03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA DISTRICT: 7 ADDRESS: 1116 West Howard Lane and 1120 & 1120 1/2 West Howard Lane OWNER/APPLICANT: Howard Route Center, Ltd., Barr Properties Ventures, LLC, C&T Shops on Howard Lane, Ltd. AGENT: Drenner Group, PC (Amanda Swor) ZONING: CS-CO, GR-CO AREA: 13.927 acres REQUEST: The applicant is proposing to amend a previously approved public restrictive covenant to remove Lot 6A and to update the legal description of the remaining lots, 3-A-B, 4-A and 5- A, subject to the original RC, to include all of current Lot 3-A-B. This will allow Lot 3-A-B to remain in compliance with impervious cover requirements as Lots 3-A-B, 4-A, and 5-A will be construed as a “single site” going forward. CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends the proposed amendment to the public restrictive covenant. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: June 17, 2025: Granted staff’s request for an indefinite postponement by consent (9-0, L. Osta-Lugo-absent); B. Greenberg-1st, R. Puzycki-2nd. October 7, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 71 of 13 DEPARTMENT COMMENTS: In this case, the applicant is requesting to amend a public restrictive covenant that was recorded in 1994 in association with zoning case C14-93-0047. The applicant is asking to remove Lot 6A from the restrictive covenant. The remaining lots, Lots 3-A-B, 4-A and 5-A, are still subject to the existing covenant with updated/corrected legal descriptions of those remaining lots as they have since been replatted. The representatives for this case have revised their application from the original restrictive covenant termination request to a restrictive covenant amendment request. The proposed RCA is intended to resolve impervious cover comments from the Environmental staff. It was determined during review of this application that Lot 3-A-B as currently developed has more than 80% impervious cover and if the original restrictive covenant is terminated it will be out of compliance with city code. Therefore, Lot 3AB will now remain subject to the restrictive covenant and be construed as a single site along with Lots 4A and 5A, while separating Lot 6A, as it has a different owner. Since the filing date of that original Restrictive Covenant, the property has been replatted twice and amended such that it is now platted as four lots, Lots 3- A-B, 4-A, 5-A, and 6-A, and Lot 3-A-B includes additional property that was not part of the original restrictive covenant. In addition, Lot 6-A was subsequently sold to a separate entity and is part of a separate development (please see Applicant’s Request Letter - Exhibit C and Proposed Redlined Original Restrictive Covenant – Exhibit D). The staff recommends the applicant’s request to amend the conditions of this public restrictive covenant because the property has been replatted and Lot 6-A is no longer part of this site and is under separate ownership. The applicant agrees with the staff’s recommendation. EXISTING ZONING AND LAND USES: ZONING Site CS-CO North CS-MU-CO South GR-CO, CS-CO East West County SF-2, CS-CO LAND USES Limited Warehousing and Distribution (Route Service Centers, Inc.) Undeveloped Restaurant (Wings N More), General Retail Sales General (Home Depot) Multifamily (Villas Tech Ridge) Retail (The Shops at Howard Lane Retail Center: Charm Korean BBQ, The Beauty Dispensary, Hoy Elo Tesii, Clinica Mazaret, Cash Express, Panaderia Taqueria, Los Hermanos Supermercado, Blue Water Liquor Store, Tattoos, Ka-Prow Thai Sushi) NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Walnut Creek, Harris Branch Watersheds 2 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 72 of 13 CAPITOL VIEW CORRIDOR: N/A HILL COUNTRY ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: Austin Lost and Found Pets, Friends of Austin Neighborhoods, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, North Growth Corridor Alliance, Pflugerville Independent School District, SELTexas, Save Our Springs Alliance, Sierra Club, Austin Regional Group AREA CASE HISTORIES: NUMBER C14-02-00111 (Shops on Howard Lane: 1200 Block of West Howard