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HomeMy WebLinkAbout1533-PMr-2W--'1 DATE: November 20,2000 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a specific use permit to allow the conversion of a residential structure into an insurance office and photography studio at 2539 Liberty Avenue. The property is zoned RCR (Residential Conservation and Revitalization) District and is in the Oaks Historic District. FILE: 1533-P STAFF REPORT The Planning Manager recommends a conditional approval of the request subject to the applicant agreeing to comply with the landscape and screening requirements of Section 30- 31 and to configure the parking lot to prevent vehicles from backing into the street, and compliance with all ADA requirements. Vincent and Nancy Pecora would like to purchase the house located at 2539 Liberty. The 62.5'x 120'lot lies between 9th and 10th Streets in the Oaks Historic District (HC-D2) in the Averill Addition. Mr. Pecora is a broker in the life insurance business and Mrs. Pecora is a portrait photographer. They would like to open an insurance office and a photography studio in the residence. The front yard is paved for parking and there are two separate driveways entering the front of the lot. There are single family residences, apartment houses, offices and shops in the block between 9th and I Oth. Exhibits are attached. ' : reggre-A N 101 Notices mailed to property owners 26 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 5 and the east 12.5 feet of Lot 6, Block 47, Averill Addition to the City of Beaumont, Jefferson County, Texas, containing 0.172 acres, more or less. October 24, 2000 Re: Property located at 2539 Liberty Beaumont, Texas 77702 To: The Planning Committee and the Beaumont City Council City Hall 801 Main Street Beaumont, Texas 77701 Dear Committee and Council, Enclosed we have completed an application for a specific use permit for the above listed property. Currently, we have a contract to purchase this property with the intent to use it for our businesses. Our use of this property would include a Studio Photography business and an office for Life Insurance Sales. Nine years ago, we located our Life Insurance Sales office in North Beaumont. Two years ago, we opened the Photography Studio in the office next door. As our businesses grew, we realized a need for additional space and began searching for a central location for both businesses. It was at that time we decided sharing a small home would be the most beneficial for both of us. The property on Liberty Street is almost completely renovated. We met with the owner and signed a contract tentative to the completion of all of the repairs. Previously, the property housed a business and ample paved parking covered the front yard. This would enable us and our customers to park safely. The location is very centrally located and businesses are scattered on this street and surrounding streets. Although, this is in the Historic District of Old Town, it seems to be acceptable to share property usage between residential homeowners and businesses alike. We felt to be a part of this neighborhood community we should introduce ourselves to the property owners and contacted the appraisal district for a list of names and addresses. We included information regarding ourselves and what we would like to do with the property should we obtain it. Inclusive in our mailer was a self-addressed stamped postcard allowing each the opportunity for any comments regarding this property. We included our business and home phone numbers should anyone want to speak to us personally. Attached is a copy of each of the postcards returned and a copy of the letter we mailed out. It is our intent to become an asset to this neighborhood. Our specific use will not diminish or impair property values within the immediate vicinity. In fact, after being vacant for over a year, the renovations to this property have not only met the surrounding properties equally but greatly improved the look of the neighborhood. Occupancy of this property will remove any vacancies in the surrounding area. The utilities, access roads, drainage and other necessary supporting facilities have been provided due to the previous business ownership. The arrangement and location of the parking provides for the safe and convenient movement of vehicular and pedestrian traffic due to the previous business ownership. Our business proposal will not produce any odor, fumes, dust, noise or vibration at any time now or in the future. The directional lighting is inclusive of city street lighting. The landscaping and screening insures harmony and compatibility with the adjacent properties. Our proposed use is in accordance with the comprehensive plan. We feel that our businesses relocating to this neighborhood will be an asset to the residential and business community which occupies this area. We will strive to become a positive factor in a very beautiful part of our city. Sincerely, I CkAI OICUZ CAS_ Vincent and Nancy Pecora 15-33-10 Re: Property at 2539 Liberty Dear My name is Vincent Pecora. My wife Nancy and I have been looking at the property listed above on Liberty Street and are considering using it for our businesses. We understand it was previously used as a business other than our proposed business. Because of this, the