03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0126- North Burnet/Gateway RSMU Rezoning DISTRICT: 7 ADDRESS: Area bounded by Braker Ln.; Burnet Rd.; MoPac Expy.; Stonelake Blvd. ZONING FROM: Tract 1: From: P (Public) district and MI (Major Industrial) district Tract 2: From: NBG-CMU-NP (Commercial Mixed Use Subdistrict) Tract 3: From: IP-NP (Industrial Park) Neighborhood Plan combining district Tract 4: From: P (Public) district Tract 5: From: P (Public) district TO: NBG-RSMU-NP (North Burnet/Gateway-Neighborhood Plan (Research and Sciences Mixed Use Subdistrict) Combining District COMBINED SITE AREA OF ALL TRACTS: 373.83 Acres PROPERTY OWNER: University of Texas System APPLICANT/AGENT: Austin Planning – City of Austin CASE MANAGER: Jorge E. Rousselin (512-974-2975, jorge.rousselin@austintexas.gov) STAFF RECOMMEDATION: Staff recommends North Burnet/Gateway-Neighborhood Plan (Research and Sciences Mixed Use Subdistrict) Combining District zoning. PLANNING COMMISSION ACTION / RECOMMENDATION: February 24, 2026 CITY COUNCIL ACTION: March 26, 2026 ORDINANCE NUMBER: Pending ISSUES: N/A CASE MANAGER COMMENTS: The properties in question total 373 acres of land made up of multiple properties owned by the University of Texas System. The largest tract of land is the site of the Pickle Research Center, housing industrial and research functions for the University of Texas. The tract to the west contains retail, food sales, and restaurant uses and is known as the Arbor Walk development. Across MoPac expressway, the University of Texas has administrative and operational offices and vacant land. To the north, across Braker Ln., there is a regional commercial retail center known as the Domain including multiple commercial, retail, hotel, office, and restaurant uses. To the south, there are various commercial, retail, and restaurant as well as indoor entertainment. The development to the east is comprised of multiple industrial, commercial, and warehouse uses. To the west there is a commercial center (Gateway) that contains retail, food sales, indoor entertainment and restaurant uses. The Imagine Austin Comprehensive Plan identified the North Burnet/Gateway and Domain areas as a Regional Center and Austin's "second downtown." The North Burnet/Gateway Vision Plan was adopted 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 71 of 20in 2006, followed with adoption of the North Burnet/Gateway Regulating Plan (the Plan) in 2009 that set development and design standards for the area. Multiple amendments to the Plan since 2013 have facilitated the redevelopment of the area's older industrial, office, and warehouse sites in favor of mixed- use development with increased housing density, variety of office spaces, and vibrant store fronts for small retail business. The recent construction of two new Red Line commuter rail stations, one at the Uptown ATX campus and the other at McKalla to serve the Q2 Stadium have generated significant development interest in the area. In 2023, via Council Resolution No. 20231109-027, the Council found that the redevelopment of the North Burnet/Gateway area's older industrial, office, and warehouse structures is changing in favor of mixed-use development with housing density, office spaces, and vibrant store fronts for small retail business. The City Council supported a comprehensive amendment to the North Burnet/Gateway Regulating Plan to allow for the creation of a Research and Sciences Mixed Use District within the North Burnet/Gateway area and initiated amendments to City Code Title 25 (Land Development Code). This amendment created a new subdistrict called the Research and Sciences Mixed Use Subdistrict (RSMU) and established a new set of uses, including but not limited to, life sciences, lab, and biomed uses, and to establish development regulations and standards applicable to the new district. On March 23, 2024, City Council adopted Ordinance No. 20240321-047 that created the new RSMU subdistrict. Staff recommends NBG-RSMU-NP (North Burnet/Gateway-Neighborhood Plan (Research and Sciences Mixed Use Subdistrict) Combining District for the subject properties. The University of Texas System 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. Research and Sciences Mixed Use subdistrict (RSMU) is a high-density mixed-use subdistrict appropriate for life sciences, lab, and biomedical uses as well