Lane) REQUEST Tract 1: GR-CO to GR Tract 2: CS-CO to CS C14-00-2099 SF-2, GR to CS C14-98-0212 I-RR to CS C14-96-0131 SF-2 to GR PLANNING COMMISSION staff’s 10/15/02: Approved recommendation of GR-CO; CS-CO zoning with added condition prohibit to Automotive Sales; by consent (7-0, D. Castaneda-absent); J. Martinez-1st, A. Adams-2nd. 10/17/00: Approved staff rec. of CS-CO; with no adult oriented businesses (8-0) 12/15/98: Approved GR-CO w/conditions for front to match existing GR and CS-CO for remainder of property, prohibit auto repair and auto washing except for on-site tenants (5-2, GW/DS-Nay) 12/10/96: Approved staff rec. of GR (9-0) C14-93-0047 SF-2 to CS 4/27/93: Approved GR-CO (6-0) RELATED CASES: CITY COUNCIL 12/05/02: Granted GR-CO for Tract 1 and CS-CO for Tract 2 on all 3 readings (7-0) 12/14/00: Approved CS-CO w/additional prohibited uses (7-0); all 3 readings 1/14/99: Approved PC rec. of GR- CO w/ conditions 97-0); 1st reading 4/15/99: Approved CS-CO w/ conditions (7-0); 2nd/3rd readings 1/09/97: Approved GR-CO w/ conditions (7-0); 1st reading 3/20/97: Approved GR-CO w/ conditions (7-0); 2nd/3rd readings 6/17/93: Approved GR-CO and CS-CO (7-0); 2nd/3rd readings C14-02-0111, C14-98-0212, C14-95-0112, C14-93-0047 - Previous Zoning Cases C8-04-0162.0A, C8-04-0084.0A - Subdivision Cases SP-95-0066C, SP-00-2082C, SP-04-0181D – Site Plan Cases 3 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 73 of 13 OTHER STAFF COMMENTS: Comprehensive Planning The initiation, termination or amending of a Restrictive Covenant is not under the purview of the policies of the Imagine Austin Comprehensive Plan and therefore an Imagine Austin compliance report has not been provided for this case. Environmental Please contact me to discuss the current lot configuration and existing impervious cover. It may not be possible to remove the restrictive covenant if the undeveloped area is needed to make the developed area comply with watershed impervious cover limits. Fire No comments. Parks and Recreation Parkland dedication will be required per the comments made for zoning case C14-2024-0183 - 1120 West Howard Lane. Site Plan No site plan comments at this time. Comments will be made at the time of site plan submittal. Transportation The Austin Strategic Mobility Plan (ASMP) calls for 116 feet of right-of-way for W Howard Ln. It is recommended that 58 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]. The 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) W Howard Ln Level 3 116’ 128’ 98’ Yes No Yes 4 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 74 of 13 Water Utility No review required. INDEX OF EXHIBITS TO FOLLOW A: Case Map B. Aerial Map C. Applicant’s Request Letter D. Proposed Redlined Amendment to the Restrictive Covenant 5 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 75 of 13! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! EXHIBIT A MF-2 C14-2012-0119 ! ! ! GR-CO C14-2016-0055 ! ! ! C14-06-0070 ! ! ! LO-CO ! ! ! ! ! ! ! ! ! ! GO GR B S 5 3 H N I B N 5 3 H I CS-CO CS-MU-CO C14-2014-0152 THE LAKES BLVD C14-03-0125 N CS-CO CS-CO C14-2014-0073 UNDEV CS-MU C14-2012-0061 C14-2013-0124 C14-05-0148 ( UNDEV CS-MU-CO ! ! ! ! ! ! ! ! ! 98-0212 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! C12M-00-0005.09 B N D R V S 5 3 H N I SF-2 SF-2 CEMETARY SF-2 SF-2 SF-2 CS-1 C14-04-0073 C14-2018-0132 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 05-0148 ! ! ! ! ! ! C14-98-0212 98-0212 ! ! ! ! 98-0212 ! ! ! ! ! CS-CO L RIA T S U D IN E S H W ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! CONV. C14-95-0112 GR-CO ! ! ! ! INDUSTRIAL 02-0111 95-0112 ! ! ! ! ! ! ! ! ! ! ! ! 93-0047 C14-02-0111 ! ! ! ! ! ! ! ! ! ! ! ! ! UNDEV CONV. STORE 88-023 SP-88-2130 96-0131 RESTAURANT ! ! WAREHOUSES !! ! ! SP-04-0181D ! ! ! ! ! ! ! ! ! ! ! ! ! ! SP-93-0411C 93-0411C SP07-0150D ! ! ! ! ! RESTAURANT CS-CO C14-00-2099 CONSTRUCTION SALES & SERVICE ! ! ! ! ! ! ! 