Our neighborhood. Our future.

A resource for Circle C residents and other community members seeking factual information, timelines, source documents, and opportunities for community participation regarding the proposed Tract 110 rezoning.

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September 24, 2026 Austin City Council — Case C14-2025-0064 (Tract 110)

Agenda Items 83 & 92

📺 Meeting playback: https://austintx.new.swagit.com/videos/400567/0/

What Happened

City Council voted in favor of the developer’s request:

• Rezoned Tract 110 for up to 1,000 multifamily units, with access via Dahlgreen Avenue. The final access level (e.g., emergency-only, timed gate, full access) will be decided later by the Traffic & Public Works (TPW) Director.

• Amended the Development Agreement to (1) grant Stratus the added density needed to build 1,000 units, and (2) release Stratus from its obligation to build the South Bay Lane extension to MoPac and a traffic signal at the South Bay/MoPac cut-through — improvements originally required specifically to route Tract 110 traffic to MoPac instead of through neighborhood streets and past Kiker Elementary. Stratus gave no concession of equal value in return to the neighborhood or taxpayers for being released from this obligation.

What This Does — and Doesn’t — Mean

• This changes what Stratus is permitted to build on Tract 110, not the actual development project.

• It’s not site plan approval, and doesn’t remove all Development Agreement restrictions.

• Future development still requires site-plan, drainage, environmental, water-quality, and transportation review.

• The property sits in the Slaughter Creek Watershed and Barton Springs Edwards Aquifer zone, and the 2002 Development Agreement’s stricter environmental standards still apply.

• Next up: the final adopted ordinance, which will spell out exactly what conditions remain.

What’s Next

• Final ordinance publication — we’ll share details as soon as it’s out.

• A future Traffic Impact Analysis (TIA) will inform TPW’s decision on the Dahlgreen access level and other mitigation. (Ex. emergency vehicle access only, timed gates, full access, traffic lights etc.)

• We continue pushing for ASMP reinstatement and a South Bay crossover bridge at MoPac (since TXDOT has indicated that a traffic signal is no longer feasible), independent of this vote.

How to Stay Involved

• Watch for our ordinance summary once it’s published.

• Stay engaged on ASMP reinstatement — still our best lever for traffic safety.

• Show up for future site-plan/TIA public input opportunities.

• Follow updates at protectcirclec.org and our social channels.

• Keep contacting your representatives — the infrastructure and safety questions are far from over.

Thank you to everyone who showed up, spoke, and stayed engaged. Please stay engaged. Attend Circle C HOA meetings and stay informed. This is one step in a longer process.

— Protect Circle C Coalition

PCCC Map 9.6.26.pdf

Circle C pre-2019 ASMP Roadwork

What is the ASMP, why should it matter to Circle C, and what

did ZAP recommend we do?

The Austin Strategic Mobility Plan is the City’s long-term blueprint for Austin’s

transportation network.

Several Circle C connections were removed from the ASMP in 2019:

• South Bay extension to MoPac

• Dahlgreen Avenue to South Bay connection

• Future Escarpment Boulevard capacity improvements

With as many as 1,000 new residential units all but certain to be built on Tract

110, these missing connections matter for the future – of our neighborhoods –

and the entire road systems we all use to travel in and out of Circle C daily.

Restoring these connections to the plan DOES NOT MEAN THEY WILL

BE BUILT. It allows them to once again be considered a part of the big picture -- as part of Southwest Austin’s long-term transportation planning. There is an ASMP amendment process which includes public comment periods and final City Council approval.

CCHOA Board Advances 2nd Amendment to the Restrictive Covenant that provides access to Dahlgreen

At the August 14, 2026 CCHOA Special Meeting, the Circle C Board voted to move forward with a set of agreements that many residents believe fall short of protecting the neighborhood from the threat of a full vehicular connection between Tract 110 and Dahlgreen Avenue.

While the board terminated the improperly-filed First Amendment, it simultaneously approved a Second Amendment that leaves the access level decision up to the City Council. While the Board has publicly advocated for emergency access only at Dahlgreen, or alternatively, an access point with conditions, many residents still have concerns about the prospect of a Dahlgreen access point. Concerns raised by opposed residents include:

∙ This still opens the door. The Second Amendment doesn’t prevent a Dahlgreen connection — it only adds conditions (a gate, signage, restrictions on commercial traffic) if and when that connection happens. Residents who don’t want Dahlgreen opened at all see this as negotiating the terms of a loss rather than preventing it.

∙ Traffic impact on Dahlgreen itself and LaCrosse. Even with restrictions on commercial delivery vehicles, opening Dahlgreen to any regular ingress/egress from a multifamily development brings meaningfully more traffic to Dahlgreen and to LaCrosse as the Tract 110 residents try to access northbound MoPac at LaCrosse — an outcome many residents say they never agreed to and continue to oppose.

