HomeMy WebLinkAbout1455-PJ2
DATE: June 21, 1999
TO: Planning Commission and City Council
FROM: Stephen C, Richardson, Planning Director
SUBJECT: Request for a specific use permit to allow a taxicab terminal in a GC -MD (General
Commercial -Multiple Family Dwelling) District.
FILE: 1455-P
STAFF REPORT
Paul and Liz Leger wish to operate a 4-6 vehicle cab stand at the site of an existing stucco
building at 201 M. L. K. Parkway at Laurel. The property was originally used by Humble
Oil as a service station but is now vacant. The property is paved and driveways are
existing and approved.
The business will be open 24 hours a day. The cabs will be stored and dispatched from
the subject location. Normally, two persons, will staff the site.
Surrounding property is commercially zoned and developed.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners, 22
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 12, Block 27, Calder Addition, City of Beaumont, Jefferson County, Texas,
containing 0.16 acres, more or less.
DATE: May 28, 1999
ATTN: City of Beaumont Planning Commission
COPY: Beaumont City Council
FROM: Paul and Liz Leger — Owners of American Quality Cab
SUBJ: Specific Use Permit Application — Property: 201 Mariposa (MLK)
A specific use permit is requested for the operation of a professional taxi terminal and
business operating from the facility pre-existing on property located at 201 Mariposa
(also listed as 201 Martin Luther King Blvd, on some city documents).
The specific use will be compatible with, and not injurious to, the use and enjoyment of
other property, its specific use shall not diminish or impair any property values within the
immediate vicinity. The reason this is true is that Bill Torre's paint and body shop,
located at 1532 Laurel, adjoins this property on the West property line and also American
Auto Sales, located at 1515 Liberty, is adjacent to this property on the North side,
separated only by a 20' wide alley. Both of these businesses have operated at their
locations for many years and both depend exclusively on automobiles to remain in
existence, as would our business.
The establishment of the specific use of this property will not impede the normal and
orderly development and improvement of surrounding vacant property because it will not
involve any construction or manufacturing of any kind. The specific use, if granted will
actually encourage the development and improvement of surrounding vacant property as
we intend to restore the main building's appearance by removing all old paint and
applying fresh paint, replacing broken windows, etc. etc.
Adequate utilities are existing and need only to be turned on. The State of Texas and the
City of Beaumont have provided adequate access roads, street drainage and other
supporting facilities. All of the parking and other areas are concrete or asphalt and
rainwater drainage is toward the street.
Any other necessary supporting facilities, such as extra phone lines, will be provided as
needed and will comply with all city ordinances.
The design, location and arrangement of all driveway entrance and exits was decided
upon by the Texas Highway Department and the City of Beaumont engineers, and built
by same, and I assume that they are adequate for the safe and convenient movement of
vehicular and pedestrian traffic without adversely affecting the general public or adjacent
development. (Please refer to the site plan attached for confirmation/clarification).
Actually, there will usually be only one or two people at this location most of the time —
the dispatcher and owner. There will only be 4 taxicabs, initially, using this location as a
central dispatch center and for light preventative maintenance, and they will only be there
at shift -change time every 12 hours. This will occur only twice a day. We hope to
expand to 6 taxicabs in the future, however, even then plenty of safe parking spaces will
be available — including space dedicated for handicap parking (please refer to the
enclosed site plan).
As no industrial processes, such as auto body collision damage repair shall be undertaken
under the specific use of this property, there shall be no offensive odors, fumes, dust,
noise or vibrations of any kind. Therefore, nuisance prevention and control measures
shall not be required.
Any lighting fixtures installed in the future (none are proposed now) shall be the
directional type so as not to disturb or adversely affect neighboring properties.
We respectfully request modifications of the landscaping/screening requirements of the
parking lot as our restored building will be very attractive as well as our taxicabs with
their red, white and blue professionally designed artwork.
Our business is a much needed service for the citizens of Beaumont and we will provide
this service on a level of professionalism and quality never before known in this area,
The proposed use of this property is in accordance with the comprehensive plan.
BUSINESS PLAN: Executive Summary
Leger Enterprises, Inc. will do business as "American Quality Cab"(AQC) in the city and
surrounding area of Beaumont, Texas. The need for a professional taxi, or alternative
ground transportation service, is Justified for the following reasons: There exists a
population of approximately 118,000 people in Beaumont and an additional 264,000
people from cities within a 30 mile radius*; businesses of which would benefit from a
taxi service for their employees and/or customers include industrial and commercial
manufacturers, medical facilities, retail businesses, retirement centers, and apartment
complexes. Additionally, the Southeast Texas area has a steady flow of tourism as well
as conventions and entertainment activities held annually in the area. This inflow of
people further creates a need for a quality taxi service for people within the region as well
as from outside the area.
