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Home My WebLink About1463-PDATE: August 16,19�99 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a request for a specific use permit to allow a package store at 3290 Highland Avenue at East Alma in the NC (Neighborhood Commercial) district, FILE: 1463-P STAFF REPORT The Planning Director recommends approval of the request for a specific use permit at 3290 Highland Avenue. Mr., Derek Broussard has entered into a contract with Bay and Danny Nguyen to purchase the former Terry's Liquor Store. The applicant wishes to open his own package store in the 1200 square foot commercial building. Exhibits are attached, PUBLIC NOTIFICATION Notices Mailed to Property Owners: 17 Responses in Favor: Responses in Opposition: LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lot 7, Block 45, Jef Chaison Addition, Beaumont, Jefferson County, Texas, containing 0.16 acres, more or less, not including portion of lot taken for street right-of-way purposes. I I i L-r�"3 - V New Era Investment Company Derek Broussard, Owner PO Box 13078 Beaumont, Texas 77726 To: The Planning Commission and City Council, City of Beaumont, Texas From: 'Derek Broussard Date: July 21, 1999 Re: Specific Use Permit I am presenting for your consideration a plan to renovate vacant property located at 32901 Highland Avenue, Beaumont, Texas into a Package Store for the sale of fine, specialty liquors and beverages. The subject area is located on Highland Avenue Lot 7 Block 45 in the C,haison subdivision of Beaumont, Texas and is described as follows: - The general neighborhood in which the, subject property is located encompasses the commercial and residential areas of the South Park neighborhood. - The configuration of the, property is described as a corner lot, separated from adjacent lots by aluminum wall and wood privacy fence ultimately enhancing the value of the property. - The property provides its own parking on one side of the building and is separated from adjacent lot by an easement. - Vehicle access is available from Highland Avenue and allows for 4 regular units of parking and 1 handicap, parking unit for a total of 5 parking units. Access is also available from Alma Street allowing for 3 units of parking. Vehicles park 20" from the street so vision is adequate in reverse movement. - All public utilities are available. Roads and drainage have been in, place for years, conditions are good. As such, further improvements are not considered necessary. The business will not manufacture, develop, experiment or cook. Business, will not operate after 9:00 p.m. on any day. Lighting and building design have no bearing on neighboring properties. Lighting is closed in from adjoining properties so as not to impair the vision of other property owners. Privacy fencing ensures harmony and compatibility with adjacent properties. The characteristics of the subject site generally conform to those of surrounding properties. The subject is presently vacant and has operated in the requested capacity previously. The subject has development potential due to its location on a major artery of the surrounding neighborhood, with proximity to commercial development. Refer to Site Plan for lighting, fencing, and parking details. I will appreciate your time and effort in reviewing this application. Contact me at (409) 924-9817 if additional information is, required. Thank you in advance for your attention, Sincrly, Derek Broussard New Era Investment Company t, �Ro FILE 46 P. Request for a specific use permit to allow a package store in an NBC (NeighborhoodCommercial) district. ` Location: 3290 Highland Ave. a1 E. Alma 4 Applicant: Derek Broussard • i raga' to It is i4 1 . toIt to P/ ' n i aSIM " y9 . •" � � Adr � � r y �! / 4 lei f/ 41 M l7 11 �/ 4 tr to is 4018 s L .Y- I' yo ! » M » rs m rr J 0 Z Ih r r A., '0AXIV.�1 kry rr s / Z N Cr rr » w `t z X C1 .. Ar ELI 0 r ti W 1M 1W ra s,/1. M �� " ' • r EASTTHREA.DNEELLE a tir r a • r .: i _rr It 10 s a r a z NORTH SCALE ! 1"=200' r 1 » a » r® ' I A ra '5*0_ 1 1»'41 r CHAPIN .� M rr CT r r a s Ma� � G?�.J �4r Z. �g < rr rr ro / • 2 a rr /r - it ui ' 60, EAST ALMA ti mA Wy4d •"y�.� /"fr?!; � Y:r+ rGa4 S.1r.i'pLra nNu �,iY, jlia r+Y" prc rrca�� P ��r3•g ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-264 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; 1 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 odot, fumes, dust, noise and vibration; 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. That (here 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 is ill Compliance x x x x Application is not in Comments Compliance Attached ANALYSIS (continued) This application is in compliance with 7 of the 8 conditions, Comments on conditions I and 4 follow: I This property was zoned C- I originally in 1955 and converted to GC -MD in 1981. During the early to mid 1980's, South Park was subject to several rezoning studies, primarily to rid the City of properties zoned R-3 (Modified Two Family and Multiple Family Dwelling). The NC (Neighborhood Commercial) district was applied to land on the west side of Highland from Harriot south across Chapin to East Alma after one of the rezoning studies. Several lots on the east side of Highland at Chapin and East Alma were also changed from GC -MD to NC. Terry's Liquor Store at 3290 Highland was in business on the subject lot at the time Highland Avenue was widened. Almost the entire east half of the lot in question was taken for, street right-of-way. The liquor store was a permitted use in the C- I and GC -MD districts. A liquor or package store is required to have a specific use permit if operated within the NC district. Terry's was "grand fathered" in since it preceded the new zoning regulation. However, the store ceased functioning as a liquor store more than two years ago. Therefore, the need for a specific use permit for the new operator, Mr, Derek Broussard. The small package store was a longtime neighborhood establishment, much like Fazio's Auto Repair Shop next door. The applicant is not asking to enlarge the building. He only wants to reopen as a package store. Small businesses can help the efforts to, rehabilitate South Park as a viable neighborhood, especially along major commercial thoroughfares. This proposed business will not impair property values within the immediate vicinity. 4. When the city took 25'to 30' of the subject lot for street right-of-way, the existing store lost some of its parking spaces. However, there is driveway access from Highland and Alma. Customers can enter from Highland and leave via Alma or vice - versa. The owner has parking on the north side of the store and a separate driveway. APPLICANT: STATUS OF APPLICANT: LOCATION: EXISTING ZONING Derek Broussard Danny Nguyen Prospective Buyer 3290 Highland at East Alma NC (Neighborhood Commercial) Family Dwelling) District GENERAL INFORMATION/PUBLIC UTILITIES (continued) PROPERTY SIZE: EXISTING LAND USES: I I a .' .' - 1 0 L4 SURROUNDING LAND USES: NORTH: Auto Repair Shop EAST: Highland Avenue, Commercial Building, Residence SOUTH: Residences WEST: Residences COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: 0.16 acres, more or less Vacant liquor store building "C" - (Minimal Hazards) SURROUNDING ZONING: NC (Neighborhood Commercial) NC RS (Residential Single Family Dwelling) RS Conservation and Revitalization. An average of 25was taken from subject lot as right-of-way for Highland -Irving widening project. STREETS: Highland Avenue - Secondary arterial street with an 80' to 100' right-of-way and a 65' pavement this location; East Alma - a 60' right-of-way with an 18" pavement, DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: There is an 18" storm sewer in Highland and an 24"' in East Alma, There are 8" water lines in Highland and Alma. There is an 18" sanitary sewer in Highland and an 8" sewer in Alma. Fire protection is provided by Station #3, 80�5 Woodrow (new). ADEQUAC OF SERVICE: Existing services are adequate,