02 14-2026-0035 - NBR 620 Commercial Project; District 6 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0035 - NBR 620 Commercial Project DISTRICT: 6 ZONING FROM: DR TO: GR ADDRESS: 15212 North FM 620 Road SITE AREA: 1.90 acres (82,764 sq. ft.) PROPERTY OWNER: NBR 620 Holdings LLC (Bharath Pissay) CASE MANAGER: Sherri Sirwaitis (512-974-3057, sherri.sirwaitis@austintexas.gov) STAFF RECOMMENDATION: Staff recommends GR, Community Commercial District, zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: August 4, 2026 CITY COUNCIL ACTION: ORDINANCE NUMBER: 02 14-2026-0035 - NBR 620 Commercial Project; District 61 of 13 ISSUES: N/A CASE MANAGER COMMENTS: The property in question is a 1.90 acre parcel of land that fronts onto North FM 620 Road. It currently contains a personal services use (Lugo’s Mane Tamers) and a plant nursery (Round Rock Landscape Supplies). The lot to the east is zoned MF-3 and is developed with an apartment complex (The Avery). The tract to the north is located in the county and the lot to the west is zoned MF-4. This combined area is currently being developed with another multifamily use (The Wyatt). To the south, there is right of way area for North F.M. 620 and undeveloped land zoned PUD. In this rezoning request, the applicant is asking for GR zoning to bring the existing commercial uses into conformance with use regulations in the City of Austin Land Development Code. The staff recommends GR, Community Commercial District, zoning for this property as it is located on and takes access to a major traffic way, North FM 620 Road. The proposed zoning will allow for office, civic and commercial uses that will provide services to the residential developments to the north, east and west. 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. The proposed change meets the purpose statement set forth in the Land Development Code. The property is fronts on and takes access to a highway, North FM 620/SH 45 Road. 2. Zoning should allow for reasonable use of the property. The proposed GR zoning will permit the applicant to bring the existing commercial uses on the property into conformance with land use regulations in the City of Austin Land Development Code. GR zoning will allow for office, civic and commercial uses that will provide services to the residential developments to the north, east and west. 02 14-2026-0035 - NBR 620 Commercial Project; District 62 of 13 EXISTING ZONING AND LAND USES: ZONING Site DR North County South ROW, PUD East MF-3 West MF-4 LAND USES Construction Sales and Services (Round Rock Landscape Supplies), Personal Services (Mane Tamers Salon) Developing Multifamily FM 620 Road, Undeveloped Multifamily (The Avery) Detention, Developing Multifamily (The Wyatt) NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Lake Creek SCHOOLS: Round Rock I.S.D. Great Oaks Elementary Cedar Valley Middle School Round Rock High School NEIGHBORHOOD ORGANIZATIONS: Davis Spring HOA Friends of Austin Neighborhoods AREA CASE HISTORIES: NUMBER C14-2020-0099 (Rezoning of 15204 N. FM 620) REQUEST DR to MF-4 COMMISSION 10/20/2020: Approved staff recommendation of MF-4 zoning by consent (9-0, Acosta and Kiolbassa- absent). DR to MF-3 C14-2018-0009 (Rezoning of FM 620 and SH 45: 15218 and 15230 North FM 620 Road) 3/20/18: Approved staff’s recommendation of MF-3 zoning, with conditions (9-0, Y. Flores and A. Tatkow-absent; B. Evans-1st, J. Duncan-2nd. CITY COUNCIL 11/12/20: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20201112-057 for MF-4 district zoning was approved on Council Member Pool's motion, Council Member Kitchen's second on a 10-0 vote. Mayor Adler was absent. 4/26/18: The public hearing was conducted and a motion to close the public hearing and approve Ordinance No. 20180426-068 for MF-3 district zoning, with 02 14-2026-0035 - NBR 620 Commercial Project; District 63 of 13 DR to CS C14-2011-0148 (620 JMJ Zoning: 14926 North FM 620 Road) DR to GR DR to GR C14-2011-0097 (Round Rock ISD West Transportation Facility: 15000 North FM 620 Road) C14-2008-0192 (Pearson Place South: 14608 N. FM 620 Road) C14-2008-0045 (St. Dominic de Savio: 9400 Neenah Avenue) Unzoned to GO-CO conditions was approved on Council Member Houston’s motion, Council Member Garza’s second on a 9-0 vote. Council Member Alter was off the dais. Council Member Troxclair was absent. 