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DATE: January 25, 2010
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a real estate
office in an RCR-H (Residential Conservation and Revitalization)
District
FILE: 2018-P
STAFF REPORT
The Planning Manager recommends denial.
Alan Cramer with Alan Cramer Investments, has applied for a specific use
permit to allow a real estate office at 2580 North Street.
Mr. Cramer states that the office will be staffed by 2-3 employees. Day
to day business will consist of the signing and processing of applications
and leases, collecting payments and supplying keys and work orders to
maintenance crews. Hours of operation will be Monday - Friday, 8:00 a.m.
- 5:00 p.m.
The subject property consists of a two story residence and an existing garage.
The applicant proposes to construct nine additional parking spaces at the
rear of the house. As a result of a specific use permit granted in 1988
for a child care facility, the existing driveway was expanded to include
a paved turn-around for two-way traffic. The most recent use of the property
has been single family residential.
In June, 2006, City Council denied a request for a specific use permit to
allow a financial consulting office at 2570 North. That property is adjacent
to the subject property=s east property line. This denial was based upon
the desire of residents of the Old Town neighborhood to restrict further
commercial encroachment into the neighborhood. This would be the only
commercial use in this particular block. The nearest commercial use is
a lawyer=s office at the northwest corner of North and Tenth Streets.
This particular request would require that the back yard be paved over to
provide additional parking to serve the proposed business. There has been
a tendency for residential structures, once converted for commercial uses,
to not revert back to residential uses.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 35 .
Responses in Favor . Responses in Opposition .
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 15 and 16, Block 42, Averill Addition, City of Beaumont, Jefferson
County, Texas, containing 0.33 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
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
This application is in conformance with five of the eight conditions
necessary for approval. Comments on Conditions 1, 4 and 7 follow:
1. RCR-H zoning does allow for a variety of office uses.
However, the Old Town neighborhood has expressed a desire
to limit the spread of commercial uses in the area. In
2006, City Council denied a request for a financial
services company adjacent to the subject property to the
east. Increased commercialization of the neighborhood
will make it less desirable for residential.
4. The applicant proposes to construct nine parking spaces
behind the main structure. The proposed use will have
increased traffic that could negatively affect adjacent
properties.
7. The applicant is requesting a modification to the
landscaping/screening requirements. Along portions of
the north, west and east property lines exists a 6' tall
wood screening fence. The landscape strip varies in width
from 1.5' to 4'. The Zoning Ordinance requires an 8' tall
wood fence and a 10' wide landscape strip.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Alan Cramer Investments
PROPERTY OWNER: Same
LOCATION: 2580 North Street
EXISTING ZONING: RCR-H (Residential Conservation
and Revitalization-H) District
PROPERTY SIZE: 0.33 acres, more or less
EXISTING LAND USES: Residential
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Residential RS (Residential Single Family Dwelling) District
EAST: Residential RCR-H (Residential Conservation and
Revitalization-H) District
SOUTH: Residential RCR-H
WEST: Residential RCR-H
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Stable Area
STREETS: North Street - Major collector with
a 60' wide right-of-way and a 27'
pavement width
DRAINAGE: Curb and gutter
WATER: 6" water line
SANITARY SEWER
SERVICE: 6" sanitary sewer line
PROPERTY OWNERS
AIKEN WAYNE S & CAROL J
ALLEN ESTELLE
AYALA MARGARITA & LINO
BOUDREAUX KATHY
BOUTTE JUDY
BROWN DERRICK & DEREK WILLIAMS
CH SEPARATE PROPERTIES LLC
CHRISTENSEN ERIC & ANA
COLEMAN VIRGINIA PAGE
CULLOTY MARGARET
DALEO FRANCES KAY
DANIALI SAEED & MAHNAZ
DANIALI SAEED ET UX
DIXON CURTIS F & JENNIE L
DURBIN NELL E
EVANS KATHRYN
EVANS RICHARD N II
GRACIAN ARTURO Z & GUADALUPE RODRIGUEZ
GRANGER THOMAS LYNN
GREGORY JIMMIE
HABERBUSH DONNIE J
HAMMERLING SANDRA L
HAYNIE WALTER K JR & ELIZABETH REVOCABLE LIVING TRUST
HERNANDEZ CALIXTO
HERRINGTON CORINE
LYDICK SUMMER S & R KELLY & MICAH D SHANKS
MASON PROPERTIES & INVESTMENTS LLC
MOORE BURT THOMAS
OLD TOWN INVESTORS
PROPERTY OWNERS continued
RIVERA SHERRY L
STAFFORD JERRY LYNN
TADLOCK JUNE
TANT THOMAS D
TOLIN DAVID JR & RENE
WARREN HARVEY L III & BRENDA