12 C14-2025-0078 - 10200 McKalla Place; District 7 - Staff Report

Planning Commission – Sept. 23, 2025

12 C14-2025-0078 - 10200 McKalla Place; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0078 - 10200 McKalla Place DISTRICT: 7 ADDRESS: 10200-10202 McKalla Place ZONING FROM: NBG-WMU-NP TO: NBG-CMU (Gateway Zone)-NP SITE AREA: 6.7567 acres PROPERTY OWNER: 10200 McKalla Place LP AGENT: Drenner Group, PC (Amanda Swor) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends NBG-CMU-NP, North Burnet/Gateway-Commercial Mixed Use Subdistrict- Neighborhood Plan Combining District, zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: September 23, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 12 C14-2025-0078 - 10200 McKalla Place; District 71 of 21ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 6.76 acre lot that is developed with a 135,000 sq. ft. one-story warehouse structure containing office and manufacturing uses that fronts onto McKalla Place. It is one block to the east of the Rutland Drive and Burnet Road intersection and is within walking distance of the Austin FC Q2 Stadium, which is located directly to the north. The property is within the North Burnet Gateway Neighborhood Planning area and is zoned NBG-WMU- NP, North Burnet Gateway-Warehouse Mixed Use-Neighborhood Plan Combining District. The lots directly to the south, east and west of this site have office/warehouse buildings, with multiple tenants, and are also zoned NBG-WMU-NP. The applicant is requesting to rezone the property from NBG-NP (WMU Subdistrict) to NBG-NP (CMU-Gateway Zone Subdistrict) to allow for the development of a residential project with associated ground floor uses (please see Applicant’s Request Letter-Exhibit C). The CMU-Gateway Zone subdistrict allows for an FAR of 12:1 and a maximum building height of up of 420 feet, with development bonuses (please see the North Burnet Gateway –CMU subdistrict General Site Development Standards-Exhibit E). The staff recommends the applicant’s request for NBG-NP (CMU-Gateway Zone Subdistrict) at this location as it is consistent with the CMU-Gateway Zone subdistrict designations to the west along Burnet Road and to the south along Rutland Drive. With the development of the Q2 stadium on the former McKalla tract to the north, there has been a transition in the zoning of the properties to the CMU-Gateway Zone Subdistrict along Burnet Road (please see the Area Case Histories table below for cases C14-2022-004 and C14-2021-0101). Gateway zones are connected to the designated Transit Corridors and allow for greater height and density in close proximity to the existing rail stations, such as the new McKalla Station, adjacent to Q2 Stadium to the north. The new station features daily operations including special game day trips as well as a double track design, two passengers platforms and expanded walking and bike paths connecting to the stadium and surrounding neighborhood. The applicant agrees with the staff’s recommendation. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. North Burnet/Gateway district is the designation for an identified area of existing low density, auto oriented commercial, warehouse, and industrial uses that is the subject of an approved master plan for redevelopment of the area into a higher density urban mixed- use neighborhood that is more pedestrian friendly and takes advantage of the links to commuter rail transit and the area’s key position in the urban core. 12 C14-2025-0078 - 10200 McKalla Place; District 72 of 21Commercial Mixed Use subdistrict is a high density mixed use sub district in the NBG Zoning District. It allows for development such as high density residential, high rise office, and entertainment complexes, destination retail and large scale civic uses. Neighborhood Plan district denotes a tract located within the boundaries of an adopted Neighborhood Plan. 2. The proposed zoning should promote consistency and orderly planning. The staff recommends the NBG-NP (CMU-Gateway Zone Subdistrict) for this tract of land as it is consistent with the CMU-Gateway Zone subdistrict designations to the west along Burnet Road and to the south along Rutland Drive. The subject property is located within the boundaries of a “Regional Center” as designated on the Growth Concept Map in the Imagine Austin Comprehensive Plan. 4. The proposed zoning should allow for a reasonable use of the property. The CMU-Gateway Zone Subdistrict would allow for a fair and reasonable use of the site. The proposed zoning will permit high-density residential uses, which will provide desirable housing opportunities for the people that