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DATE: November 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 restaurant
in an RCR (Residential Conservation and Revitalization) District.
FILE: 1914-P
STAFF REPORT
The Planning Manager recommends approval of this request subject to
the following conditions:
1. Provide 12 parking spaces or get a special exception to
the parking requirement from the Board of Adjustment.
One of those parking spaces shall be a handicap stall.
2. Provide an 8' tall wood screening fence and a 10' wide
landscape strip along the northeast side of the property
3. Provide a 6' wide landscape strip along the entire frontage
of the parking lot
and with a waiver of the landscape/screening requirements along
the northwest side of the property (no 8' tall wood screening
fence or 10' landscape strip).
Arden Diamantis has requested a specific use permit to allow
a restaurant in an RCR (Residential Conservation and
Revitalization) District for property located at 2910 Concord.
The property is currently vacant but does have the remains
of a concrete slab from a previously existing commercial
building.
The 600 sq. ft. restaurant will provide food-to-go. The
restaurant will require 12 parking spaces. 10 parking spaces
are provided. Six of those parking spaces will need to be
redesigned to provide adequate aisle width.
Mr. Diamantis states that the eventual plan for his Concord
property includes the moving of the proposed restaurant and
the house at 2916 Concord and building a 4,000 sq. ft. commercial
building with three suites.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 30 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 1, Block 1, Carver Addition, City of Beaumont,
Jefferson County, Texas, containing 0.2
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 six of the eight conditions
necessary for approval. Comments on Conditions 1, 4 and 7 follow:
4. The proposed restaurant will not be detrimental to
surrounding properties. The property to the north, south,
east and west are zoned RCR. A tree service is to the
north of the subject property. The addition of a
restaurant along this section of Concord will bring much
needed commercial businesses to a distressed area.
4. A 600 sq. ft. restaurant requires 12 parking spaces. The
site plan shows 10 spaces. Six of those spaces do not
have adequate aisle width. The Planning Manager is
recommending conditional approval subject to providing
the required number of spaces or get a special exception
to the parking requirements and subject to redesigning
the parking to provide adequate aisle width.
7. The applicant is requesting a modification to the 8' tall
wood screening fence and 10' wide landscape strip along
the northeast and northwest sides of the subject property.
Eventual plans call for demolition of the house on Lot
2 and the construction of a 4,000 sq. ft. office/retail
building. The Planning Manager recommends that an 8' tall
wood screening fence and a 10' wide landscape strip be
installed along the northeast property line and the
landscaping/screening requirement be waived along the
northwest property line. In addition, a 6' wide landscape
strip is required along the entire frontage of the parking
lot.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Arden Diamantis
PROPERTY OWNER: Same
LOCATION: 2910 Concord
EXISTING ZONING: RCR (Residential
Conservation and
Revitalization) District
PROPERTY SIZE: 0.2 0 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: Residential RCR (Residential Conservation and
Revitalization) District
EAST: Residential RCR
SOUTH: Vacant RCR
WEST: Commercial RCR
COMPREHENSIVE PLAN: Conservation and
Revitalization
STREETS: Concord Road - Secondary arterial
with a 100' wide right-of-way
and a 48' pavement width;
Renaud Street - Local street with
a 45' wide right-of-way and a 24'
pavement width
DRAINAGE: Concord - Curb and gutter
Renaud - Open ditch
WATER: 6" and 8" water lines
SANITARY SEWER
SERVICE: 6" and 10" sanitary sewer lines
PROPERTY OWNERS
DAIGLE DELORES
MOUNT CALVARY BAPTIST
DIAMANTIS ARDNE & ANGELINA
NELSON A L ESTATE
FORMAN EARNEST SR ESTATE
PIERRE SAFRONIA ESTATE
GREGORY ELLA MAE LEBLANC
ROY RICKY & STEPHANIE ROY
HALL BESSIE
SASTRE RUBEN
JACKSON ROUSSEAU
SIMMONS E LOIS
JONES LOUISE DODD ESTATE
THIBODEAUX BILL L JR
LEVINE DENNIS M
TRUE HOLINESS CHURCH
MATRIX PROPERTIES
WHITE HELEN MC MAHON
MITCHELL JESSIE M
WILLMAN JOHN
MOSBY RICHARD
WINFORD JIM