as high rise and mid-rise residential, attached residential, major and smaller employers, retail, large scale civic uses, and industrial 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-RSMU-NP (North Burnet/Gateway-Neighborhood Plan (Research and Sciences Mixed Use Subdistrict) Combining District because location of the site is appropriate for the proposed intensity of uses The subject rezoning area is located along major roads and expressways such as Mopac Expressway, Braker Lane, and Burnet Road and is within the boundaries of a “Regional Center” as designated on the Growth Concept Map in the Imagine Austin Comprehensive Plan. 3. The proposed zoning should allow for a reasonable use of the property. NBG-RSMU-NP (North Burnet/Gateway-Neighborhood Plan (Research and Sciences Mixed Use 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 72 of 20 Subdistrict) combining district zoning would allow for fair and reasonable use of the site. The proposed RSMU subdistrict will allow for life sciences, lab, and biomed uses, along with existing retail and commercial uses, and multifamily development, 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 Gateway and The Domain. EXISTING ZONING AND LAND USES: Site ZONING P- Public district MI- Major Industry district NBG-CMU-NP IP-NP - Industrial Park district North NBG-CMU (Commercial Mixed use)-NP MI-PDA LO- Limited Office LAND USES J.J. Pickle Research Center; Arbor Walk Commercial Center University of Texas At Austin - Office of Sponsored Projects Vacant Land Offices Domain Shopping Center South NBG-CMU (Commercial Mixed Commercial, retail, and restaurant as well as indoor entertainment use)-NP East West NBG-CMU(Gateway Zone)-NP Multiple industrial, commercial, and warehouse uses NBG-CMU (Commercial Mixed use)-NP Gateway Commercial Center - retail, food sales, indoor entertainment and restaurant uses NEIGHBORHOOD PLANNING AREA: North Burnet/Gateway Neighborhood Planning Area WATERSHED: Shoal Creek; Little Walnut Creek; Walnut Creek SCHOOLS: Austin I.S.D. Hill Elementary School Padron Elementary Burnet Middle School Anderson High School NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association TNR BCP - Travis County Natural Resources AREA CASE HISTORIES: NUMBER C14-2025-0078 (10200 McKalla Place) REQUEST NBG-NP (WMU Subdistrict) to NBG- NP (CMU Gateway Zone Subdistrict) COMMISSION 9/23/25: Approved staff's recommendation of NBG-CMU (Gateway Zone)-NP zoning, by consent (9-0, C. Haney, A. Lan and P. Howard-absent); I. Ahmed-1st, F. Maxwell-2nd. CITY COUNCIL 1/22/26: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20260122-076 for North Burnet/Gateway- neighborhood plan (NBG-NP) combining district (Commercia 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 73 of 20 C14-2025-0052 (9400 Metric Boulevard) NBG-NP (CI Subdistrict) to NBG- NP (WMU Subdistrict) 10/28/25: Approved staff's recommendation of NBG-NP (WMU Subdistrict) zoning by consent (12-0); P. Breton-1st, J. Hiller-2nd. C14-2023-0045 (2404 Rutland Drive) NBG-WMU-NP to NBG-CMU (Gateway Zone)- NP C14-2023-0040 (10317 - 10423 McKalla Place) 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 NBGTOD( Gateway)-NP zoning by consent (12-0, P. Howard-absent); F. Maxwell-1st, A. Azhar-2nd. C14-2022-0045 (10321 and 10401 Burnet Road) C14-2021-0101 (Verde Square: 10401 1/2, 10431, 10435, 10505, and 10509 Burnet Road) 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. Mixed Use-Gateway Zone Subdistrict) zoning was approved on Council Member Harper- Madison's motion, Council Member Laine's second on an 11-0 vote. 12/11/25: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20251211-096 for North Burnet/Gateway- neighborhood plan (NBG-NP) combining district zoning (Warehouse Mixed Use Subdistrict) was approved on Mayor Pro Tem Fuentes’ motion, Council Member Alter’s second on an 11-0 vote. 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. 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. 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 74 of 20C14-2020-0128 (NBG Austin Energy Substation Rezoning: 2412 Kramer Lane) 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) C14-2016-0074 (Element Hotel: 10728 Burnet Road) MI-PDA to MI- PDA C14-2014-0062 (The Kenzie: 3201 Esperanza Crossing) MI-PDA to MI- PDA MI-PDA to MI- PDA C14-2013-0130 (Domain Entertainment District: 11824 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. 