85-45 ! ! ! SP-94-0289C ! WAREHOUSES ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 04-0212 MF-2-CO C14-04-0212 ! MF-2-CO 04-0120 LI-CO C14-04-0120 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! LI WHSE ( SP-03-0450D B S D R V S 5 3 H N I ( ( L P E Y A M ( R Z 85-52 CS R RZ85-53 Z85-54 S P 88-343 C C14-95-0195 C14-2020-0059 GR-MU D V L R B A M A N L GR C14-99-2138 CS-CO P M A R B N 5 3 H I N O T R D E G D R R E T N E C I RESTAURANT RESTAURANT C14-2018-0116 00-2099 RETAIL ! ! ! ! ! ! ! 94-0289C ! 85-04 6 SP-99-0108C C14-98-0265 LI-PDA CS ! ! ! ! SE H W CS-CO 85-049 V E D N U W H O W A R D LN C14-03-0069 WHSE LI-PDA C14-98-0265 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ± SUBJECT TRACT ! ! ! ! ! ! PENDING CASE ZONING BOUNDARY Restrictive Covenant Amendment ! ! ! ! ZONING CASE#: C14-93-0047(RCA) ! ! ! ! ! ! ! ! ! ! ! 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: 12/26/2024 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 76 of 13 EXHIBIT B 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 77 of 13Amanda Swor aswor@drennergroup.com 512-807-2904 EXHIBIT C March 20, 2025 Via Electronic Delivery Ms. Lauren Middleton-Pratt Housing and Planning Department City of Austin 6310 Wilhelmina Delco Dr. Austin, TX 78752 Re: 1116 & 1120 West Howard Lane RCT – Amended request for the Restrictive Covenant Termination application, case number C14-93-0047(RCT), for the approximately 13.927- acre property located at 1116 & 1120 West Howard Lane in Austin, Travis County, Texas 78753 (the “Property”) Dear Ms. Middleton-Pratt: As representatives of the owners of the Property, we respectfully request to amend the aforementioned Restrictive Covenant Termination (“RCT”) application package. The project case is under review by City staff per City of Austin case number C14-93-0047(RCT) and was originally submitted on December 17, 2024. This application accompanies a rezoning application for that certain 13.527-acre portion of the Property titled 1120 West Howard Lane, City of Austin case number C14-2024-0183. The purpose of the initial RCT request was to terminate that certain Restrictive Covenant for zoning case number C14-93-0047, dated October 19, 1993, recorded in Volume 12123, Page 45 of the Real Property Records of Travis County, Texas (the “Original RC”). This Original RC requires that Lots 3, 4, and 5, ROUTE SUBDIVISION be construed as a single site for the purposes of site plan review, modification, or approval. The terms of this Original RC are no longer feasibly applicable. Since the filing date of that original Restrictive Covenant, the property has been replatted twice and amended such that it is now platted as four lots, Lots 3-A-B, 4-A, 5-A, and 6-A, and Lot 3-A-B includes additional property that was not included in the Original RC. In addition, Lot 6-A was subsequently sold to a separate entity and is part of a separate development. In the process of clearing comments from City reviewers, it was determined during review that Lot 3-A-B as currently developed has more than 80% impervious cover, and therefore, if the Original RC is terminated, it will be out of compliance with City Code. As such, we are now requesting to change our RCT application to a Restrictive Covenant Amendment application (the “RCA”) to remove Lot 6A and to update the legal description of the remaining lots, 3-A-B, 4-A and 5-A, subject to the Original RC, to include all of current Lot 3-A-B. This will allow Lot 3-A-B to remain in compliance with impervious cover requirements as Lots 3-A-B, 4-A, and 5-A will be construed as a “single site” going forward. We are including a revised RCA application form with this request letter. The RCA is for the entire Property and is authorized by all current owners of the Property subject to the Original RC. 2705 Bee Cave Road, Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 78 of 13March 20, 2025 Page 2 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: Sherri Sirwaitis, Planning Department (via electronic delivery) 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 79 of 13EXHIBIT D 03 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 710 of 1303 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 711 of 1303 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 712 of 1303 C14-93-0047(RCA) - 1116 & 1120 W. Howard Lane RCA; District 713 of 13