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Home My WebLink About1656-PW DATE: February 19, 2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a beauty salon in all RCR (Residential Conservation and Revitalization) District. FILE: 1656-P 11 L The Planning Manager recommends approval of this request subject to a modification to the landscaping/screening requirements along the west property line. Lynell Simien, the applicant, is requesting a specific use permit to allow the operation of a beauty salon on the property located at the northwest corner of Highland Avenue and Shell Street. The property is currently vacant. Mrs. Simien proposes to operate a three chair beauty salon at the this location. She currently styles hair in a shop directly across the street from the subject property. However, that shop is going to close so Mrs. Simien would like to open her own shop. This would be the most recent new business announced along Highland Avenue in the past five months. In October, 2002, City Council approved a specific use permit for a new Family Dollar store just a block away at the corner of Highland and Garland. Mrs. Simien is requesting a modification to the landscaping/screening requirements along the north and west sides of the property. Immediately to the west is a 45' wide power line right-of- way. West of that is a dilapidated residential structure. Mrs. Simien has stated that she is interested in buying that property. Therefore, she would prefer that the land scaping/screening requirements be waived along the west property line. In the northwest corner of the property, 2 l'of the landscape strip is approximately 2'deep due to the location of the proposed parking. A modification to the 10' landscape strip is required along the north property line to allow landscaping as shown. An 8'tall screening fence would still be required. Exhibits are attached. PUBJJC NOTIFICATION Notices mailed to property owners 24 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1-5, Block 2, Shell Road Addition, City of Beaumont, Jefferson County, Texas, containing 0.229 acres, more or less, ' 1 an s++rc � �n i r rt � . r r � "• g0 AaGA +" • � , DIV FILE 1656-P: Request for a specific use pennit to allow a beauty shop in an RCR NORTH Fri (Residential Conservation Revitalization) District« _.__. — oca on: Northwest cornier or Shell Road and -Mg -bland venue. --___ ._ _._ ' � Applicant: Kevin and Lynell Simien SCALE `C. 111=2001 � r YA�flG i0 J?S • 60 d7J 5r5 60 • f0 i95 � L0 e2eflq .cie! df � !."I ' . • •• 11 M ..� � I � �dl M a. r ;(e�`r��,•�.s e J rt f lstlf � t)r'a3x�r.i��,e�lrl * fs lowf III r /r I AL.AF3AMA AVE.. rt SHELL RD. R j VT '� ` 1 ia"I ••TJIf J7� 4: tf fi M fT M /! � M 1 fi 7t ff � l • t . I � I �.�� A J ( 1 JN e d b AYl 50� ! +. «.. • GARLANDAVE. r! !I to ` /p f /rn /! se � y ' If a r er r er I e , t so I r ND DR. 0 HIGHLAND II efib lei 50 I "� ' 15 . l0 30 41 �40' 30 50.eJ,ee" el 'V J! JI `Je I JI JO " to 'ter (ts fi r j 4 rOM'A fl�W fe rt p so 41 ' 0s �� ' l i IOWA ST. T « Jr leAN l e , q ..� 60 JGI i i `�. se . ee► _ e!. .. . ........ . v " J JM1 �p f ab IK6 At GI /C0 4 tJ �O Ir N J! p ,M Uj Z (' ' 1) v " an "i �o a �, r• e1 e "NVN A ST CUCHI. J n . Qrce-s GCH/M sr, k I I w • —.-�10 GILES ST. �� /s r l 11 I6► I, s' r Al " m r 0 MO /er AUGUSTA ST. eo * GENOA ST. 'a 0 , p"y�, t� f, a os •i ,,ip 30 � l 4..1 � . N l " JOSEPH ST. e " u • �• p ' 4a I a-#'711'9114 I yo cl 2? ii Z� Iq 14 QL 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 is in Compliance F. x Application is not in Comments Compliance Attached x ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 1, 7 and 8 follow: I . The owner identification sign will be on the building. There will be no detached sign. 7. The applicant is requesting a modification to the landscaping/screening requirements along the west and north sides of the subject property. Mrs. Simien would like to delete the 8'tall screening fence and 10' landscape strip along the west side. In the northwest corner, there is a 2 P long landscape strip that is approximately 2' deep. S. The South Park Neighborhood Plan designates this portion of Highland Avenue as "mixed use -commercial and residential". GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: lowellanta LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Residential EAST: Residential and Commercial SOUTH: Commercial WEST: flower line right-of-way and residential COMPREHENSIVE PLAN: Kevin & Lynell Simien Same Northwest corner of Highland Avenue and Shell Street. RCR (Residential Revitalization) District 0.229 acres, more or less Vacant Conservation and "X" - Areas determined to be outside 500-year floodplain SURROUNDING ZONING: RCR (Residential Conservation and Revitalization) District RCR RCR RCR The South Park Neighborhood Plan designates this area as "Mixed Use- Residential/Commercial". GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAI, An approximately 45'wide power line right -of - FEATURES: way separates the subject property from properties to the west. STREETS: Highland Avenue - 60'wide secondary arterial with a 36' pavement width; Shell Street - 50' wide local street with an 18' pavement width DRAINAGE: Highland Avenue - Curb and gutter; Shell Street - open ditch WATER: Highland Avenue - 8" water line; Shell Street - 2" water line SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQTACY OF SERVICE: Shell Street - 6" sanitary sewer line; 6" sanitary sewer line runs behind the property Fire protection is provided by Station #3, 805 Woodrow. Services are adequate.