work in the surrounding office, commercial and industrial areas. This site is located near major employment, commercial and residential developments such as The Domain, J.J. Pickle Research Campus, IBM- Broadmoor Campus, Charles Schwab complex, etc. and a large outdoor entertainment use (Q2 Stadium) to the north. There is a Capital Metro Rapid Bus Line along Burnet Road and the site is approximately 0.5 miles from the McKalla light rail station. EXISTING ZONING AND LAND USES: Site ZONING NBG-NP (North Burnet/Gateway- Warehouse -Mixed Use Subdistrict- Neighborhood Plan) LI-PDA-NP North South NBG-NP (North Burnet/Gateway- CMU-Gateway Zone Subdistrict- Neighborhood Plan) NBG-NP (North Burnet/Gateway- Warehouse -Mixed Use Subdistrict- Neighborhood Plan) East Office/Warehouse (McKalla 1) LAND USES Outdoor Sports and Recreation (Q2 Stadium) Multi-tenant Office Building (Epoch Building: Blue Cats, Sigma Sense, Insurance 360, former Enviroquip Inc, etc.) Vacant Lot, 1-Story Warehouse (10201 & 10109 McKalla Place), Capital Metro Rail Line 12 C14-2025-0078 - 10200 McKalla Place; District 73 of 21Office/Warehouse (McKalla Business Park) West NBG-NP (North Burnet/Gateway- Warehouse -Mixed Use Subdistrict- Neighborhood Plan) NEIGHBORHOOD PLANNING AREA: North Burnet/Gateway Neighborhood Plan Area TIA: Not Required WATERSHED: Little Walnut Creek SCHOOLS: Austin I.S.D. Pillow Elementary School Burnet Middle School Anderson High School NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Shoal Creek Conservancy AREA CASE HISTORIES: COMMISSION CITY COUNCIL NUMBER C14-2023-0045 (2404 Rutland Drive) C14-2023-0040 (10317 - 10423 McKalla Place) REQUEST NBG-WMU-NP to NBG-CMU (Gateway Zone)- NP NBG-WMU-NP to NBG-TOD (Gateway Zone)- NP 05/10/22: Approved staff's recommendation of NBG- CMU(Gateway Zone)-NP zoning by consent (13-0); A. Azhar-1st, J. Mushtaler-2nd. 12/12/23: Approved the staff's recommendation of NBG- TOD(Gateway)-NP zoning by consent (12-0, P. Howard- absent); F. Maxwell-1st, A. Azhar-2nd. 06/09/22: Approved NBG- CMU(Gateway Zone)-NP zoning by consent on all 3 readings (11-0); N. Harper- Madison-1st, P. Renteria-2nd. 01/18/24: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20240118-080 for NBG-NP combining district zoning (transit oriented development- gateway zone subdistrict) was approved on Council Member Qadri's motion, Council Member Ellis' second on an 11- 0 vote. 12 C14-2025-0078 - 10200 McKalla Place; District 74 of 21C14-2022-0045 (10321 and 10401 Burnet Road) C14-2021-0101 (Verde Square: 10401 1/2, 10431, 10435, 10505, and 10509 Burnet Road) C14-2020-0128 (NBG Austin Energy Substation Rezoning: 2412 Kramer Lane) NBG-CMU-NP to NBG-CMU (Gateway Zone)- NP NBG-CMU-NP to NBG-CMU (Gateway Zone)- NP 5/10/22: Approved staff's recommendation of NBG-CMU (Gateway Zone)-NP zoning by consent (13-0); A. Azhar-1st, J. Mushtaler-2nd. 8/24/21: Approved staff's recommendation for NBG- CMU(Gateway)-NP zoning by consent (11-0); C. Hempel-1st, R. Schneider - 2nd. NBG-TOD-NP to P 1/26/21: Approved staff’s recommendation of P district zoning (12-0, A. Azhar-1st, P. Seeger-2nd. LI-NP, NBG-NP to LI-PDA-NP C14-2019-0055 (Austin FC: 10414 McKalla Place and 10617 ½ Burnet Road) 5/14/19: To approve the staff’s recommendation of LI-PDA zoning, with added condition to approve the Transportation Impact Analysis (TIA) with the site plan process, if practical (Vote: 11-2, K. McGraw and P. Seeger-No); G. Anderson-1st, C. Kenny- 2nd. C14-2016-0074 (Element Hotel: 10728 Burnet Road) MI-PDA to MI-PDA 8/0916: Approved staff’s recommendation of MI-PDA zoning on consent (8-0, K. McGraw, S. Oliver, P. Seeger, J. Thompson, T. White-absent); N. Zaragoza-1st, J. Shieh-2nd. C14-2014-0062 (The Kenzie: MI-PDA to MI- PDA 5/27/14: Approved staff’s recommendation for MI-PDA zoning by consent (8-0, J. 6/09/22: Approved NBG-CMU (Gateway Zone)-NP zoning by consent on all 3 readings (11-0); N. Harper-Madison-1st, P. Renteria-2nd. 9/30/21: The public hearing was conducted and a motion to close the public hearing and approve NBG-CMU-Gateway Zone-NP district zoning ( was approved on Council Member Renteria's motion, Council Member Ellis' second on an 11-0 vote. February 4, 2021: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20210204-058 for public (P) district zoning was approved on Council Member Pool's motion, Council Member Tovo's second on an 11-0 vote. 6/06/19: The public hearing was conducted and a motion to close the public hearing and approve Ordinance 20190606-097 for limited industrial services- planned development area- neighborhood plan (LI-PDA- NP) combining district zoning was approved on Council Member Pool’s motion, Council Member Flannigan’s second on a 10-0 vote. Council Member Harper-Madison was absent. 