13 SPC-2025-0190A - 1700 South Congress; District 9 - Staff Report — original pdf

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PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2025-0190A 1700 South Congress PC DATE: 09/09/2025 ADDRESS: COUNCIL DISTRICT: NEIGBORHOOD PLAN: Bouldin Creek WATERSHED: East Bouldin Creek 1700 South Congress Avenue 9 OWNER: AGENT: DCW Properties, Ltd. 1704 South Congress Avenue Austin, TX 78704 COMPANY, Richard Suttle 100 Congress Avenue, Suite 1300 Austin, TX 78701 (512) 435-2310 CASE MANAGER: Alyse Ramirez alyse.ramirez@austintexas.gov (512) 978-1750 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a cocktail lounge use within an existing building. The proposed cocktail lounge area is within an existing building and no construction is proposed with this site plan. The hours of operation will be 10AM – 10PM Monday through Saturday and 12PM – 10PM on Sundays. No amplified sound will be used at the site. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit because it meets all applicable criteria. The site plan will comply with all requirements of the Land Development Code requirements prior to site plan release. PROJECT INFORMATION: AREA: 2,697 sq. ft. cocktail area in an existing 6,906 sq. ft. site EXIST. ZONING: CS-V-CO-ETOD-DBETOD-NP REQUIRED PARKING: N/A SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned CS-V-CO-ETOD-DBETOD-NP (General Commercial Services Vertical Mixed Use Conditional Overlay Equitable Transit Oriented Development Density Bonus Equitable Transit Oriented Development in a Neighborhood Plan). The existing building is 6,906 square feet and the 2,697 square foot cocktail area will be located inside the existing building, no outdoor space is utilized. A zoning change application is in review, 13 SPC-2025-0190A - 1700 South Congress; District 91 of 6 SPC-2024-0113A 2 case number C14-2025- 0044, to allow a cocktail lounge to operate within the retail space. Since Cocktail Lounge is a conditional use in the CS-1 zoning district, the site plan must be approved by a Land Use Commission. There are no schools, churches, or hospitals within 300 feet of the subject site. Staff recommends approval of the conditional use permit request. Environmental: The site is located in the East Bouldin Creek Watershed and subject to the Urban Watershed regulations. There were no Environmental review comments. Transportation: Parking spaces are located on South Congress Avenue. All Transportation comments have been cleared. SURROUNDING CONDITIONS: Zoning/ Land Use North: South: West: East: CS-V-CO-ETOD-DBETOD-NP, Restaurant (General) CS-V-CO-ETOD-DBETOD-NP, Commercial SF-3-NP, Residential CS-MU-V-ETOD-DBETOD-NP, Commercial NEIGHBORHOOD ORGNIZATIONS: Austin Independent School District Austin Neighborhoods Council Bouldin Creek Neighborhood Association Bouldin Creek Neighborhood Plan Contact Team Bouldin Creek Zoning Committee Friends of Austin Neighborhoods Homeless Neighborhood Association Preservation Austin South Central Coalition CONDITIONAL USE PERMIT D. 25-5-145. A site plan may not adversely affect the public health, safety, or welfare, or materially injure property. If the Land Use Commission determines that a site plan has an adverse effect or causes a material injury under this subsection, the Land Use Commission shall identify the adverse effect or material injury. 13 SPC-2025-0190A - 1700 South Congress; District 92 of 6 SPC-2024-0113A § 25-5-146 CONDITIONS OF APPROVAL. 3 (A) To make a determination required for approval under Section 25-5-145 (Evaluation Of Conditional Use Site Plan), the Land Use Commission may require that a conditional use site plan comply with a condition of approval that includes a requirement for: a special yard, open space, buffer, fence, wall, or screen; landscaping or erosion; a street improvement or dedication, vehicular ingress & egress, or traffic circulation; signs; characteristics of operation, including hours; a development schedule; or other measures that the Land Use Commission determines are required for (1) (2) (3) (4) (5) (6) (7) compatibility with surrounding uses or the preservation of public health, safety, or welfare. CONDITIONAL USE PERMIT REVIEW AND EVALUTATION CRITERA A. The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Planning Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: B. 1. Comply with the requirements of this title; Staff Response: This site plan complies with all regulations and requirements of the Land Development Code. 2. Comply with the objectives and purposes of the zoning district; Staff Response: The proposed cocktail lounge use is a conditional use in a CS-1 zoning district. A zoning change application is in review, case number C14-2025- 0044, to allow a cocktail lounge to operate within the retail space. