03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 8 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0033 - Capital of Texas Reservoir GST Rezoning DISTRICT: 8 ZONING FROM: I-RR and SF-2 ZONING TO: P ADDRESS: 1107 1/2 N Capital of Texas Hwy NB SITE AREA: 2.72 acres (118, 483 sq. ft.) PROPERTY OWNER/AGENT: Austin Water (Eric Sermeno) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant public (P) district zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: July 7, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: It is Current Planning’s understanding that the telecommunications tower owner will seek a conditional use permit (CUP) application following this rezoning. The conditional use permit (CUP) process will also require a public hearing when filed. CASE MANAGER COMMENTS: The property in question is approximately 2.72 acres, partially developed with the Reservoir Tower, AT& T Cell tower and shelter house. The property has access to N Capital of Texas HWY NB an ASMP Level 5 and is currently interim – rural residence (I-RR) and single- family residence standard lot (SF-2). The surround properties that are developed have single family residential (PUD; SF-2; SF-1). The Vireo Preserve and Wild Basin Wilderness Preserve are both adjacent to this property. Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff recommends the requested Public (P) district zoning as it is consistent with the purpose statement, which is intended for land owned or leased by a governmental entity. The City of 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 81 of 12C14-2026-0033 2 Austin (COA) took over of the Davenport Ranch MUD No. 1 (MUD) on 12/31/1997 via Ordinance No. 971120-I and in so doing inherited all assets ad labilities. Currently, COA Autin Water (AW) is out of compliance with City Council’s general policy that all City owned, or leased, land be zoned public (P) district. This is the main reason for AW requesting the city’s approval to rezone the property to the appropriate zoning for current usage, which is Public “P” district. It should be noted; this location does have an existing, approximate 35-feet tall AT&T tower with an equipment shelter and lease agreement executed prior to COA annexing the Davenport Ranch MUD No. 1 in Dec.1997. Originally, the tower lease was with Davenport Ranch MUD No.1. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The public district land owned or leased by federal, state, county, or city government. 2. Zoning should allow for reasonable use of the property. The proposed zoning will bring the existing use into conformance with land use regulations in the City of Austin Land Development Code. This parcel of land is currently utilized as a civic use (Capital of Texas Reservoir GST). EXISTING ZONING AND LAND USES: Site North South East West ZONING I-RR and SF-2 SF-2 and PUD SF-2 and PUD I-RR and SF-2 PUD LAND USES Austin Reservoir and Vireo Preserve Single Family Residential Vireo Preserve and Single Family Residential Vireo Preserve and Wild Basin Wilderness Preserve Single Family Residential NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Bee Creek (Rural) CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: Yes (Loop 360) SCHOOLS: Eanes Independent School District Bridge Point Elementary School Hill Country Middle School Westlake High School COMMUNITY REGISTRY LIST: Austin Neighborhoods Council City of Rollingwood Davenport Ranch Neighborhood Association Friends of Austin Neighborhoods 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 82 of 12 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 83 of 1203 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 84 of 12C14-2026-0033 5 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. PARD – Planning & Design Review: 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: FYI: All comments regarding the effects of the proposed rezoning on subsequent Site Plan Review applications are intended to assist in identifying potential development constraints but do not include all regulations which may affect a specific proposal. Changes to property boundaries and requests for development cannot include all regulatory limitations which may apply to a specific subject to modification or reconsideration if affected by a change in property boundaries or if development is proposed on only a portion of the land proposed for rezoning. These comments are intended to assist in identifying potential development constraints, but do not address the actual restrictions which will apply to a specific development proposal. Austin Development Services offers a variety of pre-application review options to assist in evaluating specific development proposals prior to Site Plan Application.  Site plans will be required for any new development except for residential only project with up to 4 units.  Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 85 of 12 C14-2026-0033 6 Hill Country Roadway The site is located within 1,000 feet of Loop 360 and within a Hill Country Roadway Corridor. The site is located within the low intensity zone of Loop 360. The site may be developed with the following maximum floor-to-area ratio (FAR): § 25-2-1122 - FLOOR-TO-AREA RATIO OF A NONRESIDENTIAL BUILDING. (A) Except as provided in Subsection (B), the floor-to-area ratio of a nonresidential building may not exceed: (1) in a low intensity zone: (a) 0.20 for a building on property with a slope gradient of 15 percent or less; (b) 0.08 for a building on property with a slope gradient of more than 15 percent, but not more than 25 percent; or (c) 0.04 for a building on property with a slope gradient of more than 25 percent, but not more than 35 percent; (B) If the Land Use Commission grants a development bonus under Section 25-2- 1128 (Development Bonuses), the floor-to-area ratio of a building on a slope that has a gradient of not more than 15 percent may not exceed: (1) 0.25 if the property is a low intensity zone; Except for clearing necessary to provide utilities or site access, a 100-foot vegetative buffer will be required along Loop 360. At least 40% of the site (excluding dedicated right-of-way) must be left in a natural state. The allowable height is as follows: § 25-2-1124 - BUILDING HEIGHT. (A) Except as provided in Subsection (C) or Section 25-2-1128 (Development Bonuses), a person may not construct a building that is more than 28 feet in height, if the building is: (1) 200 feet or less from the nearest right-of-way boundary of a hill country roadway; or (2) in a low intensity zone. See full list of requirements listed in the LDC: https://library.municode.com/tx/austin/codes/code_of_ordinances?nodeId=TIT25LADE_CH 25-2ZO_SUBCHAPTER_CUSDERE_ART11HICORORE Austin Transportation Department – Engineering Review: Additional right-of-way may be required at the time of subdivision and/or site plan. Existing Street Characteristics: 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 86 of 12 C14-2026-0033 Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 7 Capital Metro (within ¼ mile) Level 5 N Capital of Texas HWY NB Coordinate with TxDOT N/A 40’ No No No Austin Water Utility: No Comments. INDEX OF EXHIBITS AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter Correspondence from Interested Parties 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 87 of 12 Exhibit A 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 88 of 12Exhibit B 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 89 of 12P.O. Box 1088 Austin, TX 78767 May 12, 2026 To City of Austin Planning - Zoning Case Management, Supplemental Letter: History of Site This letter is to briefly explain reasons behind City of Austin Water Department’s (AW) request for rezoning and the history of AWs Capital of Texas GST Reservoir. The City of Austin (COA) took over of the Davenport Ranch MUD No. 1 (MUD) in 12/31/1997 via Ordinance No. 971120-I. When COA took over the MUD, COA (AW) inherited all assets and liabilities (see part 3 of ordinance). In this case, COA inherited this property, and AW is requesting to rezone to Public designation and will separately enter into a revised AT&T tower site license agreement to modify the location and height of the tower. Currently, COA AW is out of compliance with City Council’s general policy that all City owned, or leased, land be zoned public (P) district. This is the main reason for AW requesting the city’s approval to rezone the property to the appropriate zoning for current usage, which is Public “P” district. It should be noted; this location does have an existing, approximate 35-feet tall AT&T tower with an equipment shelter and lease agreement executed prior to COA annexing the Davenport Ranch MUD No. 1 in Dec.1997. Originally, the tower lease was with Davenport Ranch MUD No.1. Additionally, AT&T will be soon submitting a conditional use permit site plan for their proposed tower request, and they will also benefit from the P, public zoning designation. AT&T has requested improvements to the existing tower (built in Feb. 1995) and proposes redesigning the layout and increasing the height of the tower. The existing tower and shelter will be: (1) demolished and hauled away, and (2) be a part of the conditional use permit process request mentioned above. The new design proposes using a gated platform above ground, tower in middle, and will only have smaller cabinets versus an equipment shelter building. If needed, I am more than happy to discuss further in-person or via a Teams meeting, or email me at eric.sermeno@austintexas.gov and let me know if AW needs to provide additional information or explanation. Respectfully, Eric Sermeno Program Consultant City of Austin Water Department 512-972-1000 | austinwater.org Exhibit C 03 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 810 of 1203 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 811 of 1203 C14-2026-0033 - Capital of Texas Reservoir GST Rezoning; District 812 of 12