03 SPC-2025-0156C - The Learning Center at Parmer; District 7 - Staff Report Part 1

Zoning and Platting Commission – Feb. 3, 2026

03 SPC-2025-0156C - The Learning Center at Parmer; District 7 - Staff Report Part 1 — original pdf

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ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2025-0156C PLANNING COMMISSION DATE: February 3, 2026 PROJECT NAME: The Learning Experience at Parmer PROPOSED USE: General Daycare ADDRESS OF APPLICATION: 12705 Center Lake Dr COUNCIL DISTRICT: 7 AREA: 2.35 acres APPLICANT: AGENT: Centerstate 99 LTD 2725 Bee Cave Rd Austin, TX 78746 Esteban Gonzalez, PE Civilitude LLC 5110 Lancaster Court Austin, TX 78723 CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP Telephone: 974-2788 christine.barton-holmes@austintexas.gov EXISTING ZONING: The site is part of a larger commercial development, and is zoned LI-PDA. The 2000 rezone did not change the base development standards of LI, but did restrict several otherwise permitted uses. Daycares are not one of the prohibited uses, but General Daycares – those with more than 12 children – are conditional in the base zoning. PROPOSED DEVELOPMENT: The project will one of the final stages of the buildout of the 18.279-acre LI-PDA, which currently has offices, multifamily, and some general commercial. The proposed daycare will be 10,000 square feet, with a proposed enrollment of 333 children, and will be fully compliant with the Land Development Code. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit to construct the daycare facility. PREVIOUS PLANNING COMMISSION ACTION: NA AREA STUDY: NA WATERSHED: Walnut Creek (Suburban watershed) APPLICABLE WATERSHED ORDINANCE: Current/ Comprehensive watershed ordinance CAPITOL VIEW: NA T.I.A.: Not Required 03 SPC-2025-0156C - The Learning Center at Parmer; District 71 of 12PROJECT INFORMATION 2.35 acre site; part of 18.279-acre site overall EXIST. ZONING: LI-PDA ALLOWED F.A.R.: 1:1 MAX. BLDG. COVERAGE: 75% MAX. IMPERVIOUS CVRG.: 80% REQUIRED PARKING: 0 VEHICLES/0 BIKES PROVIDED PKNG: 98 VEHICLES/6 BIKES PROPOSED FAR: 1:.17 PROPOSED BLDG. CVRG: 17% PROPOSED IC:76% SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant is requesting a Conditional Use Permit to allow the construction of a 10,000 square foot daycare. Daycare (General), which is a daycare with an enrollment over twelve, is a conditional use in the base LI zoning. The site plan will comply with all requirements of the Land Development Code prior to its release. Environmental: The site is in the Walnut Creek Suburban watershed. There are no known Critical Environmental Features located within the limits of construction. Transportation: Access to the site is from Center Lake Drive. SURROUNDING CONDITIONS: Zoning/ Land use North: LI-PDA (multifamily) East: LI-PDA (hotel then detention) South: LI-PDA (undeveloped – to be restaurant) West: LI-PDA (multifamily) Street Center Lake Dr R.O.W. 