*.L M Yla.",\r-\ DariJsOr,[ 2-o- J Eulrr''ew 6r,,\,fleb V,, ,.:''/ (i 'J ),\)q --- ,'.i (-6 7 2(i ^rcl I t( ,'/e'V. t- tir{:r/:, .1 -i X-tl. 5i ,1'u . ' rz1\i- ?tocuv rAV q:di's dclt f\*r/e-n fd '7 I zo 'Vr'rJ"-"4 L^ 70\'?- Cr:wcaLr rigrxqV*^^\," rh\C\g L 02 C14-2025-0064 - Circle C Tract 110; District 870 of 139Signature Printed Name tu )ennno,- Uoo (;y-#r,,uJ2, Kr, sr., KJ.., 6r e, q K"{* n, rrf/ ffi,-\t W),,t , ?A,,*-I-51,,#.,J1 *L,e;.,Llt-L /// \--- 4A /.]:G> 4"/t/-*I > L--- l- fu,,,j Hur,. h Ittt^*i*-L I!r: 11 Lui \l t*s 't r. I k.( I t.-,1,, rI -:, '6t1',4$f,f i,tt 'ilh,/ (llflltt /'r*tntt,l i {wn -btaue I x s Address Y .\-:.*, I lob)3 V*'d,'.k]o Cd ' A r-s +;^ ,'TY 1 0-) 31 S-f tq Vc.-vr L,t),"r(c/6 Aosl"-' :G 1t"? j? 5'/ t tl t/,t'n Yv/, , fi I 6' /" ,'t Ao,r4,o,4A 19711 {olz" Ttar', LL 10, ''Ix /rt I 7ft,s-fr n 5 C0, tlje,^ l, [ *ry 4., itrrt " -I-k lp +?cj liz 2,7' ;, tJ,'.I f rl's Yih'. 1n t I -i ;t : t '1 1'lli t / - >.'l i{,',t, ;, r -i t . i , $--"'t , I'v I \- /c:,\'/ t (.r1i','.,i"L (,-'''- /i )l> t i.r"-7i-,- It l bn i""D,',''l'tt' C+ frrt(ntt , ix " lS /,1'j l0 (o i9 (ttrLg"tttu-irr7 ,ht)t r t^ Tv t A', w '91 02 C14-2025-0064 - Circle C Tract 110; District 871 of 139Printed Name -d- i/\ \- Lrnlr.^.t,.: l * fc\ I)r.l&r, <s iCC,Ci I rh_i:,t". t,l-ut.- '.. r',r1ri1 ( rl*h 1r )91 h -A f1;?3't 02 C14-2025-0064 - Circle C Tract 110; District 872 of 139Signature Printed Name Address ,,|[frh ^ J YYI^6-r]r.^ -J lOXm GJsr^ref-ll.* L ( 02 C14-2025-0064 - Circle C Tract 110; District 873 of 139,/x /^ Date: -, ) , irUA V) , ftat / ------f---- Contact Name: Jennifer Leeper Phone Number: 512-497 -1250 02 C14-2025-0064 - Circle C Tract 110; District 874 of 13902 C14-2025-0064 - Circle C Tract 110; District 875 of 139Case Number: C14-2025-0064 PETITION Date: Total Square Footage of Buffer: Percentage of Square Footage Owned by Petitioners Within Buffer: 8/13/2026 1765254.535 2.98% 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 0424401030 0431470146 0424400803 0424401022 0424401023 0424400902 10501 GALSWORTHY LN 78739 S MO-PAC EXPRESSWAY 78748 DAHLGREEN AVE 78739 5704 GALSWORTHY CT AUSTIN 78739 5708 GALSWORTHY CT AUSTIN 78739 10504 GALSWORTHY LN AUSTIN 78739 0424380302, 0424380303, 0424380304 0424401029 0424400901 Total 5401 LA CROSSE AVE A, 5401 LA CROSSE AVE B, 5401 LA CROSSE AVE C 10507 GALSWORTHY LN AUSTIN 78739 10500 GALSWORTHY LN AUSTIN 78739 WAID TRAVIS C & DENISE D CHAWLA SUDHA CIRCLE C LAND L P CIRCLE C LAND L P DE LA TORRE RAUL CARDENAS & ADRIENN HILLER PHILIP JOEL & CHERYL F SHIRAI KOKI & SACHIE STORE MASTER FUNDING IX LLC %USA FOR HEALTH SCIENCES INC, HARDHEAD PARTNERS LTD, LA CROSSE MEDICAL LP % SAWTOOTH DEVELOPMENT vaselli maria life estate yes no no yes yes yes no no yes 16685.89 149307.02 1072.80 7804.10 553.56 4997.81 0.95% 0.00% 0.00% 0.44% 0.03% 0.28% 62081.92 5548.62 22596.11 270647.83 0.00% 0.00% 1.28% 2.98% 02 C14-2025-0064 - Circle C Tract 110; District 876 of 139From: Amanda Swor Sent: Monday, July 27, 2026 10:28 AM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Kate Kniejski Subject: Re: Case C14-2025-0064, Tract 110 Circle C Follow-up (Circle C Tract 110) External Email - Exercise Caution Hi Nancy, We are not in agreement to a postponement request to September 15th. This is a revisit for a very small change in acreage; the merits of the case have not changed. We would agree to a postponement to August 18th. We will not agree to a postponement that impacts the City Council date that was agreed to by both parties. Amanda W Swor, Director of Entitlements & Policy Drenner Group, PC | 2705 Bee Cave Road | Suite 100 | Austin, TX 78746 512-807-2904 direct |www.drennergroup.com 02 C14-2025-0064 - Circle C Tract 110; District 877 of 139From: Lisa Lyons Sent: Sunday, July 26, 2026 11:27 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Cc: Ellis, Paige <Paige.Ellis@austintexas.gov>; Scruggs, Ed <Ed.Scruggs@austintexas.gov>; Terrazas, Lauren <Lauren.Terrazas@austintexas.gov>; Tammy Boehman; Fares Bagh; Kristen Devick; Anna Elisa Baker Subject: Re: Case C14-2025-0064, Tract 110 Circle C Follow-up (Circle C Tract 110) External Email - Exercise Caution Dear Nancy, As a resident of Circle C, I’m formally requesting a postponement of the ZAP public hearing scheduled for August 4, 2026. The Circle C community only recently learned that Stratus amended its application with regard to