HomeMy WebLinkAbout2256-P
DATE: March 21, 2016
TO: Planning Commission and City Council
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: Consider a request for a Specific Use Permit to allow a real estate, property
management office and food truck in RCR-H (Residential Conservation
Revitalization - Historic) zoning.
FILE: 2256-P
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STAFF REPORT
Staff recommends approval of the real estate/property management office, and denial of
the food truck.
Toni Sigee is requesting to use the building located at 2595 Liberty Avenue as her
property management office. The proposed office hours will be Monday-Saturday
10am-7pm. Ms. Sigee also owns and operates a food truck, which she hopes to open at
this location, on occasion. Due to her work schedule, the days she opens would vary,
about 10 days per month. When the truck is open for business, the hours of operation
would also be 10am-7pm. The truck operates on a gasoline powered generator.
The building in question is commercial and as such, the office use would be compatible
with the surrounding uses. However, a food truck, in this close proximity to residential
uses would not be appropriate.
Please note that final occupancy approval is subject to review and acceptance of
submitted plans and field inspections to verify compliance with applicable codes.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 21
Responses in Favor Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the west 33.39' of Lot 13,
Block 47, Averill Addition, Beaumont, Jefferson County, Texas, containing 0.088 Acres, more
or less.
ANALYSIS
CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT
(SECTION 28-26.E, ZONING ORDINANCE)
Application Application
is in is not in Comments
compliance compliance Attached
Conditions:
1. That the specific use will be compatible with
and not injurious to the use and enjoyment of
other property, or significantly diminish or
impair property values within the immediate
vicinity; X X
2. That the establishment of the specific use will
not impede the normal and orderly development
and improvement of surrounding vacant property; X
3. That adequate utilities, access roads, drainage
and other necessary supporting facilities have
been or will be provided; X
4. The design, location and arrangement of all
driveways and parking spaces provides for the
safe and convenient movement of vehicular and
pedestrian traffic without adversely affecting the
general public or adjacent developments; X
5. That adequate nuisance prevention measures
have been or will be taken to prevent or control
offensive odor, fumes, dust, noise and vibration; X X
6. That directional lighting will be provided so as
not to disturb or adversely affect neighboring
properties; X
7. That there are sufficient landscaping and
screening to insure harmony and compatibility
with adjacent property; and, X
8. That the proposed use is in accordance with the
Comprehensive Plan. X
ANALYSIS (cont.)
1 & 5. The operation of a food truck at this location will create a nuisance. The noise
produced by the generator will be disruptive to residential properties in the area.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Toni L. Sigee
PROPERTY OWNER: Toni L. Sigee
LOCATION: 2595 Liberty Avenue
EXISTING ZONING: RCR-H (Residential Conservation
Revitalization - Historic)
PROPERTY SIZE: 0.042 acres, more or less
EXISTING LAND USES: Commercial/unoccupied
FLOOD HAZARD ZONE: “X” - Areas determined to be outside
500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Residential RCR-H (Residential Conservation
Revitalization - Historic)
EAST: Residential RCR-H
SOUTH: Commercial RCR-H
WEST: Residential/Commercial GC-MD (General Commercial - Multiple
Family Dwelling)
COMPREHENSIVE PLAN: Stable Area
STREETS: Liberty Avenue - Major Arterial with a 60
foot right-of-way and 22' pavement width.
10th Street - Local street with a 60 foot
right-of-way and 26' pavement width.
DRAINAGE: curb and gutter
WATER: 6” & 12" water lines
SANITARY SEWER
SERVICE: 6" & 8" sanitary sewer lines
PROPERTY OWNERS NOTIFIED WITHIN 200 FEET
CALLAIS RICHARD
GIBSON LOTHELL
VALMORE JOSEPH JR (LIFE ESTATE)
FELAN ROMAN
COFFMAN HARVEY
KBM REAL ESTATE INVESTMENTS
AUSTIN JAMES D DBA AUSTIN
MARROQUIN ROBERT & EMILY
WASHINGTON VANESTER T & MICHAEL V
TUCKER DEAN
CARTER KEITH D & PATRICIA A
FRANKLIN DOUG
LAWDERMILK ROCKY
COLBERT CHRISTLE
HUEBEL CLIFFORD D
CARLISLE NANCY & NORMAN