13 C14-2025-0079 - South Town Rezoning; District 8 - Staff Report

Planning Commission – Oct. 28, 2025

13 C14-2025-0079 - South Town Rezoning; District 8 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0079 (South Town Rezoning) DISTRICT: 8 ADDRESS: 4980, 5016, 5020 ½, and 5030 West U.S. Hwy 290 Westbound ZONING FROM: CS-CO-NP TO: CS-MU-V-CO-NP SITE AREA: approximately 7.008 acres (approximately 305,268 square feet) PROPERTY OWNER: LAMY South Towne, Ltd. AGENT: Armbrust & Brown, PLLC (Richard T. Suttle, Jr.) CASE MANAGER: Jonathan Tomko (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff recommends granting general commercial services-mixed use-vertical mixed use building-conditional overlay-neighborhood plan (CS-MU-V-CO-NP) combining district zoning. The conditional overlay would prohibit the following 26 uses: - Agricultural sales and services - Automotive repair services - Automotive washing (of any kind) - Bail bond - Building maintenance services - Campground - Club or lodge - Commercial off-street parking - Construction sales and services - Drop-off recycling collection facility - Equipment repair services - Equipment sales - Exterminating services - Funeral services - Kennels - Laundry services - Limited warehousing/distribution - Monument retail sales - Outdoor entertainment - Pawn shop services - Recreational equipment maintenance & storage - Recreation equipment sales - Research services - Service station - Vehicle storage - Veterinary services PLANNING COMMISSION ACTION / RECOMMENDATION: October 28, 2025: Case is scheduled to be heard by Planning Commission. CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: N/A 13 C14-2025-0079 - South Town Rezoning; District 81 of 10 C14-2025-0079 ISSUES: N/A 2 CASE MANAGER COMMENTS: The property in question is currently approximately 65,000 square feet of commercial shopping constructed in the 1990s with approximately 80,000 square feet of paved parking and approximately 10,000 square feet of commercial outparcels with an additional approximately 20,000 square feet of paved parking. It is bound to the northwest, west, and south by highways and a major highway interchange of W. US 290 Hwy. and South Mopac Expy. (ASMP Level 4 roadways maintained by TxDOT). To the north and northeast is Gaines Creek Greenbelt Open Space. To the east is an approximately 135,000 square feet of commercial shopping (Sam’s warehouse club) constructed in approximately 1991 with approximately 200,000 square feet of paved parking. To the south are additional commercial outparcels. South of W. US 290 Hwy. is a Wal-Mart and additional intense commercial development. BASIS OF RECOMMENDATION: Zoning should promote the policy of locating retail and more intensive zoning near the intersections of arterial roadways or at the intersections of arterials and major collectors. Intensive multi-family zoning should be located on major arterials and highways. Granting of the request should result in an equal treatment of similarly situated properties. EXISTING ZONING AND LAND USES: Site ZONING CS-CO-NP North South P-NP GR-CO-NP East CS-CO-NP West Interchange of W. US 290 Hwy. and South Mopac Expy. LAND USES Approximately 65,000 square feet of commercial shopping constructed in the 1990s with approximately 80,000 square feet of paved parking and approximately 10,000 square feet of commercial outparcels with an additional approximately 20,000 square feet of paved parking. Gaines Creek Greenbelt Open Space A single-story restaurant outparcel of approximately 5,500 square feet constructed in approximately 1995. Approximately 135,000 square feet of commercial shopping (Sam’s warehouse club) constructed in approximately 1991 with approximately 200,000 square feet of paved parking. Transportation: Highways and Highway Interchange NEIGHBORHOOD PLANNING AREA: East Oak Hill Neighborhood Planning Area WATERSHED: