HomeMy WebLinkAbout1487-PDATE: December 20, 1999
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Request for a specific use perinit to allow a massage therapist and full service hair
and nail salon with tanning booths in an RCR (Residential Conservation and
Revitalization) District at 2680 McFaddin Avenue.
FILE: 1487-P
STAFF REPORT
The Planning Manager recommends approval of the specific use permit subject to the
following conditions: (1) Widen driveway to accominodate commercial traffic as per Traffic
and Transportation requirements; and (2) Receive permission to modify buffer requirements
,along east property line as allowed by Section 30-31 (b) 3.
Cynthia Kendrick proposes to open a hair and nail salon, including massage therapy and
tanning booths in the existing residence at 2680 McFaddin. She will also sell health care
products. The applicant is a state licensed massage therapist.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 20
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Lot 19 and the west one-half of Lot 20, Block 52, Averill Addition to the City of Beaumont,
Jefferson County, Texas, containing 0.26 acres, more or less,
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FILE 1487- '. Request for a specific use permit to allow a massage therapist along NORTH
with a full service salon to include hairstyling, tanning booths, nail care and sale of
health care products in an RCR (Residential Conservation Revitalization) district. AL
Location: 2680 N cFaddin Avenue SCALE
Applicant: Cynthia A. Kendrick V=202'
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ANALYSIS
CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT
(SECTION 30,26.E, ZONING ORDINANCE
Application. Application
is in is not ill Conunents
Compliance Compliance Attached
CONDITIONS:
1. That the specific use will be
compatible with and not injurious
to the use and enjoyment of other
properly, 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;
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
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„
7. That there are sufficient landscaping
and screening to insure harmony and
compatibility with adjacent property; and x X
S. That the proposed use is in accordance
with the Comprehensive Plan. x X
ANALYSIS continued
Ms.Kendrick's application is in compliance, subject to some conditions. Comments on
items 1, 4, 7 and 8 follow:
I This property is located adjacent to the GC -MD zone district and lies only 157 feet
cast of Eleventh Street. In this block are single family residences, the "ANAYAT
House", a motel and vacant structures. Prior zoning was R-3 which allowed the
requested use. The area was rezoned in 1989 to RCR. The subject property is not
inside the Oaks Historic District. The residence abutting on the west is zoned GC -
MD.
4. The existing concrete driveway is only 8 feet wide. The applicant will need to widen
the drive for two-way traffic. The Transportation Manager has requested that the
drive be at least 22 feet wide. There is a very large oak tree situated near to the west
side of the drive. Care will have to be taken in order to protect the roots,
7. The house sets 5 feet from the cast property line. An 8 foot tall fence and a 10 foot
wide planted buffer strip is required. However, the applicant does not have enough
space for the buffer.
8. This property is within an area of "Conservation and Revitalization" according to the
Comprehensive Plan. The salon will aid in the rehabilitation of this older
neighborhood.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
STATUS OF APPLICANT:
LOCATION:
LEGAL DESCRIPTION:
EXISTING ZONING:
PROPERTY SIZE:
FLOOD HAZARD ZONE:
Cynthia A. Kendrick
Lester Sanford, et al
Prospective buyer
2680 McFaddin Avenue
Lot 19 and the west V2of Lot 20, Block 52,
Averill Addition.
RCR (Residential Conservation and
Revitalization) District
75" x 150�'= 0,26 acres, more or less
"C" - (Minimal Hazards)
GENERAL INFORMATION/PUBLIC UTILITIES continued
EXISTING LAND USES:
SURROUNDING LAND USES:
NORTH: Doctor's office
EAST: Vacant frame residence
SOUTH: Residences, "ANAYAT House", motel
WEST: Restaurant, residence
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
STREETS:
DRAINAGE:
WATER:
SANITARY SEWER
SERVICE:
ADEQUACY
OF SERVICE:
Vacant fiame one-story dwellings
SURROUNDING ZONING:
RCR (Residential Conservation and Revitalization)
RCR
RCR
GC -MD (General Commercial -Multiple Family Dwelling)
Conservation and Revitalization
None
McFaddin Avenue - a 60' wide residential
right-of-way with a 27' wide pavement and
sidewalks.
There is a 15" storm sewer in McFaddin
Avenue.
There is a 2" water line in the street.
There is a 10 " sewer in the street.
Fire protection is provided by Station H7,
1700 McFaddin.
Services and utilities are adequate.,