22 SPC-2025-0199A - Monks Jazz Club; District 3 - Staff Report — original pdf

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PLANNING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: PROJECT NAME: SPC-2025-0199A Monks Jazz Club PC DATE: October 28, 2025 ADDRESS: COUNCIL DISTRICT: NEIGBORHOOD PLAN: Upper Boggy Creek WATERSHED: 310 E St Elmo Rd 3 Boggy Creek (Urban) OWNER: AGENT: Pecan Shell LLC, Paper Shell LLC, & Prospect Capital Holdings LLC 440 E St Elmo Rd, Bldg Y Austin, TX 78745 Milian Consulting, Maximiliano Martinez 501 N. IH 35 #209C Austin, TX 78702 (956) 251-5146 CASE MANAGER: Kate Castles kate.castles@austintexas.gov (512) 978-4555 PROPOSED DEVELOPMENT: The applicant is requesting a conditional use permit for a performance venue use within an existing building. The proposed performance venue area is 1,918.5 square feet within an existing 3,387 square-foot building. 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: 1,918.5 sq. ft. gross floor area in a 3,387 sq. ft. building on a 16,552 sq. ft. site EXIST. ZONING: LI-CO-NP ALLOWED F.A.R.: 1:1 MAX. BLDG. COVERAGE: 50% MAX. IMPERVIOUS CVRG: 80% REQUIRED PARKING: N/A PROPOSED ACCESS: E St Elmo Rd *Subject site is an existing noncomplying area per 25-2-961. EXISTING F.A.R.: 0.23:1 EXISTING BLDG. CVRG: 23.2% EXISTING IMPERVIOUS CVRG: 100%* PROVIDED PARKING: 13 SUMMARY COMMENTS ON SITE PLAN: Land Use: The lot is zoned LI-CO-NP (Limited Industrial Services - Conditional Overlay Combining District in a Neighborhood Plan). The conditional overlay established by Zoning Ordinance No. 020110-Z-8 subjects the Property to the following conditions: 22 SPC-2025-0199A - Monks Jazz Club; District 31 of 11 SPC-2025-0199A 2 A site plan or building permit for the Property may not be approved, released, or issued, if the completed development or uses of the Property, considered cumulatively with all existing or previously authorized development and uses, day. generate exceeds traffic 2,000 trips that per The existing building is 3,837 square feet with 1,918.5 square feet of Personal Improvement Services use and 1,918.5 square feet of Performance Venue Use. Performance Venue use is a conditional use in the LI base zoning district. There are no schools, churches, or hospitals within 300 feet of the subject site. Staff recommends approval of the conditional use permit request. Environmental: The site is located in the Williamson Creek Watershed and subject to the Suburban Watershed regulations. There were no Environmental review comments. No construction is proposed with this Land Use application. Transportation: Traffic generated by the proposal does not exceed the thresholds established in the City of Austin Land Development Code. All Transportation comments have been cleared. Access to the site will be from E St Elmo Rd. SURROUNDING CONDITIONS: Zoning/ Land Use North: LI-NP, Limited Warehousing and Distribution South: LI-NP, Limited Warehousing and Distribution West: LI-NP, Limited Warehousing and Distribution East: LI-NP, Administrative and Business Office NEIGHBORHOOD ORGNIZATIONS: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Go Austin Vamos Austin 78745 Homeless Neighborhood Association Onion Creek Homeowners Association Overton Family Committee Preservation Austin South Austin Neighborhood Alliance (SANA) South Congress Combined 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. 