02 C14-2025-0107 - 2301 North Loop; District 7 - Staff Report — original pdf

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ZONING CHANGE REVIEW SHEET CASE: C14-2025-0107 - 2301 North Loop DISTRICT: 7 ZONING FROM: GR ZONING TO: CS-1 ADDRESS: 2301 West North Loop Boulevard PROPERTY OWNER: FTM North Loop LLC SITE AREA: 0.08 acres (3, 627 sq. ft.) AGENT: Metcalfe Wolff Stuart and Williams (Michele R. Lynch) CASE MANAGER: Cynthia Hadri 512-974-7620, Cynthia.hadri@austintexas.gov STAFF RECOMMENDATION: The staff recommendation is to grant commercial-liquor sales (CS-1) district zoning. ZONING AND PLATTING COMMISSION ACTION / RECOMMENDATION: January 20, 2026: CITY COUNCIL ACTION: ORDINANCE NUMBER: ISSUES: N/A CASE MANAGER COMMENTS: The property in question is approximately 3, 627 square feet, developed with one building and a parking lot. There is direct access to West North Loop Boulevard (level 3) which has sidewalks and bike lanes. The site is currently zoned community commercial (GR) district and previously had a laundry service use. The street is characterized as mixed use with a variety of commercial uses and multifamily buildings. The property is characterized as mixed use with various commercial uses and residential uses in the surrounding area (MF-4; CS-V; GR; SF-2). Please refer to Exhibits A (Zoning Map) and B (Aerial View). Staff is recommending the commercial-liquor sales (CS-1) district zoning for the proposed cocktail lounge that is approximately 3, 627 square feet. There is no demolition proposed for the future use of the structure. Please refer to Exhibit C (Applicant’s Summary Letter). Per the comprehensive plan review comments this site meets eight of the Imagine Austin 02 C14-2025-0107 - 2301 North Loop; District 71 of 10C14-2025-0107 2 Decision Guidelines. The site is 0.14 miles from Burnet Road Activity Corridor, 0.02 from a bus stop along West North Loop Boulevard which has connectivity with sidewalks and bike lanes. There is a variety of good and services to include food access with the nearby restaurants and the one intended to be on the property. BASIS OF RECOMMENDATION: 1. The proposed zoning should be consistent with the purpose statement of the district sought. The commercial-liquor sales district is intended predominately for commercial and industrial activities of a service nature which typically have operating characteristics or traffic service requirements generally incompatible with residential environments, and specifically includes liquor sales as a permitted use. 2. Zoning should allow for reasonable use of the property. Staff recommends the applicant’s request because the lot meets the intent of the CS-1 district as this rezoning would provide a commercial use for the neighborhood and community. The applicant is seeking the rezoning to allow for a cocktail lounge use that would include both onsite and offsite consumption of wine with prepared foods. 3. Zoning changes should promote compatibility with adjacent and nearby uses. Majority of the properties on this section of West North Loop Boulevard have commercial zonings. Some of these are for restaurant uses which include alcohol sales. There is also some CS-1 base zoning to the east of this property. The applicant’s request promotes compatibility with the adjacent and nearby properties. EXISTING ZONING AND LAND USES: Site North South East West ZONING GR GR; LR; MF-4 GR; GR-CO LR; CS-V; CS-1-V GR; SF-2 LAND USES Commercial Commercial, Multifamily Residential; Restaurant Commercial Offices; Multifamily Residential Commercial Office; Multifamily Residential; Restaurant Service Station; Restaurant; Single Family Residential NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Shoal Creek (Urban) CAPITOL VIEW CORRIDOR: No SCENIC ROADWAY: No SCHOOLS: Austin Independent School District Highland Park Elementary School Lamar Middle School McCallum High School 02 C14-2025-0107 - 2301 North Loop; District 72 of 10 C14-2025-0107 3 COMMUNITY REGISTRY LIST: Allandale Neighborhood Association Austin Independent School District Austin Neighborhoods Council Bull Creek Road Coalition Friends of Austin Neighborhoods Homeless Neighborhood Association Lower District 7 Green NW Austin Neighbors AREA CASE HISTORIES: North Austin Neighborhood Alliance Pathways at North Loop Neighborhood Association Preservation Austin Rosedale Neighborhood Assn. Save Our Springs Alliance Shoal Creek Conservancy NUMBER C14-2025-0050 North Loop Community Commercial C14-2017-0002 Strub Residential C14-96-0023 Murchison Zoning Change REQUEST LR to GR COMMISSION To Grant GR (06/17/2025) CITY COUNCIL To Grant GR as recommend at Commission (07/24/2025) SF-3 to NO- MU To Grant an Applicant Indefinite Postponement (08/1/2017) SF-3 to GR-CO N/A N/A (Expired) Approved GR-CO the prohibited use on the Property: Automotive washing (automatic or mechanical)(self-service). (05/09/1996) RELATED CASES: C14-2008-0004: Rosedale Neighborhood Planning Area VMU Use Bldg. Zoning Opt In/Opt Out C14-2008-0088: Allandale Neighborhood Planning Area Vertical Mixed Use Building (V) Zoning Opt ADDITIONAL STAFF COMMENTS: Comprehensive Planning: Project Name and Proposed Use: 2301 W NORTH LOOP BOULEVARD. C14-2025- 0107. Project: 2301 North Loop. 3,627.00 SF from GR to CS-1. Existing: vacant. Proposed: cocktail lounge. 02 C14-2025-0107 - 2301 North Loop; District 73 of 10 C14-2025-0107 4 Imagine Austin Decision Guidelines Yes Complete Community Measures * Y 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 *: Y Y Y Y Y Y 7  0.16 miles to Burnet Road Activity Corridor Mobility and Public Transit *: Located within 0.25 miles of public transit stop and/or light rail station.  