city requires we apply for a special use permit. We felt introducing you to us may give you additional insight into whom your neighbors may be. I was born and raised in Beaumont and graduated from South Park High School and Lamar University. I have been in the Life Insurance Business for twenty years and for the last eight years have maintained my office in north Beaumont. For the second year in a row, I hold the position of President of the Beaumont Association of Insurance and Financial Advisors. I am very proud of my association with the community and the position I hold. My wife Nancy has lived in Beaumont since she was a child. She graduated from Forest Park High School and Lamar University. She has practiced nursing for more than ten years and for the past two years she's maintained a small photography studio in the same building where my office is located. However, both of us would appreciate a little more room to work and grow. We've spent many months trying to find a location that we could share and feel the house on Liberty Street would work for both of us. Although, my office has been used primarily for recruiting and training new independent agents who work from their own offices, I do not have many walk in customers. Occasionally, I do hold meetings out of my office. My wife's business includes family and senior portraits. These are on an appointment arranged schedule. She also does not have many walk-in customers. Because of this, we feel our addition to the neighborhood will be positive. We would appreciate the opportunity to work alongside the many other businesses and residences who share this beautiful historic area of Beaumont. We have enclosed a postcard which we would appreciate you completing and mailing back to us. The stamp is already attached. Should you have any questions regarding our proposed venture, please call either my office or our home. I have included the numbers below. Sincerely, Vincent Pecora (409) 892-5877 work (409) 794-1190 home 1 1 1 1 1 I it F.j NORTH 7 NIH FILE 1533-P: Request for a specific use permit to allow an insurance I -1 8 e"rvatioIt "L agency/photography studio in an area zoned RCR (Residential Conservation Revitalization). A SCALE F Location: 2539 Liberty Applicant: Vincent and Nancy Pecora f '��Ilill�! �I 14 is Is to It to *I of 9 4 1" 0#4z59 �14 IS h'S 1-1 14 is tit eIr of 40 50 0- 7r� A 50 10 1,* V199 CALDER AVE. j9 9 X 13 to 11 /0 P $ Z it to 9 jj I 4 � i 1 . . ........... . .. . ti s tr i Z5 14 to to er to to ''yo 0 IBER7""Y, is,, if /11 to 'f- to ol BROADWAY AVE. es to to I? so -49 9 1 50 691 30 I 50 is to 10 l P x s 4! r / SS i l$ I i 46 to A ^ 8.9 ,A C a /0 9 1 4 r j x i 1 ! i l a r I I1/! 1, 4 2? 23 Zo Z), ed 21 14 to 4 J41 U R E 30 f9l --0-07 30 FT -- V 1—r7,37 -1 6o LAUREL AVE mw�= Z� w0 -40 4 10 t i �! x .`Tip I J I i� t i/ '�,�o � it .t ��+ i I/ Is If 15 f � I 14 IS to 11 SOUTH ST. -1� ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application Application is in is not in Gollinietts 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. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant properly; 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 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 conthmed The application is in compliance with six of the eight conditions necessary for approval. Comments concerning conditions 4 and 7 follow: 4. The Traffic Manager requests one off-street parking space per 300 square feet of gross floor area. Using the scale of the submitted site plan, the house measures 33' x 37' or 1,221 square feet. This would require a minimum of five parking spaces. There is a driveway at about center of the lot leading to the paved front yard. There is another paved drive located at the east side of the lot that was used as a driveway. According to the Traffic Manager, the parking lot must be aligned and configured so that vehicles will not back into Liberty Avenue when exiting the businesses. Also, parking and a ramp for the handicapped were not addressed on the site plan. 7. Landscaping and screening to comply with ordinance regulations were not shown on the site plan. Since there are residential uses east, west and south of the lot, an 8' high solid screening fence and a I O'wide planted buffer strip with trees are required along three lot lines. There is one large tree in the southeast corner of the lot and some shrubbery along the south or rear lot line. The back yard is secured by a 4' chainlink fence. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: FLOOD HAZARD ZONE: EXISTING LAND USES: Vincent and Nancy Pecora Tri-City Investments, L. L. C. Prospective buyer 2539 Liberty Avenue RCR (Residential Revitalization) District Conservation and 0.172 acres, more or less "C" - (Minimal Hazard) Vacant brick residence GENERAL INFORMATION/PUBLIC UTILITIES cont►nued COMPREHENSIVE PLAN: My" STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: • Conservation and Revitalization INIM Liberty Avenue - (one-way west bound) major arterial street. It has a 60' wide right-of-way and a 27'wide pavement with sidewalks. There is a 15" storm sewer in Liberty Avenue. There is a 6" water line in Liberty. There is a 12" sanitary sewer in Liberty. Fire protection is provided by Station #7, 1700 McFaddin Avenue, Existing services and utilities are adequate.