03 C14-2025-0100 - 16231 N IH 35; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0100 - 16231 N IH 35 DISTRICT: 7 ADDRESS: 16231 N IH-35 Service Road North Bound ZONING FROM: SF-2, GR TO: LI-PDA SITE AREA: 10.655 acres PROPERTY OWNER: Austins FEC RE LLC APPLICANT/AGENT: Metcalfe Wolff Stuart & Williams, LLP (Michele Rogerson Lynch) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: December 2, 2025 CITY COUNCIL ACTION: ORDINANCE NUMBER: 03 C14-2025-0100 - 16231 N IH 35; District 71 of 13 C14-2025-0100 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is currently developed with an outdoor sports and recreation use (Austin’s Park and Pizza) with a detention pond fronting Interstate Highway-35 Service Road Northbound. The land to the east is part of the same development and contains an indoor sports and recreation use with surface parking that is in the county. The lot to the north is an office/warehouse development (Northgate 35 Logistics Park) zoned CS-CO. To the south, there is an automotive sales business (Tenpoint Auto Center) that is also zoned CS-CO. In this request, the applicant is asking to rezone this 10+ acre tract of land to Limited Industrial Services-Planned Development Area (LI-PDA) to allow for an expansion of the existing Outdoor Sports and Recreation use, with heights exceeding 60 feet (please see the Applicant’s Request Letter – Exhibit C). 1) Through the PDA overlay the applicant is requesting that the following uses are additional permitted uses to the LI base district: Additional Permitted Uses: Pet Services Child Care Services (General) Guidance Services Hospital Services (General) Hospital Services (Limited) Private Primary Educational Facilities Private Secondary Educational Facilities Public Primary Educational Facilities 2) To prohibit the following uses from the LI base district: Prohibited Uses: Monument Retail Sales Scrap and Salvage Recycling Center Resource Extraction 3) Site Development Standards. Development of the property shall conform to the Site Development Regulations authorized for the Limited Industrial Services (LI) district as set forth in the City Code, except as provided below in this section: Additional Permitted Height: The maximum height of a building or structure is 100 feet plus additional height limit exceptions in Section 25-2-531 (Height Limit Exceptions). 03 C14-2025-0100 - 16231 N IH 35; District 72 of 13 C14-2025-0100 3 The staff recommends LI-PDA zoning for the property because it fronts onto a major arterial roadway and meets the purpose statement for the LI district. The site is located adjacent to existing commercial and industrial uses to the north, south, east and west. The proposed zoning will permit the existing use on the property and will allow for the expansion of this commercial development to provide additional services to this area. 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. Limited Industrial Service district is intended as an area primarily for commercial services and limited manufacturing uses, generally on moderately sized sites. Planned Development Area combining district is intended for combination with selected commercial and industrial base districts, in order to modify base district provisions as necessary to allow for appropriate industrial and commercial uses or to reflect the terms of a Planned Development Area agreement following annexation of properties subject to such an agreement. 2. The proposed zoning should promote consistency and orderly planning. The proposed LI-PDA zoning will be consistent with existing zoning patterns in this area because there is industrial (LI) zoning and uses to the east and west and commercial (CS- CO) zoning and uses to the north and south of this site. 3. The proposed zoning should allow for a reasonable use of the property. LI-PDA zoning would allow for a fair and reasonable use of the site because it would make it possible for the applicant to expand commercial services along a major thoroughfare adjacent to a Capital Metro Bus Route # 152- Round Rock Tech Ridge Limited. EXISTING ZONING AND LAND USES: Site ZONING GR, SF-2 North CS-CO South CS-CO East County West ROW LAND USES Outdoor Sports and Recreation, Detention (Austin’s Park and Pizza) Office/Warehouse (Northgate 35 Logistics Park) Automotive Sales (Tenpoint Auto Center), Equipment Sales (Komatsu) Indoor Recreation/Surface Parking (Austin’s), Outdoor Storage, Limited Warehousing and Distribution Interstate Highway-35 Northbound 03 C14-2025-0100 - 16231 N IH 35; District 73 of 13 C14-2025-0100 4 NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Gilleland Creek CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: Friends of Austin Neighborhoods, Homeless Neighborhood Association, Pflugerville Independent School District SCHOOLS: Round Rock I.S.D. Pflugerville I.S.D. AREA CASE HISTORIES: REQUEST GR to CS COMMISSION 10/18/05: Approved CS-CO, with conditions to prohibit Adult Oriented Businesses and Pawn Shop Services uses (7-1, B. Baker- Nay, T. Rabago-Left Early); J. Donisi-1st, J. Pinnelli-2nd. NUMBER C14-05-0144 (Longhorn International: 16235, 16301, 16321, and 16330 North Interstate Highway-35 Service Road) C14-00-2042 SF-2 to CS C14-99-0130 SF-2 to CS 4/18/00: Approved staff rec. of CS- CO, with a 2,000 vtpd limit, by consent (7-1, JM-Nay) 1/11/00: Approved GR prohibiting Pawn Shop Services and include conditions of the TIA (9-0) C14-99-0045 SF-2 to CS C14-97-0116 SF-2 to CS C14-97-0060 SF-2 to CS 4/06/99: Approved staff alternate rec. of CS-CO, w/ a 2,000 vtpd limit (9-0) 9/23/97: Approved CS-CO with a 2,000 vtpd limit (7-0) 7/15/97: Approved staff alternate rec. of CS-CO with a 2,000 vtpd limit by consent (7-0) CITY COUNCIL 10/27/05: Approved ZAP recommendation of CS-CO (6-0, Alvarez-off dais); 1st reading 11/17/05: Approved CS-CO, prohibiting salvage operations, by consent (7-0); 2nd/3rd readings 5/18/00: Approved PC rec. of CS-CO on all 3 readings (6-0, Lewis-absent) 2/17/00: Approved PC rec. of GR-CO on 1st reading (7-0) 4/20/00: Approved 2nd reading with Pawn Shop Services added back as a permitted use (7-0) 6/01/00: Approved 3rd reading (7-0) 5/06/99: Approved PC rec. of CS-CO (6-0); all 3 readings 10/16/97: Approved CS-CO (6- 0); all 3 readings 8/14/97: Approved CS-CO (7-0); all 3 readings 03 C14-2025-0100 - 16231 N IH 35; District 74 of 13 C14-2025-0100 5 C14-96-0095 SF-2 to LI 9/10/96: Approved LI-CO with a 2,000 vtpd limit by consent (9-0) 10/03/96: Approved LI-CO (5-0); all 3 readings RELATED CASES: SP-02-0248C(R1) - Site Plan Case OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 16231 N IH 35 SERVICE ROAD NB. C14-2025-0100. Project: 16231 N IH 35. 10.65 acres from SF-2 GR to LI-PDA; LI-PDA. Existing: detention pond, and outdoor sports & recreation. Proposed: detention pond, and outdoor sports & recreation. Note that the applicant seeks a use that may support the Industrial Land measure. Yes Y Imagine Austin Decision Guidelines Complete Community Measures * Imagine Austin Growth Concept Map: Located within or adjacent to an Imagine Austin Activity Center, Imagine Austin Activity Corridor, or Imagine Austin Job Center as identified the Growth Concept Map. Names of Activity Centers/Activity Corridors/Job Centers *: • 1825 Strip Neighborhood Center Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Employment opportunities present Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Connectivity and Education *: Located within 0.50 miles from a public school or university. Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. Connectivity and Health *: Provides or is located within 0.50 miles of health facility (ex: hospital, urgent care, doctor’s office, drugstore clinic, and/or specialized outpatient care.) Housing Choice *: Expands the number of units and housing choice that suits a variety of household sizes, incomes, and lifestyle needs of a diverse population (ex: apartments, triplex, granny flat, live/work units, cottage homes, and townhomes) in support of Imagine Austin and the Strategic Housing Blueprint. Housing Affordability *: Provides a minimum of 10% of units for workforce housing (80% MFI or less) and/or fee in lieu for affordable housing. Mixed use *: Provides a mix of residential and non-industrial uses. Culture and Creative Economy *: Provides or is located within 0.50 miles of a cultural resource (ex: library, theater, museum, cultural center). Culture and Historic Preservation: Preserves or enhances a historically and/or culturally significant site. Creative Economy: Expands Austin’s creative economy (ex: live music venue, art studio, film, digital, theater.) 03 C14-2025-0100 - 16231 N IH 35; District 75 of 13C14-2025-0100 6 Workforce Development, the Economy and Education: Expands the economic base by creating permanent jobs, especially in industries that are currently not represented in a particular area or that promotes a new technology, and/or promotes educational opportunities and workforce development training. Industrial Land: Preserves or enhances industrial land. Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 3 Number of “Yes’s” Drainage The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Gilleland Creek Watershed of the Colorado River Basin, which is classified as a Suburban Watershed by Chapter 25-8 of the City's Land Development Code. The site is in the Desired Development Zone. Under current watershed regulations, development or redevelopment on this site will be subject to the following impervious cover limits: Development Classification % of Gross Site Area % of Gross Site Area with Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% Transfers 60% 60% 70% 90% According to floodplain maps there is a floodplain within or adjacent to the project location. Based upon the location of the floodplain, offsite drainage should be calculated to determine whether a Critical Water Quality Zone exists within 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. 