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HomeMy WebLinkAbout1738-P DATE: September 20, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a craft mall and a restaurant in an RCR (Residential Conservation and Revitalization) District. FILE: 1738-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following conditions: 1. Provide a 6' wide landscape strip along the north, east and west sides of the parking lot. (Planning) 2. Any improvement to the existing drainage system shall be constructed by an underground drainage pipe system. No storm water shall drain onto adjacent properties before and after structures are built. (Engineering) 3. Provide a minimum of 26 parking spaces. (Planning) and with a modification to the landscaping/screening requirements along the southeast, southwest and east property lines. LinMarie Garsee and Jesse Gomez, dba Two Hearts Village, are requesting a specific use permit to allow the operation of a craft mall and a restaurant at 1885 Park and 1820 Pennsylvania. The subject property is currently occupied by a vacant 2,197 sq. ft. apartment house. It is the desire of the applicants to construct an additional 2,085 sq. ft. of space to that building for use as a craft mall. In addition, a separate 392 sq. ft. building will be placed on the property for use as a take-out hamburger stand. Ms. Garsee and Mr. Gomez currently operate Two Hearts Leather & More retail store at 495 Craig. It is the intent of the applicants to move this store to the new location. Additional retail space will be available for lease. Ms. Garsee states that she has prospective tenants for the remainder of the retail space and the hamburger stand. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 29 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 1, Block 1, Johnson Addition and Tracts 27-28 and the N 50' of Lot 29, Plat P, D. Brown Survey, City of Beaumont, Jefferson County, Texas, containing 1.02 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 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, 2, 4 and 7 follow: 4. The proposed use will be an asset to the Charlton-Pollard neighborhood. The applicants are taking a dilapidated piece of property and renovating it. This will not only increase the tax value of the property but would also bring additional retail uses to the neighborhood. 5. There are vacant parcels of land in the immediate vicinity that could be used for future development. Hopefully, this development will be a catalyst for additional commercial development in the area. 4. A minimum of 26 parking spaces are required for the craft mall and the hamburger stand. In her letter, Ms. Garsee states that there will be approximately 40 parking spaces. However, the site plan shows 19 spaces. There is adequate room on the subject property to allow for adequate parking. 7. The applicants are requesting a modification to the landscaping/screening requirements along the southeast, southwest and east property lines. There are 4' tall chain link fences along the southeast and east property lines. There is vegetation along a portion of those property lines. Along most of the south property line there is heavy vegetation. There is no fencing along the south property line. The Planning Manager is recommending a modification of the landscaping/screening requirements along those property lines and that a 6' wide landscape strip be installed along the north, east and west sides of the parking lot. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Two Hearts Village PROPERTY OWNER: LinMarie Garsee and Jesse Gomez LOCATION: 1820 Pennsylvania and 1885 Park EXISTING ZONING: RCR (Residential Conservation Revitalization) District PROPERTY SIZE: 1.02 acres, more or less EXISTING LAND USES: Vacant buildings GENERAL INFORMATION/PUBLIC UTILITIES continued FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial, residential RCR (Residential Conservation Revitalization) District EAST: Residential, vacant RCR SOUTH: Residential, vacant RCR WEST: Residential, VFW Hall RCR COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Pennsylvania Avenue - Major arterial with a 60' wide right-of-way and a 36' pavement width; Park Street - Major arterial with a 60' wide right-of-way and a 40' pavement width DRAINAGE: Curb and gutter WATER: 6" water lines SANITARY SEWER SERVICE: 6" and 10" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #11, 2185 Sabine Pass. ADEQUACY OF SERVICE: Services are adequate.