Austin planners decline to back historic zoning for Running Rope Ranch; owner opposed

The Zoning and Planning Commission voted 3-7 on Feb. 6 against recommending historic zoning for a portion of the Running Rope Ranch property at 7304 Knox Lane in northwest Austin.

The case (C14H-2024-0162) was initiated by the Historic Landmark Commission after review of a relocation permit. Calenden Charis, Planning Department staff, told commissioners the Historic Landmark Commission found that part of the property met criteria for historical archaeology, landscape features and community value and recommended historic zoning for the area identified as critical environmental and water-quality zones. Charis said the Texas Historical Commission had long ago recorded an archaeological site on the property and that University of Texas investigators had indicated a high probability of significant archaeological resources in the area.

The commission's staff recommendation largely matched the Landmark Commission's but excluded land set aside for a planned detention pond. "Both staff and the HLC support the applicant's proposal to move two intact historic buildings on the site, a log cabin and a tack barn, from outside the H-zoned area to within its boundary," Charis said during the staff presentation.

Why it matters

The property was identified in 1969 as an archaeological site by the state. Supporters said the combination of springs, burned-rock middens and documented prior investigations make the parcel unusually likely to contain archaeological deposits important to Central Texas history and Indigenous heritage. Opponents, including the property owner's representatives, said the parcel already has environmental protections, that the most visible historic features have been altered, and that additional H zoning would add an unnecessary regulatory layer that could complicate environmental restoration work.

What speakers said

Champ Fitzhugh, a resident who spoke in favor, described burned-rock middens on the property and said such middens often date to the Archaic period and can yield long sequences of human activity. "These are extremely old, significant archaeological sites," Fitzhugh said.

Leah Bojo, with the Strenner Group representing the landowner and applicant, said the full property is roughly 5.8 acres and is already subject to environmental buffers and critical water-quality zones that limit development. She said the main house had been substantially remodeled and was not judged historic by a preservation architect the owners hired. Bojo said the owners have offered to perform shovel tests in areas slated for development, to relocate two intact buildings into the protected area, to install interpretive kiosks and to record protective covenants if the commission declines H zoning.

Kim McKnight, division manager for the historic preservation division, clarified that the property is a recorded archaeological site and that protections on private land differ from those for public property; she noted that some state-level protections are advisory on private land unless human remains are found.

Commission debate and vote

Commissioners split along a mix of preservation, process and property-rights concerns. Supporters of the staff recommendation pointed to the Landmark Commission's findings and the documented archaeological notes from UT investigators. Opponents said the site already is regulated environmentally, that the owner opposes H zoning, and that a restrictive covenant coupled with shovel testing and interpretive measures could achieve many of the same objectives without imposing additional zoning burdens.

Commissioner Carrie Thompson moved to support staff's recommendation; the motion carried no majority after the roll call and failed 3-7. Commissioners present counted the vote and stated the tally without naming individual roll-call votes. Commission staff noted that this body makes a recommendation and that the official imposition of historic zoning would require action by the City Council.

Next steps

Because this was an owner-opposed H case, the record and the commission's recommendation will proceed toward City Council consideration; staff told commissioners the council vote is ultimately required to impose historic zoning. The applicant said it intends to pursue environmental restoration, shovel testing and interpretive signage through other city review processes and through voluntary covenants.

Ending

No ordinance was adopted by the commission; the motion to recommend historic zoning failed, and the matter will move forward in the public record toward City Council for a final decision.