100’ Surfacing 85’ Classification Corridor mobility NEIGHBORHOOD ORGANIZATIONS: Friends of Austin Neighborhoods Homeless Neighborhood Association Pflugerville Independent School District Yager Community 03 SPC-2025-0156C - The Learning Center at Parmer; District 72 of 12 CONDITIONAL USE PERMIT REVIEW AND EVALUATION CRITERIA The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: 1. Comply with the requirements of this title; Staff response: This application complies with the requirements of this title. 2. Comply with the objectives and purposes of the zoning district; Staff response: This application complies with the objectives and purposes of the zoning district. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that are compatible with the use of an abutting site; Staff response: This application is compatible with the abutting sites. 4. Provide adequate and convenient off-street parking and loading facilities; Staff response: Adequate parking and loading has been provided. 5. Reasonably protect persons and property from erosion, flood, fire, noises, glare, and similar adverse effects; Staff response: The proposed project does not contribute to any of these adverse effects. 6. For conditional use located within the East Austin Overlay district, comply with the goals and objectives of a neighborhood plan adopted by the City Council for the area in which the use is proposed. Staff response: The proposed project is not in the East Austin Overlay district. A Conditional Use Site Plan May Not: 1. More adversely affect an adjoining site than would a permitted use; The proposed use would not adversely affect adjacent properties more than a permitted use. 2. Adversely affect the safety or convenience of vehicular or pedestrian circulation, including reasonably anticipated traffic and uses in the area; Staff response: Safety and convenience of vehicular and pedestrian circulation will not be adversely impacted. 3. Adversely affects an adjacent property or traffic control through the location, lighting, or type of signs; Staff response: No signage or lighting is proposed that would affect adjacent properties or traffic control. 03 SPC-2025-0156C - The Learning Center at Parmer; District 73 of 12 CONDITIONAL USE CONSOLIDATED SITE PLAN FOR THE LEARNING EXPERIENCE AT PARMER 12705 CENTER LAKE DRIVE , AUSTIN, TX 78753 GENERAL PLAN NOTES 1. WATERSHED STATUS: THIS PROJECT IS LOCATED IN THE WALNUT CREEK WATERSHED SUBURBAN 2. 3. 4. 6. 7. AND DOES NOT LIE WITHIN THE EDWARDS AQUIFER RECHARGE ZONE. SITE IS ZONED AS LI-PDA. THERE ARE NOT NATURAL SLOPES ON THIS SITE IN EXCESS OF 15%. THERE ARE NO KNOWN CRITICAL ENVIRONMENTAL FEATURES ON SITE. THIS SITE PLAN IS NOT SUBJECT TO SUBCHAPTER E OF THE LAND DEVELOPMENT CODE. PRIOR TO THE RELEASE OF A CERTIFICATE OF OCCUPANCY, THE WATER QUALITY POND ON WHICH THIS PROJECT RELIES SHALL BE MAINTAINED AS REQUIRED BY THE CITY OF AUSTIN ENVIRONMENTAL CRITERIA MANUAL SECTION 1.6.3. 