∙ The escrow mechanism delays, but doesn’t prevent. The two-year escrow tied to Stratus achieving multifamily zoning means this issue remains unresolved and could still result in Dahlgreen access being finalized if zoning is approved.

Residents opposed to any Dahlgreen connection are encouraged to make their voices heard at the upcoming City Council meeting on Thursday, September 24, 2026 at City Hall, and to continue raising concerns with City Council members ahead of any final vote on the zoning change.

Protect Circle C Coalition

Protect Circle C is a coalition of Circle C residents working to ensure our community is informed and engaged regarding the proposed rezoning of Tract 110.

Our position is simple: We support responsible development. We’re against Stratus walking away from its infrastructure improvement obligations under the 2002 Development Agreement, and leaving our neighborhood to bear the burden of the safety and traffic issues on our inner neighborhood streets created by the new development.

Our goal with this website is to provide residents with factual information, source documents, key dates, and opportunities to participate in the public process.

Whether you are just beginning to learn about the proposal or have been following the issue closely, we encourage you to review the facts, explore the source materials, stay informed, and make your voice heard.

What is Happening?

Stratus Properties has filed Case C14-2025-0064 seeking approval to modify the zoning restrictions governing Tract 110, a 67-acre undeveloped parcel located along South MoPac between La Crosse Avenue and Valor School.

Under the current zoning established as part of the 2002 Circle C Development Agreement, Tract 110 is entitled for up to 650,000 square feet of commercial office development.

Stratus is now requesting a modification that would allow up to 1,000 mid-rise, multifamily apartment units, along with retail and neighborhood commercial uses. The proposal would convert land originally designated for commercial office development into a large residential project on the same parcel of land. With 1,000 apartments comes a strain on our neighborhood infrastructure: our streets, our water, our emergency services.

The application also seeks removal of the long-standing prohibition on vehicular access to Dahlgreen Avenue, a restriction that has been in place since 2002. In January 2026, Stratus formally amended its application to include this request. The proposed access point would serve the residential development through a gated ingress and egress connection onto Dahlgreen, adjacent to Kiker Elementary School, with traffic flowing through the school zone onto Lacrosse Avenue to MoPac.

The final decision on the zoning request will be made by Austin City Council. The vote on this matter that was previously set before City Council on July 23rd has been postponed. The vote will likely occur at the September 10th City Council meeting. We will confirm as soon as we receive word.

Where is Tract 110 and What is Planned?

Circle C Tract 110

Stratus Properties requests the rezoning of 67.14 acres located near the corner of SH 45 and MoPac Expressway.

Conceptual Site Plan

Image Credit: Stratus Properties

Traffic Flow Options Presented by Stratus

Stratus is responsible for specific traffic improvements under the 2002 Development Agreement. Those traffic improvements are not represented in these options. Dahlgreen access was prohibited under the 2002 restrictive covenant. Traffic concerns of the neighborhood have not been taken into consideration, and because of zoning procedures, a full Traffic Impact Study (TIA) will not occur until Site Plan Stage.

Image Credit: Stratus Properties

Current Status (as of 9/14/2026)

Case Number: C14-2025-0064

Applicant: Stratus Properties (Circle C Land, LP)

Property: Tract 110 (67 acres along South MoPac)

Current Zoning: CS-MU-CO (Commercial Services – Mixed Use – Conditional Overlay)

Proposed Change: Up to 1,000 multifamily apartment units + retail & neighborhood commercial

Current Status: Zoning and Platting Commission approved a revised recommendation and forwarded the case to Austin City Council. The ZAP Commissioners also recommended restoring Circle C roadwork into the Austin Strategic Mobility Plan (ASMP).

Expected Council Vote: The vote will be heard on the Sept 24th City Council meeting agenda.

Why are Residents Concerned?

Residents have expressed concerns regarding several aspects of the proposal:

Dahlgreen Avenue Access

The application requests removal of the prohibition on vehicular access to Dahlgreen Avenue, a residential street adjacent to Kiker Elementary School that has been protected from development traffic since 2002 by a restricted covenant attached to Tract 110 and by City Ordinance No. 020801-31.

Traffic

According to the City staff report, the proposed development is estimated to generate approximately 4,676 daily vehicle trips, including 424 AM peak-hour trips and 386 PM peak-hour trips. We believe this is marked underestimate, and we request a Traffic Impact Study.

Land Use Change

The proposal would convert development rights originally allocated for commercial office use into up to 1,000 multifamily apartment units. The high density of 1,000 apartments represents a significant change in land-use character originally assigned to the property in 2002. We support less density to align with what was intended.

Edwards Aquifer

Residents have raised concerns regarding development over environmentally sensitive areas associated with the Edwards Aquifer recharge zone and the potential impacts of increased impervious cover.

Emergency Services, Schools and Infrastructure

Residents have also raised questions regarding traffic circulation, public infrastructure capacity, emergency services and potential impacts on schools serving the Circle C area.

Images taken June 21, 2026 and provided by Circle C resident.

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