05 C14-2025-0114 - ICU Medical; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0114 – ICU Medical DISTRICT: 7 ADDRESS: 3900 W Howard Lane ZONING FROM: LI TO: LI-PDA SITE AREA: 170.144 acres PROPERTY OWNER: ICU Medical Pearl LLC APPLICANT/AGENT: Drenner Group, P.C. (Leah M. Bojo) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMEDATION: Staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: April 21, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 05 C14-2025-0114 - ICU Medical; District 71 of 16 C14-2025-0114 ISSUES: N/A CASE MANAGER COMMENTS: 2 The property in question is a 170+ acre industrial park that is located at the northwest intersection of West Howard Lane and the North MoPac Expressway South Bound Service Road. The property to the north and south of this site is part of the Robinson Ranch PUD. The applicant is requesting LI-PDA, Limited Industrial-Planned Development Area District, zoning with additional permitted uses, prohibited uses and a maximum height of 140 feet (please see Applicant’s Request Letter-Exhibit C). The proposed PDA conditions are as follows: The applicant is requesting the following changes to the LI base district through the PDA overlay: 1) Additional Permitted Uses by right: Research Assembly Services Research Warehousing Services Research Testing Services 2) Prohibited Uses as principal uses on the property: General Warehousing and Distribution Recycling Center Funeral Services Pedicab Storage and Dispatch Monument Retail Sales Scrap and Salvage Railroad Facilities 4) The following modifications to the LI base district site development regulations: Maximum Height: 140 feet The staff recommends LI-PDA, Limited Industrial-Planned Development Area Combining District, zoning. The proposed PDA overlay will permit additional commercial uses on the property, prohibit more intensive commercial and industrial uses and allow for an increase the maximum height from 60 feet to 140 feet. The requested zoning meets the intent of the district sought as the property is a large site that is located at the southwest intersection of a highway and a major arterial roadway. LI-PDA zoning is compatible with the surrounding industrial (LI, LI-CO) zoning and commercial-mixed use designation in PUD zoning. The tract under consideration is located within a neighborhood center (Howard Station Neighborhood Center) as designated by the Imagine Austin Comprehensive Plan and is adjacent to Howard Station Capital Metro rail station. The applicant agrees with the staff’s recommendation. 05 C14-2025-0114 - ICU Medical; District 72 of 16 C14-2025-0114 3 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 zoning is compatible with the surrounding industrial (LI, LI-CO) zoning to the north and west and the commercial-mixed use designation in the PUD zoning to the north and south. The tract under consideration is located within a neighborhood center (Howard Station Neighborhood Center) as designated by the Imagine Austin Comprehensive Plan and is adjacent to Howard Station Capital Metro rail station. EXISTING ZONING AND LAND USES: Site North South East West ZONING LI PUD, LI PUD ROW, County LI-CO LAND USES Office/Industrial Robinson Ranch PUD (MXD or TOD Designation) Robinson Ranch PUD (MXD or TOD Designation) North MoPac Frontage Road South Bound Office/Warehouse (Wells Branch Technology Park) NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Walnut Creek CAPITOL VIEW CORRIDOR: N/A SCENIC ROADWAY: N/A NEIGHBORHOOD ORGANIZATIONS: Friends of Austin Neighborhoods, Homeless Neighborhood Association, Red Line Parkway Initiative SCHOOLS: Round Rock ISD 05 C14-2025-0114 - ICU Medical; District 73 of 16 C14-2025-0114 4 AREA CASE HISTORIES: NUMBER C814-04-0066 (Robinson Ranch PUD) C14-00-2036 (Northwest of the intersection of West Howard Lane and McNeil- Merriltown Drive) REQUEST LI-PDA, DR and I-RR to PUD I-RR to LI-CO COMMISSION 6/15/2005: Approved staff rec. for PUD with conditions included in Environmental Board recommendation (9-0). 9/26/00: To grant the LI-CO zoning by consent The CO would consist of the recommendations included in the TIA. (Vote: 8-0, Almanza absent). CITY COUNCIL 6/17/2004: Approved PUD zoning on all 3 readings 10/26/2000: Approved LI-CO zoning through Ordinance No. 001026-62 on all 3 readings. RELATED CASES: C14-81-037 – Previous Zoning Case SP-2015-0126C, SP-2017-0293C -Site Plan Case OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 3900 W HOWARD LANE. C14-2025-0114. Project: ICU Medical - 3900 W Howard Lane. 170.14 acres from LI to LI-PDA. Existing: industrial park. Proposed: industrial park. 