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that is compatible with the use of an abutting site; Staff Response: The site plan complies with all requirements of the Land Development Code. 4. Provide adequate and convenient off-street parking and loading facilities; and Staff Response: Adequate parking and loading facilities are provided. 5. Reasonably protect persons and property from erosion, flood, fire, noise, glare, and similar adverse effects. Staff Response: The site plan will comply with all requirements of the Land Development Code and reasonably protects the health, safety, and welfare of persons and property. 6. For conditional use located within the East Austin Overlay district, comply with the goals and objectives of a neighborhood plan adopted by the City Council for the area in which the use is proposed. Staff response: The proposed project is not in the East Austin Overlay. C. In addition, a conditional use site plan may not: 7. More adversely affect an adjoining site than would a permitted use; Staff Response: A cocktail lounge would not more adversely affect an adjoining use than would a permitted use. 13 SPC-2025-0190A - 1700 South Congress; District 93 of 6 SPC-2024-0113A 4 8. Adversely affect the safety or convenience of vehicular or pedestrian circulation, including reasonably anticipated traffic and uses in the area; or Staff Response: The site plan does not adversely affect the safety and convenience of vehicular and pedestrian circulation. 9. Adversely affect an adjacent property or traffic control through the location, lighting, or type of a sign. Staff Response: All signs and lighting will comply with the Land Development Code. 13 SPC-2025-0190A - 1700 South Congress; District 94 of 6 C S - V - C O - E T O D - D B E T O D - N P B L O C K 2 2 L O T 6 , 1/2" IRF W. MILTON STREET (60' R.O.W.) 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S M E T A L F I R E H Y D R A N T W E L I G H T P O L E E L E C T R I C A L M A N H O L E CM "X" FOUND IN CONC. ' 9 5 . 8 3 B O L L A R D ' W " 4 3 5 3 ° 6 1 S S E C A P S 9 1 WW W W W PROPOSED CUP PROPERTY ADJACENT PROPERTY LINES CONCRETE BRICK ASPHALT WOOD STONE GRAVEL COVERED AREA WOOD FENCE CHAIN LINK FENCE WROUGHT IRON FENCE BARBWIRE FENCE R.R. TIE RETAINING WALL BRICK WALL STONE WALL OVERHEAD TELEPHONE LINE T T OVERHEAD ELECTRIC LINE E E IRF = IRON ROD FOUND IPF = IRON PIPE FOUND IRS = IRON ROD SET W/CAP STAMPED "PREMIER SURVEYING" WFCP = WOOD FENCE COR POST CM = CONTROLLING MONUMENT . C L L , s r e n t r a P W R S G f r r o y t r e p o p e h t e a s g n w a d d n a s n g i s e d r i l l a o t s t h g i r y p o C e h T , s r e n t r a P W R S G y b d e z i r o h t u a t a h t n a h t r e h t o e s o p u p y n a r r o f e s u r o n o i t c u d o p e R r . n e d d b o r i f s i C L L i l . y e t a d e m m i s r e n t r a P W R S G o t d e t r o p e r e b l l a h s s n o i s s i m o r o s r o r r e y n a - i r g n w a d e h t e a c s l T O N O D . s n o i s n e m d i l l a y f i r e v l l a h s r o t c a r t n o C e h T 6 1 7 8 7 X T , n i t s u A 7 7 2 6 2 - F # E P B T m o c . s r e n t r a p w . r s g w w w 5 2 3 2 6 1 . x o B O P . . D D M M Y Y . . d p p A y B d e u s s I . D D M M Y Y . . d p p A y B n o i s i v e R 3 C 1 C E U N E V A S S E R G N O C H T U O S S S E R G N O C H T U O S 0 0 7 1 0 0 7 1 T I M R E P E S U L A N O I T I D N O C S A X E T , N I T S U A e l t i T D T L , S E I T R E P O R P W C D j t c e o r P / t n e C i l Permit-Seal T E O TEX F A S A S T GREGORY STEPHEN STRMISKA P R O 64412 R E E GISF E T SI L ANO S DER NE R E ENIG Project Number: 25-001 File Name: 25-002_cup_sp.dwg CRW GS CRW Dsgn. . Sheet Chkd. Dwn. Drawing No. Revision . 5/09/2025 YY.MM.DD 3 of 4 SPC-2025-0190A 13 SPC-2025-0190A - 1700 South Congress; District 95 of 6 Property Profile Legend Property Street Labels Jurisdiction FULL PURPOSE Jurisdictions Fill Jurisdiction FULL PURPOSE Review Cases Site Plan Review Cases- IN REVIEW Zoning 1 Zoning Text Notes 0 9/2/2025 150 300 ft This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. 13 SPC-2025-0190A - 1700 South Congress; District 96 of 6