the access point at Dahlgreen Lane. The basis for my request is that the notices have not been received by the impacted residents, signage announcing the hearing has not been posted, and the Circle C HOA has not had a chance to communicate its stance to the residents. The next open Board meeting is July 29th. This leaves too little time for residents to act and decide on next steps — including gathering signatures for a protest petition. Additionally, because so many families travel during the summer, many of the impacted residents desiring to sign the protest petition will be unable to because they are not in town. The short runway for this new hearing is inequitable for the impacted residents and prevents them from having their voices heard in this matter. I respectfully ask that the hearing be rescheduled to no earlier than September 15, 2026 — after residents return from summer travel, the start of school settles down, and the Labor Day holiday has passed. The city’s website lists 6–7 weeks as the typical turnaround from request to hearing; I’m requesting one additional week to account for Labor Day. If September 15 isn’t possible, please let me know. Thank you for your consideration. Warm regards, Lisa Lyons 02 C14-2025-0064 - Circle C Tract 110; District 878 of 139-----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". 02 C14-2025-0064 - Circle C Tract 110; District 879 of 13902 C14-2025-0064 - Circle C Tract 110; District 880 of 13902 C14-2025-0064 - Circle C Tract 110; District 881 of 139From: Kelby Sent: Thursday, August 6, 2026 5:14 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Circle C Tract 10 Zoning application External Email - Exercise Caution I am writing in opposition regarding the Circle C Tract 10 Zoning application (CaseC14-2025-0064) Purchasing a home in Circle C in 2015 was desirable for us at the time due to what Circle C provided (HOA Covenants) as a community. We purchased the house within walking distance to Kiker Elementary because we wanted a safe (low traffic) and easy access to school for our 3 children. Both of these very important lifestyle factors seem to now be changing without approval of the Circle C community and especially those families/residents closely affected. It doesn’t feel right that big money can come in and change things that were agreed upon at the time of purchase. It feels like a money grab for the development company, and a political positive somewhere mixed in for the City of Austin, at the expense of a smaller community which set up protections for this purpose from the beginning. This zoning change would change the personality of the community to be more commercial and less family oriented. We are looking to sell our home if this access point off Dahlgreen Ave is approved. It’s safe to assume otters will follow suit as well. Thank you for your time, consideration, and past and future service. Kelby Klosterman 02 C14-2025-0064 - Circle C Tract 110; District 882 of 139 02 C14-2025-0064 - Circle C Tract 110; District 883 of 139a minor adjustment — it materially changes the density, traffic, and environmental assumptions the original agreement was built on. I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. AISD’s Educational Impact Statement (EIS) shows that Kiker was already over capacity at 103% for the 2025-2026 school year, a problem that will only be exacerbated by the addition of new students from a 1,000-unit development which would potentially put Kiker Elementary at 110% capacity, above the recommended range of 80-95%. Why exacerbate what is already an overcrowding issue at Kiker? Thank you for your time and for giving Circle C residents the opportunity to be heard on this case. I urge you to deny or postpone Case C14-2025-0064 until these concerns are fully and independently addressed. 