Adjacent to bus stop along W North Loop Blvd Mobility and Bike/Ped Access *: Adjoins a public sidewalk, shared path, and/or bike lane.  Sidewalk and bike lane present along W North Loop Blvd Connectivity, Good and Services, Employment *: Provides or is located within 0.50 miles to goods and services, and/or employment center.  Goods and Services present along N Loop Blvd and Burnet Rd 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.)  Medical services present along Burnet Rd within 0.5 miles 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).  0.3 miles to Yarborough Branch of the Austin Public Library 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” Drainage: The developer is required to submit a pre- and post-development drainage analysis at the subdivision and site plan stage of the development process. The City’s Land Development 02 C14-2025-0107 - 2301 North Loop; District 74 of 10 C14-2025-0107 5 Code and Drainage Criteria Manual require that the Applicant demonstrate through engineering analysis that the proposed development will have no identifiable adverse impact on surrounding properties. Environmental: The site is not located over the Edwards Aquifer Recharge Zone. The site is located in the Shoal Creek Watershed of the Colorado River Basin, which is classified as an Urban Watershed by Chapter 25-8 of the City's Land Development Code. It is in the Desired Development Zone. Zoning district impervious cover limits apply in the Urban Watershed classification. 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. This site is required to provide on-site water quality controls (or payment in lieu of) for all development and/or redevelopment when 8,000 s.f. cumulative is exceeded, and on site control for the two-year storm. 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: There are no comments. PARD – Planning & Design Review: 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: Site plans will be required for any new development except for residential only project with up to 4 units. Any new development is subject to Subchapter E. Design Standards and Mixed Use. Additional comments will be made when the site plan is submitted. 02 C14-2025-0107 - 2301 North Loop; District 75 of 10 C14-2025-0107 6 Cocktail lounges will need to go through the Conditional Use Permit process when the site plan is submitted, and meet all TABC proximity requirements. Austin Transportation Department – Engineering Review: The Austin Strategic Mobility Plan (ASMP) calls for 80 feet of right-of-way for W North Loop. It is recommended that 40 feet of right-of-way from the existing centerline should be dedicated for W North Loop according to the Transportation Plan with the first subdivision or site plan application. [LDC 25-6-51 and 25-6-55]. Existing Street Characteristics: Name ASMP Classification ASMP Required ROW Existing ROW Existing Pavement Sidewalks Bicycle Route W North Loop Level 3 80 feet Approx 80 feet Approx 35 feet Yes Yes Capital Metro (within ¼ mile) Yes Austin Water Utility: 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 Correspondence from Interested Parties 02 C14-2025-0107 - 2301 North Loop; District 76 of 10 Exhibit A 02 C14-2025-0107 - 2301 North Loop; District 77 of 10Exhibit B !!!!!!!!!!!!!!!!!!!!!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(C14-2025-0107C14-2008-0004C14-2008-0088C14-00-2250C14-2007-0161C14-2009-0008C14-04-0012C14-96-0023C14-2009-0055C14H-2021-0057C14-04-0098HANCOCK DRWOODVIEWAVESHOAL CREEKBLVDW NORTH LOOP BLVDBURNET RDCRESTMONT DRW 49TH STSHOALWOOD AVELYNNWOOD STGRLRMF-4SF-2SF-3CS-VSF-2SF-2SF-3PCS-VCSCSSF-2SF-2SF-3GRSF-3GRGRGRGR-VPCS-MU-CO-VSF-3MF-3LOSF-3CSMF-3GR-COCS-VSF-3CS-1-VCS-1-V2301 North Loop±This product has been produced by Austin Planning for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.ZONING CASE#:LOCATION:SUBJECT AREA:MANAGER:C14-2025-01072301 W North Loop Blvd0.0832 AcresCynthia HadriCreated: 12/2/2025SUBJECT TRACTZONING BOUNDARY!!!!!PENDING CASECREEK BUFFER1 inch equals 233 '02 C14-2025-0107 - 2301 North Loop; District 78 of 10MICHELE ROGERSON LYNCH Director of Land Use & Entitlements mlynch@mwswtexas.com 512-404-2251 Via Online Submittal October 28, 2025 Mrs. Lauren Middleton-Pratt, Director of Planning City of Austin Planning Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 Re: Application for Rezoning; 3,267 square feet, located at 2301 W North Loop Blvd. (the “Property”) Dear Mrs. Pratt: As representatives of the owner of the above-stated Property, we respectfully submit the attached Application for Rezoning. The Property consists of a vacant building formerly used as a medical office. The current zoning on the Property is Community Commercial (GR) as noted in the attached map. The Application for Rezoning requests to rezone this Property to Commercial- Liquor Sales (CS-1) to allow a Cocktail Lounge use. The proposed use will include both onsite and offsite consumption of wine with prepared foods. The Property is not located within a neighborhood plan, thus it does not require an amendment of a Future Land Use plan. A Traffic Impact Analysis (TIA) is not required pursuant to the TIA Determination Form included with the Application. If you have any questions about this Application for Rezoning or need additional information, please do not hesitate to contact me at your convenience. Thank you for your time and attention to this project. Very truly yours, Michele Rogerson Lynch Exhibit C 221 W. 6th Street, Suite 1300, Austin, TX 78701 • 512.404.2200 • fax 512.404.2245 • www.mwswtexas.com 02 C14-2025-0107 - 2301 North Loop; District 79 of 10AERIAL EXHIBIT 02 C14-2025-0107 - 2301 North Loop; District 710 of 10