07 SPC-2026-0014A - 2301 North Loop; District 7 - Staff Report — original pdf

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ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2026-0014A 2301 North Loop ZAP DATE: July 7, 2026 ADDRESS: 2301 W North Loop Boulevard COUNCIL DISTRICT: 7 APPLICANT: FTM North Loop, LLC (Fred Eppright) AGENT: PROPERTY OWNER: Pape-Dawson Engineers (Matthew Walls) (512) 454-8711 10801 N. Mopac Expressway, Building 3, #200 Austin, Texas 78759 FTM North Loop, LLC (Fred Eppright) (512) 439-4277 1221 S. Mopac Expressway, Suite 200 170 Austin, TX 77046 CASE MANAGER: Randall Rouda Randall.Rouda@austintexas.gov (512) 978-3338 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit to allow the conversion of an existing building from Medical Office Use to Cocktail Lounge Use, for a proposed wine bar on a Community Recreation (Private) Use on a 3,327 square foot CS-1 Zoned portion of a 0.36 acre GR Zoned commercial site. No development is proposed as a component of this site plan, however, the applicant has requested a separate Site Plan Exemption (2026-062632DA) for demolition of an existing building overhang and installation of a grease interceptor and related wastewater plumbing. Parking striping along an existing driveway is also proposed. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit with one condition as follows: 1) Prior to the establishment of the Cocktail Lounge Use, the applicant shall complete Site Plan Exemption No 2026-062632DA, secure appropriate permits, and complete the permitted work. The applicant will be required to clear any remaining comments and pay fees prior to release of the Site Plan. PROJECT INFORMATION: SITE AREA: SITE’S ZONING WATERSHED WATERSHED ORDINANCE TRAFFIC IMPACT ANALYSIS Not required CAPITOL VIEW CORRIDOR PROPOSED ACCESS 15,597 square feet / 0.36 acres CS-1 / GR Shoal Creek (Suburban) Comprehensive Watershed Ordinance None W. North Loop Blvd. Allowed 1:1 Proposed 0.24:1 FLOOR-AREA RATIO 07 SPC-2026-0014A - 2301 North Loop; District 71 of 92301 North Loop SPC-2026-0014A 2 BUILDING COVERAGE IMPERVIOUS COVERAGE PARKING 75% 90% None Required 23% 89.6% 22 SUMMARY COMMENTS ON SITE PLAN: Land Use: The property is developed with a Medical Office Use. On February 26, 2026, Ordinance No. 20260266-076 was adopted to change the zoning for the 3,627 square feet of the property that is within the existing building from GR to CS-1. The CS-1 Zone allows the Cocktail Lounge Use with a Conditional Use Permit. No changes to the building footprint are proposed. Cocktail Lounges are generally not permitted within 300 feet of a church, public school or public hospital. The parking for a cocktail lounge is not permitted within 300 feet of a site used or zoned for condominium residential uses or less restrictive uses. The applicant has provided an exhibit showing all uses within 300 feet of the proposed use. No restricted uses are located within the 200 or 300 foot radius. Environmental: The site is located in the Shoal Creek Watershed. As designed, the site complies with all applicable drainage, water quality and environmental protection standards. Transportation: Street access is from an existing driveway on North Loop Boulevard. A total of 22 Parking Spaces are proposed on the site. As designed, the site complies with all applicable transportation requirements. SURROUNDING CONDITIONS: Zoning (Land Use) Site: North: East: South: West: GR/CS-1: Medical Office GR: North Loop Blvd; Commercial GR: Office GR/GR-CO: Commercial, Office GR: Commercial, Office, Hancock Drive NEIGHBORHOOD ORGNIZATIONS: Austin ISD Austin Neighborhood Association Austin Neighborhoods Council Friends of Austin Neighborhoods Homeless Neighborhood Association Lower District 7 Green NW Austin Neighbors North Austin Neighborhood Alliance Overton Family Committee Preservation Austin Shoal Creek Conservancy 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. § 25-5-146 CONDITIONS OF APPROVAL. (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: (1) (2) (3) a special yard, open space, buffer, fence, wall, or screen; landscaping or erosion; a street improvement or dedication, vehicular ingress & egress, or traffic circulation; 07 SPC-2026-0014A - 2301 North Loop; District 72 of 9 2301 North Loop SPC-2026-0014A 3 signs; characteristics of operation, including hours; a development schedule; or other measures that the Land Use Commission determines are required for (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 Cocktail Lounge Use is a Conditional Use in the CS-1 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. The proposed development meets building coverage, impervious coverage, height, setback, water quality and drainage standards. 4. Provide adequate and convenient off-street parking and loading facilities; and Staff Response: Existing on-site parking is available and the Site Plan Exemption will add 3 new parallel spaces bringing the total to 22 spaces. 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. The site location meets the setback requirements from sensitive uses established by the LDC. C. In addition, a conditional use site plan may not: 7. More adversely affect an adjoining site than would a permitted use; Staff Response: The proposed project would not more adversely affect an adjoining site than would a permitted use. The proposed cocktail lounge use is surrounded by similarly scaled commercial and office uses. 