02 C14-2025-0124 - Parmer Lane Center; District 7 - Staff Report — original pdf
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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0124 – Parmer Lane Center DISTRICT: 7 ADDRESS: 1623 West Parmer Lane & 1701 1/2 West Parmer Lane ZONING FROM: LR SITE AREA: 4.05 acres TO: GR-MU PROPERTY OWNER/APPLICANT: Son Thai CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends GR-MU-CO, Community Commercial-Mixed Use-Conditional Overlay Combining District, zoning. The conditional overlay will prohibit Automotive Rentals, Automotive Sales, Automotive Washing, Drop-Off Recycling, Exterminating Services and Pawn Shop Services uses on the property. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: February 3, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 02 C14-2025-0124 - Parmer Lane Center; District 71 of 10 C14-2025-0124 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is an undeveloped 4.05 acre area. The lots to the north fronting Parmer Lane, contain a retail strip center and an automotive repair business. To the east, there is an undeveloped area and a detention pond. The lots to the west are developed with restaurant uses and a car wash. To the south, there are duplex residences and office uses. The applicant is requesting a rezoning to GR-MU to develop retail, office, restaurant uses and residential uses at this location. The staff recommends Community Commercial-Mixed Use-Conditional Overlay Combining District zoning, with a conditional overlay to prohibit the more intensive commercial uses adjacent to the SF-3 zoning/residential uses to the south. The GR base district will permit additional commercial services on this property with access to West Parmer Lane a designated activity corridor (Parmer Lane Activity Corridor). These undeveloped lots are located within an existing commercial center at the southeast intersection of two Level 4/arterial roadways, Metric Boulevard and Parmer Lane. The proposed MU combining district will allow for a mixture of uses at this location near a Capital Metro bus route (325- Metrict/Rundberg) and bus stops (12430 Metric/Parmer and 4795 – Metric/Running Bird) to the west at the intersection of Metric Boulevard and Running Bird Lane. 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. Community Commercial district is intended for office and commercial uses serving neighborhood and community needs, including both unified shopping centers and individually developed commercial sites, and typically requiring locations accessible from major traffic ways. Mixed Use combining district is intended for combination with selected base districts, in order to permit any combination of office, retail, commercial, and residential uses within a single development. Conditional Overlay combining district may be applied in combination with any base district. The district is intended to provide flexible and adaptable use or site development regulations by requiring standards tailored to individual properties. 2. The proposed zoning should promote consistency and orderly planning. The proposed zoning is consistent with the existing GR, GR-CO and GR-MU zoning to the north, east and west. The property under consideration is located within an existing 02 C14-2025-0124 - Parmer Lane Center; District 72 of 10 C14-2025-0124 3 commercial center at the southeast intersection of two Level 4/arterial roadways along an Imagine Austin Comprehensive Plan designated activity corridor near transportation options. EXISTING ZONING AND LAND USES: ZONING Site LR North GR, GR-CO South East SF-3, LR-MU-CO, LR GR-MU West GR, LR LAND USES Undeveloped Retail Center (Sparkle Nails, Clean Laundry, Lone Star Kolaches, Discount Cleaner, SIP & Munch, Which Wich Superior Sandwiches, Wing Stop), Automotive Repair (Austin’s Automotive Specialists) Duplex and Single-Family Residences, Office Undeveloped, Detention Pond, Financial Services (Wells Fargo), Religious Assembly (Parmer Lane Baptist Church) Restaurant (McDonalds, Taco Shack), Automotive Washing (Touchless Automatic Car Wash), Kennels (Taurus Dog Academy), Veterinary Services (Austin Vet Care at Metric, Eye Care for Animals), NEIGHBORHOOD PLANNING AREA: N/A AREA STUDY: North Lamar Area Study WATERSHED: Walnut Creek CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: Austin Neighborhoods Council, Friends of Austin Neighborhoods, Homeless Neighborhood Association SCHOOLS: Austin I.S.D. Pillow Elementary School Burnett Middle School Anderson High School 02 C14-2025-0124 - Parmer Lane Center; District 73 of 10 C14-2025-0124 4 COMMISSION 08/02/05: Approved staff’s recommendation of GR-CO zoning, with CO to prohibit automotive rental, automotive sales, automotive washing (of any type), drop- off recycling collection facility, exterminating services, indoor sports and recreation, pawn shop, counseling services, guidance services, residential treatment and transitional housing uses (8- 0, J. Mather-absent). Recommended LR-MU-CO zoning, with a trip limit Recommended GR-CO zoning, with a vehicle trip limit CITY COUNCIL 9/01/05: