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DATE: May 15, 2006
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a
mother-in-law quarters in an RS (Residential Single Family
Dwelling) District.
FILE: 1821-P
STAFF REPORT
The Planning Manager recommends approval of this request subject to
the dwelling unit not being rented.
Rocco A. Mastrangelo is requesting a specific use permit to allow a
mother-in-law quarters in an RS (Residential Single Family Dwelling)
District at 850 Avenue D.
Mr. Mastrangelo states that his mother-in-law is 78 and can no
longer manage on her own. He and his wife do not have adequate
space in their house to accommodate his mother-in-law. The one
story dwelling unit would be 448 sq. ft. in area and would be located
at the rear of the subject property, 11' from the rear and side
property lines.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 14 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 112, Block 10, Blanchette Addition, City of Beaumont,
Jefferson County, Texas, containing 0.172 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
ANALYSIS continued
This application is in conformance with all eight conditions necessary
for approval. Comments on Condition 7 follow:
7. The applicant will be replacing an existing chain link
fence with a 6' high wood screening fence. An 8' high
fence is not required since this is a two-family use and
not a multi-family use of three or more families.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Rocco A. Mastrangelo
PROPERTY OWNER: Same
LOCATION: 850 Avenue D
EXISTING ZONING: RS (Residential Single
Family Dwelling) District
PROPERTY SIZE: 0.172 acres, more or less
EXISTING LAND USES: Single family residence
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: Commercial GC-MD (General Commercial-Multiple Family
Dwelling) District
SOUTH: Vacant GC-MD
WEST: Residential RS
COMPREHENSIVE PLAN: Conservation and
Revitalization
OTHER PHYSICAL
FEATURES: None
STREETS: Avenue D - Local street with a 60'
wide right-of-way and an 18'
pavement width.
GENERAL INFORMATION/PUBLIC UTILITIES continued
DRAINAGE: Open ditch
WATER: 2" water line
SANITARY SEWER
SERVICE: 8" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by
Station #1, 747 College.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
M&E FOOD MART INC % ROBERT D RASH & ASSOC
MARK MATHIAS BRACKIN III
IBRAHIM A KHADOUR
ROCCO A & MARY-ANN MASTRANGELO
ANTHONY M PADILLA ET UX
JOHNNY P CASEY
FRANCISCO SANCHEZ
BRUCE ROBERT IBACH
SHERMAN & SHERMAN INC
VARELA AUGUSTINE
JOSE GALO TRISTAN
JOSE RIVAS
ANH THI NGUYEN
HIPOLITO MARTINEZ ET UX