HomeMy WebLinkAbout1774-ZP
DATE: April 18, 2005
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a zone change from RM-H (Residential
Multiple Family Dwelling-Highest Density) District to GC-MD-2
(General Commercial-Multiple Family Dwelling-2) District or
more restrictive district and a specific use permit to allow a car
wash.
FILE: 1774-Z/P
STAFF REPORT
The Planning Manager recommends approval of the zone change
request but denial of the specific use permit for the car wash.
However, if the Planning Commission and City Council approve the
specific use permit, the Planning Manager recommends it be approved
subject to the following conditions:
The car wash must comply with the City storm requirements
and Watershed Protection Ordinance. (Engineering)
Driveway widths shall not exceed 35 feet in width. (Traffic)
A 10' wood screening fence shall be constructed along the east
and south sides of the property. (Planning)
Gulf Coast Car Wash Equipment, Inc., the applicant, is requesting this
zone change and specific use permit to allow a self-service car wash in
the 6300 block of Calder.
The car wash will have four self-service bays, one fully automatic
touch free car wash and the necessary vacuum cleaner and vending to
adequately serve a car wash of this size. The applicant states that the
facility will be of metal and masonry construction with an upscale
appearance. An employee will be on the property part-time for the
convenience of the customers. The car wash will be open 24 hours a
day.
The subject property is adjacent to GC-MD zoning to the north and
west. To the south is a single family residence. To the east is an
apartment complex.
The Planning Manager is concerned about the negative effects that a
car wash could have on the adjacent apartments. Since the car wash
will be open 24 hours a day, there is the potential for noise emanating
from the car wash that could be detrimental to the adjacent
residential.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 11 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the north 180' of Tract 1-B, Block 1, Langham Place Addition,
City of Beaumont, Jefferson County, Texas, containing 0.62 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
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 seven of the eight conditions
necessary for approval. Comments on Conditions 1 and 7 follow:
4. The subject property is adjacent to an apartment
complex to the east. It is questionable whether a 24 hour
self-service car wash is an appropriate use next to an
apartment complex. There is the potential for noise from
the car wash that could be disturbing to the adjacent
residential.
7. The landscaping and screening meet the
requirements along the east and south sides of the
property. However, if it is the desire of the Planning
Commission and City Council to approve the car wash, the
Planning Manager would recommend a fence that exceeds 8'
in height to better protect the residential uses to the
east and south.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Gulf Coast Car Wash
Equipment, Inc.
PROPERTY OWNER: Same
LOCATION: 6300 block of Calder
EXISTING ZONING: RM-H (Residential Multiple
Family Dwelling-Highest
Density) District
PROPERTY SIZE: 0.62 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial GC-MD (General Commercial-Multiple Family
Dwelling) District
EAST: Apartments RM-H (Residential Multiple Family
Dwelling-Highest Density) District
SOUTH: Single family house RM-H
WEST: Commercial GC-MD
COMPREHENSIVE PLAN: Community Center
GENERAL INFORMATION/PUBLIC UTILITIES continued
OTHER PHYSICAL
FEATURES: None
STREETS: Calder Avenue - major collector
with a 60' wide right-of-way and
a 23' pavement width
DRAINAGE: Open ditch
WATER: 8" water line
SANITARY SEWER
SERVICE: 6" and 33" sanitary sewer lines
FIRE PROTECTION: Fire protection is provided by
Station #6, 1880 S. Major.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
VIVIAN MALLEY
HIBERNIA NATIONAL BANK ATTN GARY SATTERFIELD
G S C J INC
MOHAMMED AZAM ALI & % AMERICAN REAL ESTATE
MRS H HAROLD DENTON
H HAROLD DENTON
G A W INVESTMENTS INC
KEAL S WOODRUFF
KYLE L GERNENTZ
MOHAMMAD A ALI
MOHAMMED A & MUNNAVER ALI