8. THE WATER QUALITY FOR THIS SITE PLAN WAS CONSTRUCTED WITH THE CENTER LAKE DRIVE EXTENSION STREET IMPROVEMENTS CONSTRUCTION PLANS C8-84-189.07.1B. SITE PLAN RELEASE NOTES 1. ALL IMPROVEMENTS SHALL BE MADE IN ACCORDANCE WITH THE RELEASED SITE PLAN. ANY ADDITIONAL IMPROVEMENTS WILL REQUIRE SITE PLAN AMENDMENT AND APPROVAL OF THE DEVELOPMENT SERVICES DEPARTMENT. DESIGN TEAM CIVIL ENGINEER ESTEBAN GONZALEZ, PE CIVILITUDE LLC 5110 LANCASTER COURT AUSTIN, TX 78723 (512) 761-6161 LANDSCAPE ARCHITECT CARSON BLEDSOE PLA, LI ECOLAND DESIGN GROUP 2. APPROVAL OF THIS SITE PLAN DOES NOT INCLUDE BUILDING AND FIRE CODE APPROVAL NOR 11183 CIRCLE DR, SUITE A AUSTIN, TEXAS 78736 BUILDING PERMIT APPROVAL. 3. ALL SIGNS MUST COMPLY WITH REQUIREMENTS OF THE LAND DEVELOPMENT CODE (CHAPTER 25-10). 4. WATER AND WASTEWATER SERVICE WILL BE PROVIDED BY THE CITY OF AUSTIN. 5. ALL EXISTING STRUCTURES SHOWN TO BE REMOVED WILL REQUIRE A DEMOLITION PERMIT FROM THE CITY OF AUSTIN DEVELOPMENT SERVICES DEPARTMENT. 6. 7. FOR CONSTRUCTION WITHIN THE RIGHT-OF-WAY, A ROW EXCAVATION PERMIT IS REQUIRED. IF AT ANY TIME DURING CONSTRUCTION OF THIS PROJECT AN UNDERGROUND STORAGE TANK ARCHITECT CHERYL SCHWEIKER JARMEL KIZEL ARCHITECTS AND ENGINEERS, INC. 42 OKNER PARKWAY LIVINGSTON, NJ 07039 (UST) IS FOUND, CONSTRUCTION IN THAT AREA MUST STOP UNTIL A CITY OF AUSTIN UST CONSTRUCTION PERMIT IS APPLIED FOR AND APPROVED. ANY UST REMOVAL WORK MUST BE CONDUCTED BY A UST CONTRACTOR THAT IS REGISTERED WITH THE TEXAS COMMISSION ON OWNER CENTERSTATE 99 LTD ENVIRONMENTAL QUALITY (TCEQ). CONTACT UST@AUSTINTEXAS.GOV IF YOU HAVE ANY QUESTIONS. [COA TITLE 6] 8. FOR INTEGRATED PEST MANAGEMENT PLAN, SEE AGREEMENT FILED IN DOCUMENT NO. ________________, OFFICIAL PUBLIC RECORDS, TRAVIS COUNTY, TEXAS. 9. ALL POND(S) WITHIN THE SITE WILL BE PRIVATELY MAINTAINED. 10. DEVELOPMENT OF STRUCTURES THAT REQUIRE A BUILDING PERMIT WITHIN THIS SITE PLAN, OR REVISIONS THEREOF, ARE REQUIRED TO COMPLY WITH THE CITY OF AUSTIN STREET IMPACT FEE ORDINANCES, AS APPLICABLE, AND MUST BE PAID UPON COMPLETION OF THE BUILDING PERMIT PLAN REVIEW FOR EACH BUILDING. 11. PRIOR TO THE RELEASE OF A CERTIFICATE OF OCCUPANCY, THE WATER QUALITY POND ON WHICH THIS PROJECT RELIES SHALL BE MAINTAINED AS REQUIRED BY THE CITY OF AUSTIN ENVIRONMENTAL CRITERIA MANUAL SECTION 1.6.3. TRAFFIC CONTROL NOTES THIS NOTE IS BEING PLACED ON THE PLAN SET IN PLACE OF A TEMPORARY TRAFFIC CONTROL 2725 BEE CAVE RD AUSTIN TX 78746 (512) 472-5000 LEGAL DESCRIPTION LOT 1-A, BLOCK A TECH.RIDGE SECTION 1, A SUBDIVISION IN TRAVIS COUNTY, TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF, RECORDED UNDER DOCUMENT NO. 2008000346 OF THE OFFICIAL PUBLIC RECORDS OF TRAVIS COUNTY, TEXAS. RELATED CASES SP-2008-0324C(R1) ZONING LI-PDA STRATEGY WITH THE FULL UNDERSTANDING THAT, AT A MINIMUM OF 6 WEEKS PRIOR TO THE START OF CONSTRUCTION, A TEMPORARY TRAFFIC CONTROL PLAN MUST BE REVIEWED AND APPROVED BY FLOOD STATEMENT THE RIGHT OF WAY MANAGEMENT