02 C14-2025-0064 - Circle C Tract 110; District 884 of 139 02 C14-2025-0064 - Circle C Tract 110; District 885 of 13902 C14-2025-0064 - Circle C Tract 110; District 886 of 13902 C14-2025-0064 - Circle C Tract 110; District 887 of 13902 C14-2025-0064 - Circle C Tract 110; District 888 of 139I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. AISD’s Educational Impact Statement (EIS) shows that Kiker was already over capacity at 103% for the 2025-2026 school year, a problem that will only be exacerbated by the addition of new students from a 1,000-unit development which would potentially put Kiker Elementary at 110% capacity, above the recommended range of 80-95%. Why exacerbate what is already an overcrowding issue at Kiker? Thank you for your time and for giving Circle C residents the opportunity to be heard on this case. I urge you to deny or postpone Case C14-2025-0064 until these concerns are fully and independently addressed. Sincerely, Rebecca Bitter 10208 Banks Court 02 C14-2025-0064 - Circle C Tract 110; District 889 of 139From: Abhinav Vasudevan Sent: Tuesday, August 11, 2026 5:59 PM To: LandUseLiaison <LandUseLiaison@austintexas.gov> Cc: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: Re: About the Meeting on August 18 External Email - Exercise Caution Public Comment in Support of Circle C Tract 110 Dear Commissioners, My name is Abhinav Vasudevan. I am a finance student at Texas A&M University. I am also a resident of the Circle C neighborhood, where my father is a homeowner. I am writing to the commission to express my support for the rezoning. We have a nationwide housing problem: many young people in America cannot afford to buy a home. This is primarily an issue of supply and demand: too much demand and not enough supply. The solution to the problem isn’t more government spending or more regulation. The solution is letting the free market do its job in providing more supply. That is simple economics 101. People can understand that. People do want more housing, but they don’t want it in their neighborhood. After all, it is only human nature to resist change. This is often referred to as “Not In My Back Yard” or NIMBYism. This has always seemed like a distant concept, something I hear about online. For the first time, I am actually seeing NIMBYism in my very own neighborhood, and I feel that it is my duty to be one of the few people that actually speaks out against it. Instead of saying “Not In My Back Yard”, I choose to say, “Yes In My Back Yard”. I will probably be the minority viewpoint at the ZAP hearing. After all, residents have a huge incentive to show up in opposition to projects. The group of people who would actually benefit from the development (the new residents who would be moving in) aren’t going to be showing up to the meeting, because that group doesn’t exist yet. And I am here to speak for that group which has no voice. It is easy to tell developers that they should just build “somewhere else”. But if everyone in Austin says the same thing, then where exactly is this “somewhere else” supposed to be? When everyone practices NIMBYism, the entire city of Austin suffers. The entire US suffers. NIMBYism is ultimately a lose-lose game that acts as a force against progress. I am not saying we should help Stratus by sending them our hard earned taxpayer dollars. All I am saying is that we should get out of the way and give them the freedom to build 02 C14-2025-0064 - Circle C Tract 110; District 890 of 139 more housing. After all, “to live and to let live” is the American way of doing things. All that Stratus is asking for is a rezoning request from Office to Residential. Think about it? Does this have anything to do with traffic, or the environment, or whatever other excuse that NIMBYs can possibly come up with? All you have to do is ask yourself one simple question: is it better to have more residential units or more office units? I think it would be much more useful if Tract 110 is zoned for residential rather than office. It is not any more complicated than that. I have heard that the development will be mostly “luxury housing” and not “affordable housing”, though I don’t personally agree with how we use those terms. I am a strong believer in the free market, so I just think that developers should be allowed to build whatever the market demands to rent/sell at whatever rate/price they choose to do so, without any government imposed mandates/regulations for “affordable housing”. But either way, that doesn’t really matter when it comes to the core premise of my argument. It doesn’t really matter what type of units are being built. Whenever more supply is added to a market, that puts downwards price pressure on the entire market as a whole, which makes things more affordable for everyone. For that reason, I urge the commission to approve the rezoning of Tract 110 from Office to Residential. I hope that my comments and