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Home My WebLink About1705-PDATE: March 15,2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager "N SUBJECT: Consider a request for a specific use permit to allow a scrapbook business in an RCR (Residential Conservation and Revitalization) District, FILE: 1705-P The Planning Manager recommends approval of this request. Carolyn McCullough, the property owner, wishes to offer the use of a crop room (a room with large tables and chairs) to individuals wishing to learn how to put together scrapbooks. The property is located at 2515 Broadway, Ms. McCullough has operated a massage therapy business at this address for the last 18 years. She states that no exterior or interior renovations will be required. Her plans call for one-half of the building being used for the scrapbook business, one -quarter for the massage business and one -quarter for storage. Hours will typically be Monday - Friday, 9 a.m. to 5 p.m. She will sometimes be open from 6 p.m. to 12 a.m. on Fridays. Ms. McCullough states that she averages two massages per day and expects to have four scrapbook customers per day, not at the same time. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 19 Responses in Favor . Responses in Opposition _. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the west 40' of Lot 3 and the east 20' of Lot 4, Block 46, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.206 acres, more or less. February 19, 2004 Attention: Planning Commission and City Council of Beaumont ffl.&MnMr1WV MOW MMno 13 MW "Life is trot a matter of milestones, but of moments. " -- Rose Kennedy There are moments in every life that define us. My goal by creating this "Moment In Time Scrapbooking Crop Room" is to help others to capture and preserve these moments before they fade. Family photo's are precious memories that deserve special care and skill to preserve them long after we are gone. By creating this special space, I will be able to share my years of experience as a scrapbooker. It will enable me to teach others the skill of preserving there pictured memories in the form of scrapbook pages and written journaling. I plan to offer the use of a crop room (a room with large tables and chairs) to individuals who share my interest in preserving their memories. Class will be held in the evenings, several days a week, and open crops will be offered on a limited, but regular basis. Because of limited space, only a few basic archival and acid free supplies will be offered for sale. I have a love and respect for the Old Town area of Beaumont and only wish to enhance and preserve it's rich past. I feel that by offering a way to preserve our past on pages and teaching classes on how to properly �.eserve our past will only help the nostalgic feel that Old Town already has. My antique house is such a perfect location for my existing massage therapy office as well as the perfect spot to help others learn to preserve their precious pictured moments before they fade. By using my existing space and adding the scrapbook %'f'te-&t'o my location will only add to the soothing historic value of the Old Town District of Beaumont. Parking will not be a problem, as you can see from my detailed sketch of my property their is ample parking space already in the rear. Please note that I have been a respectable massage therapist neighbor in this location for the past 18 years, the two story house directly next door to mine is a CPA and accounting office and also in that same block is another accounting office (Billy Braniff). I do not plan to make any physical changes to the outside of my property as it is perfect as it is. I plan only to change how I utilize the existing rooms inside the house; again no walls will even be change on the inside. There will be no excessive traffic as my classes will be small and can already accommodate them well. Your careful consideration to this unique request is greatly appreciated. I will be looking forward to further enhancing the Old Town are of Beaumont by helping and teaching others how to preserve their past. Sincerely, 04 hlc- eu�J4 Carolyn McCullough 60 00- 13 14 ?3 84 j is i to to to' 00 Aft? FADOIA;- JV .............. FILE 1705-P: A request for a specific use permit to allow a scrapbook business in an NORTH RCR (Residential Conservation Revitalization) District. Location: 2515 Broadway ti Applicant: Carolyn McCullough SCALE V= 200' to to CALDER AVE. '59 9 V , �ko A, to P I i �1� i ! ~ 50 Apt I$ to UP16J to is it it BROAOWAY' I srs ! 1 1 :4 1-49 0 it 15 14 IS jpAr tT to to so ��I Z/84-RrY Z(o 0 0 . ..... .... -jo I.AURI-4 / 90 7 C-2 LIBERTY AVE. L LAUREL AVE. to Oa 'j; P I ~ "Z- �,i 'i�d.latta. MM t to 14, At ,jli-u re, o -r ". b W T'T 4 Awl "s tvr hack �prc� o, �j e- o— h c, -s � P- e- r-,\ S,r\t.,Af8 s IT L L S �-o H o� LL 0 w - rr Lo 0 -7 f -4: 1 t C4- 7- F Cr r a. E� V) ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE 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; 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; 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; 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and 8. That the proposed use is in accordance with the Comprehensive Plan. Application isill Compliance M Application is not in Comments Compliance Attached x ANALYSIS This application is in conformance with all of the eight conditions necessary for approval. Comments on Conditions I and 4 follow: 1. In this block, there are a number of commercial businesses. Immediately to the west and north are commercial businesses. The existence of the proposed business will not be detrimental to the other uses in the block. 4. The subject property currently has space for 6 cars in the back yard of the property. 6 spaces would be required. APPLICANT: Carolyn McCullough PROPERI'Y OWNER: Same LOCATION: 2515 Broadway EXISTING ZONING: RCR (Residential Conservation Revitalization) District PROPERTY SIZE: 0.206 acres, more or less EXISTING LAND USES: Massage therapy business FLOOD HAZARD ZONE: "X" - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORT 11: Commercial RCR (Residential Conservation Revitalization) District EAST: Residential RCR SOUTH: Apartments RCR WEST: Commercial RCR COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None GENERAL INFORMATION/PUBLIC UTILITIES continued STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: Broadway, - local street with a 60' wide right- of-way and 27'pavernent width Curb and gutter 6" water line 6" sanitary sewer line Fire protection is provided by Station V, 1700 McFaddin. Services are adequate.