03 C14-2025-0100 - 16231 N IH 35; District 76 of 13 C14-2025-0100 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. Parks and Recreation Parkland dedication fees may apply to any future site or subdivision applications resulting from this rezoning. As of January 1, 2024, new commercial, non-residential uses are not subject to parkland dedication requirements at the time of site plan and subdivision. 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 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) N IH 35 Service Rd Level 4 TxDOT Roadway TxDOT Roadway Approx 22 feet None None None Please provide the proposed PDA conditions for this site. U1: Comment cleared. FYI - There is a restrictive covenant associated with this site under zoning case no. C14-99- 0130. The associated TIA memo has been reviewed, and TPW-TDS has determined no additional compliance is required. However, the trip generation limits will continue to apply 03 C14-2025-0100 - 16231 N IH 35; District 77 of 13C14-2025-0100 8 to this site while the restrictive covenant is still in place. Recommend removing this restrictive covenant. U1: Comment cleared. Water Utility No review required. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter 03 C14-2025-0100 - 16231 N IH 35; District 78 of 13EXHIBIT A 03 C14-2025-0100 - 16231 N IH 35; District 79 of 13EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!C14-2025-0100C14-05-0169C14-05-0144C14-99-0045C14-99-0130C14-97-0116C14-05-0048C14-97-0060NIH35SBNIH35NBNIH35SVRDNBNIH35SVRDSBWAUKESHADRSCARBROUGHDRPICADILLYDRTHREEPOINTSRDN35SBTOTHREEPOINTSRAMPWAUKESHATOIH35NBRAMPLIGRCS-COCS-COCS-COLILI-COSF-2CS-COMF-4-CO16231 N IH 35±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:C14-2025-010016231 N IH 35 Svrd NB10.65 AcresSherri SirwaitisCreated: 11/5/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 400 '03 C14-2025-0100 - 16231 N IH 35; District 710 of 13EXHIBIT C MICHELE ROGERSON LYNCH Director of Land Use & Entitlements mlynch@mwswtexas.com 512-404-2251 Via Online Submittal September 30, 2025 Mrs. Lauren Middleton-Pratt, Director of Planning City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Application for Rezoning; 10.66 acres, located at 16231 N IH 35 SVRD NB (the “Property”) Dear Mrs. Pratt: As representatives of the owner of the above-stated Property, we respectfully submit the attached Application for Rezoning. The Property has existing access to IH-35 and no additional driveways are proposed. The Property consists of an existing Outdoor Sports and Recreation use. Note that the overall use also covers land beyond the Property that is in the City’s Extraterritorial Jurisdiction and is not subject to this Application for Rezoning. The current zoning on the Property is Single Family- Standard Lot (SF-2) for Tract 1 and Community Commercial (GR) for Tract 2 as noted in the attached map. The Application for Rezoning requests to rezone this Property to Limited Industrial Services-Planned Development Area (LI-PDA) to allow for an expansion of the existing Outdoor Sports and Recreation use on Tract 2 with heights exceeding 60 feet. Tract 1 contains the existing detention pond and is included for continuity of zoning along IH-35 and the potential for future redevelopment. The Property is not located withing a neighborhood plan, thus does not require an amendment of a Future Land Use plan. A Traffic Impact Analysis (TIA) is not required pursuant to the TIA Determination Form included with the Application. If you have any questions about this Application for Rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. Very truly yours, Michele Rogerson Lynch 221 W. 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2245 • www.mwswtexas.com 03 C14-2025-0100 - 16231 N IH 35; District 711 of 13AERIAL EXHIBIT Tract 2 Tract 1 03 C14-2025-0100 - 16231 N IH 35; District 712 of 13EXHIBIT “A” Planned Development Area (PDA) Site Development Standards The proposed PDA standards for the Property are as follows: 1. Uses. All Limited Industrial (LI) uses are permitted uses of the Property, except for the following uses, which are either prohibited or additionally permitted as principal uses on the Property: Prohibited Uses a) Monument Retail Sales b) Scrap and Salvage c) Recycling Center d) Resource Extraction Additional Permitted Uses a) Pet Services b) Child Care Services (General) c) Guidance Services d) Hospital Services (General) e) Hospital Services (Limited) f) Private Primary Educational Facilities g) Private Secondary Educational Facilities h) Public Primary Educational Facilities 2. Site Development Standards. Development of the Property shall conform to the Site Development Regulations authorized for the Limited Industrial Services (LI) district as set forth in the City Code, except as provided below in this section: a. The maximum height of a building or structure is 100 feet plus additional height limit exceptions in Section 25-2-531 (Height Limit Exceptions). 03 C14-2025-0100 - 16231 N IH 35; District 713 of 13