my speech can serve as food for thought for the commissioners. I expect that there will be many speakers in opposition to the zoning change. It is very easy for people to assume that nobody in the Circle C neighborhood actually supports the project. I wish to be a counterexample to that. Thank you for taking the time to listen to the public comments. I hope that this is informative. Sincerely, Abhinav Vasudevan Circle C Resident, Austin, TX 02 C14-2025-0064 - Circle C Tract 110; District 891 of 139 02 C14-2025-0064 - Circle C Tract 110; District 892 of 139Tract 110 was zoned in August 2002 as CS-MU-CO with guardrails specifically designed to manage growth, infrastructure capacity, and environmental impact in this area. Residents purchased homes and planned around those established terms. Converting the tract from commercial office to high-density residential use is not a minor adjustment — it materially changes the density, traffic, and environmental assumptions the original agreement was built on. I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. 02 C14-2025-0064 - Circle C Tract 110; District 893 of 13902 C14-2025-0064 - Circle C Tract 110; District 894 of 13902 C14-2025-0064 - Circle C Tract 110; District 895 of 13902 C14-2025-0064 - Circle C Tract 110; District 896 of 13902 C14-2025-0064 - Circle C Tract 110; District 897 of 13902 C14-2025-0064 - Circle C Tract 110; District 898 of 139Residents purchased homes and planned around those established terms. Converting the tract from commercial office to high-density residential use is not a minor adjustment — it materially changes the density, traffic, and environmental assumptions the original agreement was built on. I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. AISD’s Educational Impact Statement (EIS) shows that Kiker was already over capacity at 103% for the 2025-2026 school year, a problem that will only be exacerbated by the addition of new students from a 1,000-unit development which would potentially put Kiker Elementary at 110% capacity, above the recommended range of 80-95%. Why exacerbate what is already an overcrowding issue at Kiker? Thank you for your time and for giving Circle C residents the opportunity to be heard on this case. I urge you to deny or postpone Case C14-2025-0064 until these concerns are fully and independently addressed. Sincerely, 02 C14-2025-0064 - Circle C Tract 110; District 899 of 13902 C14-2025-0064 - Circle C Tract 110; District 8100 of 13902 C14-2025-0064 - Circle C Tract 110; District 8101 of 139environmental assumptions the original agreement was built on. I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. AISD’s Educational Impact Statement (EIS) shows that Kiker was already over capacity at 103% for the 2025-2026 school year, a problem that will only be exacerbated by the addition of new students from a 1,000-unit development which would potentially put Kiker Elementary at 110% capacity, above the recommended range of 80-95%. Why exacerbate what is already an overcrowding issue at Kiker? Thank you for your time and for giving Circle C residents the opportunity to be heard on this case. I urge you to deny or postpone Case C14-2025-0064 until these concerns are fully and independently addressed. Sincerely. Julie Campbell 7308 Red Pebble Rd 02 C14-2025-0064 - Circle C Tract 110; District 8102 of 13902 C14-2025-0064 - Circle C Tract 110; District 8103 of 13902 C14-2025-0064 - Circle C Tract 110; District 8104 of 13902 C14-2025-0064 - Circle C Tract 110; District 8105 of 139I ask that Stratus be held to the original commercial entitlement. 3. No Demonstrated Change in Circumstances Zoning changes to a negotiated conditional overlay should be reserved for cases where community or site circumstances have genuinely changed — not simply where a landowner's business plans have changed. I am not aware of evidence that neighborhood needs, traffic capacity, or environmental conditions in this area have improved since 2002; if anything, increased development nearby argues for tighter conditions, not looser ones. This request appears driven primarily by Stratus's interest in maximizing the resale or liquidation value of the property, not by a documented public need. A developer's financial timeline is not a valid basis for overriding a 20-plus-year development agreement that residents and the City have relied upon. 4. Environmental Impact and Aquifer Concerns This tract is within the Edwards Aquifer recharge/contributing zone and near the Lady Bird Johnson Wildflower Center. Multifamily development with associated parking may significantly increase impervious cover compared to the original commercial entitlement. I request an updated water quality and impervious cover analysis reflecting the proposed density, not a reliance on decades-old assumptions. 