DIVISION. THE OWNER/ REPRESENTATIVE FURTHER RECOGNIZES NO PORTION OF THIS SIDE IS LOCATED WITHIN THAT A REVIEW FEE, AS PRESCRIBED BY THE MOST CURRENT VERSION OF THE CITY'S FEE ORDINANCE, SHALL BE PAID EACH TIME A PLAN OR PLAN REVISION IS SUBMITTED TO RIGHT OF WAY MANAGEMENT DIVISION FOR REVIEW. THE FOLLOTWING MUST BE TAKEN INTO CONSIDERATION WHEN DEVELOPING FUTURE TRAFFIC CONTROL STRATEGIES: · PEDESTRIAN AND BICYCLE TRAFFIC ACCESS MUST BE MAINTAINED AT ALL TIMES, UNLESS OTHERWISE AUTHORIZED BY RIGHT OF WAY MANAGEMENT. · NO LONG-TERM LANE CLOSURES WILL BE AUTHORIZED, UNLESS RIGHT OF WAY MANAGEMENT DETERMINES THAT ADEQUATE ACCOMMODATIONS HAVE BEEN MADE TO MINIMIZE TRAFFIC IMPACT. · PROJECT SHOULD BE PHASED SO THAT UTILITY INSTALLATION MINIMALLY IMPACTS EXISTING OR TEMPORARY PEDESTRIAN FACILITIES. THE FEMA FLOOD PLAIN AS NOTED ON FEMA FLOODPLAIN MAP NUMBER 48453C0270J, EFFECTIVE ON 8/18/2014 BENCH MARK: TBM #1 - BENCHMARK FOR THIS PROJECT IS BOX CUT ON CURB INLET ON NORTH SIDE OF PRIVATE ACCESS ROAD ALONG NORTH PROPERTY LINE. ELEV. 708.93 FEET NAVD88 SUBMITTAL DATE: 05/19/2025 SHEET INDEX Sheet Number Sheet Title RECOMMENDED FOR APPROVAL SITE LOCATION MAP GRID: MM34 MAPSCO: 466Z SUBMITTED BY 01 COVER 02 PHASE 2 AWU NOTES (1 OF 2) 03 PHASE 2 AWU NOTES (2 OF 2) 04 GENERAL NOTES 05 PLAT 06 EXISTING CONDITIONS AND DEMOLITION 07 EROSION CONTROL PLAN 08 SITE PLAN 09 UTILITY PLAN 10 FIRE LINE PLAN & PROFILE 11 GRADING PLAN 12 EXISTING DRAINAGE AREA MAP 13 PROPOSED DRAINAGE AREA MAP 14 WATER AND WASTEWATER RELATED DETAILS (1) 15 WATER AND WASTEWATER RELATED DETAILS (2) 16 WASTEWATER AND EROSION CONTROL DETAILS 17 GREASE INTERCEPTOR DETAILS 18 CIVIL DETAILS 19 EX WATER QUALITY POND (FOR REFERENCE ONLY) 20 ROADWAY DRAINAGE AREA MAP (FOR REFERENCE ONLY) 21 ADDRESSING PLAN 22 LANDSCAPE PLAN - 1 23 LANDSCAPE PLAN - 2 24 BUILDING ELEVATIONS 25 IMPERIOUS COVER TRACKING DEVELOPMENT PERMIT NUMBER SUBMITTAL DATE DIRECTOR OF DEVELOPMENT SERVICE DEPARTMENT DATE INDUSTRIAL WASTE AUSTIN WATER CITY OF AUSTIN FIRE DEPARTMENT DATE DATE DATE APPROVAL OF THESE PLANS BY THE CITY OF INTENDED USE DESIGN STANDARDS FIRE FLOW DEMAND @ 20 PSI 2024 INTERNATIONAL FIRE CODE WITH CITY OF AUSTIN LOCAL AMENDMENTS 2,750 GPM DAYCARE AUSTIN FIRE DEPARTMENT AUSTIN INDICATES COMPLIANCE WITH APPLICABLE CITY REGULATIONS ONLY. APPROVAL BY OTHER GOVERNMENTAL ENTITIES MAY BE REQUIRED PRIOR TO THE START OF CONSTRUCTION. THE APPLICANT IS RESPONSIBLE FOR DETERMINING WHAT ADDITIONAL APPROVALS MAY BE NECESSARY. CONSTRUCTION CLASIFICATION V-B BUILDING FIRE AREA 10,000 SF AUTOMATIC FIRE SPRINKLER SYSTEM NFPA 13 REDUCED FIRE FLOW DEMAND @ 20 PSI 1000 GPM FIRE HYDRANT FIRE FLOW TEST DAY 10/27/2024 FIRE HYDRANT FLOW TEST LOCATION 12700 CENTER LAKE DRIVE HIGH-RISE (YES OR NO) NO ALTERNATIVE METHOD OF COMPLIANCE N/A CITY OF AUSTIN REVISIONS/CORRECTIONS TABLE CORRECTION/ REVISION NUMBER DESCRIPTION REVISE (R), REPLACEMENT (RP), ADD (A), VOID (V), SHEET #S TOTAL # NET