HomeMy WebLinkAbout1559-PDATE: June 18, 2001
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Request for a specific use permit in an RCR (Residential Multiple Family Dwelling -
Highest Density) District to allow therapeutic massage at 2530 Laurel Avenue,
FILE: 1559-P
The Planning Manager recommends approval of the specific use permit to allow a massage
therapy business in the residential structure. The use is in compliance with the
Comprehensive Plan. This recommendation is subject to the modification to the landscape
regulations as depicted on the applicant's site plan and in his letter.
Jie Chen Lee wants to open a massage therapy office at 2530 Laurel Avenue. Because ofthe
existing construction of the house and drive he asks that lie be allowed to dispense with the
10 foot wide planted buffer strip around the lot. He does propose to build the 8 foot tall
screening fence as required.
Parking will be located in the rear yard. The structure is one story, brick and fi-ame, and
contains 1,350 square feet. Laurel Avenue (one-way cast bound) is a major arterial.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 27
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Lot 22, Block 47, Averill Addition, City of Beaumont, Jefferson County, Texas, containing
0.133 acres, more or less.
/ 5-5.9. P
To: The Planning Commission and City Council, City of Beaumont, Texas
Ref Specific Use Permit
2530 Laurel Street
Beaumont, Texas
Dear Sir:
Attached is our application and site plan for a Specific Use Permit for the above
referenced property. We are requesting this permit to allow us to operate a massage
therapy business at this location.
The proposed use of this property meets all eight conditions specified under Section 30-
26E of the Zoning Ordinance as stated below,
♦ 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.
♦ The establishment of the specific use will not impede the normal and orderly
development and improvement of surrounding vacant property.(Our proposed activity
is specific to this site only and will not change or effect any surrounding tracts),
♦ There is adequate utilities, access roads, drainage and other necessary supporting
facilities currently in place.
♦ The design, location and arrangement of the existing driveway and the proposed
parking area in the rear will provide for the safe convenient movement of traffic
without adversely affecting the general public or adjacent development.
♦ The proposed use of the facility will not create an offensive odor, fumes, dust, noise
or vibration.
♦ Lighting around the property will not disturb or adversely affect neighboring
properties.
♦ The existing landscaping is adequate to insure harmony and compatibility with the
adjacent property. There are existing trees on the site to remain in place. An
additional landscaping buffer is not feasible due to.the location of the structure and
the location of the existing driveway near the property line. A new screening fence
will be installed as shown on the attached site plan.
♦ The proposed use is in accordance with the comprehensive plan.
Thank you for your earliest approval of this requested permit.
Sincerely
Jie Chen Lee
L, eL I For/Aim N.
FILE 15_59-P: Request for a specifle use permit to allow a massage therapy shop in the NORTH
aye sa RCR (Residential Conservation Revitalization) district.
Location: 2530 Laurel Ave.
Applicant: Jie Chen Lee SCALE
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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:
L 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. 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 seven of the eight conditions necessary for approval.
Comments on items I and 7 follow:
I This neighborhood has mixed uses, including residences, apartments, offices and a
church. The massage clinic will fit in and not be injurious to this immediate area.
7. The existing structure and drive preclude installing the 10 foot wide planted buffer
strip. The applicant does propose constructing an 8 foot high screening fence around
the lot.
GENERAL, INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
FLOOD HAZARD ZONE:
EXISTING LAND USES:
SURROUNDING LAND USES:
NORTH: Residence
EAST: Duplex, duplex
SOUTH: Church, residence, office
WEST: Residences, office
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
STREETS:
Jie Chen Lee
Peng L. Lee
2530 Laurel Avenue
RCR (Residential
Revitalization) District
0.133 acres, more or less
"C" - (Minimal)
Residence
Conservation and
SURROUNDING ZONING:
RCR (Residential Conservation and Revitalization)
RCR
RCR
RCR
Conservation and Revitalization
None
Laurel Avenue is a major arterial. It has a 76'
wide right-of-way and a 30'wide pavement.
Laurel is one-way, east bound.
GENERAL INFORMATION/PUBLIC UTILITIES continued
130--afflamm
WATER:
SANITARY SEWER
SERVICE:
FIRE PROTECTION:
rJA N•
•OW61114 gal •
There is a 15" storm sewer in the street.
There is a 6" water line in the street.
There is a 6" sanitary sewer in the street.
Fire protection is provided by Station P,
1700 McFaddin.
Services and utilities are adequate,