HomeMy WebLinkAbout1594-PW
DATE: January 23, 2002
TO: Plarming Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider an application for a specific use permit to allow an office for a massage
therapist at 8117 Gladys Avenue in existing facilities in the RM-H (Residential
Multiple Family Dwelling -Highest Density) district. (This item was rescheduled
from the December 17, 2001 meeting.)
FILE: 1594-P
STAFF REPORT
The Planning Manager recommends approval of the specific use permit for the massage
therapist. Mr. Wallace included in his application that he is also an optician and wishes to
sell eye glasses as well. The optician portion of the specific use peril -lit is classified by the
Zoning Ordinance as a retail outlet and is not a permitted use in an RM-H district. The
application for the massage therapist is in compliance with the eight conditions necessary for
approval.
Lief A. Wallace is a registered massage therapist and a registered dispensing optician. He
proposes to lease Suite 103, Building B in an existing office suite at 8117 Gladys Avenue.
The site, which is Lot D, Block 36, Dowlen West Addition, Unit IX, received a specific use
permit for offices in the early 1980's. The parking layout, drives and screening already meet
required conditions. The buildings are owned by a group of investors.
Exhibits are attached,
Notices Mailed to Property Owners: 54
Responses in Favor: Responses in Opposition:
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Part of Lot D, Block 36, Dowlen West, Unit XIX, being Suite 103, Building B, Gladys
Office Park Condominiums, Beaumont, Jefferson County, Texas, containing 0.849 acres,
more or less.
Lief A. Wallace, R.M.T.
8256 Keith •
Lumberton, Texas 77657
0
My name is Lief A. Wallace. I am a Registered Dispensing Optician,
and a Registered Massage Therapist, by the Texas Department of
Health. I propose to use the space (Building B, suite103, on enclose
site plan ) located at 8117 gladys, for the professional practice of th
registrations listed above. Since the lease space is in an existing -
building, the eight conditions for the specific use permit should alrea
• met. I
Thank You,
Lief A. allace, R.M.T.
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'FILE 1594-P: Request for a specific use permit to allow
an office for a massage
NORTH
therapist and optician in an RM-H (Residential Multiple Family Dwelling - High
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Density) district.
Location: 8117 Gladys Avenue, Building B, Suite 103
SCALE
Applicant: Lief A. Wallace
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SECTION SECTION S
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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 conlirnts
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
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
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.
Comment on condition follows:
1) This site received a specific use permit for professional business offices shortly after
the city's adoption of the 1981 zoning ordinance. Massage therapy was not in our
SIC code at the time. This request will not in any way impair property values in the
immediate area. An "Optician, Retail" is classified as 5995 in the SIC Code. Such
retail uses are not permitted in an RM-H district.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
STATUS OF APPLICANT:
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
SURROUNDING LAND USES:
NORTH: Offices, townhouses
EAST: Offices, townhouses
SOUTH: Residences
WEST: Commercial uses
COMPREHENSIVE PLAN:
OTHER PHYSICAL FEATURES
"m- WOMMAIPm-
William R. Lucas, Corp.
Tenant
8117 Gladys Avenue
RM-H (Residential Multiple Family
Dwelling -Highest Density)
0,849 acres, more or less
Office buildings
C (Minimal)
muLa
RM-H (Residential Multiple Family Dwelling -Highest
Density)
RM-H
RS (Residential Single Family Dwelling)
RM-H, NC (Neighborhood Commercial)
Stable area
I=
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS:
WATER:
SANITARY SEWER SERVICE:
Gladys Avenue is a secondary arterial with a
60'wide right-of-way and a 32'pavement.
Storm sewers and open ditches.
In the street right-of-way.
In the street right-of-way.
Fire protection is provided by Station #9,
7010 Gladys Avenue,
ADEQUACY OF SERVICE: Services are adequate,