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DATE: May 19, 2008
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a restaurant
parking lot in an RCR (Residential Conservation and
Revitalization) District
FILE: 1948-P
STAFF REPORT
The Planning Manager recommends approval subject to the following
conditions:
1. During the Calder Avenue construction project, access to
Broadway will be permitted. Once that project is
completed, the Broadway access to the parking lot will
be eliminated
2. The parking lot shall extend no more than 25' from the
south property line
3. A minimum 6' wide landscape strip shall be installed along
the south end of the parking lot
4. An 8' tall wood screening fence shall be constructed along
the west property line
5. The parking lot shall meet the interior landscaping
requirements
and with a waiver to the 10' wide landscape strip along the
west property line.
Wayne Ingwersen, owner of Easy=s Restaurant, has applied for
a specific use permit to allow a restaurant parking lot in an
RCR (Residential Conservation and Revitalization) District.
The property is located at 2320 Broadway.
Mr. Ingwersen owns two vacant lots immediately south of his
restaurant at 2325 Calder. Mr. Ingwersen would like to
construct a parking lot on the two vacant lots.
The Oaks Historic District regulations require that all
off-street parking must be set back along street frontages not
less than the required yard setbacks or as far back as the front
of immediately adjacent buildings, whichever is greater. The
required front yard setback in the RCR District is 25'.
On May 12, the Historic Landmark Commission approved a
certificate of appropriateness for the parking lot.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 31 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 24-25, Block 22, Averill Addition, City of Beaumont,
Jefferson County, Texas, containing 0.34 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
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 seven of the eight conditions
necessary for approval. Comments on Conditions 4 and 7 follow:
4. The Planning Manager recommends approval subject to access
to Broadway being eliminated once the Calder Avenue
construction project is completed.
7. The Planning Manager recommends that a minimum 6' wide
landscape strip be installed along the south end of the
parking lot. An 8' tall wood screening fence will be
required along the west property line and the parking lot
must meet the interior landscaping requirements. The
Planning Manager recommends a waiver of the required 10'
wide landscape strip along the west property line.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Wayne Ingwersen
PROPERTY OWNER: Same
LOCATION: 2320 Broadway
EXISTING ZONING: RCR (Residential
Conservation and
Revitalization) District
PROPERTY SIZE: 0.34 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: Commercial GC-MD (General Commercial-Multiple Family
Dwelling) District
EAST: Vacant commercial RCR (Residential Conservation
and Revitalization) District
SOUTH: Residential RCR
WEST: Residential RCR
COMPREHENSIVE PLAN: Stable Area
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Broadway Avenue - Local street
with a 60' wide right-of-way and
a 27' pavement width
DRAINAGE: Curb and gutter
WATER: 6" water line
SANITARY SEWER
SERVICE: 21" sanitary sewer line
PROPERTY OWNERS
7TH & BROADWAY LTD
ACOSTA ANTONIO & OLGA
ATKINS FRANKLIN D & JAVIS
BAKER TIMOTHY
BAKER TIMOTHY C ET UX
BATHLA SANJIV & SUMAN
COOK GENIE
GLOVER COURTNEY M & PATRICIA S
KELLY CHARLES
KMI LP
MANNING EVELYN J PARTNERS LTD
MANUEL ALISA
MM INTERESTS LLC
NGUYEN JOHNNY & KIM
NGUYEN TU VAN & GIAITTONG
O'FIEL HUGH
PINKSTON RICKY E
REID FRANKLIN
REYES BENNIE (LIFE ESTATE)
ROBERTS HARRY JR
TAYLOR MICHAEL
TIEU THOMAS
VERRET RICHARD W
VILLARREAL MARIO E JR & PATRICIA
WHITMAN BOB D