22 SPC-2025-0199A - Monks Jazz Club; District 32 of 11 SPC-2025-0199A § 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: (1) a special yard, open space, buffer, fence, wall, or screen; (2) landscaping or erosion; (3) a street improvement or dedication, vehicular ingress & egress, or traffic circulation; (4) signs; (5) characteristics of operation, including hours; (6) a development schedule; or (7) other measures that the Land Use Commission determines are required for 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. B. A conditional use site plan must: 1. Comply with the requirements of this title; Staff Response: This site plan complies with the regulations and requirements of the Land Development Code. 2. Comply with the objectives and purposes of the zoning district; Staff Response: The proposed performance venue use is a conditional use within the LI base 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 does not propose any construction and is an existing noncomplying area per 25-2-961. The use is compatible with the use of the abutting sites. 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. 22 SPC-2025-0199A - Monks Jazz Club; District 33 of 11 SPC-2025-0199A 4 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 performance venue 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. 22 SPC-2025-0199A - Monks Jazz Club; District 34 of 11 LI-NPLI-NPLI-NPLI-CO-NPLI-CO-NPLI-CO-NPCS-CO-NPLI-CO-NPMH-NPSPC-2025-0199AE ST ELMO RDWILLOW SPRINGS RDNearmap, Maxar, Microsoft±CASE#:ADDRESS:CASE NAME:MANAGER:SPC-2025-0199A310 E St Elmo RdMonks Jazz ClubKate CastlesOPERATOR: K. Castles0408020FeetThis 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 and represents only the approximate relative location of property boundaries.This product has been produced by the Development Services Department for the sole purpose of geographic reference.No warranty is made by the City of Austin regarding specific accuracy or completeness.22 SPC-2025-0199A - Monks Jazz Club; District 35 of 11LOT D TWIN OAKS INDUSTRIAL DISTRICT NO 6 VOL 71 PAGE 36 O.P.R.T.C.T. ZONING: LI-CO-NP USE: INDOOR ENTERTAINMENT S62°33'58"E 190.91 5 . 0 0 ' PR. ACCESSIBLE EXIT. 55 SQFT 3 . 0 0 ' EXISTING USE: PROFESSIONAL OFFICE PROPOSED USE: PERFORMANCE VENUE EX AREA: 1,918.5 SQFT OCCUPANCY TYPE: A-2 OCCUPANCY COUNT: 88 LOT E, TWIN OAKS INDUSTRIAL DISTRICT NO 6, A SUBDIVISION IN TRAVIS COUNTY, TEXAS, VOL 71, PAGE 36 P.R.T.C.T. EXISTING 1 STORY BUILDING GROSS FLOOR AREA = 3,837 SQFT ZONING: LI-CO-NP AC PAD AC PAD L L A W R E I R R A B E R I F R H 2 U M C G N I T S I X E EXISTING USE: PERSONAL IMPROVEMENT SERVICES (TO REMAIN) EX AREA: 1,918.5 SQFT OCCUPANCY TYPE: B OCCUPANCY COUNT: 38 EX. BUILDING ENTRANCE EX. BUILDING ENTRANCE PROPOSED BIKE RACK PER COA DETAIL 710S-1. ' 0 5 . 