Ordinance No. 20050901-ZQ10 for GR-CO combining district zoning was approved. Approved LR-MU-CO zoning, with a trip limit of 315 vehicles per day Approved GR-CO zoning, with a 2000 vehicle trip limit per day LR to GR-CO Recommended GR-CO zoning, with vehicle trip limit Approved GR-CO zoning, with 2000 vehicle trip limit per day AREA CASE HISTORIES: REQUEST GR-CO, LR to GR-CO NUMBER C14-05-0082 - Farmer Lane Retail: 1701 Partner Lane SF-3 to LR-MU-CO MF-2 to GR-CO C14-00-2033 - Little Steps Child Care C14-98-0021 - Parmer Lane Baptist Church C14-96-0062 - Brake Specialists RELATED CASES: C8-04-0139.0A - Subdivision Case 02 C14-2025-0124 - Parmer Lane Center; District 74 of 10 C14-2025-0124 5 OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 1701-1/2 W PARMER LANE. C14-2025-0124. Project: Parmer Lane Center. 4.05 acres from LR to GR-MU. Existing: vacant. Proposed: office (8,000 sf), retail (8,000 sf), and residential (16 units). 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 *: • Adjacent to Parmer Lane Activity Corridor Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Bus stops present along Metric BLVD Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalks and bike lanes present along Parmer Lane and Metric BLVD Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Goods and Services present along Parmer Lane Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. Y Connectivity and Education *: Located within 0.50 miles from a public school or university. • 0.2 miles to Parmer Lane Elementary School 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.) Y 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. Y 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.) 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 8 Number of “Yes’s” 02 C14-2025-0124 - Parmer Lane Center; District 75 of 10 C14-2025-0124 Drainage 6 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 Walnut 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 Single-Family (minimum lot size 5750 sq. ft.) Other Single-Family or Duplex Multifamily Commercial 50% 55% 60% 80% with Transfers 60% 60% 70% 90% 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. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. 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. 02 C14-2025-0124 - Parmer Lane Center; District 76 of 10 C14-2025-0124 Parks and Recreation 7 Parkland dedication will be required for the new applicable uses proposed by this development, multifamily, office, and retail with proposed GR-MU 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 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. Compatibility Standards 3. The site is subject to compatibility standards due to the adjacency of SF-3 zoning to the southwest (i.e., the triggering property). Reference 25-2-1051, 25-2-1053 4. Any structure that is located: a. At least 50 feet but less than 75 feet from any part of a triggering property may not exceed 60 feet b. Less than 50 feet from any part of a triggering property may not exceed 40 feet Reference 25-2-1061 5. A 25-foot (15-foot if site is less than 75 feet wide) compatibility buffer is required along the property line shared with the triggering property. No vertical structures are permitted in the compatibility buffer. Reference 25-2-1062(B), 25-8-700 6. An on-site amenity, including a swimming pool, tennis court, ball court, or playground, may not be constructed 25 feet or less from the triggering property. Reference 25-2-1062 02 C14-2025-0124 - Parmer Lane Center; District 77 of 10 C14-2025-0124 Transportation 8 The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for Parmer Lane. 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]. 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) Parmer Lane Level 4 154’ 145’ 107’ Yes No Yes Water Utility 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 TO FOLLOW A: Zoning Map B. Aerial Map 02 C14-2025-0124 - Parmer Lane Center; District 78 of 10 EXHIBIT A 02 C14-2025-0124 - Parmer Lane Center; District 79 of 10 EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=!=C14-2025-0124C14-05-0016C14-2014-0193C14-2011-0023C14-98-0021C14-05-0082C14-2011-0069C14-2008-0210C14-99-2067C14-99-0008C14-2018-0021C14-2019-0079C14-01-0044C14-01-0043METRICBLVDWPARMERLNSCOFIELDFARMSDRRUNNINGBIRDLNCEDARBENDDRWILLOW WILD DRDAPPLEGREYLNSHAGBARKTRLCEARLEYDRRAMPARTSTPICKET ROPE LNCINCHRING LNESPLANADESTSHADOWVIEWDRSCOFIELDLNWITHERS WAYSHADYVIEW DRCAMINOVIEJOTANGLEWILDDRCEDARBENDCVCARDINALHILLDRKITCIRBRAIDEDROPEDRYEARLING CVRAMPARTCIRCULPEOTRCESHAG BARK TRLPGRSF-1LORRLRSF-1RRGR-MU-COLOMF-3MF-3-CORRGR-MUMF-3SF-3RRSF-3SF-2SF-6SF-3MF-3SF-6-COLRSF-2GRSF-4A-COSF-2GR-MU-COGO-COSF-3LOSF-3SF-2MF-3GR-COSF-3SF-2PGR-CORRSF-6MF-1SF-2GR-COSF-6SF-6LO-COLO-MU-COLRSF-1SF-6MF-2LRGR-COLO-MU-COSF-2LR-MU-COSF-1LO-MU-COCS-COCS-1-COSF-2LR-COParmer Lane Center±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:C14-2025-01241623, 1701 1/2 W Parmer Ln4.05 AcresSherri SirwaitisCreated: 1/26/2026SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1inchequals400'02 C14-2025-0124 - Parmer Lane Center; District 710 of 10