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. 5/27/14: Approved staff’s recommendation for MI-PDA zoning by consent (8-0, J. 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- 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 of 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 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. 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 75 of 20 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. 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 Crossing; 11600 Century Oaks Terrace) 2nd. 5/08/12: Approved MI-PDA zoning by consent (9-0); D. Anderson-1st, S. Kirk-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 (8-1, 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. 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. 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 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 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 76 of 20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 cover area of 135.36 acres for the Endeavor Tract and 40.54 for the Simon Tract 10/14/10: Approved MI-PDA zoning on all 3 readings on consent (7-0); Spelman-1st, Cole- 2nd, with the following conditions: 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.” C14-2010-0015 (The Domain Rezoning- Endeavor: 10712, 10728, 10800, 11000, 11500, 11600 Burnet Road; 11601 Domain Drive; 2900, 3001, 3101 Esperanza Crossing) 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 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 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 77 of 20Neighborhood Plan. The approval for this case allows for the inclusion of the recommendations of the City of Austin Bicycle Program for the property. 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 2/13/10: Approved staff’s rec. for MI-PDA zoning with additional conditions of: C14-06-0121 • 2 star Green Building rating • • natural landscaping of all water quality ponds (existing and future); • 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 the North Burnet/Gateway Neighborhood Plan. • Maximum height of 308 feet. Vote: (9-0); J.Reddy-1st, G. Stegeman-2nd. 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. C14-06-0154 MI-PDA to MI- PDA 8/08/06: Approved staff rec. of MI-PDA by consent (8-0) C14-04-0151 MI-PDA to MI- PDA 11/23/04: Approved staff recommendation of MI-PDA, with Environmental Board conditions (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 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 78 of 20C14-04-0146 P to CH 11/9/04: Approved staff’s recommendation of CH zoning with conditions (9-0) 12/2/04: Approved CH zoning (7- 0); all 3 readings C14-03-0017 MI-PDA to MI-PDA 6/11/03: Approved staff’s C14-03-0016 MI to MI-PDA 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) 7/31/03: Granted MI-PDA on all 3 readings (7-0) 7/31/03: Granted MI-PDA on all 3 readings (7-0) C14-03-0015 MI to CS 6/11/03: Approved staff's recommendation of CS-CO zoning (8-0, R. Pratt-off dais) 7/31/03: Granted CS-CO on all 3 readings C14-02-0062 LI to CS-1 6/12/02: Approved CS-1 by consent (8-0) 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 6/8/00: Approved MI-PDA, with changes agreed to with neighborhood association (7-0); all 3 readings C14H-00-2177 LI-PDA to LI-PDA 10/24/00: Approved staff rec. of C14-00-2065 MI to MI-PDA LI-PDA (TR1), LI-PDA-H (TR2) by consent (9-0) 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. 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 79 of 20 STAFF COMMENTS: Comprehensive Planning The subject property located at 10000-10116 BURNET ROAD is currently developed as an industrial park and shopping center associated with the JJ Pickle Research Campus and University of Texas owned lands on 373.828-acres. The proposed rezoning is from P (Public), MI (Major Industry) & IP-NP (Industrial Park) to NBG-RSMU (North Burnet Gateway – Research and Sciences Mixed Use). A Traffic Impact Analysis for the UT Pickle West Research Center was conducted (2024), and describes the following proposed land uses: • 1,854 dwelling units of Multifamily (Mid-Rise) Housing • 4,399,890 square feet of Office • 164,900 square feet of Shopping Center Ordinance No. 20240321-047 addresses the creation of the Research and Sciences Mixed Use (RSMU) district, amending the Regulating Plan for the North Burnet/Gateway Zoning District. This rezoning request appears to be consistent with the intent of the North Burnet Gateway Master Plan and will bring the site’s zoning into conformance with the North Burnet/Gateway (NBG) Zoning District Subdistrict Map, updated on 2/13/2024 as per the Ordinance and associated amendments indicated above. 