HomeMy WebLinkAbout1851-P
DATE: October 16,
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 beauty
shop in an RM-H (Residential Multiple Family Dwelling-Highest
Density) District.
FILE: 1851-P
STAFF REPORT
The Planning Manager recommends denial of this request.
Toya Miller is requesting a specific use permit to allow a beauty shop
at 1598 Orange. The existing shop is located on the first floor of a
two story building at the rear of the subject property. Ms. Miller lives
in the house at this address. The shop has two chairs. Hours of
operation are 9 a.m. - 8 p.m., Tuesday - Saturday. Typically, the
last appointment is taken at 5:30 p.m. Ms. Miller states that she is
the only full-time employee. However, she occasionally has a
part-time person wash hair.
The operation of this beauty shop was first reported to Planning staff
in July, 2006. Upon investigation, Ms. Miller was informed that a
specific use permit was required for her to operate at this location.
This neighborhood is currently zoned RM-H (Residential Multiple
Family-Highest Density) District. The subject property is located in an
area that is, for the most part, single family residential in nature.
There are a number of historic houses in the area. A zoning study
may be warranted to determine if RS (Residential Single Family
Dwelling) District zoning is more appropriate. To introduce
commercial uses into this neighborhood may be detrimental to its
stability.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 19 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 1-3 and the S 2 of Lot 4, Block 21, Ogden Addition, City
of Beaumont, Jefferson County, Texas, containing 0.56 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 X
ANALYSIS continued
This application is in conformance with three of the eight conditions
necessary for approval. Comments on Conditions 1, 4, 7 and 8
follow:
1. This neighborhood, while zoned RM-H, is basically stable
single family residential and mostly free from
incompatible land uses. To introduce a commercial use
into the neighborhood would not be appropriate. A zoning
study should be done for this area to determine if the
RM-H zoning should be changed to RS.
4. The minimum driveway width is 20'. The existing driveway
width is 12.5' or less. A disabled parking stall would
be required. None is provided.
7. An 8' tall wood screening fence and a 10' wide landscape
strip are required along the north and west property lines.
A 6' tall wrought iron fence surrounds the property.
Neither property line has a 10' wide landscape strip.
The applicant is requesting a modification to the
landscaping/screening requirements to allow current
conditions.
8. The Comprehensive Plan designates this area as a
A Conservation/Revitalization Area @. As such, these areas
tend to experience influences such as incompatible land
uses, dilapidated and derelict structures and
deteriorating infrastructure. Immediate actions are
needed to prevent continued deterioration and to reverse
and repair these conditions.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Toya Miller
PROPERTY OWNER: Same
LOCATION: 1598 Orange Street
EXISTING ZONING: RM-H (Residential Multiple
Family Dwelling-Highest
Density) District
PROPERTY SIZE: 0.56 acres, more or less
EXISTING LAND USES: Residential, beauty shop
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 RM-H (Residential Multiple Family
Dwelling-Highest Density) District
EAST: Residential RM-H
SOUTH: Residential RM-H
WEST: Residential RM-H
COMPREHENSIVE PLAN: Conservation/Revitalization
OTHER PHYSICAL
FEATURES: None
STREETS: Orange Street - Local street with
a 60' wide right-of-way and a 30'
pavement width; Irma Street -
Local street with a 60' wide
right-of-way and a 27' pavement
width
DRAINAGE: Curb and gutter
WATER: 2" and 20" water lines
SANITARY SEWER
SERVICE: 8" and 12" sanitary sewer lines
PROPERTY OWNERS
TORRES
POLLIE DEAN TOYA JEAN SIMPSON MILLER
JENNIE M ANGELL JOSEPH
LAND MANOR INC SIMPSON TRUSTEE
DAVID BIENVENUE
LOTTIE B JOHNSON THOMAS F BROWN
MARSENA A BOOKER JERRY MAE MAYFIELD
LORRAINE & ALICE GUSSMAN VICTOR M GONZALEZ
GONZOLO TORES JR KIMBERLY PHAM
GONZOLO JR & BELINDA RAFAEL Z AVILA
LAND MANOR INC JOSE LUIS HERNANDEZ %
LEE R HERVEY YELLOW
TONY SR & SAMANTHA HALL ROSE PROP MGMT
COLEMAN