02 C14-2026-0054 - Park 290 Logistics Center; District 1 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2026-0054 (Park 290 Logistics Center) DISTRICT: 1 ADDRESS: 11653 Decker Lane; 9921 and 9931 East US Highway 290 Service Road Eastbound ZONING FROM: CH-CO TO: LI SITE AREA: approximately 66.27 acres (approximately 2,886,721 square feet) PROPERTY OWNER: BSREP III DECKER LANE LP AGENT: Jackson Walker L.L.P. (Pamela Madere) CASE MANAGER: Jonathan Tomko, AICP (512) 974-1057, jonathan.tomko@austintexas.gov STAFF RECOMMEDATION: Staff does not recommend granting limited industrial services (LI) zoning at this location. For more information about Staff’s recommendation, please see the basis of recommendation section below. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: October 20, 2026: Case is scheduled to be heard by Zoning and Platting Commission CITY COUNCIL ACTION: TBD ORDINANCE NUMBER: TBD ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 66-acres land containing Park290. It has four buildings totaling over 700,000 square feet of LEED certified Class A industrial warehouses constructed in approximately 2025. It is approximately 1,000 feet southwest of the intersection of the interchange between US 290 Highway and SH 130. There is largely undeveloped land in the vicinity, some warehouses and multifamily uses. The nearest Limited Industrial Services (LI) zoning is over 1 mile away to the west. The subject tract is within the Northwest District Planning Area, an Imagine Austin Activity Center, and less than 1/3 mile from the Austin-Manor Hike and Bike trail and less than ½ mile from the proposed Wildhorse Green Line Station. BASIS OF RECOMMENDATION: 02 C14-2026-0054 - Park 290 Logistics Center; District 11 of 10 C14-2026-0054 2 The proposed zoning should be consistent with the purpose statement of the district sought. Commercial Highway Services (CH) is the designation for a use that has operating and traffic generation characteristics that require that the use be located at the intersection of state- maintained highways other than scenic arterial roadways. A CH district designation may be applied to a single major mixed-use development of a service nature that includes any combination of office, retail, commercial, and residential uses. A CH district may include a high- density residential use. Site development regulations and performance standards applicable to a CH district are designed to ensure adequate access to and from all uses. The proposed zoning should be consistent with the goals and objectives of the City Council. In 2020, Council adopted Resolution 20201112-043 which directs Staff to develop the Northeast District Plan. This work continues today. Staff reviewed the Council direction and coordinated with staff working on the development of that plan and agreed that introducing Limited Industrial Services (LI) into this area, where it is not currently present would undermine this effort and not be consistent with the goals and objectives of the City Council. The site is also located within the 290 & 130/Wildhorse PUD Town Center, as designated by the Imagine Austin Comprehensive Plan. Granting of the request should result in an equal treatment of similarly situated properties. In 2023, staff did not recommend LI zoning, which was requested next door to this property, see the area case history section for C14-2023-0076 (3 Men Movers). There have not been significant changes within the immediate area since this case was recommended by staff. Zoning should allow for reasonable use of the property. The property is currently designated as CH-CO which allows reasonable use of the property. The staff’s recommendation to deny the request of LI is also reasonable given the extensive planning within the vicinity, proximate public assets such as the Austin-Manor Hike and Bike trail and proposed Wildhorse Green Line Station at SH130. EXISTING ZONING AND LAND USES: Site ZONING CH-CO North (across U.S. Hwy 290) South PUD, and GR- MU-CO CH, CS-MU, and I-RR East CS and PUD LAND USES Park290 four buildings totaling over 700,000 square feet of LEED certified Class A industrial warehouses constructed in approximately 2025. Undeveloped land and EightyOne10 approximately 300 multifamily apartments in 3-story buildings. Undeveloped land, a freight warehouse for Southeastern Freight Lines, and one single family home constructed in approximately 1970. An industrial warehouse of approximately 250,000 square feet constructed in approximately 2025, and undeveloped land 02 C14-2026-0054 - Park 290 Logistics Center; District 12 of 10 C14-2026-0054 3 West (across Decker Ln.) CH-CO, unincorporated land Undeveloped land, and a scrap metal recycling center NEIGHBORHOOD PLANNING AREA: Not in a Neighborhood Planning Area WATERSHED: Gilleland and Decker Creek Watersheds SCHOOLS: Manor I.S.D. Decker Elementary School Decker Middle School Manor High School COMMUNITY REGISTRY LIST: Austin Neighborhoods Council, City of Manor, Colony Park/Lakeside Community Development Corp, Del Valle Community Coalition, Friends of Austin Neighborhoods, Friends of Northeast Austin, Homeless Neighborhood Association, Imperial Neighborhood Association, Overton Family Committee AREA CASE HISTORIES: NUMBER C14-2023-0076 (3 Men Movers) REQUEST The Applicant is proposing to zone approximately 5.408 acres from I-RR to LI. COMMISSION 09.05.2023: To grant the staff's recommendation of CS zoning by consent (8-0, A. Flores, H. Smith, R. Johnson-absent); L. Stern-1st, D. Fouts- 2nd. C14-2022-0156 (Webb Tract Rezoning) The Applicant is proposing to zone approximately 99.72 acres from I-RR to CS-MU. 05.16.2023: To grant the staff’s recommendation of CS-MU on consent. CITY COUNCIL 10.05.2023: To grant general commercial services (CS) district zoning was approved on Council Member Qadris motion, Mayor Pro Tem Ellis second on an 8-0 vote. Council Members Alison Alter and Pool were off the dais. Council Member Harper- Madison was absent. 06.08.2023: To grant general commercial services-mixed use (CS-MU) combining district zoning with conditions was approved on a 10-0 vote. Council Member Pool was absent. 