3/01/12 : Approved CS- CO zoning on consent on all 3 readings (6-0, Spelman-off dais); S. Cole-1st, L. Morrison- 2nd. 11/03/11: Approved GR- CO on consent on all 3 readings (7-0) 12/11/08: Approved GR- CO zoning on consent (7-0); all 3 readings 5/22/08: Approved the Zoning and Platting Commission’s recommendation, with the additional condition from Transportation that specifies a bicycle- pedestrian path that connects to the abutting subdivision to the north (7-0); 1st reading 6/18/08: Approved GO- CO zoning by consent 02/07/12: Approved staff’s recommendation of CS-CO with additional conditions to prohibit the following uses: Adult Oriented Business, Pawn Shop Services, Bail Bond Services, Monument Sales, Club or Lodge, Campground, Transitional Housing and Vehicle Storage (5-0, P. Seeger and G. Bourgeios-absent); S. Baldridge-1st, G. Rojas-2nd. 10/04/11: Approved the staff’s recommendation for GR-CO zoning, with a 2,000 vehicle trip limit per day, on consent (6-0), G. Bourgeios-1st, P. Baldridge- 2nd. 11/04/08: Approved staff’s rec. of GR-CO zoning on consent, with a CO for a 2,000 vehicle trip limit per day (5-0, C. Hammond, R. Evans-absent) 4/01/08: Approved the staff’s recommendation of GO-CO district zoning, with an additional condition that the site plan will come back to the Zoning and Platting Commission for approval (This condition would make Private Secondary Educational Facility a conditional use on the site, thereby, requiring a conditional use site plan on 02 14-2026-0035 - NBR 620 Commercial Project; District 64 of 13 C814-2007-0055 (Pearson Place PUD: 1200 feet north east from the intersection of Parmer Lane and SH 45) C14-06-0029 (620 North: 15400 N. FM 620 Road) LI, DR, CS-CO and ETJ to PUD I-RR; DR to CS this property for this use to go before the Zoning and Platting Commission for approval.). Vote: (6-0, T. Rabago, J. Martinez- absent); K. Jackson-1st, C. Hammond-2nd. Case Withdrawn with an effective date of July 7, 2008 (7-0); 2nd/3rd readings N/A 11/16/06: Approved GR- CO district zoning with restaurant (general) being the only permitted use, all LR district uses, and 2,000 trips, on 1st reading (7-0). 01/11/07: Approved GR- CO district zoning with changes to the draft rezoning ordinance: 1) to permit general retail sales (general) and automobile sales uses and 2) to establish restaurant (general) as a conditional use, on 2nd and 3rd readings (7-0). 4/18/06: 1ST motion: Approved GR-CO zoning; prohibit all Automotive uses, Pawn Shops, Exterminating Services and Personal Services; 2000 vehicle trip limit (3-4, B. Baker, C. Hammond, T. Rabago, J. Pinnelli – Nay, S. Hale, J. Martinez – left early); K. Jackson, M. Hawthorne-2nd. Motion failed. 2ND motion: Continued to 06/06/06 ZAP Commission meeting (7-0, J. Martinez, S. Hale – left early); M. Hawthorne, J. Pinnelli-2nd. * Public Hearing remained open. * The Commissioners requested information on floodplain, water and wastewater services for the area and projection o FM 620 improvements. 6/06/06: Approved a postponement request to 07/18/06 by the applicant (9-0); J. Martinez-1st, J. Pinnelli-2nd. 02 14-2026-0035 - NBR 620 Commercial Project; District 65 of 13 7/18/06: Approved a postponement request by the applicant to 8/15/06 (6- 0, B. Baker, J. Martinez, J. Gohil – absent); M. Hawthorne-1st, C. Hammond-2nd. 8/15/06: Approved a postponement request by the applicant to 9/05/06 (8-0, K. Jackson – absent); J. Martinez-1st, J. Pinnelli- 2nd. 9/05/06: 1ST Motion: Approved staff;s rec. for LR-CO zoning (4-3, B. Baker, J. Pinnelli, S. Hale – Nay); K. Jackson-1st, C. Hammond-2nd. Motion Failed. 2nd Motion: Motion made to maintain DR district zoning and rezone the I-RR portion to DR. (5-2, S. Hale, K. Jackson – Nay, T. Rabago – off dais, J. Shieh-absent); B. Baker- 1st, J. Martinez-2nd. 6/15/04: Approved staff rec. for PUD zoning with conditions, including EV Board rec. (9-0) 4/04/06: Approved staff’s recommendation for PUD amendment by consent (7-0, T. Rabago, J. Pinnelli- absent); J. Martinez-1st, J. Gohil-2nd. 6/17/11: Approved PUD zoning with conditions (7-0); all 3 readings 5/18/06: Approved PUD amendment by consent (7-0); all 3 readings C814-04-0066 (Robinson Property: West Parmer Lane and North FM 620 Road) C814-99-0001.05 (Avery Ranch PUD Amendment #5) Unzoned to PUD To amend the PUD to rezone 14.694 acres of land from I-RR to PUD to be incorporated into Tracts III-G and III-H