9/22/16: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20160922-071 for MI-PDA zoning, to change a condition zoning was approved on consent on Council Member Houston’s motion, Council Member Casar’s second on a 10-0 vote. Council Member Troxclair was absent. 6/26/14: Approved MI-PDA zoning, to change a condition of zoning, on consent on all 3 of 12 C14-2025-0078 - 10200 McKalla Place; District 75 of 21 3201 Esperanza Crossing) C14-2013-0130 (Domain Entertainment District: 11824 Burnet Road) MI-PDA to MI- PDA C14-2012-0002 (The Domain: 10728-11306 and 11500-11900 Burnet Road; 3300 West Braker Lane; 11105 and 11401-11925 Domain Drive, and 2900-3210 Esperanza Crossing) C14-2010-0087 (The Domain Rezoning-Simon: 11701, 11733 North Mopac Expressway; 11400, 11500 Domain Drive; 3311 Rogers Road; 3409 Esperanza MI-PDA to MI-PDA: To amend the PDA 1) To allow for a Cocktail Lounge use as a permitted use on a 2,198 sq. ft. parcel and 2) To relocate 1-acre of designated zero impervious area within a nine acre park to a new location within the same park. MI-PDA to MI-PDA: To amend the Domain zoning ordinance to request a change to the PDA overlay to allow 83% impervious cover for the overall site. Nortey-absent); R. Hattfield-1st, N. Zaragoza-2nd. 11/12/13: Approved staff’s recommendation for MI-PDA zoning, with conditions for a limitation of 90,000 square feet of Cocktail Lounge use as permitted with no one user exceeding 13,000 sq. ft. within the designated 43.267acre area (outlined in Exhibit A) located within the Property., by consent (7-0-2, D. Chimenti and A. Hernandez-absent); J. Nortey-1st, B. Roark-2nd. 5/08/12: Approved MI-PDA zoning by consent (9-0); D. Anderson-1st, S. Kirk-2nd. readings (6-0, M. Martinez- off the dais); B. Spelman-1st, S. Cole-2nd. 12/12/13: Approved MI-PDA zoning on consent on all 3 readings (7-0); B. Spelman-1st, S. Cole-2nd. 6/28/12: Approved MI-PDA zoning to change a condition of zoning on all 3 readings (7-0); C. Riley-1st, S. Cole-2nd. 8/24/10: Approved staff’s recommendation of MI-PDA zoning with the condition that the applicant agree to a public restrictive covenant to limit one acre of land on the Endeavor- Domain site to zero percent impervious cover to offset the increase in impervious cover on the Simon-Domain property 8/26/10: The public hearing will remain open and the first reading of the case was approved for MI-PDA zoning (7-0); Morrison-1st, Spelman- 2nd, with the following additional conditions: 1) The applicant is to provide bicycle access for a portion of Bicycle Route Segment #905.04 to allow for continuity for bicycle 12 C14-2025-0078 - 10200 McKalla Place; District 76 of 21 Crossing; 11600 Century Oaks Terrace) (8-1, Chimenti-No), with the following additional conditions: 1) Require the applicant to provide bicycle access for a portion Bicycle Route Segment #905.04 (Please see Public Works Department Memorandum – “Attachment B”) to allow for continuity for bicycle traffic to and through the Domain development. 2) Require a public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover to be signed and recorded before the 3rd reading of this zoning case at City Council. traffic to and through the Domain development. 2) A public restrictive covenant that will limit one acre of land on the Endeavor- Domain site to zero percent impervious cover will be signed and recorded before the third reading of this zoning case. 10/14/10: Approved MI-PDA zoning on2nd/3rd readings (7-0); Spelman-1st, Leffingwell-2nd, with the following amendments: 1) Part 3, C, 1 of the ordinance should read: “A pedestrian/bicycle entrance shall be provided between the existing pedestrian/bicycle trail under Mopac Expressway and the Simon Project internal drive as shown on the attached Exhibit B. A minimum 12-foot wide paved path shall be constructed with an associated curb cut connecting to the internal drive prior to issuance of a certificate of occupancy for a building on Lot 5A, Block A, the Domain Shopping Center Section 3 Subdivision.”; 2) Add a new paragraph to Part 3, Section D to read: “The two trees on the property numbered 5068 and 5081 as shown on Exhibit D may not be removed, unless the City Arborist approved otherwise based on the health of the individual trees.”; 3) The approved otherwise based on fourth WHERAS of the restrictive covenant should read: “WHEREAS, the requirements of the Land Development Code for both the Endeavor Tract and the Simon Tract allow for a combined maximum of eighty percent (80%) net site area impervious cover resulting