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 *: • Within Howard Station Neighborhood Center Y Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. • Adjacent to Howard Station CapMetro rail station Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Bike lane present along W Howard LN Y Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. • Within 0.5 miles of high employment levels as per Census OnTheMap 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. 05 C14-2025-0114 - ICU Medical; District 74 of 16 C14-2025-0114 5 Connectivity and Healthy Living *: Provides or is located within 0.50 miles from a recreation area, park or walking trail. Y 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.) • 0.5 miles to Dentist along Wells Branch Pkwy 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 Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 6 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 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: 05 C14-2025-0114 - ICU Medical; District 75 of 16 C14-2025-0114 6 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 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. 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. If any residential or hotel uses are planned with this rezoning, please reach out to this reviewer. Site Plan 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 Zoning transportation analysis shall be performed at zoning where anticipated trips are anticipated to exceed 2,000 unadjusted trips to satisfy the LDC requirement for a TIA but does not diminish the authority to require a traffic impact analysis at site plan. LDC 25-6, 05 C14-2025-0114 - ICU Medical; District 76 of 16 C14-2025-0114 7 TCM 10.5.0. Please coordinate with TPW-TDS Engineer, Mustafa Wali (Mustafa.Wali@austintexas.gov) to finalize this ZTA. Please see ZTA Memorandum – Exhibit D. The Austin Strategic Mobility Plan (ASMP) calls for 154 feet of right-of-way for W Howard Lane. It is recommended that 77 feet of right-of-way from the existing centerline should be dedicated for W Howard Lane according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. The Austin Strategic Mobility Plan (ASMP) calls for 84 feet of right-of-way for McNeil Merriltown Rd. It is recommended that 42 feet of right-of-way from the existing centerline should be dedicated for McNeil Merriltown Rd according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Street table is provided below: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route Capital Metro (within ¼ mile) W Howard Lane Level 4 154 feet Approx 120 feet Approx 68 feet No Yes Yes McNeil Merriltown Rd Level 2 84 feet Approx 75 feet Approx 22 feet No No No N Mopac Expressway Service Rd Level 4 TXDOT Roadway TXDOT Roadway TXDOT Roadway None No Along a portion of the frontage Water Utility No comments. INDEX OF EXHIBITS TO FOLLOW A: Zoning Map B. Aerial Map C. Applicant’s Request Letter D. ZTA Memorandum 05 C14-2025-0114 - ICU Medical; District 77 of 16EXHIBIT A 05 C14-2025-0114 - ICU Medical; District 78 of 16EXHIBIT B !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!(C14-2025-0114C814-04-0066C814-04-0066C814-04-0066C14-00-2036C14-99-0048C14-2017-0121C14-05-0035C14-2022-0153C14-00-2112C14-2015-0041BURNETRDN MOPAC EXPY SBNMOPACEXPYNBNMOPACEXPYSVRDSBMCNEILMERRILLTOWNRDMCNEILDRWHOWARDLNTANDEMBLVDN MOPAC TOLL TO HOWARD LN RAMPNMOPACEXPYSVRDNBIDARIDGEDRNMOPACEXPYTOLLSBMERRILLTOWNDRWILDIRISLNWWELLSBRANCHPKWYASHTONWOODSCIRJOHNSLIGHTDRN MOPACTOLLTONMOPASBRAMPHOWARD LN TO MOPAC SB RAMPDOTDRBARKLEYDRKIMBERLYNLNWHOWARDLNLIPUDPUDPUDLI-COGRLIRRPUDIPGRRRGOGOPUDGR-MUGR-MUGR-COCSCS-1MF-3-COCS-1ICU Medical - 3900 W Howard Lane±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:C14-2025-01143900, 3900 1/2, 4122 1/2,4300 W Howard Ln170.14 AcresSherri SirwaitisCreated: 1/21/2026SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 733 '05 C14-2025-0114 - ICU Medical; District 79 of 16EXHIBIT C Via Electronic Delivery November 7, 2025 Ms. Lauren Middleton-Pratt, Planning Director City of Austin Planning Department Permitting and Development Center (PDC) 6310 Wilhelmina Delco Drive Austin, TX 78752 Re: 3900 W Howard Lane – Zoning application for the 170.144-acre piece of property located at 3900 W Howard Lane, comprised of TCAD ID: 0267110101 (the "Property") Dear Ms. Middleton-Pratt: As representatives of the owners of the Property, we respectfully submit the enclosed rezoning application package. The project is titled 3900 W Howard Lane and is 170.144-acres of land, located on the north side of W Howard Lane, between Burnet Road and McNeil Merrilltown Road. The Property is in the Full Purpose Jurisdiction of the City of Austin. The Property is currently zoned LI (Limited Industrial Services). The requested zoning is LI-PDA (Limited Industrial Services – Planned Development Area). The Property is not located in a Neighborhood Planning Area. A Traffic Impact Analysis (TIA) is pending at the Transportation Department Services. 