7 1 15' BUILDING LINE 71/36 HE O HE O HE O HE O E H O E H O E H O E L E C T E H O R I C E H O E A S E M E N T V O L . 2 8 1 7 P E H O L W 6 ' ' L W 6 ' ' 6'' W W L W 6 ' ' L W 6 ' ' L W 6 ' ' L W 6 ' ' G . 2 2 3 E H O L W 6 ' ' E H O 5 3 . 2 7 W " 2 0 6 1 ° 7 2 .75''WL S ' R E T E M " 8 / 5 . X E N I A M E R O T EX. 3/4" COPPER SERVICE .75''WL 6 3 / 1 7 E N I L G N I D .75''WL L I U B ' 5 2 L W 6 ' ' 3 4 0 5 : T N I U W A I C " 6 L W 6 ' ' L W 6 ' ' E H O EXISTING AWU WTR SERVICE TO REMAIN IN PLACE. 6'' W W 6'' W W D R S G N I R P S W O L L I W ) W O R ' 0 6 ( E H O E H O E H O E H O E H O E H O W 6'' W E H O E H O E H O E H O E H O W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' W W 6 ' ' 0 5' 10' 20' OHE WL WL GAS WL WW SD N O I T P I R C S E D E T A D . O N 9 2 . 5 8 E " 5 0 9 1 ° 7 2 N ' A T O L 6 O N T C I R T S I D L A I R T S U D N I S K A O N I W T 6 3 E G A P 1 7 L O V . T . C . T . R . P . O P N - O C - I L : G N I N O Z G N I S U O H E R A W D E T I M I L : E S U N O I T U B I R T S I D D N A OHE OHE OHE OHE OHE N59°58'56"W 40.89 EX. LOADING PAD W W OHE 6 ' ' W W 6 ' ' OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 5.00' 5 EXISTING STANDARD SPACES O H E RE-STRIPE 2 ADA SPACES 6 EXISTING STANDARD SPACES N62°33'58"W 134.96 L W 6 ' ' EX. VALVE: 184871 EXISTING AWU WWTR SERVICE TO REMAIN IN PLACE. CLEANOUT NOT FOUND. 8 4 5 9 - A : F O R P U W A O H E O H E O H E E ST ELMO RD (ROW VARIES) 8''W L A B A N'D W L 8" PVC W -2000-0019 ABA N'D 8" CI A W U IN T: 5043 8''W L A B A N'D W L W W 6 ' ' E C I V R E S . C . H " 6 . X E W W 6 ' ' 8''WL 6''WL 6''WL EX. VALVE: 184890 6" CI AWU INT: 5043 8''W L 6''WL W W 6 ' ' W W 6 ' ' W W 6 ' ' . C N O C " 8 4 5 5 9 - A : F O R P U W A W W 6 ' ' W W 8" CONC. AWU PROF: A-9548 8''WW *NO CONSTRUCTION OR CHANGES TO IMPERVIOUS COVER IS PROPOSED. THIS PERMIT APPLICATION IS FOR A CHANGE IN USE ONLY. ABAN'D WL ABAN'D WL 8''WL 8''WW 8''WL 8''WW 8''WL 8''WW ABAN'D WL 8''WL 8''WW EX. VLV: 253851 ABAN'D WL 8''WL 8''WW EX. HYDRANT: 253852 ABAN'D WL ABAN'D WL ABAN'D WL 8''WL 8''WW 8''WL 8''WW 8''WL 8''WW 8''WL 8''WW ABAN'D WL 8''WL ABAN'D WL O H E 8''WL 8''WL ABAN'D WL 8''WW 8''WW 8" CONC. AWU PROF: A-9548 8" PVC W-2000-0019 8''WL 8''WW 8''WW ABAN'D WL 8''WL ABAN'D WL EX. VALVE: 253854 8''WW 8''WW 8''WW 8''WW 8''WW 8''WW 8''WW EX. AWU MH: 25738 ABAN'D 8" CI AWU INT: 5043 8''W L 36''WL 36''WL 36''WL 36''WL OHE OHE OHE OHE 36''WL OHE W W ' ' 6 36''WL OHE 36''WL OHE 36''WL 36''WL 36''WL 36''WL 36''WL O H E 36" CSC AWU INT: 5043 36''WL 36''WL 36''WL 36''WL 36''WL 36''WL 36''WL 36''WL 6 '' W W 36''WL OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE 1.58 ACR OF BLK 5&6 BLOCKERS ADDN TO FORTVIEW VOL Z PAGE 624 O.P.R.T.C.T. ZONING: LI-NP USE: LIMITED WAREHOUSING AND DISTRIBUTION SUBCHAPTER E NOTES: 1. INTERIOR REMODELING PROPOSED AND EXEMPT FROM THE REQUIREMENTS OF SUBCHAPTER E. TRIP GENERATION NOTE: 1. A SITE PLAN OR BUILDING PERMIT FOR THE PROPERTY MAY