HomeMy WebLinkAbout2142-ZP
DATE: September 17,
2012
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a zone change from RCR (Residential
Conservation and Revitalization) District to NC (Neighborhood
Commercial) District and a specific use permit to allow a
sno-cone stand in a NC (Neighborhood Commercial) District
FILE: 2142-Z/P
_________________________________________________________________________________
STAFF REPORT
The Planning Manager recommends approval of the zone change from
RCR to NC and approval of the specific use permit subject to the
following conditions:
1. A 5' wide sidewalk will be installed along both Ave. A
and Franklin Ave.
2. Shift the parking spaces to allow for 6' wide landscape
beds along the parking lot frontages along Ave. A and
Franklin Ave.
and with a modification to the landscaping requirement along
the north property line (a 6' wide landscape bed).
Yolanda Conner has applied for a zone change from RCR
(Residential Conservation and Revitalization) District to NC
(Neighborhood Commercial) District and a specific use permit
to allow a sno-cone stand. The property is located at the
northeast corner of Franklin Ave. and Ave. A.
Ms. Conner states that the sno-cone stand will operate 11 a.m.
to 7 p.m., Monday - Saturday. The business will have up to
two employees. A sidewalk exists to the east of the subject
property and a partial sidewalk is located at the northwest
corner of the property. Five foot wide sidewalks will be
required along both Ave. A and Franklin Ave.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 23 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the West 90' of Lots 131 and 132 less the North 2', Block
11, Crary Addition, City of Beaumont, Jefferson County, Texas,
containing 0.20 acres, 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, nor 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 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
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
This application is in conformance with six of the eight conditions
necessary for approval. Comments on Conditions 3 and 7 follow:
3. Avenue A is a secondary arterial and Franklin Ave. is a
major collector. 5' wide sidewalks shall be installed
along both street frontages.
7. The applicant is requesting a modification to the
landscaping requirement along the north property line and
along the parking frontages on Ave. A and Franklin Ave.
Ms. Conner states that she only has room for a 6' wide
landscape strip along the north property line. In
addition, she says that she will have no room for 6' wide
landscape beds along the parking lot frontages because
of the sidewalks. The parking spaces can be shifted 6'
to allow for the installation of the landscape beds along
Ave. A and Franklin Avenue.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Yolanda Conner
PROPERTY OWNER: Same
LOCATION: Northeast corner of Ave. A and
Franklin St.
EXISTING ZONING: RCR
PROPERTY SIZE: 0.20 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Vacant RCR (Residential Conservation and
Revitalization) District
EAST: Lodge RCR
SOUTH: Vacant NC (Neighborhood Commercial) District
WEST: Church RCR
COMPREHENSIVE PLAN: Mixed Use/Commercial
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Avenue A - Secondary arterial
with a 60' wide right-of-way and
a 30' pavement width; Franklin
Avenue - Major collector with a
60' wide right-of-way and a 30'
pavement width
DRAINAGE: Curb and gutter
WATER: 2" and 6" water lines
SANITARY SEWER
SERVICE: 6" sanitary sewer line
PROPERTY OWNERS
ALFARO MANUEL
ALFARO RAQUAL
BARRY MONTY ET AL
COLDREN PONCE C
CONNER YOLANDA
COSTILLA ANTONIA MRS
DURSO MARILYN J
GREGORY JOE P
HOANG CANH MINH TRAN
HOANG PETER T & CANH M T
HOLY BIBLE FAITH CENTER
NGUYEN DONG THAI
NGUYEN HOANG VAN
NGUYEN TRI THI
NGUYEN TU TUAN ET UX
TAYLOR DAVID O
THE BEAUMONT AERIE #116 FRATERNAL ORDER OF EAGLES
TOLEDANO EVA MARIA COBOS
TONG BE VAN