Barton Creek Watershed (Barton Springs Zone) 13 C14-2025-0079 - South Town Rezoning; District 82 of 10 C14-2025-0079 3 SCHOOLS: A.I.S.D. Oak Hill Elementary School O Henry Middle School Austin High School COMMUNITY REGISTRY LIST: Austin Independent School District, Austin Neighborhoods Council, Barton View Neighborhood Association, East Oak Hill Neighborhood Association, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Oak Hill Association of Neighborhoods (OHAN), Oak Hill Neighborhood Plan - COA Liaison, Oak Hill Neighborhood Plan Contact Team, Oak Hill Trails Association, Preservation Austin, Save Barton Creek Assn., Save Our Springs Alliance, TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: Number C14-2023-0056 (W US 290) Request The Applicant is proposing to change approximately 24.83 acres from DR-NP; LO-CO-NP; GO- CO-NP; GR-CO- NP; and GR-MU- CO-NP to LI-PDA- NP. C14-06-0195 (Pointe at Gaines Ranch Shopping Center) The Applicant is proposing to change approximately 1.278 acres from CS to CS-1-CO. Commission 04.23.2024 (PC): Approved staff’s recommendation of LI-PDA-NP on the consent agenda. Motion by Commissioner Anderson, seconded by Commissioner Woods on a vote of 10-0. Commissioner Cox, Mushtaler, and Phillips were off the dais. 10.24.2006 (PC): Approved staff’s recommendation on consent (8-0) City Council 05.02.2024: Approved Ordinance No. 20240502-087 for CH-PDA-NP with prohibited uses, a maximum height of 120 feet, a maximum impervious cover of 56.5 percent, and 0- foot setbacks. 11.30.2006: Approved Ordinance No. 20061130-058 for commercial- liquor sales- conditional overlay (CS-l-CO) combining district zoning was approved with additional prohibited uses. The additional prohibited uses are: pet services, bail bonds, and pawnshops. 13 C14-2025-0079 - South Town Rezoning; District 83 of 10 C14-2025-0079 C814-05-0213 (Loop 1 at US 290 West PUD) The Applicant is proposing to change approximately 54.84 acres from GR, RR, and GR-CO to PUD. 02.07.2006 (ZAP): Approve PUD with conditions recommended by staff. 02.14.2006 (PC): Approve PUD with conditions recommended by staff. 09.05.1995 (PC): N/A C14-95-0017 (Leif Johnson Ford @ Mopac & Hwy 290 West) The Applicant is proposing to change approximately 29.925 acres from GO-CO to GR-CO and RR-CO-NP 4 05.04.2006: Approved Ordinance No. 20060504-034 for PUD district zoning for tracts 1 and 2. 09.28.1995: Ordinance No. 950928-J approved the conditional overlay states that development of the Property shall, at a minimum, comply with the water quality provisions as contained in Chapter 13-2, Article V, and Chapter 13-7, Article I, of the Land Development Code. Development shall also comply with all other stricter water quality provisions which may be applicable. RELATED CASES: NPA-2025-0025.02 South Town Future Land Use Map (FLUM) change from Commercial to Mixed Use. ADDITIONAL STAFF COMMENTS: Environmental 1. This site is located over the Edwards Aquifer Recharge Zone. The site is in the Barton Creek Watershed of the Colorado River Basin, which is classified as a Barton Springs Zone Watershed by Chapter 25-8 of the City’s Land Development Code. It is in the Drinking Water Protection Zone. 2. Project applications at the time of this report are subject to the SOS Ordinance that allows 15% impervious cover in the recharge zone. 13 C14-2025-0079 - South Town Rezoning; District 84 of 10 C14-2025-0079 5 3. According to floodplain maps there is no floodplain within or adjacent to the project location. Offsite drainage should be calculated to determine whether a Water Quality Transition Zone / Critical Water Quality Zone exist within the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. Runoff from the site is required to comply with pollutant load restrictions as specified in Land Development Code. 7. 