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. Sincerely, Leah M. Bojo cc: Joi Harden, Planning Department (via electronic delivery) Sherri Sirwaitis (via electronic delivery) 2705 Bee Caves Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 05 C14-2025-0114 - ICU Medical; District 710 of 16Exhibit “A” PDA Site Development Standards Page 2 Part 1. Applicable Site Development Regulations A. Unless otherwise modified herein development of the Property shall comply with applicable City of Austin rules, regulations and ordinances. B. If there is a conflict between this Ordinance and applicable City of Austin rules, regulations and ordinances, this Ordinance including the Exhibits shall control. Part 2. Authorized Uses A. All Limited Industrial (LI) uses are permitted uses of the Property, except as set forth in section B of this Part. The following are additional permitted uses: • • • Research Assembly Services Research Warehousing Services Research Testing Services B. The following uses are prohibited as principal uses of the Property: Recycling Center Funeral Services Pedicab Storage and Dispatch • General Warehousing and Distribution • • • • Monument Retail Sales • Scrap and Salvage • Railroad Facilities Part 3. Site Development Regulations A. Base District Regulations 1) 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 for in this Ordinance. 2) The following development regulations shall apply to the Property: i. The maximum height of a building or structure is 140 feet. 2705 Bee Caves Road Suite 100 | Austin, Texas 78746 | 512-807-2900 | www.drennergroup.com 05 C14-2025-0114 - ICU Medical; District 711 of 16EXHIBIT D To: CC: From: Date: MEMORANDUM Aditya Jatar, P.E. (BOE Consulting Services LLC) Renee Johns, AICP; Austin Jones, P.E., ATPW Mustafa Wali, P.E., ATPW March 04, 2026 Subject: ICU Medical ZTA Memo | C14-2025-0114 The purpose of this memorandum is to present the findings of the “Zoning Traffic Analysis – ICU Medical”, prepared by BOE and reviewed by Austin Transportation and Public Works (ATPW). The ICU Medical development site is located at 3900 W Howard Lane, as depicted in Figure 1. Figure 1: Site location 05 C14-2025-0114 - ICU Medical; District 712 of 16Date: Subject: March 04, 2026 ICU Medical ZTA Memo | C14-2025-0114 The purpose of this ZTA is to provide support for rezoning from LI to LI-PDA. The proposed development is anticipated to add 2,376,832 SF of industrial park. Adjacent Roadways Characteristics The proposed ICU Medical site will provide access to the surrounding roadway network via three existing access points. Driveway A along Mopac Service Rd will operate as Right In-Right Out (RIRO) and two driveways (B-C) along W Howard Ln will operate as full access. The locations of these driveways are shown below in Figure 2. Figure 1: Conceptual Site location As indicated on the site location map and the conceptual site plan (Figure 1 and 2), the ICU Medical development is located north of W Howard Ln and west of Mopac Service Rd in Austin, TX. To adequately describe the significance of the roadways within the vicinity of the site, a further characterization is provided for each. Average daily traffic estimates for these roadways were collected on December 18, 2025. The Austin Strategic Mobility Plan (ASMP) catalogs the classifications of these major roadways and documents proposed improvements. W Howard Ln: The ASMP designates W Howard Ln as a Level 4, four-lane divided road. Unprotected bike lanes are currently provided on both sides. There is existing sidewalk along the Page 2 of 5 05 C14-2025-0114 - ICU Medical; District 713 of 16Date: Subject: March 04, 2026 ICU Medical ZTA Memo | C14-2025-0114 Howard Station property frontage, however there are no sidewalks along the sites frontage. The posted speed limit on W Howard Ln is 45 mph. Based on 24-hour data collected along W Howard Ln, the average daily traffic (ADT) along W Howard Ln in the vicinity of the project location is 18,421 vehicles per day (vpd). McNeil Merriltown Rd: The ASMP designates McNeil Merriltown Rd as a Level 2, two-lane undivided roadway. No sidewalks or bike lane currently exist along the road in the vicinity of the project site. There is no posted speed limit, therefore, the applicable prima facie speed limit for a Level 2 street is 25 mph. Based on TxDOT Statewide Planning Map data, the average annual daily traffic (AADT) along McNeil Merriltown Rd in the vicinity of the project location is 1,661 vehicles