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DATE: July 21, 2008
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow an eating
place and a general office use in an RCR (Residential
Conservation and Revitalization) District
FILE: 1956-P
STAFF REPORT
The Planning Manager recommends approval.
Patricia LeDe has applied for a specific use permit to allow for an
eating place and a general office use in an RCR (Residential
Conservation and Revitalization) District. The property is located at
2306 Hazel.
Ms. LeDe states that she intends to restore and remodel the building
that, for many years, was Brad=s Place Restaurant. The building
suffered damage from Hurricane Rita and has been vacant since.
In 1998, Brad Nelson received a specific use permit that allowed his
restaurant and catering business on the subject property. The
building immediately north of the restaurant was used as Mr. Nelson=s
office for the restaurant and catering business.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 27 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 27-28, Block 18, Averill Addition, City of Beaumont,
Jefferson County, Texas, containing 0.32 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
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
X
ANALYSIS continued
This application is in conformance with seven of the eight conditions
necessary for approval. Comments on Conditions 7 and 8 follow:
7. In 1998, Mr. Nelson requested a modification to the
required perimeter fencing and landscaping. He proposed
a 6' tall fence and a 5' wide A natural strip @ (landscaping)
along the fence on the west and north property lines.
The regulations require an 8' tall fence and a 10' wide
landscape buffer. Modifications to the landscaping
requirements were granted by City Council.
8. This part of town is listed in the Comprehensive Plan as
an area of Conservation and Revitalization. The RCR
District allows specific use permits for various retail
and office land uses if the non-residential use would aid
in preservation of the neighborhood while remaining
compatible to and protective of the established
residential areas.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Patricia LeDe
PROPERTY OWNER: Same
LOCATION: 2306 Hazel
EXISTING ZONING: RCR (Residential
Conservation and Revitalization
PROPERTY SIZE: 0.34 acres, more or less
EXISTING LAND USES: Vacant commercial buildings
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: Apartments RM-H (Residential Multiple Family
Dwelling-High Density)
SOUTH: BISD Vocational School RCR (Residential Conservation and
Revitalization) District
WEST: Residential RS
COMPREHENSIVE PLAN: Conservation and
Revitalization
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Hazel Avenue - Local street with a
60' wide right-of-way and a 30'
pavement width; Seventh Street -
Major collector street with a 60'
wide right-of-way and a 30'
pavement width
DRAINAGE: Curb and gutter
WATER: 6'@ and 24" water lines
SANITARY SEWER
SERVICE: 6" and 18" sanitary sewer lines
PROPERTY OWNERS
2000 JC ENTERPRISES INC
BEARDEN IRENE
BEAUMONT ISD
BRIGGS DWAIN P
BROUSSARD BRIAN & CYNTHIA STEWARD
BURNETT DONALD R
CASTILLE VERNON D
CHARLES HARDY J ET UX
DEVILLIER MICHAEL S & JAMES M
GOSS JOSEPH RAY & RUTH ESTATE
IBACH BRUCE R
JACKSON PAUL W & CYNTHIA
MOAK T W SR
NELSON BRAD
NELSON SARAH ANN
NGUYEN JOHN B THANH & ANN MARIE YINH THI
OBUKOFE-OGUNBIYI CHRISTIE
PICKENS CHARLES E & VANESSA
ROGERS CONNI
RUSSELL GEORGE & TARA
SANDERS JOSEPH SHELBY
SHELAN RONALD S & LILLIAN F
STRAHAN MICHAEL GENE & SHANNON WILCOX
WALKER RONALD J
WRIGHT DWAYNE & KAREN