Environmental Commission votes 6-1 to recommend COTA PUD amendment with extensive environmental conditions amid public opposition
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Summary
After a lengthy hearing marked by public opposition about wetlands, water use and open-space loss, the Environmental Commission recommended approval of Circuit of the Americas PUD Amendment No. 3 with numerous conditions including additional wetland and riparian restoration, tree plantings and restrictions on administrative cut-and-fill approvals; the recommendation passed 6-1.
The Austin Environmental Commission voted 6-1 March 4 to recommend approval of a substantial Planned Unit Development amendment for Circuit of the Americas (case C814-2018-0122.03) that would allow a 1,000+-room hotel and conference resort, a golf course and a proposed practice racetrack, subject to a long list of environmental and operational conditions.
Leslie Lilly, environmental conservation program manager with Watershed Protection, described the proposed amendment and staff's recommended conditions, including an extra 0.87 acres of wetland critical environmental feature (CEF) restoration, 0.56 acres of CEF buffer above minimum mitigation, 4.59 acres of riparian restoration assessed with a functional floodplain-health tool, and 1,000 additional caliper inches of native tree plantings beyond the 400 trees already required. "Staff recommend approval of the PUD amendment, as proposed, with the following conditions," Lilly told commissioners.
Applicant representatives said the project would create a large resort complex developed by Rita Development, which the applicant described as experienced in large-scale resorts and labor partnerships. "This is a $925,000,000 project including approximately $650,000,000 in hard construction costs," Michael Whalen, applicant representative, said; he also presented an applicant estimate of roughly $10,000,000,000 in projected economic activity over 30 years.
Public speakers strongly objected to elements of the proposal. Becky Woodward, a botanist and local resident, urged the commission to deny the amendment, arguing that allowing a golf course and reduced buffers in a critical water quality zone would harm the endangered Blackland Prairie and migratory bird habitat. "I strongly oppose PUD amendment number 3 for Circuit Of The Americas," Woodward said, citing reduced open space, a smaller buffer and risks from irrigation and managed turf. Other residents cited water use, loss of public parkland, hydrology and notice gaps for nearby communities.
Commissioners asked staff and the applicant detailed questions about outreach, hydrology review, whether the Atlas 14 floodplain mapping is applied (staff confirmed it is), irrigation and water sources for a golf course, mitigation sequencing, parkland and fee-in-lieu mechanics, and noise abatement. Staff told the commission potable water for the project would come from the city system (Lake Austin), and the project would be subject to Water Forward on-site reuse requirements; staff also said any grading in the floodplain must demonstrate no adverse floodplain impacts and that cut-and-fill would need to be balanced.
Secretary Qureshi read a multi-part recommendation that incorporated staff conditions and added commission conditions (including tighter administrative variance limits, retention of certain on-site open-space/parkland commitments or alternatives, strict restrictions on fertilizers and hazardous-material handling, noise monitoring and time-of-operation limits for practice tracks and aviation facilities, and a requirement that parkland commitments be satisfied prior to hotel permitting). The motion passed 6-1; the commission's recommendation will be transmitted as part of the approval package and the amendment will next proceed to the Zoning and Planning Commission and then City Council for final action.