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HomeMy WebLinkAbout1755-P DATE: December 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 photography and media services business in an RCR (Residential Conservation and Revitalization) District. FILE: 1755-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following conditions: 1. Provide one disabled parking stall as per Texas Accessibility regulations. (Traffic Manager) 2. The parking lot must be paved with brushed or aggregate concrete, hot mix asphalt or masonry pavers. (Planning Manager) with a modification of the landscaping/screening requirements along the east property line and the west side of the parking lot. Leslee Jordan, the applicant, is requesting a specific use permit to allow a photography and media services business at th 290 N. 10 Street. This location is the site of an existing commercial building. The type of business that Ms. Jordan is contemplating would include a photography studio and website development. The photography will all be digital, thereby negating the need for an onsite processing lab. Pictures will be uploaded to a lab in Iowa that will then ship back the completed portrait. In addition, Ms. Jordan will act as a broker between website creators and those who need websites. She will display the work of various website creators for clients to peruse. The business will be open Monday - Saturday by appointment only. Ms. Jordan and two part-time employees will work at this location. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 19 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the W 41.5' of Lot 13, Block 47, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.11 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 seven of the eight conditions necessary for approval. Comments on Conditions 1, 4 and 7 follow: 3. The commercial building on the property has been in existence for many years. In the past, it has been used for a variety of office uses. The proposed use would not be detrimental to the surrounding neighborhood. 4. The Traffic Manager is requiring the installation of one disabled parking stall. In addition, the historic district regulations state that all parking lots must be paved with brushed or aggregate concrete, hot mix asphalt or masonry pavers. An amortization period was granted for all non-conforming parking lots. That period has now expired. 7. With new construction, an 8' tall wood screening fence and a 10' wide landscape strip would be required along the east property line. A 6' tall wood screening fence exists along the rear 38' of the east property line. There are also some shrubs along that property line. In addition, a 6' wide landscape strip would be required along the west side of the parking lot. There is no room for landscaping of the parking lot. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Leslee Jordan PROPERTY OWNER: E. H. Price II Family Partners th LOCATION: 290 N. 10 Street EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: 0.11 acres, more or less EXISTING LAND USES: Commercial building FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RCR (Residential Conservation and Revitalization) District EAST: Residential RCR SOUTH: Commercial RCR WEST: Residential GC-MD (General Commercial-Multiple Family Dwelling) District GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None th STREETS: N. 10 Street - Local street with a 60' wide right-of-way and a 30' pavement width; Liberty Avenue - Major arterial with a 60' wide right-of-way and a 27' pavement width DRAINAGE: Curb and gutter WATER: 6" and 12" water lines SANITARY SEWER SERVICE: 6" and 8" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #7, 1700 McFaddin. ADEQUACY OF SERVICE: Services are adequate.