Historically this geographical region has shown to have inadequate taxi service available
with consideration to companies providing drivers little or no training, limited or no
hygiene requirements, poor management involvement, unclean and unsightly vehicles, as
well as infrequent maintenance of the vehicles or equipment. A significant factor for
supporting additional taxi service is indicated by local market surveys of businesses and
residential taxi users (see sample survey enclosed). The questionnaires and interviews
repeatedly indicate that the time delay, sometimes resulting in over an hour (in addition
to poor driver/dispatcher attitude, cleanliness and lack of knowledge of key area sites and
businesses), result to be a hindrance and overall negative experience when needing
reliable alternative transportation. AQC will address all these critical areas - which will
directly benefit the riders/customers. Due to the high profile exposure of the vehicles, the
city and business community will benefit also by having a higher quality of taxi service
available for the citizens and visitors to the area.
AQC will initially operate four vehicles for individual or group transportation. In
addition to the 24 hour/365day a year taxi service, the company will eventually offer
"express package delivery" in the area as well as develop and support crime stoppers
programs utilizing the taxis and dispatch system to assist local authorities in reporting
crimes or suspicious activities.
As the business grows, additional vehicles will be added to meet the demand and AQC
will expand to other local markets where the need justifies. A combination of minivans
and sedans will be utilized to provide appropriate service for different market needs. Key
differences to the operation of this new company include a higher grade of vehicles and
equipment. Relatively new vehicles will be used with identical color schemes, traditional
taxi lighting, and company identification decals. AQC will fasten mini -billboards to the
rear of the vehicles so as to offer area businesses and events the benefit of exposure to
thousands of people by way of the only mobile advertising medium in the area. Modern
electronic/digital fare meters will be utilized as well as quality dispatch equipment. The
cabs will generally operate as independent contractors and AQC will cover the vehicles
with not only the minimal liability coverage, but also extended insurance for the best
interest of the public, driver and company.
The competitive advantage and importance of the company resides with its management
structure. The management will be involved with business service organizations, the
Chamber of Commerce, Better Business Bureau, as well as stay in frequent
correspondence with the Convention and Visitor's Bureau and area businesses. The
principals in the company will function as working management and be involved with
day-to-day activities. Maintenance of the vehicles will be charted per shift change (12
hours) as well as routine inspections and maintenance on weekly and monthly intervals.
The drivers will be required to complete an in-house training program that will include
programs based on courses outlined by the Texas Department of Transportation,
Convention and Visitors Bureau, municipal police department, Texas Workforce
Commission, International Taxi and Livery Association and other professional agencies
and organizations. Professional hygiene will be required of drivers as well as compliance
with the company approved uniform/dress code. All AQC Company vehicles will be
"non-smoking" to provide the most enjoyable ride possible as well as extend the
longevity of the vehicle. Certain specials may be offered throughout the year, such as
senior discounts on Sundays, as well as free rides on special holidays for the inebriated.
AQC seeks to be a profitable as well as community supportive company. By providing a
needed service and professional image, American Quality Cab will achieve these goals.
• Statistics based on 1990 census with a 10% standard growth rate per year based on econotnic
indicators provided by the Southeast Texas Economic Development Agency.
P. Request fora specific use permit to allow a taxi cab terjuillal in a GC- NORTH
MD (General Commercial - Multiple Family Dwelling) district.
is Location~ 201 Mariposa (M.L.K., Jr. P"lcwy.) @ Laurel ,
Applicant:. Paul Alan Leger, Sr.
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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 ectntnelts
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 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
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
8. That the proposed use is in accordance
with the Comprehensive Plan. x x
ANALYSIS continued
This application is in compliance with the eight conditions necessary for approval.
Comments on items I and 8 follow:
1. This site was developed as commercial property many years ago. The Torres Paint
and Body Shop is next door. There is a fiberglass shop, across the street on Laurel.
A used car lot abuts on the north. New driveways were constructed as a result of
the construction of M. L. K., Jr. Parkway.
S. The site is shown in an area described as "Conservation and Revitalization". It
lies just west of the Central Business District.
GENERAL INFORMATION/PUBLIC UTILITIES
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
SURROUNDING LAND USES:
NORTH: Used car lot
EAST: M. L. K. Parkway & commercial uses
SOUTH: Fabrication shop
WEST: Paint and body shop
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
Paul Alan Leger, Sr.
Shane Michael McCarty
Lessee
201 M. L. King, Jr. Parkway (Mariposa)
GC -MD (General Commercial -Multiple
Family Dwelling) District
140' x 50 " (0.16 acres)
Vacant commercial structure
"C" - (Minimal Hazards)
SURROUNDING ZONING:
GC -MD
GC -MD
GC -MD
GC -MD
Conservation and Revitalization
Ulm-
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: M. L, K., Jr. Parkway and Laurel. Laurel
Avenue is an east bound one-way arterial
street.
DRAINAGE:
WATER:
Mr.-NIVI
WRIIATVMG��
FIRE PROTECTION:
ADEQUACY
OF SERVICE:
Adequate
Existing
Existing
Fire protection is provided by Station #1,
747 College.
Services are adequate,