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DATE: November 18, 2002
TO: Planning Commission and City Council
FROM: Stephen C, Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow an office in an RCR (Residential
Conservation and Revitalization) District.
FILE: 1642-P
STAFF REPORT
The Planning Manager recommends approval of this request.
Dave Jones, the applicant, wishes to use the structure at 2680 McFaddin as the bookkeeping
office for the eight Novrozsky restaurants in the area. Mr. Jones and two employees will work
out of the building. The building previously had a specific use permit for the operation of a day
spa.
Within the 2600 block of McFaddin, there are a number of businesses operating. This use will
complement and not detract from the neighborhood.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 20 -,
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 19 & W. 1/2 Lot 20, Block 52, Averill Addition, City of Beaumont, Jefferson County,
Texas, containing 0.258 acres, more or less.
-'M B U'R,l
A 'AL A A 'iA A
October 23, 2002
To: The Planning Commission and City Council of Beaumont
The use of this property will be for office use only. These will be two employees
and myself working out of this building. The main function of this office is Bookkeeping,
including payroll and accounts payable for the eight Novrozsky's Restaurants in the area.
NOVROZSKY'S - 4438 Dowlen Rd, Suite 103 * Beaumont, TX 77706
409-832-3113 0 409-833-5022 Fax
AI'OVR02S.:KY'S
VVVVVVVVVVVVVVVVVVVVVVVV
Section 30-26E Zoning Ordinance
"Eight Conditions"
I . The use will not be injurious to any other property and will have no impact on
property values in the area.
2. Our daily operations will in no way impede normal development of surrounding
property.
3, The utilities are more than adequate for our business. We have more parking than
needed and drainage is provided in current parking lot.
4, There is no change in parking from the last specific use granted. We should in no way
impede traffic or pedestrian traffic.
5, This office will not produce any offensive odor, fumes, dust or vibration to the
surrounding area.
6. Directional lighting is already provided and it does not affect neighboring properties.
7. Landscaping and screening is present from last tenant that was granted a specific use
permit.
8. The proposed use in no way out of line of the comprehensive plan.
NOVROZSKY'S * 4438 Dowlen Rd, Suite 103 e Beaumont, TX 77706
409-832-3113 • 409-833-5022 Fax
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FILE 1642-P: Request for a specific use permit to allow an office in an RCR
(Residential Conservation Revitalization) District.
Location: 2680 McFaddin
Applicant: Dave Jones
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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. fiat 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 compliance with the eight conditions necessary for approval. Comments
on Conditions 4 and 7 follow:
4) When the day spa was originally approved, the property owner widened the driveway
for two-way traffic as per the Traffic Manager's recommendation.
7) As part of the original application, the City Council approved a modification to the
landscaping requirements along the east property line. There was not enough room for
a 10' landscape strip.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: David Jones
PROPERTY OWNER: Michael Jeansonne
LOCATION: 2680 McFaddin
EXISTING ZONING: RCR (Residential Conservation and
Revitalization) District
PROPERTY SIZE: 0.258 acres, more or less
EXISTING LAND USES: Vacant commercial use
FLOOD HAZARD ZONE: "X" - Areas determined to be outside 500-year
floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NOR,rfi: Commercial RCR (Residential Conservation and Revitalization) District
EAST: Commercial RCR
SOUTI 1: Residential and Anayat I louse RCR
WEST: Residential GC -MD (General Commercial -Multiple Family Dwelling)
District
COMPREHENSIVE PLAN: Stable area
OTHER PHYSICAL
FEATURES: None
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS:
DRAINAGE:
WATER:
SANITARY SEWER
SERVICE:
FIRE PROTECTION:
ADEQUACY
OF SERVICE:
McFaddin Avenue - 60' wide local street with
27'pavement width.
Curb and gutter
2" and 20" water line
6" sanitary sewer line
Fire protection is provided by Station V, 1700
McFaddin Avenue.
Services are adequate.