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) NBG Regulating Plan 1. “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) 2. “Research and Sciences Mixed Use (RSMU) is a high-density mixed-use subdistrict appropriate for life sciences, lab, and biomedical uses as well as high rise and midrise residential, attached residential, major and smaller employers, retail, large scale civic uses, and industrial uses”. (p. v) 3. “Figure 4 – 1 RSMU: NBG Zoning District General Site Development Standards offers guidance on the applicable standards for this site.” Drainage: No comments. Environmental 1. A portion of this site is located over the Edwards Aquifer Recharge Zone. The site is in the Walnut Creek Watershed classified as a Suburban Watershed, in the Little Walnut Creek Watershed classified as an Urban Watershed, and in the Shoal Creek Watershed classified as an Urban 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 710 of 20 Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. 2. Under current watershed regulations, development or redevelopment on this site within the suburban watershed will be subject to the following impervious cover limits: Development Classification % of Gross Site Area Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% % of Gross Site Area with Transfers 60% 60% 70% 90% 3. Zoning district impervious cover limits apply in the Urban Watershed classification. 4. According to floodplain maps there is no floodplain within or adjacent to the project location. 5. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 6. 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. 7. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2-year storm on site. 8. 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: No comments. Site Plan 1. FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are intended to assist in identifying potential development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only a portion of the land proposed for rezoning. These comments are intended to assist in identifying potential development constraints, but do not address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application. 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 711 of 20 2. Site plans will be required for any new development except for residential only projects with up to 4 units. 3. Any new development is subject to the North Burnet Gateway Regulating Plan. Additional comments will be made when the site plan is submitted. Transportation TPW 1. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for W Braker Ln. It is recommended that 77 feet of right-of-way from the existing centerline should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25- 6-55]. TPW 2. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for Stonelake Blvd. It is recommended that 77 feet of right-of-way from the existing centerline should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25- 6-55]. TPW 3. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way MOPAC EXPY SVRD-W BALCONES CENTER DR CONNECTOR. It is recommended that 84 feet of right-of- way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 4. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for W Balcones Center Dr. It is recommended that 116 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 5. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for GREAT HILLS TRL-W BLACONES CENTER DR CONNECTOR. It is recommended that 116 feet of right-of- way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 6. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for GREAT HILLS TRL-W BLACONES CENTER DR CONNECTOR. It is recommended that 116 feet of right-of- way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 7. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for N CAPITAL OF TEXAS HWY. It is recommended that 77 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 8. