HomeMy WebLinkAbout1784-P
DATE: June 20, 2005
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow car repairs
and a car wash in an NC (Neighborhood Commercial) District
FILE: 1784-P
STAFF REPORT
The Planning Manager recommends approval of this request subject to
the following conditions:
Modification to the landscaping/screening requirement along the
west property line.
Adherence to the City of Beaumont stormwater standards.
Bruce Caley, the property owner, is requesting a specific use permit
to allow a general automotive repair shop and a car wash at 2795
Eastex Freeway. Mr. Caley states that the subject property was
originally developed as a service station in the 1980's. Gasoline sales
ceased in the 1990's. According to Mr. Caley, car repairs continued
after the cessation of gasoline sales. The applicant would also like to
wash cars. All washing would be done by hand. No machine or
pressure washing would occur at this location.
In March, 2005, the City Council denied a request to rezone this
property to GC-MD. The intended use of the property, at that time,
was to operate a used car sales lot. The sale of cars is not permitted
in an NC District. Both general automotive repair and car washing is
permitted in a NC District with a specific use permit.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 10 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 1 and 2, Northwood Addition, City of Beaumont, Jefferson
County, Texas, containing 0.34 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
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 Conditions 1, 3 and 7 follow:
1. The subject property was originally developed as a service
station in the 1980's. Gasoline sales ceased in the late
1990's. The property owner states that the property
continued to be used for car repair even after the cessation
of gasoline sales.
3. The City Engineer will require that the City of Beaumont
stormwater standards be met for the carwash.
7. The applicant is requesting a modification to the
landscaping/screening requirements along the west
property line. There is an 8' tall wood screening fence
along the south 84' of the west property line. Typically,
an 8' tall wood screening fence and a 10' wide landscape
strip would be required along the entire length of the
property line. Along the north 40' of that property line
is a guard rail.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Caley=s Automotive and Wash
Works
PROPERTY OWNER: Bruce Caley
LOCATION: 2795 Eastex Freeway
EXISTING ZONING: NC (Neighborhood
Commercial) District
PROPERTY SIZE: 0.34 acres, more or less
EXISTING LAND USES: Vacant commercial building
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Residential, vacant RS (Residential Single Family Dwelling)
District, NC (Neighborhood Commercial)
District
EAST: Eastex Freeway NC
SOUTH: Commercial NC
WEST: Vacant RM-H (Residential Multiple Family
Dwelling-Highest Density) District
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Activity Corridor
OTHER PHYSICAL
FEATURES: None
STREETS: Eastex Freeway - Freeway with
varying right-of-way widths and
4 lanes divided; Delaware Avenue
- Major arterial with a 60' wide
right-of-way and a 48' pavement
width
DRAINAGE: Curb and gutter
WATER: 12" water lines
SANITARY SEWER
SERVICE: 8" and 10" sanitary sewer lines
FIRE PROTECTION: Fire protection is provided by
Station #4, Gladys at W. Lucas.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS:
HARLEY E GRAFF
ELIZABETH M CHILDS
CHERYL E BOB
BEAUMONT ISD
D D S ASSOCIATES
OWEN BRUCE CALEY
THEODORE L HANCHEY
CALIBER PROPERTIES INC
MARY C BRICKLEY
H C HILGEMEIR