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Home My WebLink About1765-P DATE: January 24, 2005 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/barber shop, property management office and meeting facility in an RCR (Residential Conservation and Revitalization) District FILE: 1765-P STAFF REPORT The Planning Manager recommends approval of the beauty/barber shop and the property management office only subject to the following conditions:  Limit the uses to a three chair beauty/barber shop and a property management office.  Install an 8' tall wood screening fence along the north property line.  Pave the remainder of the parking lot in the rear with asphalt  Modification to the landscaping requirements along the north property line (no 10' landscape strip required) and to the landscaping/screening requirements along the east and west property lines (no 8' tall wood screening fence or 10' wide landscape strip required). Keith Broussard, the applicant and property owner, is requesting a specific use permit to allow a beauty/barber shop, property management office and meeting facilities at 2406 North. In August, 2004, Aereon Productions received a specific use permit to allow the use of the subject property as a film and production facility. That use appears to have fallen through. Mr. Broussard has stated that the beauty/barber shop would house 2 or 3 chairs. The property management office would employ 1 person and the office would be open from 8 a.m. to 5 p.m. He also states that he would lease the metal building for small meetings. The Zoning Ordinance requires that for a beauty/barber shop there be one parking space for each chair and one space for each employee. Office uses require one parking space for each 300 sq. ft. of gross floor area. A meeting facility with a maximum meeting capacity of 130 persons would require a minimum of 33 parking spaces. At maximum capacity, a total of forty parking spaces would be required. The site plan shows only ten parking spaces. When the property was used as the Postal Union facility, staff received numerous complaints concerning the number of cars parking on-street. The parking, STAFF REPORT continued as shown, could only accommodate a three chair beauty/barber shop and the property management office. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 23 . Responses in Favor . Responses in Opposition . PROPERTY OWNERS NOTIFIED WITHIN 200 FEET AILEEN S JOHNSON 2395 NORTH ST BEAUMONT TX 77702-1722 LOT 13, BLOCK 20, AVERILL RUBEN ALVAREZ 2399 NORTH ST BEAUMONT TX 77702-1722 LOT 14, BLOCK 20, AVERILL JOSEPH H JONES ET UX % THD-DPS CREDIT UNION P O BOX 7430 BEAUMONT TX 77726-7430 LOTS 13-14, BLOCK 19, AVERILL NOEL JAIMES 2398 NORTH ST BEAUMONT TX 77702-1723 LOT 15 AND 11' OF LOT 16, BLOCK 19, AVERILL JUAN JAIMES (CD) D MICHAEL JOHNSON (LH) 2390 NORTH ST BEAUMONT TX 77702-1723 THE EAST 39' OF LOT 16 AND THE WEST 2 OF LOT 17, BLOCK19, AVERILL LEE JOHNSON 12710 KOAWOOD LN BEAUMONT TX 77713-9405 LOT 1 & THE EAST 2 OF LOT 2, BLOCK 29, AVERILL ROSS & MARTHA HANSEN 1314 WOODWAY BLVD SOUR LAKE TX 77659-9233 LOT 3, THE WEST 2 OF LOT 2 AND THE EAST 2 OF LOT 4, BLOCK 29, AVERILL ROBERT O BOBBITT 2425 NORTH ST BEAUMONT TX 77702-1724 LOT 5 & THE WEST 2 OF LOT 4, BLOCK 29, AVERILL SARA B ENGLISH 2435 NORTH ST BEAUMONT TX 77702-1724 LOT 6, BLOCK 29, AVERILL HARRY LAWRENCE JEPSON TESTAMENTARY TRUST B 2235 HARRISON ST BEAUMONT TX 77701-1039 LOT 7, BLOCK 29, AVERILL CECILIA GUTIERRE 2405 HAZEL ST BEAUMONT TX 77702-1713 THE NORTH 97.19' OF LOTS 1-2, BLOCK 30, AVERILL FRANK WEATHINGTON 1561 N 23RD ST BEAUMONT TX 77706-2901 THE SOUTH 42.81' OF LOTS 1&2, BLOCK 30 AVERILL JACK POWELL 2419 HAZEL ST BEAUMONT TX 77702-1713 LOT 3, BLOCK 30, AVERILL CONSTANCE S LITTLE 2425 HAZEL ST BEAUMONT TX 77702-1713 LOT 4, BLOCK 30, AVERILL JAMES FURDA 2431 HAZEL ST BEAUMONT TX 77702-1713 LOT 5, BLOCK 30, AVERILL FELECIA M CRANFORD 2439 HAZEL ST BEAUMONT TX 77702-1713 LOT 6, BLOCK 30, AVERILL J LESTER SANFORD P O BOX 21052 BEAUMONT TX 77720-1052 LOT 7, BLOCK 30 AVERILL JENNIE MILLER 2460 NORTH ST BEAUMONT TX 77702-1725 LOT 20, BLOCK 30, AVERILL GREGORY A & LINDA J ROUT 5555 PINE BURR BLVD BEAUMONT TX 77708-5522 LOT 21, BLOCK 30, AVERILL LORRAINE GO & LYDIA ANGELISTA 7998 BLUE BONNET LN BEAUMONT TX 77713-9205 LOT 22, BLOCK 30 ELVIRA KRUMMEL 2670 NORTH ST BEAUMONT TX 77702-1625 LOT 23, BLOCK 30, AVERILL AMERICAN POSTAL WORKERS UNION P O BOX 469 BEAUMONT TX 77704-0469 LOT 24 & THE WEST 2 OF LOT 25, BLOCK 30, AVERILL NOEL JAIMES 2402 NORTH ST BEAUMONT TX 77702-1725 LOT 26 & THE EAST 2 OF LOT 25, BLOCK 30, AVERILL LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 24 and the W 2 of Lot 25, Block 30, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.5 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: 1. The proposed beauty/barber shop and property management office will be appropriate uses for the subject property. The property has been used for commercial purposes for many years and is not likely to return to a residential use. Similar uses exist in the surrounding blocks. 4. The proposed uses will require more off-street parking than the property can provide. Therefore, the Planning Manager is recommending that the beauty/barber shop and property management office be the only uses permitted by the specific use permit. To accommodate the ten parking spaces in the rear of the property, the remaining grass area must be paved with asphalt. 7. The subject property is surrounded on three sides by chain link fences. Typically an 8' tall wood screening fence and 10' wide landscape strip would be required along the north, east and west sides of the subject property. However, the subject property has been used for commercial purposes, as developed, for many years. As part of the approval of the film and video production facility in August, 2004, the City Council required the construction of a 8' tall wood screening fence along the north property line. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Broussard Properties PROPERTY OWNER: Keith Broussard LOCATION: 2406 North EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: 0.5 acres, more or less EXISTING LAND USES: Vacant commercial buildings 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 RS (Residential Single Family Dwelling) District EAST: Residential RCR (Residential Conservation and Revitalization) District SOUTH: Residential, commercial RCR WEST: Residential RCR COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: North Street - Major collector with a 60' wide right-of-way and a 27' pavement width DRAINAGE: Curb and gutter WATER: 6" water line SANITARY SEWER SERVICE: 8" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #7, 1700 McFaddin. ADEQUACY OF SERVICE: Services are adequate.