in a total allowable impervious 12 C14-2025-0078 - 10200 McKalla Place; District 77 of 21 C14-2010-0015 (The Domain Rezoning- Endeavor: 10712, 10728, 10800, 11000, 11500, 11600 Burnet Road; 11601 Domain Drive; 2900, 3001, 3101 Esperanza Crossing) C14-06-0121 To rezone the property from MI- PDA to MI-PDA to amend the Domain zoning ordinance to modify the following conditions: 1)To provide updated bike lanes for the development by routing sharrows and hike and bike paths throughout the site 2) To request a variance through the PDA to LDC Sec. 25-2-813 to allow an administrative approval of one large retail user exceeding 100,000 square feet to be constructed on the portion of the Domain property that is located north of Esperanza Crossing. Thereby, removing the requirement to secure approval of a Conditional Use Permit for this sole large retail user at this location. MI-PDA to MI- PDA cover area of 135.36 acres for the Endeavor Tract and 40.54 for the Simon Tract; and”. 10/14/10: Approved MI-PDA zoning on all 3 readings on consent (7-0); Spelman-1st, Cole-2nd, with the following conditions: 1) Part 3, C, 1 of the ordinance should read: “The Domain-Endeavor Project shall provide internal bicycle routes for access and continuity to existing or planned bicycle routes as well as multi-use hike and bike trails as more particularly detailed in the attached Exhibit C.”, 2) Part 3, C, 4 of the ordinance should read: “The sharrows shall be installed within one year of the effective date of this ordinance for existing roadways and at the time of construction for future roadways.” 8/24/10: Approved staff’s recommendation for MI-PDA zoning (8-1, Tovo-No), with an amendment to the Public Works Department Memorandum – “Attachment A” to change the wording in the first line of item #2 from should to shall. The Commission also included findings for the justification for the approval of the proposed variance to the “Big Box” ordinance, LDC Sec. 25-2-813: 1) This request is a special circumstance because the property is located with a PDA overlay district. 2) This approval is in accordance with the North Burnett/Gateway Neighborhood Plan. 3) The approval for this case allows for the inclusion of the recommendations of the City of Austin Bicycle Program for the property. 2/13/10: Approved staff’s rec. for MI-PDA zoning with additional conditions of: • 2 star Green Building rating • natural landscaping of all water quality ponds (existing and future); 3/01/07: Approved MI-PDA zoning with the addition of low albedo roofing materials, one star construction for the total site and two star construction for 50% of the office and residential construction (7-0); McCracken-1st, Dunkerley-2nd. 12 C14-2025-0078 - 10200 McKalla Place; District 78 of 21 • be in compliance with • TIA conditions; the applicant’s requested parkland dedication proposal; • height base of 140-ft; plus an additional 12- stories based on electing to provide some of the public benefits as listed in North Burnet/Gateway Neighborhood Plan. • Maximum height of 308 the feet. Vote: (9-0); J.Reddy-1st, G. Stegeman-2nd. 8/08/06: Approved staff rec. of MI-PDA by consent (8-0) 11/23/04: Approved staff recommendation of MI-PDA, with Environmental Board conditions (9-0). 11/9/04: Approved staff’s recommendation of CH zoning with conditions (9-0) 6/11/03: Approved staff’s recommendation of MI-PDA zoning, with inclusion of original PDA conditions (as read into the record) from Ordinance #000608-67 (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of MI-PDA zoning (8-0, R. Pratt-off dais) 6/11/03: Approved staff's recommendation of CS-CO zoning (8-0, R. Pratt-off dais) 6/12/02: Approved CS-1 by consent (8-0) 10/24/00: Approved staff rec. of LI-PDA (TR1), LI-PDA-H (TR2) by consent (9-0) 09/28/06: Approved MI-PDA (7-0); 1st reading 10/05/06: Approved MI-PDA changes as a condition of zoning (6-0); 2nd/3rd readings 12/16/04: Approved MI-PDA (7-0); all 3 readings 12/2/04: Approved CH zoning (7-0); all 3 readings 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted CS-CO on all 3 readings 7/11/02: Approved PC rec. of CS-1 (7-0); all 3 readings 11/30/00: Approved LI-PDA (TR1) and LI-PDA-H (TR2); (7-0); all 3 readings C14-06-0154 MI-PDA to MI- PDA C14-04-0151 MI-PDA to MI- PDA C14-04-0146 P to CH C14-03-0017 MI-PDA to MI-PDA C14-03-0016 MI to MI-PDA C14-03-0015 MI to CS C14-02-0062 LI to CS-1 C14H-00-2177 LI-PDA to LI-PDA 12 C14-2025-0078 - 10200 McKalla Place; District 79 of 21 C14-00-2065 MI to MI-PDA 6/8/00: Approved MI-PDA, with changes agreed to with neighborhood association (7-0); all 3 readings 5/9/00: Approved staff rec. of MI-PDA by