Zoning Committee Update

Zoning Committee Meeting
Monday February 23rd, 6:00 pm.  Location TBA.

BCNA Frequently Used Acronyms

SC: Steering Committee 

ZC: Zoning Committee 

GA: General Association 

Base Zoning District Acronyms 

CO: Conditional Overlay 

LR: Neighborhood Commercial 

CR: Commercial / Recreation 

MU: Multi-Use Combining District 

CS: Commercial Services 

MF: Multi-family zoning category 

DB90: Density Bonus 90 ft. 

NP: Neighborhood Plan Combining District 

ETOD: Equitable Transit-Oriented Development 

PDA: Planned Development Area 

PUD: Planned Unit Development 

FLUM: Future Land Use Map 

SF: Single Family zoning category 

JANUARY 2026

108 Gibson Street

The HOA adjacent to proposed rezoning of 108 Gibson requested a postponement of the case before the Planning Commission to today February 10th. HOA representatives have met with the developer. City staff recommended against the outdoor entertainment use and the outdoor recreation use and the applicant agreed to make them both conditional uses (which means they must file a new case to get those uses and it must go back thru the Planning Commission and City Council to get approval in the future (Note:after this case...). BCNA Steering Committee approved sending a Letter of Opposition to the Planning Commission supporting the HOA and residents’ position. The outcome of the Planning Commission decision will be shared via BCNA Forum. Included in Case File 2/4/2026.

1612 South Congress (Former Vespaio Restaurant) Case: SP-2025-0401D

BCNA has requested to become an interested party to the Administrative Site Plan requesting streetscape improvements and installation of patio awnings on the East and South facing exterior of the building. Reason for requesting to become an Interested party is to remain informed of this, and evolving streetscape transitions expected along South Congress Ave.

Project Name: 1612 South Congress D-Permit
Project Location: 1612 South Congress Avenue
Project Description: The applicant is proposing streetscape improvements and awing’s for the existing retail space with associated improvements.
Applicant: Kimley-Horn & Associates, Gabriele Pisciotto, 512-607-4946
Owner: 1612 SOCO LLC, 512-689-2709

December 2025

1107 South 8th Street – TWINS ROOM (After hours Club 2 to 5 am)

Loud noise complaints have been reported regularly by BCNA residents.
Significant building deficiencies and complaints have been reported to the
city. This case was presented at Municipal Court on August 27, 2025, by the city’s Code Inspection staff. On September 24, 2025, the club owners posted on Instagram that they have found a new location in downtown Austin.

HIGH ROAD 700 DAWSON - Conditional Use Site Plan 2024-132443 SP

The applicant has requested a Conditional Use Permit to allow for a Lodge or Club use of 6,856 SF to occupy portions of the existing building and the entirety of the swimming pool and decking. The Zoning Committee has reviewed the site plan and found that aside from adding ADA access and a water line, there are no other pending proposals to modify the building or site. Since the use of this property since the 1950’s has been primarily lodge or club use, the neighborhood does not oppose this Conditional Use Permit and informed the City’s Planning Commission of our decision. On December 9, 2025, this conditional use was approved on the consent agenda at the City of Austin Planning Commission.

108 W Gibson St - Rezoning 2025-138015 ZC

The applicant has filed a rezoning case to change the existing zoning for this property. On October 27, the applicant’s representative met with the BCNA zoning committee to discuss the specifics of the zoning case exclusively. The new proposed use was for office space with food and drink service. After an initial review by the Zoning Committee, it was determined in that meeting that the request to remove some of the uses mentioned in the zoning case was justified.

There is a related Private Restrictive Covenant from 2006 on this property, separate from the zoning case and will not be going before the city.  Following that October meeting, several members of the zoning committee have been in touch with the ’04 condo owners regarding the proposed termination of the RC as well as the zoning case. The zoning committee is currently working with the affected neighborhood residents and the leadership of the ’04 HOA to consider possible actions. At this moment, no public hearing is scheduled at the City of Austin for the zoning case.