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.

Will Dahlgreen Avenue be opened to traffic?

Stratus has requested removal of the restriction prohibiting vehicular access to Dahlgreen Avenue. In January 2026, The HOA and Stratus signed an amendment to the restrictive covenant removing the prohibition and opening up Dahlgreen to traffic exiting and entering the development.  

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 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.

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.