consent (8-0); with the following conditions: 1) That minimum lot size be 1 acre provided for any lots that directly abut Braker Lane and Burnet Road (but not both) and which are less than 3 acres in size. 2) The total number of additional curb cuts on Braker Lane & Burnet Road providing access to such lots shall not exceed 50 % of the total number of such lots. 3) The foregoing limitation shall not apply to any lot of more than 3 acres, which abut Braker Lane and Burnet Road. RELATED CASES: C14-2018-0182 (North Burnet/Gateway NP Rezonings) C8-78-066B (Subdivision Case) 12 C14-2025-0078 - 10200 McKalla Place; District 710 of 21OTHER STAFF COMMENTS: Comprehensive Planning Urban Design The subject property is located at 10200 McKalla Place is currently used as warehousing, general office, and manufacturing on a 6.7567-acre site. The site is approximately 0.5 miles from the Q2 stadium and is seeking the CMU-Gateway zoning district, which provides for a high-density mix of uses, including high-rise residential, major employers, destination retail, and large-scale civic uses. It appears the existing zoning capacity established in the NBG Master and Regulating Plans was not permissive enough to allow the subject property and others like it to respond to market forces. These forces are the primary drivers for implementing the NBG plan through the creation of a transit-supportive, higher-density mix of development. The zoning request appears to be consistent with the intent of the North Burnet Gateway Master plan and urban planning and design best practices through increased intensity and density of a mix of land uses in the urban core. The site is approximately 0.5 miles from the McKalla light rail station. NBG Master Plan “Provide zoning entitlements that allow high-density housing developments in the North Burnet/Gateway area (see “Land Use and Zoning” section of this chapter), to increase the supply of housing in Austin NBG Regulating Plan and begin to accommodate some of the housing demand that will be generated from expected population growth in the region.” (Page 4: 42) “Encourage high-density housing in close proximity to transit to help reduce vehicle dependency.” (Page 4:42) “Provide for a variety of housing options and affordability, so that people of all income levels can live and work in the area. Encourage housing to be developed in close proximity to potential jobsites as well as public transit so that residents may reduce their dependency on personal vehicles and save on transportation costs.” (Page 4:12) “Create more compact, denser development clustered in activity centers to encourage a greater percentage of travel accomplished by walking, biking, and transit.” (Page 4:12) NBG Regulating Plan “General Intent 1.1.6. To allow for and encourage significant higher density residential uses to accommodate some of the region’s expected population growth” (Page 1) “General Intent 1.1.3. To improve the area’s access to high-quality transit services and create an environment that promotes walking and cycling” (Page 1) 12 C14-2025-0078 - 10200 McKalla Place; District 711 of 21Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Little Walnut Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. According to floodplain maps there is no floodplain within or adjacent to the project location. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. At this time, site specific information is unavailable regarding vegetation, areas of steep slope, or other environmental features such as bluffs, springs, canyon rimrock, caves, sinkholes, and wetlands. 12 C14-2025-0078 - 10200 McKalla Place; District 712 of 21 This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 sq. ft. cumulative is exceeded, and on site control for the two-year storm. At this time, no information has been provided as to whether this property has any preexisting approvals that preempt current water quality or Code requirements. Fire No comments. Parks and Recreation Parkland dedication will be required for the new applicable uses proposed by this development, multifamily and retail with proposed NBG-NP (CMU Gateway) zoning, at the time of subdivision or site plan, per City Code § 25-1-601. Whether the requirement shall be met with fees in-lieu or dedicated land will be determined using the criteria in City Code Title 25, Article 14, as amended. Should any fees in-lieu be required, those fees shall be used toward park investments in the form of land acquisition and/or park amenities within the surrounding area, per the Parkland Dedication Operating Procedures § 14.3.11 and City Code § 25-1-609. If the applicant wishes to discuss parkland dedication requirements in advance of site plan or subdivision applications, please contact this reviewer: ann.desanctis@austintexas.gov. At the applicant’s request, PARD can provide an early determination of whether fees in-lieu of land will be allowed. Site Plan Zoning Cases Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to the North Burnet Gateway Regulating Plan. Additional comments will be made when the site plan is submitted. Transportation The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for McKalla. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for McCalla according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 12 C14-2025-0078 - 10200 McKalla Place; District 713 of 21The adjacent street characteristics table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) McKalla Place Level 2 84-feet Approx 71- feet Approx 30-feet No No No Water Utility No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. For more information pertaining to the Service Extension Request process and submittal requirements contact the Austin Water SER team at ser@austintexas.gov. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. North Burnet/Gateway Zoning Subdistrict Map E. WMU Subdistrict and CMU Subdistrict General Site Development Standards 12 C14-2025-0078 - 10200 McKalla Place; District 714 of 21NBG-NP C14-2008-0182 SP-98-0026C D O N L E Y D R EXHIBIT A R D A T L E D C14-2024-0074 NBG-NP C14-2008-0182 2008-0182 LI-PDA-NP C14-2019-0055 D E N T O N D R C14-2008-0182 NBG-NP 73-161 761014-M SP93-0342C C14-2023-0040 C14-2008-0182 SP94-0369 76-1202-D 73-253 73-161 751218-G NBG-NP E N E R G Y D R 78 0720C OFFICE 740523-B SHOPPING CENTER C14-2021-0101 791220-H B R I G H T V E R D E W A Y 89-070 94-0402C USED CAR LOT BUILDING SUPPLY CO. (VACANT) SP-2007-0227C SP95-0420C JAMES HART TRL D R R E N O B P C P READ GRANBERRY TRL OFFICE/WHSE. ! ! ! OFFICE/WHSE. FAST FOOD REST. FAST FOOD REST. SP95-0219C OFFICE/WHSE. MC HALE CT RZ85-037 OFFICE/W HSE. C14-2022-0045 791220-I SP-99-0039C ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! L A P L L A C K M ! ! ! ! ! ! ! NBG-NP C14-2008-0182 RZ85-038 78-1005-I ! ! ! 73-253 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! OFC./WHSE. ! ! ! RUTLAND DR 740425-A ! ! ! ! ! !! MACHINE COMPANY ! ! ! ! ! ! ! C14-2023-0045 ! ! ! ! 67-080 RZ87-004 RZ85-092 870720-B CHEMICAL CO. ! ! ! ! ! COPY SERV. 59-173 73-253 ! ! ! ! 740425-A POLICE SUB STATION ! ! ! ! D R T E N R U B 79-0830-G 73-253 C14-2008-0182 890202-A ( OFFICE NBG-NP INNOVATION BLVD BUSINESS PARK C14-2008-0182 NBG-NP OFFICES LO N G H O R N BLV D NBG-NP SP-03-0518C ± 74-0711-H C14-2008-0182 BUSINESS PARK 78-0216-C METER CO. 73-161 731129-J BUSINESS PARK 731129-J R D N A T I L O P O R T E M 750320-J 73-161 NBG-NP C14-2008-0182 750320-J C14-2020-0115 750320-J 73-161 MACHINE COMPANY 85-0131-L 73-253 SP93-0501C 73-253 SP93-0553C SP94-0309C SP93-0348C SP94-0009C 750320-J WHSES. SERVICE CENTER NBG-NP SP89-0180C 760708-C C14-2008-0182 WHSE SP90-0225C 890202-A SP-96-0332C D LV RIC B T E M LI-NP C14-01-0037 LI-NP 740328-B M C N E I L R D ( 78 1102-E M.H. M.H. (( ( ( NBG-NP C14P-79-46 SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY ZONING ZONING CASE#: C14-2025-0078 This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. 1 " = 400 ' This product has been produced by the Planning Department for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. Created: 7/15/2025 12 C14-2025-0078 - 10200 McKalla Place; District 715 of 21 EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(C14-2025-0078C14-2008-0182C14-2008-0182C14-2008-0182C14-2019-0055C14-2008-0182C14-2008-0182C14-2008-0182C14-2008-0182C14-2021-0101C14-2008-0182C14-2008-0182C14-2020-0115C14-2022-0045C14-2023-0040C14-01-0037C14-2023-0045C14-2024-0074BURNETRDRUTLANDDRMCKALLAPLCPBONERRDMETROPOLITANDRDELTADRDENTONDRENERGYDRMCHALECTMETRICBLVDDONLEYDRMCNEIL RDBRIGHTVERDEWAYREADGRANBERRYTRLJAMESHARTTRLLONGHORN BLVDPNBG-NPNBG-NPNBG-NPLI-PDA-NPNBG-NPNBG-NPNBG-NPNBG-NPNBG-NPNBG-NPLI-NPNBG-NPLI-NPNBG-NP10200 McKalla Place±This product has been produced by Planning Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-007810200-10202 Mc Kalla Pl6.7567 AcresSherri SirwaitisCreated: 8/25/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1inchequals400'12 C14-2025-0078 - 10200 McKalla Place; District 716 of 21EXHIBIT C July 10, 2025 Via Electronic Delivery Amanda Swor dial: (512) 807-2904 aswor@drennergroup.com Ms. Lauren Middleton-Pratt Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: 10200 McKalla Place – Rezoning application for the approximately 6.7567-acre piece of property located at 