04 C14-97-0141.04 - Parmer North PDA Amendment; District 7 - Staff Report

Zoning and Platting Commission – April 7, 2026

04 C14-97-0141.04 - Parmer North PDA Amendment; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-97-0141.04 (Parmer North PDA Amendment #4) DISTRICT: 7 ADDRESS: 302 ½, 416 ½, 500, 512 ½, 532 ½, 724 ½ E. Parmer; 12803 ½ McCallen Pass; 12392 ½, 12829, 12829 ½, 12831 ½, 12931, 12931 ½, 12933 ½, 12309 ½ Parmer Ridge Boulevard and 12800 ½ Harris Ridge Boulevard OWNER/APPLICANT: Karlin McCallen Pass, LLC (Matthew Schwab) AGENT: Armbrust & Brown, PLLC (Richard T. Suttle) ZONING FROM: LI-PDA TO: LI-PDA REQUEST: The applicant is requesting a rezoning to amend the PDA overlay conditions in Ordinance No. 980430-P to add Automotive Rentals, Automotive Repair Services, Automotive Washing (of any type), Vehicle Storage, Electric Vehicle Charging and Maintenance and Service Facilities as permitted uses on the property (please see Applicant’s Request Letter – Exhibit C and Applicant’s Amendment Request Letter – Exhibit D). AREA: Tract 1: 26.3 aces Tract 2: 38.6 acres 64.9 acres CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining, District zoning. The staff’s recommendation will add Automotive Rentals and Electric Vehicle Charging as permitted uses with the PDA overlay for this property. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: March 17, 2026: Approved staff’s request for a postponement to April 7, 2026 by consent (10-0, S. Boone-not yet arrived); R. Puzycki-1st, A. Flores-2nd. April 7, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 1 04 C14-97-0141.04 - Parmer North PDA Amendment; District 71 of 40 ISSUES: N/A DEPARTMENT COMMENTS: The site under consideration is a 64.9 acre area containing an undeveloped lot (Lot 11A) and a lot (Lot 12A) developed with four 4-story office buildings with structures and surface parking. The tracts to the north contain additional office buildings fronting Center Lake Drive. To the east there is a water quality pond (known as Parmer Pond) adjacent to a Community Recreation-Private use (St. David's Performance Center and the Austin FC Youth Academy). In addition to these facilities, there are restaurant and commercial uses in one and two-story container pods known as "The Pitch" on the property to provide services for the tenants and visitors of the adjacent soccer fields. Further to the east on the other side of Harris Ridge Boulevard, there is an apartment complex (Parmer Village) under construction and a single family residential neighborhood (Harris Ridge Neighborhood). Across McCallen Pass to the west, there is a detention pond and a multifamily complex (Austin Waters at Tech Ridge). To the south across E. Parmer Lane, there is office/ warehouse development with surface parking (717 E. Parmer Lane). In this rezoning request, the applicant is asking for an amendment to the conditions the Planned Development Area (PDA) overlay conditions in Ordinance No. 980430-P to add Automotive Rentals, Automotive Repair Services, Automotive Washing (of any type), Vehicle Storage, Electric Vehicle Charging and Maintenance and Service Facilities as permitted uses on these two lots. The staff recommends this amendment to the Planned Development Area overlay to permit only the Automotive Rentals and Electric Vehicle Charging uses on the property. Per the applicant’s description, these are the uses that the staff believes are required for the prospective commercial development. The staff does not recommend the addition of Automotive Repair Services, Automotive Washing (of any type), Vehicle Storage and Maintenance and Service Facilities as permitted uses on the property. Automotive Repair Services and Automotive Washing (of any type) can be considered accessory uses to the primary Automotive Rental use. The requested Vehicle Storage and Maintenance and Service Facilities uses are intensive commercial uses that would not be compatible with the adjacent multifamily residential developments to the east and west and single-family residential neighborhood to the northeast. The proposed LI-PDA zoning will provide additional commercial services in an area with a variety of commercial and industrial employment centers along East Howard Lane. This property is near a designated neighborhood center, the Dessau/Parmer Neighborhood Center, to the east and is located between two activity corridors, the E. Howard Lane and Parmer Lane Activity Corridors, as identified in the Imagine Austin Comprehensive Plan. The applicant does not agree with the staff’s recommendation. 