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DATE: September 18,
2006
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for an amended specific use permit to allow
the expansion of an existing washateria in an RCR (Residential
Conservation and Revitalization) District.
FILE: 1842-P
STAFF REPORT
The Planning Manager recommends approval of this request.
Johnny Huynh is applying for an amended specific use permit to allow
the expansion of an existing washateria at 4639 Highland.
In January, 2005, the City Council approved a specific use permit to
allow the operation of an 1,870 sq. ft. washateria and related
parking. This specific use permit was approved with a modification
to the landscaping requirements. The 10' wide landscape strip along
the south and east property lines was deleted. An 8' tall wood
screening fence was constructed along those property lines.
The proposed amendment will include an additional 780 sq. ft. of
space added to the rear of the washateria, the demolition of an
existing 2 story garage apartment and an additional 5 parking spaces.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 18 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 3, Block 1, Eisentraut Addition, City of Beaumont,
Jefferson County, Texas, containing 0.75 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 all eight conditions necessary
for approval. Comments on Conditions 7 and 8 follow:
7. With the approval of the original specific use permit in
2005, the City Council waived the requirement to install
a 10' wide landscape strip along the south and east sides
of the subject property. An 8' tall wood screening fence
was constructed along those two property lines.
8. The Comprehensive Plan designates this area as
A Conservation and Revitalization @. As such, the plan
encourages the introduction of new compatible commercial
uses into neighborhoods as a means of revitalization.
The existing washateria has provided a much needed service
in the neighborhood.
In addition, the South Park Neighborhood Plan designates
this area for mixed residential and commercial uses. The
proposed expansion is in conformance with the neighborhood
plan.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Johnny Huynh
PROPERTY OWNER: Same
LOCATION: 4639 Highland Avenue
EXISTING ZONING: RCR (Residential
Conservation and
Revitalization) District
PROPERTY SIZE: 0.75 acres, more or less
EXISTING LAND USES: Residential
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Car wash RCR (Residential Conservation and
Revitalization) District
EAST: Residential RS (Residential Single Family Dwelling) District
SOUTH: Residential RCR
WEST: Residential RCR
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Conservation and
Revitalization
OTHER PHYSICAL
FEATURES: None
STREETS: Highland Avenue - Secondary
arterial with a 60' wide
right-of-way and a 36' pavement
width
DRAINAGE: Curb and gutter
WATER: 6" water line
SANITARY SEWER
SERVICE: 6" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by
Station #3, 805 Woodrow.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
RICKY LYNN STEWART
LI-CHEM MA ALEXANDER HOLLOMAN
JOHN A RANEY JR CURTIS D & LISA GAYLE BREAUX
JAMES F BOYD VERNON D CASTILLE
NANCY J BROUSSARD CLAUDE W GORE ET UX
JOHNNY HUYNH & JUAN Y XU CLAUDE W GORE
MICHAEL EDD ET UX CHARLES E GIBBS
TAVULA ADOLPH CHRISTOPHER TRUONG
JACKIE CAROLYN KNOBLOCH LYNN A ROWELL
CANSLER CHERYL A GUIDRY