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. Adequate access pedestrian and bicycle access is available. Off-street parking is available to patrons. 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. 07 SPC-2026-0014A - 2301 North Loop; District 73 of 9 07 SPC-2026-0014A - 2301 North Loop; District 74 of 9CITY OF AUSTIN REVISION TABLE OWNER DEVELOPER ENGINEER SURVEYOR 2301 NORTH LOOP 2301 W. NORTH LOOP BLVD. AUSTIN, TX 78756 SITE DEVELOPMENT PLAN Sheet Title COVER SHEET PLAT SITE PLAN A SHEET INDEX Sheet Number 01 02 03 TRAVIS COUNTY SITE CITY OF AUSTIN LOCATION MAP PREPARED FOR: 2301 NORTH LOOP LP 1221 S. MOPAC EXPY. AUSTIN, TEXAS 77046 MARCH 24, 2026 10801 N MOPAC EXPY, BLDG 3, STE 200 I AUSTIN, TX 78759 I 512.454.8711 TEXAS ENGINEERING FIRM #470 I TEXAS SURVEYING FIRM #10028800 STATE OF TEXA S P 103662 D L ICE NSE ROFESSIONAL ENGINE R E P O O L H T R O N 1 0 3 2 SITE PLAN RELEASE SITE PLAN APPROVAL SHEET OF FILE NUMBER APPLICATION DATE APPROVED BY COMMISSION UNDER SECTION 112 OF CHAPTER 25-5 OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81, LDC) CASE MANAGER GABRIEL GUERRERO JR PROJECT EXPIRATION DATE ORD. #970905-A) DWPZ DDZ Director, Development Services Department RELEASED FOR GENERAL COMPLIANCE: ZONING: GR-CO Rev. 1 Correction 1 Rev. 2 Correction 2 Rev. 3 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. SPC-2026-0014A 01 OF 03 0 0 - 9 5 6 1 5 . O N B O J D P 05/20/202607 SPC-2026-0014A - 2301 North Loop; District 75 of 9 FOR REFERENCE ONLY 1 1 7 8 . 4 5 4 . 2 1 5 I 9 5 7 8 7 X T , I N T S U A I 0 0 2 E T S , 3 G D L B , Y P X E C A P O M N 1 0 8 0 1 0 0 8 8 2 0 0 1 # M R I F G N I Y E V R U S S A X E T I 0 7 4 # M R I F G N I R E E N G N E I S A X E T P O O L H T R O N 1 0 3 2 . D V L B P O O L H T R O N W 1 0 3 2 6 5 7 8 7 S A X E T , I N T S U A T A L P © © 02 OF 03 SPC-2026-0014A MPW07 SPC-2026-0014A - 2301 North Loop; District 76 of 9 EXISTING PROPOSED LEGEND STATE OF TEXA S P L 103662 D ICE NSE ROFESSIONAL ENGINE R E 1 1 7 8 . 4 5 4 . 2 1 5 I 9 5 7 8 7 X T , I N T S U A OVERALL KEYED NOTES I 0 0 2 E T S , 3 G D L B , Y P X E C A P O M N 1 0 8 0 1 P O O L H T R O N 1 0 3 2 . D V L B P O O L H T R O N W 1 0 3 2 6 5 7 8 7 S A X E T , I N T S U A NOTES: PARKING NOTES: 0 0 8 8 2 0 0 1 # M R I F G N I Y E V R U S S A X E T I 0 7 4 # M R I F G N I R E E N G N E I S A X E T I S L A T E D D N A A N A L P E T S I © © 03 OF 03 SPC-2026-0014A MPW05/20/2026103662PROFESSIONAL ENGINEERLICENSEDSTATE OF TEXAS6/5/2026OVERALL07 SPC-2026-0014A - 2301 North Loop; District 77 of 9 December 2, 2025 Mr. Keith Mars, Interim Director City of Austin Permitting and Development Center 6310 Wilhemina Delco Dr. Austin, TX 78752 Re: 2301 W. North Loop Blvd., Austin, TX 78756 Site Plan A Application – 2301 North Loop Engineer’s Summary Letter – Submittal for Completeness Check On behalf of our client, CapTex Development, we are submitting this Non-Consolidated Site Plan Application (A Plan) for 2301 W. North Loop Blvd., Austin, TX. They are proposing the interior redevelopment of a medical clinic for a new wine bar that is 3,627 square feet in area. The intent of this letter is to provide City staff with an overview of the site and the proposed project. The site is located within the Full Purpose Jurisdiction of the City of Austin, on the south side of W North Loop Blvd. The subject property is bounded by three developed lots to the west, east, and south, and by W North Loop Blvd. to the north. The subject lot legal description is LOT 1A, RESUBDIVISION OF A PORTION OF LOT 1, BLOCK 12, SHOALMONT ADDITION RESUBDIVISION, according to deed recorded in Document No. 2025069208 of the Official Public Records of Travis County, Texas. The property is zoned as GR - Community Commercial for a free-standing medical clinic and is subject to the City of Austin zoning regulations. The reason for this application is to propose that the site be rezoned to CS-1 (Commercial-Liquor Sales) for a wine bar. All the existing infrastructure on site will remain as no site improvements are proposed. The site is located within the Shoal Creek Watershed, which is classified as a Suburban Watershed. No portion of this tract is within the boundaries of the 100-year flood of a waterway within the limits of study of the Federal Flood Insurance Administration FIRM No. 48453C0455J, dated January 6, 2016. The site is not located in Edward’s Aquifer Contributing, Recharge, or Transition Zones as defined by the Texas Commission on Environmental Quality (TCEQ). There are no proposed utility improvements, so an SER is not required. There are no proposed improvements outside of the building footprint and no impervious cover is being added. The utility provider is Austin Water Utility for water service and wastewater service and Austin Energy for electric service. The site is served by the City of Austin Fire Department Station 12. Please contact our office if you have any questions or need additional information. 07 SPC-2026-0014A - 2301 North Loop; District 78 of 9 Engineer’s Summary Letter 2301 North Loop December 2, 2025 Page 2 of 2 Sincerely, Pape-Dawson Matthew Walls, P.E. Project Manager H:\Projects\516\59\00\301 Construction Documents\Documents\Reports\Summary Letter\2301 North Loop Summary Letter.docx 07 SPC-2026-0014A - 2301 North Loop; District 79 of 9