10200-10202 McKalla Place in the City of Austin, Travis County, Texas (the “Property”). Dear Ms. Middleton-Pratt: As representatives of the owner of the Property, we respectfully submit the enclosed rezoning application package. The project is titled 10200 McKalla Place and is approximately 6.7567 acres of land, located at 10200 and 10202 McKalla Place. The Property is in the full purpose jurisdiction of the City of Austin. The Property is currently zoned NBG-NP, North Burnet/Gateway – Neighborhood Plan, district, and is more specifically located in the Warehouse Mixed Use (“WMU”) subdistrict of the North Burnet Gateway (“NBG”) Regulating Plan. The requested rezoning is from the WMU subdistrict to the CMU-Gateway, Commercial Mixed Use – Gateway, subdistrict. The Property is currently developed with a warehouse use. The purpose of the rezoning is to allow for the development of a residential project with associated ground floor uses. This request is consistent with proposed uses surrounding Q2 Stadium and in the surrounding area. The proposed development will comply with site development and design standards established in the NBG Regulating Plan. This rezoning also proposes to amend three (3) maps within the NBG Regulating Plan. Firstly, Figure 1-2 (North Burnet / Gateway Zoning District Subdistrict Map) is proposed to be amended to designate the Property as within the CMU Gateway Zone. Secondly, Figure 4-3 (Maximum Floor-to-Area-Ratio with Development Bonus) is proposed to be amended to allow for a 12:1 Maximum Floor-to-Area Ratio on the Property. Lastly, Figure 4-5 (Maximum Height with 2705 Bee Cave Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 12 C14-2025-0078 - 10200 McKalla Place; District 717 of 21P a g e | 2 Development Bonus) is proposed to be amended to allow for a maximum height of 420 feet with a development bonus on the Property. The Property is located within the NBG Neighborhood Planning Area. The Neighborhood Plan was adopted November 1, 2007 and designates the Property as High Density Mixed Use in the future land use map. A memorandum from Maureen Meredith dated May 29, 2024 is attached and confirms that a Neighborhood Plan Amendment application is not required with this zoning application. A southbound Capital Metro Rapid Rutland Station is located at the intersection of Burnet and Rutland Drive approximately 0.24-miles from the Property, a northbound Capital Metro Rapid Rutland Station is located approximately 0.51-miles south of the Property on Burnet Road, and the Property is located approximately 0.25-miles south from the Capital Metro Red Line McKalla Station train stop. The Traffic Impact Analysis ("TIA") is not required per the attached TIA Determination Form dated August 12, 2024 and executed by Ramin Komeili as the traffic generated by the proposed development does not exceed the thresholds established in the Land Development Code. Please let me know if you or your team members require additional information or have any questions. Thank you for your time and attention to this project. Very Truly Yours, Amanda Swor cc: Joi Harden, Planning Department (via electronic delivery) 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 12 C14-2025-0078 - 10200 McKalla Place; District 718 of 21EXHIBIT D F=;0*#;(cid:14)M&.$N.&M&O (cid:9)(cid:13)(cid:7)(cid:12)(cid:10) (cid:27) >?/?(6 (,/(cid:14)9!:;(cid:31)7*"(cid:31)8*7(cid:14)’ (cid:30)(cid:31) !"#(cid:14)$(cid:14)%(cid:14)&(cid:14)’(cid:14)()"*+(cid:14),!"-#*(cid:14).(cid:14)/0*#102(cid:14)3(,/4(cid:14)5)-(cid:31)- (cid:14)6(cid:31)7*"(cid:31)8*(cid:14)9!:;(cid:31)7*"(cid:31)8*(cid:14)<0=(cid:14) @"0-7(cid:31)*(cid:14)%(cid:14)A"(cid:31)#-*#;(cid:14)6#B#C)=D#-*(cid:14) 3@A6(cid:14).(cid:14)@A6(cid:14)<(cid:31);1024 (cid:0)(cid:2)(cid:3)(cid:4)(cid:5) (cid:19) (cid:7) (cid:4) (cid:16) (cid:4) (cid:10) (cid:21) (cid:7) (cid:27) (cid:18) (cid:13) (cid:9) (cid:29) (cid:7) (cid:2) (cid:6) (cid:22) (cid:5)(cid:15) (cid:5) (cid:15) (cid:9)(cid:20) (cid:29) (cid:13)(cid:15) (cid:18) @A6(cid:14)%(cid:14)/0*#102(cid:14)5)-# I)DD#"8(cid:31)0C(cid:14)<(cid:31)E#;(cid:14)%(cid:14)F7#(cid:14)3I<F4 I<F(cid:14)%(cid:14)<(cid:31);102(cid:14)5)-# I<F(cid:14)%(cid:14)/0*#102(cid:14)5)-# (#(cid:31) +:)"+));(cid:14)<(cid:31)E#;(cid:14)F7#(cid:14)3(<F4 (#(cid:31) +:)"+));(cid:14)G#7(cid:31);#-*(cid:31)0C(cid:14)3(G4 H0"#+)!7#(cid:14)<(cid:31)E#;(cid:14)F7#(cid:14)3H<F4 I)DD#"8(cid:31)0C(cid:14)J-;!7*"(cid:31)0C(cid:14)3IJ4 G#7#0"8+(cid:14)0-;(cid:14)98(cid:31)#-8#7(cid:14)<(cid:31)E#;(cid:14)F7#(cid:14)3G9<F4 L8*(cid:31)B#(cid:14)?; #7 (,/(cid:14)KC0--(cid:31)- (cid:14)L"#0(cid:14),)!-;0"2 K0"8#C(cid:14),)!