02 C14-2026-0054 - Park 290 Logistics Center; District 13 of 10 C14-2026-0054 C14-2020-0055 (Cooper Tract Commercial) The Applicant proposes to zone 147.848 acres from I-RR to CH. 06.16.2020: To grant CH zoning on Tract 1 and CS-MU on Tract 2 and Public RC as recommended by Staff, on consent (9-0). 4 11.12.2020: To grant commercial highway services (CH) district zoning on Tract 1 and general commercial services- mixed use (CS-MU) combining district zoning on Tract 2, with conditions was approved on Council Member Pool's motion, Council Member Kitchen's second on a 10-0 vote. Mayor Adler was absent. RELATED CASES: C14-2007-0143 (SH 130/290 Retail) Previous rezoning of the subject tract from unzoned (UNZ) to commercial highway services-conditional overlay (CH-CO) combining district zoning. The CO limited trip counts to 2,000 trips per day. ADDITIONAL STAFF COMMENTS: Comprehensive Planning Project Name and Proposed Use: 9921 E US 290 HWY SERVICE ROAD EB. C14-2026-0054. Project: Park 290 Logistics Center. 66.27 acres from CH-CO to LI. Existing: warehouse (4 buildings). Proposed: warehouse (4 buildings). Yes Imagine Austin Decision Guidelines Y 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 290 & 130 / Wildhorse PUD Town Center Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station. Y Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane. • Sidewalk present along US-290 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. 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.) 02 C14-2026-0054 - Park 290 Logistics Center; District 14 of 10 C14-2026-0054 5 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 Number of “Yes’s” Y Y 4 Environmental 1. The site is not located over the Edwards Aquifer Recharge Zone. The site is in the Gilleland Creek and Decker Creek Watersheds 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. 2. 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% 3. According to floodplain maps there is no floodplain within or adjacent to the project location. 4. Standard landscaping and tree protection will be required in accordance with LDC 25-2 and 25-8 for all development and/or redevelopment. 02 C14-2026-0054 - Park 290 Logistics Center; District 15 of 10 C14-2026-0054 6 5. 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. 6. Under current watershed regulations, development or redevelopment requires water quality control with increased capture volume and control of the 2 year storm on site. 7. 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 on rezoning. PARD – Planning & Design Review PR1: 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 SP1 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 intended the a portion of to assist in identifying potential 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. rezoning. These comments are not development constraints, land proposed but do for SP2 Site plans will be required for any new development except for residential only projects with up to 4 units. SP3 Any new development is subject to Subchapter E Commercial Design Standards. Additional comments will be made when the site plan is submitted. SP4 This tract is already developed, and the proposed zoning change is a footprint within the existing development. Transportation and Public Works (TPW) Department – Engineering Review TPW 1. Transportation assessment/traffic transportation demand management plan shall be required at the time of site plan if triggered per LDC 25-6 and TCM 10.2.1. 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. impact analysis and 02 C14-2026-0054 - Park 290 Logistics Center; District 16 of 10 C14-2026-0054 EXISTING STREET CHARACTERISTICS: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route 7 Capital Metro (within ¼ mile) Level 4 (TxDOT) - E US 290 HWY SVRD EB DECKER LN Level 2 Varies: 72’ – 80’ 682’ (inclusive of US 290 E and W bound) Varies: 120’ – 198’ Yes Yes Yes 52’ (E US 290 HWY SVRD EB only) 45’ Yes Yes Yes TIA: The traffic impact analysis has been waived. The site has demonstrated compliance with the transportation mitigation memo approved with SP-2021-0095C. Austin Water Utility AW1. No comments on zoning change. 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 AND ATTACHMENTS TO FOLLOW: A. Zoning Map B. Aerial Map C. Applicant’s Summary Letter 02 C14-2026-0054 - Park 290 Logistics Center; District 17 of 10 02 C14-2026-0054 - Park 290 Logistics Center; District 18 of 1002 C14-2026-0054 - Park 290 Logistics Center; District 19 of 10Pamela Madere (512) 236-2048 pmadere@jw.com July 29, 2026 Joi Harden Zoning Officer City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, TX 78752 Re: Rezoning application – Park 290 Logistics Center - 66.27 acres addressed as 11653 Decker Lane, 9921 and 9931 E US Hwy 290 E SVRD EB, Austin, Texas 78724 (“Property”) Dear Ms. Harden: As authorized by the Property owner, BSREP III Decker Lane LP (“Owner”), this rezoning application is submitted in order to rezone the Property from “CH-CO” Commercial Highway- Conditional Overlay to “LI” Limited Industrial Services. The Property is improved with four warehouse buildings on Lots 1–4, Block A of the Park 290 Logistics Center final plat and is subject to approved site plan case number SP-2021-0095C. The Property is bounded by Decker Lane to the west, Highway 290 to the north, warehouse uses to the east, and large-lot residential use to the south. The Travis County Appraisal District (“TCAD”) identifies the Property by Parcel Property ID numbers 978064, 9780631, 9780621, and 978061. Adjacent properties are zoned “CS” Commercial Services, Planned Unit Development, “CH” Commercial Highway, and “I-RR” Interim Rural Residential. The requested rezoning to “LI” Limited Industrial Services would allow general warehousing and distribution and light manufacturing uses, which are in demand in this area. We look forward to working with you on this zoning application. Sincerely, Pamela Madere J W | A U S T I N 100 Congress Avenue, Suite 1100 • Austin, Texas 78701 | www.jw.com | Member of GLOBALAW™ 02 C14-2026-0054 - Park 290 Logistics Center; District 110 of 10