05 SPC-2026-0076A - 7221 McNeil CUP; District 6 - Staff Report — original pdf
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Property Profile 0 300 600 ft 6/30/2026 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 Council Districts 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 Notes Lots & Subdivision Lot ID Lot Line Review Cases Zoning Zoning Text Jurisdiction Fill Jurisdiction Site Plan Review Cases- IN REVIEW 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 05 SPC-2026-0076A - 7221 McNeil CUP; District 61 of 7 ZONING & PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2026-0076A ZAP HEARING DATE: July 21, 2026 PROJECT NAME: 7221 McNeil CUP ADDRESS OF SITE: 7221 McNeil Drive COUNCIL DISTRICT: 6 NEIGHBORHOOD PLANNING AREA: N/A WATERSHED: Rattan Creek JURISDICTION: Full-Purpose OWNER: McNeil Tree LLC 800 Pope Bend N Cedar Creek, TX 78612 (512) 565-3656 APPLICANT/AGENT: Land Answers, Inc., Jim Wittliff (512) 228-6022 100 Clyde Street Hot Springs, AR 71913 CASE MANAGER: Alyse Ramirez (512) 978-1750 alyse.ramirez@austintexas.gov PROPOSED DEVELOPMENT: The applicant is requesting the use of cocktail lounge at an existing business at 7221 McNeil Drive. The site was rezoned 1.014 acres to allow the sale of alcoholic beverages with a CS-1 zoning. The building that will be used as the Cocktail Lounge contains 450 square feet of floor area and an adjacent outdoor porch. Hours of operation for the food court and cocktail lounge will be Sunday thru Thursday 11AM – 9PM, and Friday & Saturday 11AM – 10PM. No construction is proposed with this site plan. SUMMARY STAFF RECOMMENDATION: Staff recommends approval to allow the use of Cocktail Lounge in the area zoned CS-1 on the property. The site plan will comply with all requirements of the Land Development Code. SUMMARY OF SITE PLAN: LAND USE: The site is zoned CS-CO (C) and CS-1-CO (Commercial Liquor Sales with a Conditional Overlay). All site calculations are within the allowed amount. Environmental: The site is located in the Rattan Creek Watershed and subject to the Suburban Watershed regulations. There were no Environmental review comments. PROJECT INFORMATION SITE AREA EXISTING ZONING 1.836 acres CS-CO and CS-1-CO 05 SPC-2026-0076A - 7221 McNeil CUP; District 62 of 7 SPC-2026-0076A 7221 McNeil CUP EXISTING ZONING AND LAND USES ZONING LAND USES North South East West LI-CO SF-2 SF-3, LI-CO and CS-CO CS-CO Auto Body Shop (located across McNeil Drive) Single Family Single Family, Restaurant, Storage Yard Bar ABUTTING STREETS Street McNeil Drive Pavement Width Classification approx. 52 feet Level 3 NEIGHBORHOOD ORGANIZATIONS: Homeless Neighborhood Association Friends of Austin Neighborhoods 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: 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 Zoning and Platting 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 within the CS-1 base zoning 05 SPC-2026-0076A - 7221 McNeil CUP; District 63 of 7 SPC-2026-0076A 7221 McNeil CUP 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. 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. 05 SPC-2026-0076A - 7221 McNeil CUP; District 64 of 7 05 SPC-2026-0076A - 7221 McNeil CUP; District 65 of 7 05 SPC-2026-0076A - 7221 McNeil CUP; District 66 of 7 05 SPC-2026-0076A - 7221 McNeil CUP; District 67 of 7