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Home My WebLink About1696-PUK DATE: November 17,2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow the operation of a day spa in an RCR (Residential Conservation and Revitalization) District. FILE: 1696-P STAFF REPORT The Planning Manager recommends approval of this request with approval of a modification to the landscaping/screening requirements along the west side of the property. Patricia Brooks and Rosalind Hall, the property owners, wish to operate a day spa in the structure located at 2300 McFaddin. Ms. Brooks and Ms. Hall state that the proposed facility intends to offer hair and nail care, massage therapy, skin treatments, catered luncheons for its clientele, minor beautician services and the sale of skin and hair care products. The facility will employ a receptionist, two massage therapists, two hair stylists, two nail technicians and two estheticians. Approximately ten clients can be served at any given time. Clients will spend one to four hours at the facility during a visit, The facility will be open for business between the hours of 9 a.m. and 7 p.m., Monday through Saturdays. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 17 . Responses in Favor . Responses in Opposition -. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the East 40' of Lot 27 and Lot 28, Block 20, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.31 acres, more or less. Processes and Activities Proposed for 2301 McFaddin St. Day Spa & Salon The proposed facility is designed to offer, and intends to offer, the following services: 1. Hair care, including styling, coloring, permanent waves, etc. 2. Nail. care,, including pedicure, manicure, extensions, etc. 3. Massage therapy by licensed therapists. 4. Skin treatment by licensed estheticians, including microdermabrasion. 5. Catered luncheons for select clientele. 6. Retail skin and hair care product selections. 7. Other minor beautician services as custom may require. The facility may employ a receptionist, two massage therapists, two hair stylists, two nail technicians, and two estheticians. It will have the capacity to serve about ten clients at any given time. Clients will spend from one to four hours at the facility at each visit. Client activities will include the services listed above, as well as rest periods between treatments. The facility will be open for public business between the hours of 9:00 AM and 7:00 PM Mondays through Saturdays. Ample parking will be provided on the premises. Satisfaction of Conditions Re aired for Snecific Use Permit- 1. No attribute of the proposed specific use will interfere with the quiet enjoyment of other properties in the vicinity. The facility will not utilize loud music or entertain a disruptive clientele. 2. Establishment of this specific use will encourage the normal and orderly development of properties in the area, in that this area is already predominantly commercial office buildings, and the proposed facility will offer services which will encourage further such development. 3. Adequate utilities are already in place. Nothing requiring greater electrical, water, or sewage utilities will take place at the facility. Access roads are already adequate and in good condition, Drainage requirements will not be changed. 4. Proposed modifications to existing driveways and parking areas will provide orderly and convenient flow of vehicles and pedestrian traffic from McFaddin to Seventh Street. Proposed modifications will not affect adjacent properties or pedestrian traffic. 5. Noise will be kept to a minimum; a quiet, relaxing atmosphere is critical to the needs of this facility and its clientele. A central air conditioning system with high -efficiency filtration elements will eliminate any slight odors associated with hair treatments. 6, No additional lighting is contemplated for the facility. The current situation is adequate. 7. Some improvements in landscaping are contemplated in order to improve the aesthetic properties of the facility. Nothing extraordinary will be done; improvement of flower beds and lawns, modification of fencing, and trimming of existing hedges, etc. are planned. 8. The proposed facility will enhance the comprehensive plan for revitalizing the downtown Beaumont area. 78, FILE 1696-P: A request for a specific use permit to allow a day spa in an RCR NORTH (Residential Conservation Revitalization) District. Location: 2300 McFaddin Applicant: Patricia Brooks and Rosalind Hall SCALE 111=2001 ;a 0 # NORTH 51. T•TT gal oil r. 20 J11 400 McFADDIN AVE. CALDER AVE. nz, I I Ell BROADWAY AVE. 30 io 14 ly zt to try re I b4lb Urr L 15 14 t4 io 0//V r- . rq ro ro �-1 U C) 0 (ri (14 4 _ d Usf46 r •?tM� I�sYd �++gP3 iaoi3S uIppedow • 00 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 S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; x 6. I'liat directional lighting will be provided so as not to disturb or adversely affect neighboring properties; x 7. That (here are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and x x S. 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 and 7 follow: There a number of commercial businesses in the immediate vicinity of the subject property. Commercial uses are to the north, northeast, southeast, South and southwest. To the east is a bed and breakfast. Seventh Street is a major collector and is the major north/south street in Old Town, north of Calder. The proposed use would not be detrimental to surrounding properties. 7. The property to the west is residential. An 8'tall wood screening fence and a 10' wide landscape strip would be required. A 6'tall wood screening fence is along the west side of the property. The applicant is requesting a modification to the fencing requirement along the west side. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Commercial EAST: Bed and Breakfast SOUTH: Commercial WEST: Residential COMPREHENSIVE PLAN: Patricia Brooks and Rosalind Hall Same 2300 McFaddin RCR (Residential Conservation Revitalization) District 0.31 acres, more or less Residential "X" - Areas determined to be outside 500-year floodplain SURROUNDING ZONING: RCR (Residential Conservation Revitalization) District RCR RCR RCR Conservation and Revitalization GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: MeFaddin Avenue - local street with a 60'wide right-of-way and a 27'pavement width; 7"' St. - major collector with a 60' wide right-of-way and a 27'pavement width DRAINAGE WATER: SANITARY SEWER SERVICE: III"wel ADEQUACY OF SERVICE: Curb and gutter TI water line 21 " sanitary sewer line Fire protection is provided by Station #7, 1700 McFaddin. Services are adequate.