-;0"2 G0(cid:31)C")0;7 (cid:18) (cid:13) (cid:15) (cid:29) (cid:9) (cid:5) (cid:4) (cid:8) (cid:9) (cid:8)(cid:7)(cid:4)(cid:27)(cid:9)(cid:7) (cid:10) (cid:4) (cid:11) (cid:28) (cid:15) (cid:26)(cid:27) (cid:14)(cid:23) (cid:11) (cid:15) (cid:15) (cid:5) (cid:6)(cid:7)(cid:4)(cid:8)(cid:9)(cid:7) (cid:19)(cid:7)(cid:9) (cid:4)(cid:13)(cid:14)(cid:20)(cid:12)(cid:5)(cid:5)(cid:18) (cid:10)(cid:4)(cid:11)(cid:12)(cid:13)(cid:4)(cid:5)(cid:14)(cid:15)(cid:16)(cid:14)(cid:13)(cid:9)(cid:17)(cid:4)(cid:18) (cid:21)(cid:15)(cid:7)(cid:8) (cid:13)(cid:2)(cid:0)(cid:15)(cid:7) (cid:20) (cid:22) (cid:21) (cid:14) (cid:23) (cid:24) (cid:25) (cid:14) (cid:26) (cid:7) (cid:9) (cid:18) (cid:9) (cid:4) (cid:7) (cid:10) (cid:20) F@(cid:14)K(cid:31)8PC#(cid:14) G#7#0"8+(cid:14)I0D=!7 (cid:5)(cid:15)(cid:29)(cid:19)(cid:20)(cid:15)(cid:7)(cid:29) (cid:12)(cid:29)(cid:0)(cid:2)(cid:18)(cid:13)(cid:7)(cid:12)(cid:4)(cid:5) (cid:29) (cid:15) (cid:18) (cid:11) (cid:27) (cid:15) (cid:20) (cid:14)(cid:13) (cid:12)(cid:5)(cid:18) (cid:9) (cid:29) (cid:27)(cid:10)(cid:20)(cid:4)(cid:5)(cid:9) (cid:7) (cid:2) (cid:29) (cid:0) (cid:6) (cid:9) (cid:7) (cid:19) (cid:7)(cid:2)(cid:13)(cid:5)(cid:4)(cid:29)(cid:0) (cid:12)(cid:13)(cid:9)(cid:0) (cid:29) (cid:2) (cid:12)(cid:10) (cid:7) (cid:13) (cid:9) (cid:27) (cid:0)(cid:15)(cid:29)(cid:5)(cid:9)(cid:21) (cid:0)(cid:9)(cid:29)(cid:13)(cid:15)(cid:29) (cid:9)(cid:29)(cid:9)(cid:7)(cid:19)(cid:21) (cid:7)(cid:9)(cid:12)(cid:0) (cid:9)(cid:12)(cid:5) (cid:28)(cid:29) (cid:10) (cid:27) 12 C14-2025-0078 - 10200 McKalla Place; District 719 of 21FIGURE 4 - 1 WMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS WAREHOUSE MIXED USE (WMU) SUBDISTRICT LOT SIZE FLOOR TO AREA RATIO EXHIBIT E Revised 10-25-23 Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: 3:1 is FAR may be granted in exchange e development bonus criteria and stan- dards are detailed in Article 6. BUILDING HEIGHT Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus: 120 Feet is building height may be granted in exchange for the provision of public e development bonus crite- ria and standards are detailed in Article 6. Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from re access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek): Not applicable 120’ Max. Height with Development Bonus Typical examples of buildings in the Warehouse Mixed Use Subdistrict. 12 C14-2025-0078 - 10200 McKalla Place; District 720 of 21FIGURE 4 - 1 CMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS COMMERCIAL MIXED USE (CMU) SUBDISTRICT Revised 10-25-23 LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Maximum Floor-to-Area Ratio (FAR) by Right: Established on Figure 4-2 (Based on the maximum FAR allowed by the prop- erty’s zoning prior to adoption of this Document) Maximum Floor-to-Area Ratio (FAR) with Development Bonus: CMU Zone CMU Midway Zone CMU Gateway Zone 3:1 10:1 12:1 This FAR may be granted in exchange for the provision of public benefits. The development bonus criteria and standards are detailed in Article 6. Minimum Building Height: Not applicable Maximum Building Height by Right: Established on Figure 4-4 (Based on the maximum height allowed by the prop- erty’s zoning prior to adoption of this Document.) Maximum Building Height with Development Bonus*: CMU Zone CMU Midway Zone CMU Gateway Zone 180 Feet 350 Feet 420 Feet exchange for the provision of public ben- standards are detailed in Article 6. Minimum Lot Size 2,500 SF Minimum Lot Width 20 Feet MINIMUM SETBACKS Front Yard and Street Side Yard*: No ground-level front yard or street side yard setbacks are required. Instead, development must meet the building placement standards in Section 4.3. Interior Side Yard: Rear Yard: 0 Feet 0 Feet * If the street right-of-way is less than 60 feet in width, the minimum front yard setback for buildings three or more stories in height shall be 30 feet from access. MAXIMUM IMPERVIOUS COVER Typical examples of buildings in the Commercial Mixed Use Subdistrict. If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 (Based on the maximum impervious cover allowed by the property’s zoning prior to adoption of the this Document.) If located in a suburban watershed (Walnut Creek)*: * vious cover requirements of Section 25-8-394(C) of the LDC. 80% - PLATTING REQUIREMENTS If located in the CMU Gateway Zone: Section 24-4-171(Access to Lots) of the abut a dedicated public street or a Major Internal Drive. 420’ Max. Height with Development Bonus (CMU - Gateway) 350’ Max. Height with Development Bonus (CMU - Midway) 180’ Max. Height with Development Bonus (CMU) 12 C14-2025-0078 - 10200 McKalla Place; District 721 of 21