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DATE: March 19,
2007
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a reception
hall in a GC-MD-2 (General Commercial-Multiple Family
Dwelling-2) District.
FILE: 1863-P
STAFF REPORT
The Planning Manager recommends approval of this request with a
modification to the landscaping requirement (5' landscape strip along
the north property line and a 5' landscape strip along the north 204'
of the east and west property lines).
Thomas Cantue, the property owner, is requesting a specific use
permit to allow a reception hall on his property at 2750 E. Lucas.
Mr. Cantue received a zone change to GC-MD-2 on the north 267' of
his property in January, 2006. The south 150' of the property is
zoned GC-MD. His initial plans were to construct some apartments
and a reception hall. However, once he discovered his property was
not large enough to accommodate both uses, he decided to build the
reception hall only.
Mr. Cantue is now ready to construct the reception hall. The
structure will encompass 4,500 sq. ft. A total of 80 parking spaces
will be provided. The building will be rented for meetings, parties,
weddings, church functions and other clubs or organizations for their
fundraising activities.
Mr. Cantue is requesting a modification to the landscaping/screening
requirements along the north, east and west sides of the property.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 23 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the north 267.42' of Lot 1, Block 1, Lucas Acres Addition, City
of Beaumont, Jefferson County, Texas, containing 0.64 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
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 1, 2, 7 and 8
follow:
1. The proposed use should not be detrimental to surrounding
properties. In 2006, the City Council approved a zone
change to GC-MD-2 for the subject property. The proposed
use will provide much needed development on the north side
of the City.
2. The adjacent properties to the east and west are zoned
RS but have remained vacant for many years. If the
reception hall proves successful, other uses might be more
appropriate than what the current zoning allows.
7. Mr. Cantue has constructed 8' fencing along the north,
east and west property lines. Due to parking restraints,
Mr. Cantue states he will provide a 5' landscape strip
along the north property line and along the north 201'
of the east and west property lines.
8. The Comprehensive Plan designates this area as one in need
in conservation and revitalization. Very little
development has occurred along E. Lucas in many years.
Hopefully, the construction of this reception hall will
spur further development along E. Lucas.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Thomas Cantue
PROPERTY OWNER: Same
LOCATION: 2750 E. Lucas
EXISTING ZONING: GC-MD-2 (General
Commercial-Multiple Family
Dwelling-2) District
PROPERTY SIZE: 0.64 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
GENERAL INFORMATION/PUBLIC UTILITIES continued
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Vacant RS (Residential Single Family Dwelling)
District
EAST: Vacant RS
SOUTH: Vacant GC-MD (General Commercial-Multiple Family
Dwelling) District
WEST: Vacant RS
COMPREHENSIVE PLAN: Conservation and
Revitalization
STREETS: E. Lucas - Secondary arterial with
a 60' wide right-of-way and a 44'
pavement width
DRAINAGE: Open ditch
WATER: 8" water line
SANITARY SEWER
SERVICE: 21" sanitary sewer line
PROPERTY OWNERS
J COLIN & CHARLES B CRABBE KHIYANI & KHIYANI INC
HELEN H GIBSON JUDY M LEGER
GWENDOLYN D BYROM JIMMIE C SETTLE
VERLINE GUESS ROSEMARY BRAUN
WILLIS FORD JACKSON DIXIE & ROBERT B SORENSON
CATHERINE GASTON SIMPSON BARBARA JOYCE SCOTT
CALVIN SPIKES GABINO CARBAJAL
M G WRIGHT JUANITA RICHARD
SEAN STOTSKY ANNETTE LOGNION
EDITH L BRIGGS PRATT FAMILY LIMITED
LEE BURNELL GASPARD PARTNERSHIP
TERRY COOPER ET UX J C & RUBY RYE