Highpoint 2222 (Former 3M Campus) – Open House Recap

Hello Friends, Big Changes Ahead for the Former 3M Campus — Share Your Thoughts

Hosted by the 2222 CONA (Coalition of Neighborhood Associations) September 16, 2025
Location: Karlin Innovation Center, 6801 River Place Blvd

Who is CONA?

Coalition of 5,000+ households, founded in 2005 to protect the 2222 Corridor.
Mission: Compatible growth, protect water and green spaces, preserve Hill Country character.

Why We Held the Open House

Neighbors gathered to learn what Karlin Real Estate is planning for the former 3M campus and where things stand in the rezoning process. Posters around the room explained the project’s history, zoning changes being requested, traffic impacts, school access, and environmental concerns. We also asked for your input through a short community survey.

What’s Being Proposed

Current rules: The land is zoned for Research & Development, which doesn’t allow apartments or retail.
Requested changes: Karlin is asking for new zoning to allow up to 1,250 apartments, 65,000 sq. ft. of retail, and many additional commercial uses.
Height request: Up to 90 feet for a parking structure, which is taller than Hill Country Roadway rules normally allow.
Timeline: Development would roll out in five phases through 2035, starting with a small shopping plaza, then adding apartments and more retail.

Summarized Posters CONA Presented

Poster 1 – Overview

Project: Replace the 3M R&D campus with a mixed-use development (apartments + retail).
CONA’s priorities: enforceable commitments, traffic phasing before occupancy, environmental protections, and clarity on Lot 1 “Pork Chop.”

Poster 2 – Zoning History & Entitlements

Originally zoned for R&D and Light Industrial uses in the 1980s.
Karlin purchased the property in 2021 and now seeks broad new entitlements.

Poster 3 – Land Uses

Current zoning does not allow apartments or retail.
Rezoning could allow 50+ uses (hotels, cocktail lounges, warehousing); CONA wants restrictions to compatible community uses.

Poster 4 – Traffic Impacts

FM 2222 already carries ~40,000 trips daily; project could add nearly 18,000 more.
A Traffic Impact Analysis proposes upgrades, but congestion and safety issues remain.

Poster 5 – LISD Connector Road

Nearly 3,000 students and staff make school traffic a major issue.
CONA proposes a permanent connector road for buses, emergency, and community use.

Poster 6 – Environmental Concerns

Site includes Bull Creek headwaters and endangered species habitat.
CONA calls for riparian buffers, reduced impervious cover, stormwater controls, and preservation of slopes and trees.

Poster 7 – Community Survey

Neighbors were asked to rank priorities and provide feedback via https://forms.office.com/r/0pdLP9Hh66 to take the survey. For you to provide feedback, see the blue button below or go to https://forms.office.com/r/0pdLP9Hh66 to take the survey.
Results will be shared publicly and guide CONA’s negotiations with Karlin.

Traffic – What Could Change

Karlin funded a detailed Traffic Impact Analysis covering 14 intersections from Bullick Hollow/620 east to City Park Rd. Their plan includes all 14 intersections and here is a summary:

New turn lanes at Bullick Hollow/620 and River Place Blvd
A new traffic light at Ribelin Ranch Dr
A roundabout at River Place Blvd/Four Points Dr
Updated signals and timing adjustments across the corridor

These steps are meant to handle the traffic their project would add — up to 22,000 new daily trips if fully built. Even with improvements, some intersections (like Bullick Hollow/620, McNeil Dr, and City Park Rd) are still expected to be highly congested by 2035.

To see all the intersection improvements go to this page

Community Priorities

Neighbors have raised a few key requests:

Traffic & Schools: Require a permanent connector road between River Place Blvd and McNeil Dr for school buses, first responders, and neighborhood access.
Environment: Protect Bull Creek headwaters, steep slopes, and wildlife habitat; preserve native trees.
Land Use: Favor smaller-scale housing like townhomes, condos, or senior living instead of only large apartment blocks.
Parks & Open Space: Dedicate at least 9 acres of parkland and keep Lot 1 (“the Pork Chop”) as greenbelt or low-impact use.
Accountability: Ensure commitments are written into legally enforceable agreements.

What’s Next

CONA and Karlin have been meeting since 2022 — more than 18 times — and while some progress has been made, big issues like traffic phasing, density, and environmental safeguards are still unresolved. Rezoning has not yet been approved; City Council will take up the request in the coming months.

How You Can Stay Involved

Take the survey (open until Sept. 25): Go to https://forms.office.com/r/0pdLP9Hh66 or click the blue button

Get updates: Email Board@2222CONA.org
Come back: A second community session will be held in early 2026 to share results and next steps.

Sincerely, The CONA TEAM MEMBERS

Survey