2 04 C14-97-0141.04 - Parmer North PDA Amendment; District 72 of 40BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. Limited industrial service (LI) district is the designation for a commercial service use or limited manufacturing use generally located on a moderately-sized site. The purpose of a planned development area (PDA) combining district is to: (1) provide for industrial and commercial uses in certain commercial and industrial base districts; or (2) incorporate the terms of a planned development area agreement into a zoning ordinance following annexation of a property that is subject to a planned development area agreement. 2. The proposed zoning should promote consistency and orderly planning. The proposed LI-PDA zoning will be compatible with surrounding zoning because this LI- PDA zoning to the north, south and west. The addition of Automotive Rentals and Electric Vehicle Charging will permit the applicant to utilize these lots for additional commercial services within an existing office/industrial park. 3. The proposed zoning should allow for a reasonable use of the property. The proposed amendment to the existing LI-PDA zoning will permit additional commercial services in an area with a variety of commercial and industrial employment centers along East Howard Lane. This PDA is located at the southwest intersection of two major arterial roadways, East Howard Lane and Harris Ridge Boulevard, and is near a designated neighborhood center, the Dessau/Parmer Neighborhood Center, which is to the east. The property is located between two activity corridors, the E. Howard Lane and Parmer Lane Activity Corridors, as identified in the Imagine Austin Comprehensive Plan. EXISTING ZONING AND LAND USES: ZONING Site LI-PDA North LI-PDA South LI-PDA East West LI-PDA, GR-MU LI-PDA LAND USES Undeveloped Lot, Office Office Office/Warehouse Detention Pond, Commercial, Multifamily Detention Pond, Multifamily AREA STUDY: N/A TIA: Not Required WATERSHED: Harris Branch Watershed CAPITOL VIEW CORRIDOR: N/A HILL COUNTRY ROADWAY: N/A 3 04 C14-97-0141.04 - Parmer North PDA Amendment; District 73 of 40 NEIGHBORHOOD ORGANIZATIONS: Austin Neighborhoods Council Copperfield Neighborhood Organization Friends of Austin Neighborhoods Harris Ridge Owner’s Association Homeless Neighborhood Association Overton Family Committee Pflugerville Independent School District Yager Community AREA CASE HISTORIES: COMMISSION 2/15/2022: Approved staff's recommendation of LI-PDA zoning (9-0); H. Smith, S. Boone-2nd. CITY COUNCIL 3/24/ 2022: Approved LI-PDA zoning, to change a condition of zoning, on all 3 readings by consent (11-0); P. Ellis-1st, A. Kitchen-2nd. NUMBER C14-2019-0166 (Parmer Business Park: 13000, 13100 and 13106 1/2 Harris Ridge Boulevard) REQUEST LI-PDA to LI-PDA: The applicant is asking for an amendment to the conditions of the PDA overlay for the property described as part of Lot 13, Parmer Business Park and Lot 14B, Parmer Business Park Amendment Plat of Lots 5, 6, 8A, and 14A to remove a condition in Ordinance No. 20170518-056 that limits restaurant and cocktail lounge uses on the site. In addition, the applicant is requesting to amend the original PDA ordinances, Ordinance No. 980226-G and 980430-P, to add Cocktail Lounge as a permitted use in this portion of the PDA. On November 22, 2021, the applicant amended this request to reduce the 4 04 C14-97-0141.04 - Parmer North PDA Amendment; District 74 of 40 rezoning area from 64.126 acres to 7.724 acres. Then on February 10, 2022, the applicant added changes to their rezoning application to remove the request to add Outdoor Entertainment as a permitted