What is Tract 110?

Tract 110 is a 67-acre undeveloped parcel located along South MoPac between La Crosse Avenue and Valor School.

What is being proposed?

Stratus Properties has requested approval to modify the zoning restrictions governing Tract 110. The proposal would allow up to 1,000 multifamily apartment units along with commercial and retail uses. To do this, they must amend the 2002 Development Agreement. Stratus is requesting opening up Dahlgreen to through traffic, in lieu of fulfilling its traffic improvement obligations under the Development Agreement. 

What is Case C14-2025-0064?

This is the City of Austin case number associated with the proposed rezoning request for Tract 110.

Is the project already approved?

No. The proposal remains subject to approval by Austin City Council. The Zoning and Platting Commissioners recommended approving the zoning application, plus they recommended that the neighborhood work with the City to get Circle C roadwork back into the ASMP to address traffic safety and mobility issues relating to Tract 110. 

Will Dahlgreen Avenue be opened to traffic?

Potentially. Dahlgreen may serve as an emergency access only or a full residential access point. The decision will be made by the City Council. 

How many vehicle trips are expected?

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.

Why is Dahlgreen Avenue receiving so much attention?

Residents have expressed concerns because Dahlgreen Avenue is a residential street adjacent to Kiker Elementary School and serves neighborhood traffic, school traffic, pedestrians, and cyclists.The increased traffic from development will put a strain on Dahlgreen and Lacrosse as drivers leaving the development seek to access north and south bound MoPac.

Additional impacts may also be felt in all of the adjacent inner-neighborhood residential streets, such as Gorham Glen, Galsworthy, Twelawney, as well as the Escarpment Boulevard and La Crosse Avenue intersections, and the La Crosse-Mopac traffic signal -- all of which already experience congestion during peak commuting periods, school drop-off and pick-up times, and swim practices. Residents have also noted that Kiker Elementary is expected to serve as an AISD bus hub, which could further increase traffic activity during middle and high school bus arrival and departure periods.

Doesn’t Stratus already have development rights?

Yes. Under the Development Agreement and current zoning, Tract 110 may be developed with up to 650,000 square feet of commercial office space. The question before City Council is whether to modify the zoning restrictions to allow multifamily residential development. Along with those development rights is an obligation to make traffic improvements related to the development of Tract 110. 

What is Texas Senate Bill 840?

SB 840 requires cities to allow certain residential uses in areas already zoned for commercial development. We contend the Development Agreement and the private Tract 110 Restrictive Covenant are exempt from SB 840, which is intended to limit what municipalities can regulate in the zoning conversions. Legal settlement agreements and private restrictive covenants, remain enforceable independently of SB 840. 

How many apartments are proposed?

The current proposal allows for up to 1,000 multifamily apartment units.

Can City Council reject the proposal?

Yes. City Council may approve, deny, postpone, or modify zoning requests. Additionally, the City is a party to the Development Agreement and can oppose any amendment to the agreement. 

Can City Council approve some parts but not others?

Potentially. Council may impose additional conditions or modify aspects of a zoning ordinance as part of its deliberations.

What are the concerns regarding the Edwards Aquifer?

Residents have raised concerns about impervious cover, stormwater runoff, and impacts to environmentally sensitive areas associated with the Edwards Aquifer recharge zone.

What is the ASMP, why should it matter to Circle C, and what does 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 AUTOMATICALLY BE BUILT. It allows them to once again be considered as part of Southwest Austin’s long-term transportation planning.

How will restoring all connections “protect” our

neighborhood streets?

Think of this as trying to finish a puzzle with several pieces missing. Restoring the planned connections would allow for a better-connected network:

• More direct access to MoPac

• Less pressure on interior neighborhood streets

• Better emergency access

• More options for current Circle C residents

• Safer, more practical access for future Tract 110 residents

• Safer traffic routes at Kiker Elementary and Valor School

The difference is to go beyond merely moving traffic from one neighborhood street to another, which is where we sit today. It’s to move traffic through a truly thoughtful and appropriate regional roadway network.

What restoring the connections DOES, and DOES NOT do:

• DOES NOT mean these connections will automatically get built.

• DOES NOT protect these connections from being built in the future by the City.

• DOES allow early consideration Southwest Austin’s long-term transportation planning and increases our chances of having an overpass built.

Is this about building a Mopac overpass just to serve Tract 110?

NO. It’s about building an overpass for the connectivity of

THIS ENTIRE AREA.

A major transportation investment such as a South Bay/MoPac crossover will not be built simply to keep the traffic of one large multifamily development out of an established neighborhood. It will be evaluated on whether it serves the broader transportation needs of Southwest Austin, both today and as the area continues to grow.

The ASMP solution(s) will be designed to create better connectivity for Circle C, future development, schools, emergency responders, and Travis and Hays County commuters.

What position did the HOA Board take?

The Circle C HOA Board provided a letter in Dec. 2025 supporting the zoning conversion and the amending of the Tract 110 restrictive covenant to remove the prohibition to vehicular access to Dahlgreen from Tract 110. In May 2026, they sent a follow up letter neither supporting nor opposing the zoning change application, but they were silent on the amendment to the Tract 110 restrictive covenant.  Individual residents may agree or disagree with that position and remain free to participate in the City process.

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 the prospect of a Dahlgreen access point. 

Where can I review the source documents?

Visit the Documents page to access public filings, ordinances, staff reports, studies, presentations, and other supporting materials.

How can I get involved?

Visit the Get Involved page for information about upcoming meetings, public comment opportunities, and ways to stay informed.