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 on rezoning. PARD – Planning & Design Review PR1: Parkland dedication will be required for the new applicable uses proposed by this development, multifamily with proposed CS-MU-V-NP 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 a parkland early determination (PED) of whether fees in-lieu of land will be allowed. It is highly recommended that a PED be submitted for this project. Site Plan Zoning Cases 1. Site plans will be required for any new development except for residential only project with up to 4 units. 2. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. Transportation and Public Works (TPW) Department – Engineering Review TPW 1. There is a proposed Urban Trail adjacent to this site, along the western/southern property boundary. A 12 ft shared use path will be required at time of site plan. EXISTING STREET CHARACTERISTICS: 13 C14-2025-0079 - South Town Rezoning; District 85 of 10 C14-2025-0079 Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 6 Capital Metro (within ¼ mile) Level 4 Level 4 W 290 WB to MoPac SVRD Ramp S. MoPac Expy SVRD NB Coord. With TxDOT Coord. With TxDOT N/A N/A Yes Yes Yes N/A N/A Yes Yes Yes TIA: A traffic impact analysis is NOT required. Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code (LDC). Mitigation per LDC 25-6-101 may still apply. Austin Water Utility AW1. No comments on zoning change. FYI: The landowner intends to serve the site with existing City of Austin water utilities. Depending on the development plans submitted, water and or wastewater service extension requests may be required. All water and wastewater construction must be inspected by the City of Austin. 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 AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter 13 C14-2025-0079 - South Town Rezoning; District 86 of 10 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(C14-2008-0129NPA-2016-0025.02C814-05-0213C14-06-0195C14-95-0017S MOPAC EXPY NBS MOPAC EXPY SBW US 290 HWY EBW US 290 HWY WBS MOPAC EXPY SVRD NBS MOPAC EXPY SVRD SBW US 290 HWY SVRD EBW US 290 HWY SVRD WBW 290 EB TO MOPAC NB RAMPS MOPAC NB TO W 290 EB RAMPW 290 WB TO S MOPAC SB RAMPBRODIE LNS MOPAC SB TO W US 290 WB RAMPSOUTHWEST PKWYS MOPAC SB TO SOUTHWEST RAMPW 290 WB TO BOSTON RAMPW 290 EB TO SUNSET RAMPW 290 WB TO MOPAC SVRD RAMPP-NPP-NPCS-CO-NPPUD-NPRR-NPGR-NPGR-CO-NPRR-NPGR-NPCS-1-CO-NPGR-CO-NPPUD-NPSF-2-NPPUD-NP86-10686-10799-204492-014906-019599-0006C814-05-0213SP-95-0509C89-05OFFICE85-364RCELECTRONIC SALESSHOPPING CENTER93-0057OFFICE86-10786-10699-2044SHOPPING CENTER93-0057ZONING±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 theapproximate relative location of property boundaries.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.ZONING CASE#:C14-2025-0079SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARYCreated: 8/13/20250400200Feet13 C14-2025-0079 - South Town Rezoning; District 87 of 10!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(C14-2025-0079C14-2008-0129NPA-2016-0025.02C814-05-0213C14-06-0195C14-95-0017S MOPAC EXPY NBS MOPAC EXPY SBW US 290 HWY EBW US 290 HWY WBS MOPAC EXPY SVRD NBS MOPAC EXPY SVRD SBW US 290 HWY SVRD EBW US 290 HWY SVRD WBW 290 EB TO MOPAC NB RAMPS MOPAC NB TO W 290 EB RAMPW 290 WB TO S MOPAC SB RAMPBRODIE LNS MOPAC SB TO W US 290 WB RAMPSOUTHWEST PKWYS MOPAC SB TO SOUTHWEST RAMPW 290 WB TO BOSTON RAMPW 290 EB TO SUNSET RAMPW 290 WB TO MOPAC SVRD RAMPROADRUNNER TO 290 EB RAMPP-NPP-NPCS-CO-NPPUD-NPRR-NPGR-NPGR-CO-NPRR-NPGR-NPCS-1-CO-NPGR-CO-NPPUD-NPSF-2-NPPUD-NPSouth Town Rezoning±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:C14-2025-00794980, 5016, 5020 1/2,& 5030 W US Hwy 290 WB7.008 AcresMarcelle BoudreauxCreated: 8/25/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '13 C14-2025-0079 - South Town Rezoning; District 88 of 1013 C14-2025-0079 - South Town Rezoning; District 89 of 1013 C14-2025-0079 - South Town Rezoning; District 810 of 10