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HomeMy WebLinkAbout1515-ZPRVI DATE: June 19,2000 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a zone change from RCR (Residential Conservation and Revitalization) to GC-MD-2 (General Commercial -Multiple Family DwclIing-2) District and an application for a specific use permit to allow a limousine, tour and motor coach charter service in the Oaks Historic District. FILE: 1515-Z/P STAFF REPORT The Planning Manager recommends denial of the zone change and the specific use permit. This application fails to comply with two of the eight conditions necessary for approval. Mr. LaBrie is the owner of Sun Travel. His company furnishes and leases motor coaches and limousines for group tours and trips. He operates a charter service. The property at the southwest comer of McFaddin Avenue and Seventh Street is the fbirner site of Merchant's Alarm Systems, a security service. The lots surrounding the existing commercial building are paved. The tract is enclosed with a chainlink fence. There are mixed uses in the neighborhood from residential to commercial. The original use of the building was a convenience store. The alarm service was a "grandfathered" use. The area was rezoned from R-3 (Modified Two -Family and Multiple Dwelling) to RCR in 1989. In 1993, this area was included in the first Oaks Historic District, The building at 575 Seventh has been vacant for some time. A zone change to GC-MD-2 and a specific use permit will be required for Sun Travel to operate at the site. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 14 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1, 2 and 3, Block 21, Averill Addition to the City of Beaumont, Jefferson County, Texas, containing 0.516 acres, more or less. AV FILE 1515- — : Request for a zone change fromRCR (Residential Conservation NORITUff Revitalization) to GC-MD-2 (General Commercial - Multiple Family Dwelling-2) with a specific use permit for a bus & limousine chartering office. A Location: 575 7th St. SCALE Applicant: Sun Travel 111=2001 50 HAZEL AVE. 50 es t4 es MCFADDIN AVE. :W 50 its CA 1. ER CALDER AVE, IVI I EI I I 'P 139, I $M 0 PADWA Y J9 30 w k wso 391 50 14 ly T It It It E. fl BROADWAY AVE. L3O r 0 POST OFFICE BOX 12691 * BEAUMONT5 TEXAS 77726 May 10, 2000 To Whom it May Concern-. Sun Travel is a locally owned and operated business that has been servicing the Golden Triangle and surrounding areas for over 12 years. Sun Travel specializes in charter bus and limousine service as well as, any type of ground transportation. We are the preferred vendor for Coach USA and have also recently acquired Pate Charters & Tours which has been well recognized in Beaumont for decades. We are also the authorized agent for use of Beaumont Municipal Transit. , Sun Travel is a member of the Beaumont Chamber of Commerce, the National Limousine Association and United Motor Coach Association. We are also currently seeking membership with the Better Business Bureau. Our equipment services, the area basketball, soccer and football teams. We are involved with the Beaumont Independent School District, Lamar University as well as private entities. We also have dealings with area churches in their transportation needs. The office space that is currently located at this site will be used for the office staff of Sun Travel. We are desiring to have the zoning changed to unrestricted commercial use. Sun Travel currently owns three buses and two limousines. The Sun Travel equipment is first class. The zoning should be changed to allow for these vehicles to be parked at this location. These vehicles will, by no means, be an eyesore to this beautiful historical district but will, on the other hand, enhance the economic outlook of the district. This property has been vacant for several years and, as a consequence, is in a deteriorated state. In order to acconmiodate the office needs of Sun Travel, the existing interior office space will be remodeled. The exterior structure and surrounding area will only be improved as set forth in the site plan. SPECIFIC USE PERMIT APPLICATION 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; That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; 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 development; That adequate nuisance prevention measures have been or, will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and That the proposed use is in accordance with the comprehensive plan. I have reviewed the eight conditions listed above that must be met before a specific use permit can be issued. I affirmatively state that all conditions will be met. Dated: May 19, 2000 CQ 0 to '0 .;r 0 P4 2f 4j cq tii 0 0 U 4 is lV o U) 41 plo 0 -(,,%,o,w omrw 09) laaalS HlNaAaS —3— ZT*OgT Me - - - - - - CdAl) W14101 IVNINHO -- mw -------- --------- -------------- ui z os 0 9 Z9 M 3/V ICU' WZ gW WHO -X- -.- -X- -- -X... -X- .0. r.a. w TCT HOYd I gNflrIOA Noij.ia(iv 11MAV I X0018 ANALYSIS CONDITIONS FOR APPROVAL Or SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) 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; 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; 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; S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and 8. That the proposed use is in accordance with the Comprehensive Plan. Application Application is in is not in Camnients Compliance Compliance Attached x x x x ANALYSIS continued The application complies with six of the eight conditions necessary for approval. Comments on conditions 1, 7 and 8 follow: This is an old neighborhood, originally residential in character. The 1955 Zoning Ordinance classified the area as R-3 (Modified Two -Family and Multiple Dwelling), This was changed to RCR (Residential Conservation and Revitalization) after the "Old Town" rezoning study in 1989. There are mixed single family residential, multiple family, office and retail land uses in this neighborhood. The primary character of this part of "Old Town" is still residential, however. The neighborhood was included within the Oaks Historic District in 1993. A coach and limousine service may not be compatible with the other land uses in the immediate vicinity. Tours and charter services operate during the day and night. Large buses coming and going from the proposed site could interfere with the peace and quiet of the neighborhood. A charter service needs to be located in a more established commercial area, not in the Historic District. 7. This site has been used for commercial purposes for many years. Additional landscaping would be up to the property owner. 8. The GC-MD-2 zoning district proposed allows non-residential uses after a public hearing and specific use permit approval. However, any re -use or rehabilitation of older properties should be viewed critically for compatibility with the immediate neighborhood, GENERAL INFORMATION/PUBLIC UTILITIES, APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: FLOOD HAZARD ZONE: Michael G. LaBrie Merchant's Alarm Systems Prospective buyer 575 7th Street at McFaddin Avenue RCR (Residential Conservation and Revitalization) District 0.516 acres "C" - (Minimal Hazard) GENERAL INFORMATION/PUBLIC UTILITIES continued EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Fan shop, residence EAST: 7th St., laboratory, garage apartment SOUTH: Auto repair and service WEST: Parking lot, dentist office COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: Vacant commercial building SURROUNDING ZONING: RCR (Residential Conservation and Revitalization) RCR GC -MD (General Commercial -Multiple Family Dwelling) RCR Stable Area None STREETS: Seventh Street - major collector, 60 foot right- of-way, 30 foot pavement; McFaddin Avenue - non -major street, 60 foot right-of-way, 27 foot pavement. DRAINAGE: There is a 12 inch storm sewer in Seventh Street and a 30 inch sewer in McFaddin Avenue. SANITARY SEWER SERVICE: kIDJ;L4JMr'TM—M M a 611 a t &TIM There is a 6 inch water line in Seventh Street and a 20 inch in McFaddin. There is a 12 inch sanitat y sewer in Seventh Street and a 6 inch line in McFaddin. Fire protection is provided by Station #7, 1700 McFaddin Avenue. Services are adequate.