per day (vpd) in 2020. Based on the ZTA analysis, fewer project-generated trips are anticipated to use McNeil Merriltown Rd. Mopac Service Rd: The ASMP designates Mopac Service Rd as a Level 4, three-lane frontage road. A sidewalk is currently provided along the roadway from the existing driveway to the intersection of Mopac and W Howard Ln. The posted speed limit on Mopac Service Rd is 55 mph. Based on TxDOT Statewide Planning Map data, the average annual daily traffic (AADT) along Mopac Service Rd in the vicinity of the project location is 14,881 vehicles per day (vpd). Trip Generation and Traffic Analysis Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition), the development will generate approximately 6,802 unadjusted daily trips with 808 trips being generated during the AM peak hour (between 7am and 9am), and 808 trips being generated during the PM peak hour (4pm-6pm), details are shown in Table 1. The trips were adjusted to account for a 10% TDM reduction, and the deduction of existing trips. ITE Code Land Use Table 1. Proposed Trip Generation 24-Hour Two-Way Volume Enter Size AM Peak Hour PM Peak Hour Exit Total Enter Exit Total Existing Development Industrial Park 130 491,403 SF Existing Development Proposed Development 130 130 Industrial Park 1,184,545 SF Industrial Park 1,192,287 SF Proposed Development 10% TDM Reduction Existing Trips Net Development 2,149 2,149 3,395 3,407 6,802 680 2,149 3,967 135 135 326 328 654 65 135 453 32 32 77 77 154 15 32 106 167 167 403 405 808 81 167 559 37 37 89 89 178 18 37 123 130 130 314 316 630 63 130 437 167 167 403 405 808 81 167 560 Page 3 of 5 05 C14-2025-0114 - ICU Medical; District 714 of 16 Date: Subject: March 04, 2026 ICU Medical ZTA Memo | C14-2025-0114 Average Daily Traffic (ADT) was estimated for the existing 2025 conditions based on the traffic count data collected along W Howard Ln. The growth factor of 2% per year from 2025-2030 was assumed to estimate the projected ADT volumes for 2030 forecasted conditions. Table 2 shows both the existing volumes as well as projected volumes on the road segments in the vicinity of the site. Table 2. Projected Volume Analysis Roadway Segment ASMP Level W Howard Ln 4 2025 Existing ADT 18,421 2030 Forecasted ADT 2030 Projected Traffic Growth 2030 Build Out ADT 20,338 2,195 22,533 Recommendations and Conclusions Based on the results of the ZTA, ATPW has the following recommendations and conclusions: 1. The applicant has committed to attaining at least a 10% TDM reduction to meet certain vehicle trip reduction targets. In the TDM plan, the applicant has identified several measures that could be incorporated with the site to achieve the targeted vehicle trip reduction. • Transit Proximity 3% • Reduced Parking Supply 4% • Transportation Management Association Membership • Designated Mobility Coordinator • Marketing and Information 1% • Parking Cash Out 1% • Pedestrian Access and Connectivity Improvements 1% • Bicycle Access and Connectivity Improvements 1% • Transit Access and Connectivity Improvements 3% 2. Right turn deceleration lane is recommended at Driveway A along Mopac Service Rd as right turn volumes > 50 vph per thresholds based on TxDOT Access Management Manual (AMM) 3. The City of Austin reserves the right to reevaluate any or all identified improvements associated with this case at the time of Site Plan review. 4. The ICU Medical site will follow ASMP and City of Austin Transportation Criteria Manual (TCM) guidelines to design behind the curb facilities along W Howard Ln and McNeil Merriltown Rd at the time of site plan application. 5. This site will be subject to Street Impact Fee (SIF), which will help fund roadway capacity projects identified in RCP necessitated by new developments. The SIF collection amount will be calculated and collected at the time of building permit application. For more information on Street Impact Fees, please visit the City’s SIF website (https://www.austintexas.gov/department/street-impact-fee). 6. This ZTA does not relieve a development of its Transportation Assessment or Full Page 4 of 5 05 C14-2025-0114 - ICU Medical; District 715 of 16 Date: Subject: March 04, 2026 ICU Medical ZTA Memo | C14-2025-0114 TIA requirement at the time of site plan. 7. Approval of this ZTA does not grant nor guarantee approval of driveway locations. Site access will be reviewed during the site plan phase of development to the requirement of the COA land development code and TCM. Should you have any questions or concerns, please contact Mustafa Wali at mustafa.wali@austintexas.gov. Sincerely, Mustafa Wali, P.E. Austin Transportation & Public Works Page 5 of 5 05 C14-2025-0114 - ICU Medical; District 716 of 16