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 infrastrucure 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.

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.

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

Expected Council Vote: This has been postponed from the July 23rd agenda. The vote will be heard on the Sept 10th City Council meeting agenda.

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.