of the Avery Ranch Planned Unit Development (PUD) and to amend the Avery Ranch PUD Land Use Table to permit Village Center 02 14-2026-0035 - NBR 620 Commercial Project; District 66 of 13 Residential (VCR) uses, Service Station use, Liquor Sales use (not to exceed 6,000 square feet and prohibiting Cocktail Lounge), and Mobile Home Residential use on Tract II-E of the PUD. PUD to PUD PUD to PUD PUD to PUD C814-99-0001.04 (Avery Ranch PUD Amendment #4) C814-99-0001.03 (Avery Ranch PUD Amendment #3) C814-99-0001.02 (Avery Ranch PUD Amendment #2) PUD to PUD C814-99-0001.01 (Avery Ranch PUD Amendment #1) 5/12/05: Postponed indefinitely by the applicant (7-0) 2/27/03: Granted PUD zoning as rec. by the ZAP Commission on 1st reading (6-0, Goodman- off dais) 4/24/03: Approved PUD (6-0, Garcia-off dais); 2nd/3rd readings 10/10/02: Granted PUD on 1st reading (7-0) 1/30/03: Approved PUD amendment (7-0); 2nd/3rd readings 9/06/05: Approved staff’s recommendation of PUD zoning by consent (9-0) 9/21/04: Approved staff’s recommendation of PUD amendment by consent (7- 0, K. Jackson-off dais, J. Gohil-absent) 1/28/03: Approved staff’s recommendation of PUD zoning (6-0, J. Martinez, K. Jackson-off dais) 6/18/02: Postponed to 7/16/02 by the applicant (8-0, A. Adams-absent) 7/16/02: Postponed to 7/30/02 by the staff for re-notification purposes (6-0, M. Casias/ D. Castaneda/ K. Jackson- absent) 7/30/02: Postponed to 9/10/02 by the applicant and (6-0, V. neighborhood Aldridge-absent) 9/10/02: Approved staff’s recommendation for PUD zoning; by consent (6-0, D. Castaneda-absent) 02 14-2026-0035 - NBR 620 Commercial Project; District 67 of 13 RELATED CASES: N/A OTHER STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 15212 N FM 620 ROAD. C14-2026-0035. Project: NBR 620 Commercial Project. 1.9 acres from DR to GR. Existing: wholesale nursery. Proposed: strip retail plaza. Demolition is proposed, with 1 residential unit to be demolished (not occupied). Yes 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 *: Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center. 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. 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 N FM 620 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. Not located over Edwards Aquifer Contributing Zone or Edwards Aquifer Recharge Zone 1 Number of “Yes’s” 02 14-2026-0035 - NBR 620 Commercial Project; District 68 of 13 Environmental The site is located over the Edwards Aquifer Recharge Zone. The site is in the Lake 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. Parks and Recreation No comments received. 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 02 14-2026-0035 - NBR 620 Commercial Project; District 69 of 13 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 projects with up to 4 units. Any new development is subject to Subchapter E Commercial Design Standards. Additional comments will be made when the site plan is submitted. Compatibility Standards The site is not subject to compatibility standards due to the proximity of DR zoning on the East and West side of the triggering property. Reference 25-2-1051, 25-2-1053 This tract is already developed, and the proposed zoning change is a footprint within the existing development. Transportation Assessment of required transportation mitigation, including the potential dedication of right of way and easements and participation in roadway and other multi-modal improvements, will occur at the time of site plan application. Transportation assessment/traffic impact analysis and transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. 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) N FM 620 Level 4 154 feet Approx 115 feet Approx 90 feet No No No TXDOT Roadway TXDOT Roadway Water Utility No comments on zoning change. 02 14-2026-0035 - NBR 620 Commercial Project; District 610 of 13 FYI: The landowner intends to serve the site with existing City of Austin water utilities. Based on current public infrastructure configurations, it appears that service extension requests (SER) will be required to provide service to this lot. 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 14-2026-0035 - NBR 620 Commercial Project; District 611 of 13EXHIBIT A 02 14-2026-0035 - NBR 620 Commercial Project; District 612 of 13EXHIBIT B 02 14-2026-0035 - NBR 620 Commercial Project; District 613 of 13