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for N CAPITAL OF TEXAS HWY. It is recommended that 77 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 9. The Austin Strategic Mobility Plan (ASMP) calls for 116’ feet of right-of-way for CAPITAL OF TEXAS HWY-READ GRANBERRY TRL CONNECTOR. It is recommended that 116 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 10. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for CAPITAL OF TEXAS HWY-READ GRANBERRY TRL CONNECTOR. It is recommended that 116 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 712 of 20 TPW 11. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Creativity Trail. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 12. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Quantum Dr. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 13. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for Bevo Trail. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 14. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way for James Hart Trl. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 15. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for Exploration Way. It is recommended that 84 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 16. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way United Dr. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 17. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way E H SELLARDS RD. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25- 6-55]. TPW 18. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way T S PAINTER TRL. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25- 6-55]. TPW 19. The Austin Strategic Mobility Plan (ASMP) calls for 58 feet of right-of-way Clyde Davis Trl. It is recommended that 58 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 20. The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way CAPITAL OF TEXAS HWY-READ GRANBERRY TRL CONNECTOR. It is recommended that 116 feet of right-of-way should be dedicated according to the ASMP with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. TPW 21. Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route W Braker Ln. Level 4 154’ 137’ 85’ Yes No Capital Metro (within ¼ mile) Yes 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 713 of 20 Stonelake Blvd. MOPAC EXPY SVRD- W BALCONES CENTER DR CONNECTOR W Balcones Center Dr GREAT HILLS TRL-W BLACONES CENTER DR CONNECTO N MOPAC EXPY SVRD SB N CAPITAL OF TEXAS HWY - TXDOT N MOPAC EXPY SVRD NB Level 4 154’ 122’ 80’ No No Yes Level 2 54’ NA – new ASMP road NA- new ASMP road No No Yes Level 3 116’ Level 3 116’ NA – new ASMP road NA – new ASMP road NA – new ASMP road NA – new ASMP road No No Yes No No Yes Level 4 NA - TXDOT NA - TXDOT 47’ Yes No Yes Level 4 154’ 120’ 80’ Yes Yes Yes Level 4 NA - TXDOT NA - TXDOT 51’ Yes No Yes Level 3 CAPITAL OF TEXAS HWY- READ GRANBERRY TRL CONNECTOR Creativity Trail Level 1 116’ 58’ NA – new ASMP road NA – new ASMP road No No Yes 22’ No No Yes NA – currently private. ASMP identified new road 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 714 of 20 Quantum Dr Level 1 58’ Bevo Trail Level 1 58’ Exploration Way Level 2 84’ James Hart Trl Level 1 58’ United Dr. Level 2 84’ Level 1 58’ E H SELLARDS RD T S PAINTER TRL Level 1 58’ Clyde Davis Trail Level 1 58’ 24’ No No Yes 25’ No No Yes 41’ Partial No Yes 25’ Partial No Yes NA – new ASMP road NA – new ASMP road Yes NA – new ASMP road 17’ No No Yes 12’ No No yes 22’ No No Yes NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – new ASMP road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 715 of 20 NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – currently private. ASMP identified new road NA – new ASMP road NA – currently private. ASMP identified new road 120’ 27’ No No Yes 25’ No No Yes 24’ NO No Yes 26’ No No Yes NA – new ASMP road NA – new ASMP road Yes NA – new ASMP road 24’ No No yes 58’ Yes No Yes READ GRANBERRY TR Level 3 116’ NEILS THOMPSON DR Level 1 58’ INNOVATION BLVD Level 1 58’ HARRY RANSOM TR Level 2 84’ READ GRANBERRY TRL-BURNET RD CONNECTOR C P BONER RD Level 3 116’ Level 1 58’ Burnet Rd Level 4 154’ Water Utility AW1. 