Embedded Files
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.
SIGN THE E-PETITION (Updated 6/21/2026. NEW for submission to City Council)
SIGN THE E-PETITION (Updated 6/21/2026. NEW for submission to City Council)
https://www.signwell.com/new_doc/SJIeRV8MwbgyHmtN/
Donate to the Action Fund
Donate to the Action Fund
Protect Circle C Coalition is a Texas nonprofit corporation recognized as a tax-exempt public charity under Section 501(c )(3) of the Internal Revenue Code, EIN 42-3507553. All contributions made on or after June 30, 2026 are tax-deductible to the extent permitted by law.
https://www.zeffy.com/en-US/donation-form/help-protect-circle-c-community-action-fund
August 18: ZAP votes to recommend the zoning application.
August 18: ZAP votes to recommend the zoning application.
Playback link: https://austintx.new.swagit.com/videos/396570
The City Council vote on the Tract 110 Zoning Application is scheduled:
The City Council vote on the Tract 110 Zoning Application is scheduled:
Date: September 10, time to TBD
Place: Austin City Hall, 301 W. 2nd Street, Austin, TX
BREAKING NEWS: Board Advances 2nd Amendment to the Restrictive Covenant that provides access to Dahlgreen
BREAKING NEWS: Board Advances 2nd Amendment to the Restrictive Covenant that provides access to Dahlgreen
At the August 14, 2026 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 real threat: 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 many residents feel effectively accepts — rather than fights — the prospect of Dahlgreen access. 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 10, 2026 at 2:00pm 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 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 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.
What is Happening?
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?
Where is Tract 110 and What is Planned?
Circle C Tract 110
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 6/20/26)
Current Status (as of 6/20/26)
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.
Why are Residents Concerned?
Why are Residents Concerned?
Residents have expressed concerns regarding several aspects of the proposal:
Residents have expressed concerns regarding several aspects of the proposal:
Dahlgreen Avenue Access
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
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
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
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
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.
Page updated
Google Sites
Report abuse