5. Infrastructure and School Capacity Water, wastewater, and drainage systems in this area were planned around the original commercial square footage, not high-density residential use with different peak-hour demand patterns. AISD’s Educational Impact Statement (EIS) shows that Kiker was already over capacity at 103% for the 2025-2026 school year, a problem that will only be exacerbated by the addition of new students from a 1,000-unit development which would potentially put Kiker Elementary at 110% capacity, above the recommended range of 80-95%. Why exacerbate what is already an overcrowding issue at Kiker? Thank you for your time and for giving Circle C residents the opportunity to be heard on this case. I urge you to deny or postpone Case C14-2025-0064 until these concerns are fully and independently addressed. Sincerely, Sami Kirolos 10723 Galsworthy lane Austin TX 78739 02 C14-2025-0064 - Circle C Tract 110; District 8106 of 13902 C14-2025-0064 - Circle C Tract 110; District 8107 of 13902 C14-2025-0064 - Circle C Tract 110; District 8108 of 13902 C14-2025-0064 - Circle C Tract 110; District 8109 of 13902 C14-2025-0064 - Circle C Tract 110; District 8110 of 13902 C14-2025-0064 - Circle C Tract 110; District 8111 of 13902 C14-2025-0064 - Circle C Tract 110; District 8112 of 13902 C14-2025-0064 - Circle C Tract 110; District 8113 of 139-----Original Message----- From: Adrienne Flannery Sent: Tuesday, April 21, 2026 3:27 PM To: Estrada, Nancy <Nancy.Estrada@austintexas.gov> Subject: C14-2025-0064 External Email - Exercise Caution Dear Nancy, I received a notice regarding the rezoning of Trace 11010-1/2 south Mopac Expressway Southbound. I live at 5704 Galsworthy Ct, which backs up to Dahlgreen Ave and I strongly oppose the amendments to the conditions of the zoning. What is in place was already a compromise with the developer. Looking at the proposed development, the traffic that it will cause coming into the neighborhood as well as light pollution, animal displacement, and extra pull on the already stressed water system in a very sensitive recharge zone is not what we agreed to when we moved into this house. Thank you for taking your time to listen to our feedback. Sincerely, Adrienne Flannery Homeowner 5704 Galsworthy Ct 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". 02 C14-2025-0064 - Circle C Tract 110; District 8114 of 139From: Arnaud Moutard Sent: Friday, May 1, 2026 5:43 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> Subject: 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 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 02 C14-2025-0064 - Circle C Tract 110; District 8115 of 139concerns. 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, Arnaud Moutard and Sophie Lavenir 10616 Galsworthy Lane 78739 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". 02 C14-2025-0064 - Circle C Tract 110; District 8116 of 139From: 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 02 C14-2025-0064 - Circle C Tract 110; District 8117 of 13902 C14-2025-0064 - Circle C Tract 110; District 8118 of 139residents 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". 02 C14-2025-0064 - Circle C Tract 110; District 8119 of 139From: 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. 02 C14-2025-0064 - Circle C Tract 110; District 8120 of 139Homeowner 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". 02 C14-2025-0064 - Circle C Tract 110; District 8121 of 139From: 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". 02 C14-2025-0064 - Circle C Tract 110; District 8122 of 139From: 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". 02 C14-2025-0064 - Circle C Tract 110; District 8123 of 13902 C14-2025-0064 - Circle C Tract 110; District 8124 of 13902 C14-2025-0064 - Circle C Tract 110; District 8125 of 13902 C14-2025-0064 - Circle C Tract 110; District 8126 of 13902 C14-2025-0064 - Circle C Tract 110; District 8127 of 139