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 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 716 of 20 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: Exhibit A: Zoning Map Exhibit B: Aerial Map Exhibit C: RSMU General Site Development Standards 03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 717 of 20 Tract 5 Tract 4 Tract 3 Tract 2 Tract 1 Exhibit A03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 718 of 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RDN MOPAC EXPY SBN MOPAC EXPY NBRESEARCH BLVD SBRESEARCH BLVD NBN MOPAC EXPY SVRD NBDOMAIN DRW BRAKER LNN MOPAC EXPY SVRD SBRESEARCH BLVD SVRD NBJOLLYVILLE RDKRAMER LNRESEARCH BLVD SVRD SBCREATIVITY TRLESPERANZA XINGPALM WAYLONGHORN BLVDTALLWOOD DRNEILS THOMPSON DRINNOVATION BLVDBEVO TRLALHAMBRA DRINDUSTRIAL TERGALACIA DRMC NEIL RDREAD GRANBERRY TRLMOPAC SB TO RESEARCH SB RAMPGREAT HILLS TRLRUTLAND DRSTONELAKE BLVDAUSTIN LNMOPAC NB TO RESEARCH NB RAMPEXPLORATION WAYMESA DRN CAPITAL OF TEXAS HWY SBN CAPITAL OF TEXAS HWY NBUNITED DRACEQUIA PASSTUDOR BLVDROCK ROSE AVEREID DRC P BONER RDCLYDE DAVIS TRLJAMES HART TRLGRACIE KILTZ LNMC KALLA PLALTERRA PKWYYORK BLVDCALLE VERDE DRSETON CENTER PKWYN MOPAC SB TO TALLWOOD RAMPGREAT HILLS TO RESEARC SB RAMPSILVERSPRING DRCENTURY OAKS TERRESEARCH NB TO MOPAC NB RAMPHONEYSUCKLE TRLBUSINESS DRRESEARCH SB TO MOPAC RAMPMC HALE CTYORK TO MOPAC SB RAMPHARRY RANSOM TRLBUSINESS PARK DRAMY DONOVAN PLZN CAP TX TO RESEARCH SB RAMPTUDOR TO MOPAC RMP SB RAMPW RUNDBERG LNROGERS RDBROCKTON DRN MOPAC TO BRAKER RAMPCORDOVA DRRESEARCH SB TO MOPAC NB RAMPW BRAKER TO RESEARCH SB RAMPN MOPAC SB TO BRAKER RAMPQUANTUM DRSILVERHILL LNSILVERARROW CIRHAMILTON LNW BRAKER TO MOPAC NB RAMPRESEARCH NB TO STONELAKE RAMPN MOPAC SB TO CAP TX RAMPRESEARCH NB TO BRAKER RAMPN CAP TX TO MOPAC NB RAMPW BALCONES CENTER DRBRIGHT VERDE WAYRESEARCH NB TO MOPAC RAMPDOMINION CVMOPAC NB TO N CAP TX RAMPRESEARCH SB AT N MOPAC TRNN CAP TX TO RESEARCH NB RAMPT S PAINTER TRLRETAIL WAYBISCAY DRUNITED TO RESEARCH NB RAMPE H SELLARDS RDARAGON DRN MOPAC NB AT N CAP TX TRNAGAVE LNFEATHERGRASS CTDOMAIN BLVDMOUNTAINWOOD CIRROBINSON RDN CAPITAL OF TEXAS HWYOAKMOUNTAIN CIRMADRID DRCELETA LNN MOPAC SB AT MOPAC RAILRO TRNSAUNDERS LNN MOPAC NB AT MOPAC RAILRO TRNRESEARCH SB TO CAP TX SB RAMPALEGRO DRSILVERARROW CTN MOPAC EXPY SVRD NBN MOPAC EXPY SVRD SBRESEARCH BLVD SVRD NBHAMILTON LNRESEARCH BLVD SVRD SBN CAP TX TO RESEARCH SB RAMPN CAPITAL OF TEXAS HWYPPMI-PDAPLIIPNBG-NPNBG-NPNBG-NPNBG-NPNBG-NPLONBG-NPNBG-NPMINBG-NPNBG-NPCSIP-NPNBG-NPNBG-NPSF-3SF-3CS-CONBG-NPCSNBG-NPMF-6NBG-NPNBG-NPNBG-NPNBG-NPGRSF-2NBG-NPCSMF-2-COLOGOPGOP-NPLRSF-3LI-PDA-NPNBG-NPNBG-NPSF-3NBG-NPGRSF-3CS-COSF-2MF-2SF-2SF-2LOGRSF-2NBG-NPGO-CONBG-NPCSNBG-NPSF-2GRNBG-NPGRGO-COSF-2SF-3MF-2LOGO-COCS-COSF-3GRNBG-NPGR-COGOLI-PDALOSF-4A-CONBG-NPLOSF-3GRNBG-NPGRNBG-NPCS-MU-COLISF-4A-COLOLOCS-CONBG-H-NPSF-2SF-2CS-COSF-3GRGOSF-3PMF-3MF-2-COSF-2GR-COCSGOGRGOSF-2LRGRGO-CONorth Burnet/Gateway RSMU Rezoning (City initiated)±This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-0126Area bounded by Braker Ln,MoPac Expy Svrd, Stonelake Blvd;10515 N MoPac Expy Svrd NB373.828 AcresJorge RousselinCreated: 2/3/2026SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 1,067 '03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 719 of 20FIGURE 4 - 1 RSMU : NBG ZONING DISTRICT GENERAL SITE DEVELOPMENT STANDARDS RESEARCH AND SCIENCES MIXED USE (RSMU) SUBDISTRICT Revised 02/13/2024 LOT SIZE FLOOR TO AREA RATIO BUILDING HEIGHT Maximum Floor-to-Area Ratio (FAR) by Right: RSMU Subdistrict 3:1 Established on Figure 4-2 Maximum Floor-to-Area Ratio (FAR) with Development Bonus: RSMU Subdistrict 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. Maximum Building Height by Right Established on Figure 4-4 *The maximum building height by right for Life Science Uses only shall be 125 feet. All other uses are limited to 120 feet by right as shown in Figure 4-4. Maximum Building Height with Development Bonus* RSMU 491 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. Typical example of buildings in the Research Sciences Mixed Use Subdistrict 491’ Max. Height with Development Bonus (RSMU) 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 and street side yard setbacks for build- ings three or more stories in height shall be 30 feet from the center line of the re access. MAXIMUM IMPERVIOUS COVER If located in an urban watershed (Shoal or Little Walnut Creek) : Established on Figure 4-6 If located in a suburban watershed (Walnut Creek)*: 95% is requirement supersedes imper- * vious cover requirements of Section 25-8-394(C) of the LDC. Exhibit C03 C14-2025-0126 - North Burnet/Gateway RSMU Rezoning; District 720 of 20