CHANGE TOTAL SITE SHEETS IN IN IMP. IMP. COVER CITY OF AUSTIN SIGNATURE PLAN SET COVER (SQ FT) (SF/%) CITY OF AUSTIN APPROVAL DATE ESTEBAN GONZALEZ, PE #146754 12/16/2025 DATE FIRM REG# F-12469 5110 LANCASTER CT, AUSTIN, TX 78723 PHONE 512 761 6161 FAX 512 761 6167 INFO@CIVILITUDE.COM 05/19/2025 LI-PDA 01 03 SPC-2025-0156C - The Learning Center at Parmer; District 74 of 1203 SPC-2025-0156C - The Learning Center at Parmer; District 75 of 12CENTER LAKE DRIVE (90' R.O.W.) G.T. P A R M E R L A N E ( F . M . 7 3 4 ) LEGEND 512 EXISTING CONTOUR LINE CURB / EDGE OF PAVEMENT EXISTING BUILDING BOUNDARY / RIGHT OF WAY EASEMENT / SETBACK STORM DRAIN LINE WATER LINE WASTEWATER LINE OVERHEAD ELECTRIC GAS LINE WATER METER WATER VALVE FIRE HYDRANT WW WASTEWATER MANHOLE CO BFP D T AC G EM E WASTEWATER CLEANOUT BACKFLOW PREVENTER STORM DRAIN MANHOLE STORM DRAIN CURB INLET STORM DRAIN AREA INLET TRANSFORMER AIR CONDITIONER UNIT GAS METER ELECTRIC MANHOLE ELECTRIC BOX UTILITY POLE GUY WIRE TREE W/ TAG TREE - REMOVE TAG# TAG# DEMOLITION AREA BENCHMARK SURVEY ROD/NAIL Note 1. A PRECONSTRUCTION MEETING WITH THE ENVIRONMENTAL INSPECTOR IS REQUIRED PRIOR TO ANY SITE DISTURBANCE. N ( 2 0 0 ' R . O W . . ) 03 SPC-2025-0156C - The Learning Center at Parmer; District 76 of 12 P A R M E R L A N E ( F . M . 7 3 4 ) CENTER LAKE DRIVE (90' R.O.W.) M G.T. C LEGEND BOUNDARY / RIGHT OF WAY EASEMENT / SETBACK CURB / EDGE OF PAVEMENT ACCESSIBLE ROUTE (ADA) FIRE LANE RETAINING / SCREENING WALL BUILDING PAD AREA PAVEMENT / ASPHALT PAVEMENT / CONCRETE OPEN SPACE AREA STORM DRAIN LINE WATER LINE WASTEWATER LINE WATER METER WATER VALVE FIRE HYDRANT WW WASTEWATER MANHOLE CO BFP D T AC D WASTEWATER CLEANOUT BACKFLOW PREVENTER STORM DRAIN MANHOLE STORM DRAIN CURB INLET STORM DRAIN AREA INLET TRANSFORMER AIR CONDITIONER UNIT UTILITY POLE GUY WIRE DUMPSTER SIGN BICYCLE RACK PARKING BUMPER ACCESSIBLE PARKING (ADA) CROSSWALK DOWNSPOUTS ZERO CURB SITE LIGHTING FIXTURE LICENSE AGREEMENT AREA Note 1. PER SUBCHAPTER E SECTION 2.3.1.B.2, A. B. C. THIS SITE HAS COMPLIED BY PLACING UTILITIES BENEATH PAVEMENT. PROVIDING ADDITIONAL PEDESTRIAN CONNECTIONS FROM ON-SITE BUILDINGS TO ADJACENT STREETS. PROVIDE SHADED SIDEWALKS ALONG 100% OF ALL PUBLICLY VISIBLE BUILDING FAÇADES. ( 2 0 0 ' R . O W . . ) 2. ALL EXTERIOR LIGHTING WILL BE FULL CUT-OFF AND FULLY SHIELDED IN COMPLIANCE WITH SUBCHAPTER E 2.5 AND WILL BE REVIEWED DURING BUILDING PLAN REVIEW. ANY CHANGE OR SUBSTITUTION OF LAMP/LIGHT FIXTURES SHALL BE SUBMITTED TO THE DIRECTOR FOR APPROVAL IN ACCORDANCE WITH SECTION 2.5.2.E. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL QUALITY TO, PRINCIPAL BUILDING MATERIALS. 4. MAX ALLOWABLE ENROLLMENT IS 333 CHILDREN. NO MORE THAN 62 CHILDREN SHALL BE OUTSIDE IN THE PLAY AREA AT ONE TIME. REFERENCE TAC CH. 26. PROPOSED ENROLLMENT = 187 CHILDREN 3. FIGURE 34 (EXAMPLES OF FULLY-SHIELDED LIGHT FIXTURES) N 03 SPC-2025-0156C - The Learning Center at Parmer; District 77 of 12