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Home My WebLink About2176-P DATE: July 15, 2013 TO: Planning Commission and City Council FROM: Bill Cobabe, Senior Planner SUBJECT: Consider a request for a specific use permit to allow an office and manager’s living area in an RCR (Residential Conservation and Revitalization) District. FILE: 2176 – P ___ STAFF REPORT Planning staff recommends approval based on the following conditions: 1. That an 8’ wood screening fence be installed along side and rear property lines. 2. That the owner work with the City’s Transportation Division to determine adequate parking for the rear apartment and manager’s living space. Rosetta Jones, owner of Statewide Consolidated Community Development Corporation, Inc., is requesting a specific use permit to allow for the use a portion of an existing structure as an office and a manager’s residence. The subject property is located at 1616 Sabine Pass Avenue. The proposed use is in a residential area and the building is currently unoccupied. The applicant requested a specific use permit in 2003, and an additional application was made in 2010. Both specific use permits are currently expired due to the fact that no certificate of occupancy was issued. The applicant has asked for a waiver of the fencing and landscaping buffer requirements. Staff feels that the fencing is an appropriate privacy and security buffer between the proposed use and other properties in the area and is recommending that this remain a condition of approval. The applicant has also requested that the rear structure be utilized as an apartment. However, accessory or garage apartments are a permitted as of right use in this zoning district, so no special permission is necessary. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 25 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Abstract 5, Plat Q, of the D. Brown Survey, City of Beaumont, Jefferson County, Texas, containing 0.46 acre, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.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 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 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 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 X 8. That the proposed use is in accordance with the Comprehensive Plan. X ANALYSIS continued Comments on items noted above: 4. There is adequate space on site for parking to be accommodated. However, the applicant should provide a specific site plan, approved by the Transportation Division, that demonstrates where the parking will be placed and how many stalls will be required. 7. The applicant has requested a waiver to the fencing and landscaping requirement. Staff feels that the originally approved 8’ fencing will provide security and privacy for adjacent properties. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Rosetta Jones, for Statewide Consolidated Community Development Corporation, Inc. PROPERTY OWNER: Same LOCATION: 1616 Sabine Pass Avenue EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: ~0.46 acres EXISTING LAND USES: Vacant commercial building FLOOD HAZARD ZONE: X – Area determined to be outside the 500 year flood plain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RCR (Residential Conservation and Revitalization) EAST: Residential RCR SOUTH: Commercial RCR WEST: Church RCR COMPREHENSIVE PLAN: Conservation and Revitalization STREETS: Sabine Pass Avenue – Local street with 54’ wide right-of-way and 38’ pavement width DRAINAGE: Curb and gutter WATER: 6” Water line SANITARY SEWER SERVICE: 33” Sanitary sewer line PROPERTY OWNERS BARRY MADIE J BEATTY JOHNNY L BOYKIN LILLIE BROWN JAMES & PAULETTE CHRIST MISSION TEMPLE COMO YVONNE F COMO YVONNE F COMO YVONNE F FOLLOWERS OF CHRIST FOLLOWERS OF CHRIST FRANKLIN DIRK GARSEE LIN MARIE GIBBS LEON GOLDEN TRIANGLE INVESTMENTS LP HADNOT CHRISTOPHER HUGHES FREDDIE JOHNSON CLAUDIA M LEVINE SAMUEL JR ET UX LONGSHOREMAN S HALL #21 OFIEL VIOLET G ESTATE SMITH RICHARD D STATEWIDE CONSOLIDATED STATEWIDE CONSOLIDATED STATEWIDE CONSOLIDATED STATEWIDE CONSOLIDATED