use and to limit the site to one Cocktail Lounge use at a maximum of 7,000 sq. ft. The applicant is requesting to amend a public restrictive covenant associated with zoning case C14-2016-0124 and executed on May 16, 2017 that states that, “For a cocktail lounge, restaurant (general), or restaurant (limited) use on the Property, the use of outdoor sound amplification equipment is prohibited.” for a 7.724 acre area surrounding the water quality pond on the site. LI-PDA to LI-PDA C14-2016- 0124(RCA) (Parmer Business Park RCA: 13000, 13106 1/2 and 13400 Harris Ridge Boulevard) C14-2016-0124 (Parmer Business Park: Southwest Corner of East Howard Lane and Harris Ridge Boulevard) 2/15/ 2022: Approved staff's recommendation for an amendment to the public restrictive covenant (9-0); H. Smith, S. Boone-2nd. 3/24/ 2022: Approved public restrictive covenant amendment by consent (11-0); P. Ellis-1st, A. Kitchen-2nd. 3/07/17: Approved staff recommendation of LI-PDA zoning, with additional conditions for no outdoor amplified sound and to require a TIA at the time of Site Plan (10-0); B. Greenberg-1st, B. Evans-2nd. 4/20/17: Approved the ZAP Commission’s recommendation for LI-PDA zoning on consent on 1st reading, with additional conditions that a multifamily use be limited to 900 residential dwelling units and that a TIA be conducted at the time of site plan review if a multifamily use is proposed to be built on the property (11-0); L. Pool-1st, G. Casar-2nd. 5 04 C14-97-0141.04 - Parmer North PDA Amendment; District 75 of 405/18/17: Ordinance No. 20170518- 056 was approved for limited industrial services-planned development area (LI-PDA) combining district zoning, to change a condition of zoning on Council Member Garza’s motion, Council Member Alter’s second on a 9-0 vote. Council Members Casar and Troxclair were off the dais. 12/02/04: Approved LI-CO (7-0); all 3 readings 10/21/04: Approved LI-CO zoning (7-0); all 3 readings 8/26/04: Approved CS-1 (7-0); all 3 readings 6/5/03: Granted CS-CO on all 3 readings (7-0) 12/5/02: Granted GR-CO for Tract 1 and CS-CO for Tract 2 on all 3 readings (7-0) 3/21/02: Approved CS-CO w/ other conditions (7-0); 1st reading 4/11/02: Approved CS-CO (6-0); 2nd/3rd readings 12/14/00: Approved CS-CO w/ additional prohibited uses (7-0); all 3 readings 6/3/03: Approved LI-PDA w/ conditions (7-0); all 3 readings-on emergency passage 1/14/99: Approved PC rec. of GR- CO w/ conditions 97-0); 1st reading C14-04-0139 (1100 East Howard Lane) I-RR to LI C14-04-0120 I-LI to LI C14-04-0073 CS-CO to CS-1 C14-03-0069 SF-2 to CS C14-02-0111 Tract 1: GR-CO to GR Tract 2: CS-CO to CS C14-01-0169 IP to CS C14-00-2099 SF-2, GR to CS C14-98-0265 AV to LI C14-98-0212 I-RR to CS 11/2/04: Approved staff’s recommendation of LI-CO zoning, with a 2,000 vtpd and adding a condition of no Adult Oriented Businesses, by consent (9-0); J. Martinez-1st, J. Gohil-2nd. 9/7/04: Approved staff’s recommendation of LI-CO by consent (8-0, J. Martinez- absent) 7/20/04: Approved staff’s recommendation of CS-1 zoning by consent (8-0, J. Pinnelli-absent) 5/6/03: Approved CS-CO zoning with condition to prohibit Adult Oriented Businesses, by consent (8-0, K. Jackson-absent) 10/15/02: Approved staff’s recommendation of GR-CO; CS-CO zoning with added condition to prohibit Automotive Sales; by consent (7-0, D. Castaneda-absent) 2/5/02: Approved staff’s alternate rec. of CS-CO w/conditions by consent (8-0) 10/17/00: Approved staff’s rec. of CS-CO, with no Adult Oriented Businesses (8-0) 5/25/99: Approved staff rec. of LI-PDA w/ condition regarding bicycle parking Approved GR-CO w/conditions for front to match existing GR and CS-CO for remainder of 6 04 C14-97-0141.04 - Parmer North PDA Amendment; District 76 of 40C14-96-0131 SF-2 to GR property, prohibit auto repair and auto washing except for on- site tenants (5-2, GW/DS-Nay) on 12/15/98 12/10/96: Approved staff rec. of GR (9-0) C14-93-0094 SF-2 to GR, CS-1 C14-93-0047 SF-2 to CS 8/17/93: Approved CS-1-CO (TR1), GR-CO (TR2) w/ conditions (5-0) 4/27/93: Approved GR-CO (6-0) 4/15/99: Approved CS-CO w/ conditions (7-0); 2nd/3rd