NOT BE APPROVED, RELEASED, OR ISSUED, IF THE COMPLETED DEVELOPMENT OR USES OF THE PROPERTY, CONSIDERED CUMULATIVE WITH ALL EXISTING OR PREVIOUSLY AUTHORIZED DEVELOPMENT AND USES, GENERATE TRAFFIC THAT EXCEEDS 2,000 TRIPS PER DAY. 100X339.94 ACR OF BLK 6 BLOCKERS ADDN VOL Z PAGE 624 O.P.R.T.C.T. ZONING: LI-NP USE: COMMERCIAL OFF-STREET PARKING GENERAL NOTES 1. A PERMIT IS REQUIRED FOR CONSTRUCTION WITHIN THE RIGHT-OF-WAY. 2. NO CONSTRUCTION IS PROPOSED OR PERMITTED WITHIN THIS CONDITIONAL USE PERMIT APPLICATION 3. SCREENING FOR SOLID WASTE COLLECTION AND LOADING AREAS SHALL BE THE SAME AS, OR OF EQUAL QUALITY TO THE PRINCIPAL BUILDING MATERIALS. CONDITIONAL USE PERMIT AREAS: INTERIOR - 1,918.4 SF EXTERIOR - 0 SF TOTAL - 1,918.4 SF HOURS OF OPERATION MONDAY THRU WEDNESDAY: 5:00PM TO 2:00AM THURSDAY: 4:00PM TO 2:00AM FRIDAY THRU SUNDAY: 11:00AM TO 2:00AM **SUBJECT SITE IS AN EXISTING NON-COMPLYING AREA AND ADDITIONAL IMPERVIOUS COVER IS NOT PROPOSED. MAX@MILIANENGINEERING.COM FIRM REG# F-22686 956.251.5146 B U L C Z Z A J ' S K N O M D R O M L E T S E 0 1 3 5 4 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A N A L P E T I S SHEET 4 OF 6 SP-2025-0199A 09.30.2522 SPC-2025-0199A - Monks Jazz Club; District 36 of 11 ZONING: LI-CO-NP USE: LIMITED WAREHOUSING AND DISTRIBUTION ZONING: CS-CO-NP USE: GENERAL RETAIL 300' ALCOHOL SALES CONFIRMATION 200' PARKING OFFSET CONFIRMATION ZONING: LI-NP USE: GENERAL RESTAURANT ZONING: LI-NP USE: VACANT ZONING: LI-NP USE: CUSTOM MANUFACTURING N O I T A M R I F N O C T E S F F O G N I K R A P ' 0 0 2 N O I T A M R I F N O C T E S F F O G N I K R A P ' 0 0 2 0 25' 50' 100' N O I T P I R C S E D E T A D . O N ZONING: LI-NP USE: GENERAL RESTAURANT GENERAL RETAIL MAX@MILIANENGINEERING.COM FIRM REG# F-22686 956.251.5146 ZONING: LI-CO-NP USE: CUSTOM MANUFACTURING ZONING: LI-CO-NP USE: WAREHOUSE STORAGE N O I T A M R I F N O C S E L A S L O H O C L A ' 0 0 3 ZONING: LI-CO-NP USE: INDOOR ENTERTAINMENT E ST ELMO RD VARIES R.O.W. - 30MPH - ASPHALT D R S G N I R P S W O L L I W ZONING: LI-CO-NP USE: GENERAL WAREHOUSING AND DISTRIBUTION ZONING: LI-NP USE: GENERAL WAREHOUSING AND DISTRIBUTION ZONING: LI-NP USE: LIMITED WAREHOUSING AND DISTRIBUTION T L A H P S A - H P M 0 3 - . . W O R . ' 0 6 ZONING: LI-NP USE: PROFESSIONAL OFFICE 200' PARKING OFFSET CONFIRMATION ZONING: LI-NP USE: LIMITED WAREHOUSING AND DISTRIBUTION ZONING: LI-NP USE: COMMERICAL OFF-STREET PARKING ZONING: LI-NP USE: COMMERICAL OFF-STREET PARKING ZONING: LI-CO-NP USE: CUSTOM MANUFACTURING B U L C Z Z A J ' S K N O M D R O M L E T S E 0 1 3 5 4 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A T I B I H X E E C N A I L P M O C SHEET 5 OF 6 SP-2025-0199A 09.30.2522 SPC-2025-0199A - Monks Jazz Club; District 37 of 11 S62°33'58"E 190.91 LOT E, TWIN OAKS INDUSTRIAL DISTRICT NO 6, A SUBDIVISION IN TRAVIS COUNTY, TEXAS, VOL 71, PAGE 36 P.R.T.C.T. EXISTING 1 STORY BUILDING GROSS FLOOR AREA = 3,837 SQFT ZONING: LI-CO-NP AC PAD AC PAD E L E C T R I C E A S E M E N T V O L . 2 8 1 7 P G . 2 9 2 . 