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Home My WebLink About1556-ZPDATE: June 18, 2001 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from RM-H (Residential Multiple Family Dwelling - Highest Density) to RCR (Residential Conservation and Revitalization) District and an application for a specific use permit to allow the construction of a coffee house/Internet caf6. FILE: 1556-Z/P STAFF REPORT The Planning Manager recommends approval of the zone change to RCR and also approval of the specific use permit. This application is in compliance with the Comprehensive Plan. David T. Breaux and his father, an instructor at Lamar Institute, want to open a small coffee house (36'x 36') at the northwest corner of Alabama and University Drive. Coffee, tea and snacks will be served. Personal computers will be made available to students. No alcohol will be sold. Food set -vice activities are allowed in the RCR District with a specific use permit. Retail activities are not permitted in the RM-H District. The zone change and coffee house use will fit into the neighborhood with minimal adverse effect. This is a mixed use area with several multiple family (apartments and dorms) developments within walking distance of the subject site. Exhibits are attached. Notices mailed to property owners 38 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES The west 100 feet of Lots 13, 14 and 15, Block 3, LaSalle Addition to the City of Beaumont, Jefferson County, Texas, containing 0.344 acres, more or less. (Remaining portions of Lots 13, 14 and 15, Block 3, said addition now part of street right-of-way of University Drive). THOMAS J. SIBLEY BOARD CERTIFIED COMMERCIAL, FARM AND RANCH & RESIDENTIAL REAL ESTATE LAW - TEXAS BOARD OF LEOAL SPECIALIZATION ALSO LICENSED IN LOUISIANA I.- City of Beaumont 11�:y THOMAS J. SIBLEY, P.G. ATTORNEYS AT LAW P. 0. BOX 3045 BEAUMONT. TEXAS 77704 304 PEARL STREET FIRST FLOOR March 28, 2001 TELEPHONE: (409) 835-9044 TELECOPIER: (409) 838-4741 Planning Division. Room 205 M A R City Hall, 801 Main Street Beaumont, Texas 77701 RE: Re -zoning Application of David Thomas Breaux, LaSalle Addition Gentlemen: I have been contacted by David Thomas Breaux who has requested that I contact you concerning re -zoning of the w. 100'of Lots 13, 14, & 15, LaSalle Addition, Beaumont, Texas. The completed applications and application fees are enclosed herewith. The property described in the application is adjacent to Lamar University and is down the street from the Book Store. There is no residential usage of the property in the immediate area. The site will provide adequate off-street parking and would be used as an Internet Caf6 where people could use computers and purchase coffees, pastries and soft drinks. No alcholic beverage will be sold or allowed on the premises. Please call if any. further information is needed. Very rly yours,, Thomas J. Sibley TJS/ce encls. 2 checks 2 apps. 1 drawing April 11, 2001 To Whom It May Concern: My name is David T. Breaux. I am currently a student at Lamar University. I and my father, who is an instructor at Lamar Institute, are in the process of opening a'coffee shop across from the University. The coffee shop is going to be open from 7:00 a.m. to 12:00 p.m. daily. We will be serving coffee, cappuccino, tea, and some food. There will be no alcoholic beverages sold. There will be computers as well as lounging areas for students to relax and study. We would like to have entertainers come in on specific nights for student entertainment and enjoyment. We are currently planning on having ten or more employees. Respectfully yours, Dormroom Cafe BE JR. File 1,456-7..IP: Request for a zone change from RM-H (Residential Multiple Family Dwelling - High Density) to RCR (Residential Conservation Revitalization) and a s-u-p. application to allow a coffee house / internet caQ . Location: NW corner of Alabama & University Drive Applicant: David Thomas Breaux Z11441V kt WA 60 EAST VIRGINIA 4 F-SUBJE 4 j 11 A ou t ALABAMA AVE. 60 ---AT3- -so 0 T to A" ALMME MW MEME GARLAND AVE. NORTH A SCALE 111=200' 4 it N �/ I r� x l e(� i I I? AS Z4 LO .�s low-oq-olv 7IJ 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: I . 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 8. That the proposed use is in accordance with the Comprehensive Plan. x x ANALYSIS continued This application is in compliance with the eight conditions necessary for approval. Comments on conditions number 1 and 8 follow: 1. The specific use permit and zone change to RCR will be compatible in this university neighborhood of mixed public and private land uses. A coffee house will accommodate the many college students in the immediate area of the request. Food service is not permitted in the existing RM-H district. 8. This special district is designated as the University District in the 2001 Comprehensive Plan. The University District... "may include shopping facilities, recreational and entertainment facilities and higher density housing." New college dorms are under construction just east of this site. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: STATUS OF APPLICANT: LOCATION: EXISTING ZONING: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Vacant house, apartments EAST: University Drive, apartments, dorm, Lamar University offices SOUTH: Residences WEST: Gat -age apartment, apartments, residences David Thomas Breaux Lamda Eta Chapter of Kappa Sigma Housing Corporation Prospective buyer Northwest comer of Alabama and University Drive RM-H (Residential Multiple Family Dwelling -Highest Density) District 0.344 acres "C" - (Minimal) Vacant lots SURROUNDING ZONING: RM-11 RM-H RS RM-H GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: University District I �1- - 91� FEATURES: None STREETS: Universi1y Drive is a major collector with an 80' wide right-of-way , two 22' wide pavements with 14'raised median. DRAINAGE: Street gutters in University, ditches in Alabama. WATER: There is a 8" water line in University and a 8" water line in Alabama. SANITARY SEWER There is a 6" sanitary sewer in University and SERVICE: a 6" sanitary sewer in Alabama. FIRE PROTECTION: Fire protection is provided by Station #3, 805 Woodrow. (new station) ADEQUACY OF SERVICE: Existing services are adequate.