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HomeMy WebLinkAbout1759-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 laundromat in an RCR (Residential Conservation and Revitalization) District. FILE: 1759-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following conditions: 1. Provide an 8' tall wood screening fence along the south and east property lines of the subject property. 2. Provide a 6' wide landscape strip along the west edge of the parking lot. and with a modification to the landscaping/screening requirements along the south and east property lines. John Holm, the applicant, is requesting a specific use permit to allow a laundromat at 4639 Highland Avenue. Currently, there is a house and a garage apartment on the subject property. The house would be demolished to allow for the construction of the 1,870 sq. ft. laundromat. The garage apartment will remain. Immediately to the north of the proposed laundromat is a six stall car wash. The facility will house thirty washing machines. Five parking spaces are required and six are provided. The laundromat=s hours of operation are currently set for being open from 9:00 a.m. to 9:00 p.m. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 20 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 3, Block 1, Eisentraut Addition, City of Beaumont, Jefferson County, Texas, containing 0.75 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 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 X ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 7 and 8 follow: 7. The property to the east and south of the subject property is zoned RCR and is residential in nature. An 8' tall wood screening fence and a 10' wide landscape strip would be required along those property lines. Currently, 3' tall chainlink fences exist. The Planning Manager is recommending that an 8' tall wood screening fence be constructed along those property lines. The Planning Manager also recommends that the 10' wide landscape strip be waived along the east and south property lines. Also, a 6' wide landscape strip will be required along the west side of the parking lot. 8. The Comprehensive Plan designates this area A Conservation and Revitalization @. As such, the plan encourages the introduction of new compatible commercial uses into neighborhoods as a means of revitalization. The proposed laundromat would provide a needed service in the neighborhood. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: John Holm for Fittz & Shipman, Inc. PROPERTY OWNER: Johnny Huynh LOCATION: 4639 Highland Avenue EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: 0.75 acres, more or less EXISTING LAND USES: Residential FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Car wash RCR (Residential Conservation and Revitalization) District EAST: Residential RS (Residential Single Family Dwelling) District SOUTH: Residential RCR WEST: Residential RCR GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Highland Avenue - Secondary arterial with a 60' wide right-of-way and a 36' pavement width DRAINAGE: Curb and gutter WATER: 6" water line SANITARY SEWER SERVICE: 6" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #3, 805 Woodrow. ADEQUACY OF SERVICE: Services are adequate.