5 8 E " 5 0 9 1 ° 7 2 N ' A T O L 6 O N T C I R T S I D L A I R T S U D N I S K A O N I W T 6 3 E G A P 1 7 L O V . T . C . T . R . P . O P N - O C - I L : G N I N O Z G N I S U O H E R A W D E T I M I L : E S U N O I T U B I R T S I D D N A N59°58'56"W 40.89 BATHROOM AND STORAGE AREA BAR AREA SEATING AREA G N I T E K C I T / Y R T N E GREEN ROOM PERFORMANCE AREA EX. LOADING PAD EXISTING USE: PERSONAL IMPROVEMENT SERVICES (TO REMAIN) EX AREA: 1,918.5 SQFT OCCUPANCY TYPE: A-3 OCCUPANCY COUNT: 38 2 3 5 3 . 2 7 W " 2 0 6 1 ° 7 2 S ' 6 3 / 1 7 E N I L G N I D L I U B ' 5 2 15' BUILDING LINE 71/36 N62°33'58"W 134.96 E ST ELMO RD (ROW VARIES) 0 5' 10' 20' D R S G N I R P S W O L L I W ) W O R ' 0 6 ( N O I T P I R C S E D E T A D . O N MAX@MILIANENGINEERING.COM FIRM REG# F-22686 956.251.5146 B U L C Z Z A J ' S K N O M D R O M L E T S E 0 1 3 5 4 7 8 7 S A X E T , Y T N U O C S I V A R T , N I T S U A N A L P R O O L F SHEET 6 OF 6 SP-2025-0199A 09.30.2522 SPC-2025-0199A - Monks Jazz Club; District 38 of 11 October 6th, 2025 Case Number: 2025-122988 FR Case Description: CHANGE OF USE OFFICE TO PERFORMANCE VENUE Interior renovation to convert office space to performance venue. To The Planning Commission of Austin, I am writing in strong support of Case 2025-122988 FR for Monks Jazz Club and their application for Change of Use at 310A E St. Elmo Road, Austin, TX 78745. I respectfully ask the City of Austin Planning Commission (and City Council) to approve this case. As a musician in Austin, I’ve seen how Monks thoroughly stands for our local scene. Since its beginnings as a pop-up series in 2016, Monks Jazz Club has become a cornerstone of Austin’s jazz community. Through the years, they have offered a true listening environment that celebrates both emerging and established artists. Their commitment to musicianship, sound quality, and the audience experience has elevated live jazz in our city. Monks has not only provided steady performance opportunities for local players but has also helped foster a sense of community that keeps Austin’s creative culture thriving. Their move to St. Elmo represents an important step in expanding that mission and will bring new life and artistic energy to a growing district that values local arts and culture. I strongly encourage approval of their application for a Change of Use and continued support of their work. Monks Jazz Club embodies the spirit of Austin music: independent, collaborative, and rooted in artistry. Please include this letter in the backup materials for this case and please consider including this Case 2025-122988 FR application on the Consent Agenda vote. Thank you very much. Sincerely, ____________________________ Printed Name: ___________________________________ Affiliated Bands & Organizations: ______________________________________________ _________________________________________________________________________ 22 SPC-2025-0199A - Monks Jazz Club; District 39 of 11 22 SPC-2025-0199A - Monks Jazz Club; District 310 of 1122 SPC-2025-0199A - Monks Jazz Club; District 311 of 11