09 SPC-2026-0116A - Nirvana Retirement Complex; District 1 - Staff Report — original pdf
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PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2026-0116A PROJECT NAME: Nirvana Retirement Complex PC DATE: 09/22/2026 ADDRESS: COUNCIL DISTRICT: NEIGBORHOOD PLAN: University Hills Neighborhood Planning Area WATERSHED: 4720 Loyola Lane 1 Little Walnut Creek OWNER: AGENT: Vibhash Kumar; dr.vibhash@gmail.com 2680 George Dieter Drive El Paso, TX 79936 Nirvana at Loyola LLC,Vibhash Kumar 2680 George Dieter Drive El Paso, TX 79936 (312) 613-7839 CASE MANAGER: Alyse Ramirez alyse.ramirez@austintexas.gov (512) 978-1750 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a senior living apartment in an area zoned SF-6-NP. The proposed senior living area is 13.572 square feet total. No construction is proposed with this site plan. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit. The site plan will comply with all requirements of the Land Development Code requirements. PROJECT INFORMATION: AREA: 2.17 AC EXIST. ZONING: SF-6-NP MAX. BLDG. COVERAGE: 40% EXISTING BLDG. CVRG: 14.35 % MAX. IMPERVIOUS CVRG: 45% EXISTING IMPERVIOUS CVRG: 40% REQUIRED PARKING: N/A SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned SF-6-NP (Townhouse and Condominium Residence in a Plan). Neighborhood The proposed site of the retirement housing is within the SF-6-NP zoning and includes parking, a rain garden, and an open recreational area. The Retirement Housing – Large Site use is a conditional use in the SF-6-NP zoning district. The site is currently undeveloped. Staff 09 SPC-2026-0116A - Nirvana Retirement Complex; District 11 of 7 SPC-2024-0113A 2 recommends approval of the conditional use permit request. Environmental: The site is located in the Little Walnut Creek Watershed and subject to the Urban Watershed regulations. There were no Environmental review comments. Transportation: Parking spaces are located on-site. All Transportation comments have been cleared. Access to the site will be from Loyola Lane. SURROUNDING CONDITIONS: Zoning/ Land Use North: South: West: East: LR-MU-CO-NP, Undeveloped, baseball field SF-2-NP, Residential GR-MU-CO-NP, business park GR-MU-CO-NP, Boys & Girls Club HQ NEIGHBORHOOD ORGNIZATIONS: University Hills Neighborhood Association Friends of Austin Neighborhoods Homeless Neighborhood Association Friends of Northeast Austin Del Valle Community Coalition Preservation Austin Overton Family Committee East Austin Conservancy University Hills Neighborhood Plan Contact Team 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. 09 SPC-2026-0116A - Nirvana Retirement Complex; District 12 of 7 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 retirement housing – large site use is a conditional use within the SF- 6-NP zoning district. 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. 09 SPC-2026-0116A - Nirvana Retirement Complex; District 13 of 7 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. 09 SPC-2026-0116A - Nirvana Retirement Complex; District 14 of 7 Sheet Number 1 2 3 4 Sheet Title Cover Sheet Proposed Use Adjoining land Uses Proposed building 4720 Loyola Ln, Austin, Texas 78723 · Cover Sheet --City Plan Submittal Item Existing Total Site Area ( SF) Zoning Proposed Use(s) ( per 25-2-491) Gross Floor Area( SF) Building Coverage (SF) Building Coverage (%) Impervious Cover (SF) Impervious Cover (%) Floor-to-Area Ratio Open Space (SF) Building Height (feet) Foundation Type Finished Floor Elevation 0 0 0 0 0 Proposed ( New Addition) 2.17 acre = 94525.2 Sq ft SF6 Retirement Housing—Large Site (C) 37728.29 Sq ft 13572 Sq ft 14.35% 38410 Sq ft 40.06% 40.00% 56115 Sq ft 35 ft Drilled Pier / Post-Tensioned Slab 35.75 Ft Allowed <40% <45% Not limited by FAR NA 35ft Title Address Nirvana Retirement Complex 4720 Loyola Ln, Austin TX 78723 Legal Description Lot 1B Bluffs of University Hills Resub of Lt 1 Blk B Watershed Flood Zone Little Walnut Creek — Urban Watershed Minimal Hazard Zone (FEMA) Date Description By # 01 02 03 04 05 NUMBER DESCRIPTIO N CITY OF AUSTIN REVISION TABLE REVISE (R) ADD (A) VOID (V) SHEET #'S TOTAL SITE IMP. COVER (SQ. FT.)/% TOTAL # SHEETS IN PLAN SET NET CHANGE IMP. COVER (SQ. FT.) CITY OF AUSTIN APPROVAL DATE DATE IMAGED Development Services Department 09 SPC-2026-0116A - Nirvana Retirement Complex; District 15 of 7 09 SPC-2026-0116A - Nirvana Retirement Complex; District 16 of 7 Property Profile Nirvana 0 250 500 ft 9/16/2026 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. Legend Property Street Labels Jurisdiction Boundary FULL PURPOSE LIMITED PURPOSE EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION 2 MILE ETJ AGRICULTURAL AGREEMENT OTHER CITY LIMITS OTHER CITY LIMITS OTHER CITIES ETJ OTHER CITIES ETJ OUTSIDE ANY CITIES JURISDICTION OUTSIDE ANY CITIES JURISDICTION Review Cases Notes Site Plan Review Cases (All) Zoning Zoning AG AV CBD CH CR CS DMU DR ERC GO GR IP L LA LI LO LR MF MH MI NBG NO P PUD R&D RR SF TND TOD UNZ W/LO Zoning Text Jurisdiction Fill Jurisdiction FULL PURPOSE LIMITED PURPOSE EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION EXTRATERRITORIAL JURISDICTION AGREEMENT OTHER CITY LIMITS OTHER CITY LIMITS OTHER CITIES ETJ OTHER CITIES ETJ 2 MILE ETJ AGRICULTURAL OUTOUTSIDE ANY CITIES JURISDICTION OUTOUTSIDE ANY CITIES JURISDICTION 09 SPC-2026-0116A - Nirvana Retirement Complex; District 17 of 7