readings 1/9/97: Approved GR-CO w/ conditions (7-0); 1st reading 3/20/97: Approved GR-CO w/conditions (7-0); 2nd/3rd readings 11/3/94: Approved CS-1-CO & GR-CO (5-0); all 3 readings 5/6/93: Approved GR-CO & CS- CO w/ conditions (6-0); 1st reading 6/17/93: Approved GR-CO (7-0); 2nd/3rd readings RELATED CASES: C14-2019-0166 , C14-2016-0124, C14-98-0032, C14-97-0141 (Previous Zoning Cases) C8-2015-0167.0A (Subdivision Case) OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 532-1/2 E PARMER LANE. C14-97-0141.04. Project: Parmer North PDA Amendment #4. The applicant is requesting to amend a previously approved planned development agreement. Existing: undeveloped lot and office with parking lot. Proposed: applicant seeks to add automotive repair services, automotive washing, vehicle storage, electric vehicle charging, and maintenance and service facilities as permitted uses. The applicant seeks to operate the site for electric vehicle charging and storage for ride share services. 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. • Adjacent to bus stop on Mc Callen Pass Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along Parmer 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 in the Parmer Lane/ Tech Ridge area 7 04 C14-97-0141.04 - Parmer North PDA Amendment; District 77 of 40Y Connectivity and Food Access *: Provides or is located within 0.50 miles of a grocery store/farmers market. • 0.5 miles to HEB grocery along Parmer Lane 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.) 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 Y Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 7 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 Approved. No comments. Fire No comments. 8 04 C14-97-0141.04 - Parmer North PDA Amendment; District 78 of 40Parks 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 No comments. Transportation TPW-TDS reviewed and approved. Water Utility No comments. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. Applicant’s Amendment Request Letter E. Proposed Redlined PDA Zoning Ordinance 9 04 C14-97-0141.04 - Parmer North PDA Amendment; District 79 of 40EXHIBIT A 04 C14-97-0141.04 - Parmer North PDA Amendment; District 710 of 40EXHIBIT B 04 C14-97-0141.04 - Parmer North PDA Amendment; District 711 of 40EXHIBIT C 04 C14-97-0141.04 - Parmer North PDA Amendment; District 712 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 713 of 40EXHIBIT D 04 C14-97-0141.04 - Parmer North PDA Amendment; District 714 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 715 of 40PARMER NORTH PDA AMENDMENT UPDATED REDLINED ORDINANCE EXHIBIT E 04 C14-97-0141.04 - Parmer North PDA Amendment; District 716 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 717 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 718 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 719 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 720 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 721 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 722 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 723 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 724 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 725 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 726 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 727 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 728 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 729 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 730 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 731 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 732 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 733 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 734 of 40ELECTRIC VEHICLE CHARGING 04 C14-97-0141.04 - Parmer North PDA Amendment; District 735 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 736 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 737 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 738 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 739 of 4004 C14-97-0141.04 - Parmer North PDA Amendment; District 740 of 40