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Home My WebLink About1375-PDATE: October 20, 1997 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a specific use permit application to allow the continuation of a horticultural specialties business in an RM-H District. FILE: 1375-P STAFF REPORT Mr. John LaRocca, Jr. grows and sells flowering and non -flowering plants at 4700-4710 Steelton in an RM-H district next to his father's neighborhood grocery store (Rock's Shop It) and has done so from three existing greenhouses since about 1990. The land use activity "horticultural specialties", including retail sales, is permitted in the district with a specific use permit. The two platted lots at Steelton and Tyler include the store, three greenhouses and the applicant's one-story frame residence. This location is two blocks south of East Lucas Drive. Exhibits are attached. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 8 and 9, Block 23, Pinecrest Addition, containing 0.298 acres, more or less. PUBLIC NOTIFICATION Notices mailed to property owners 24 Responses in Favor , Responses in Opposition September 29, 1997 Planning Division Room 210, City Hall 801 Main Street Beaumont, Texas 77701 To Whom It May Concern: John LaRocca, Jr. 4710 Steelton Beaumont, Texas 77703 I am applying for a Specific Use Pcrtnit for lots 48 (eight) and lot 4 9 (nine) in the Pinecrest addition located at 4700 and 4710 Steelton, Beaumont, Texas. My intent is to grow and propagate flowering and non -flowering plants. Structures to be used are: 3 (three), Quonset type greenhouses. One being 96 feet in length by 30 feet in width and the other two measuring 48 feet in length by 30 feet in width. These structures are necessary for winterizing and protecting these plants. The above mentioned location is next to my fathers grocery store which has been at this location for the past 60 (sixty) years. I hope you will give this, my application, your serious consideration for issuance of a Specific Use Permit, incerely, LvA C J2 � Joint LaRocca, Jr. Wit/enclosure John LaRocca, Jr. 4710 Steelton Beaumont, Texas 77703 Re: Amendment to letter for Specific Use Permit. Planning Division Room 210, City Halt 801 Main Street Beaumont, Texas 77701 To Whom It May Concern: I would like to address one other concern that you'will be taking into consideration in reference to my application for a Specific Use Permit. The matter pertains to a buffer screening to the existing facility as proposed on the site plan. My neighbor to the immediate North of the facility has expressed her concerns to me about erecting an 8 (eight) foot privacy fence between us. She would rather leave the existing 6 (six) foot cyclone fence on this perimeter for light and air flow and a better sense of security for the property. Due to expressed concerns, I am asking the commission and the City Council to waive this buffer screen to appease this request, Sin rely, John LaRocca, Jr. 0CT6 199-1, 13 75'-IP cc\11 a ILL; 1375-P: Request for a specific use permit to allow a laorticultur-al specialist business in NOICfH an RJv1-H District. { Location: 4700 and 4710 Steelton Avenuc at Tyler Applicant: John LaRocca, ;Jr. SCALE _„ 114-2001 f r D-�V D • 27 + 3 a M 4 d 30 34 32 33 34 a 97 a LT.' O a �V S.S' ! .,� r fr r ��/ i. �d.' r .+ua F'a v ✓.r 3ci .naa . rdo TS E. LUC '. o xa ,� ♦a R7 24 u xal al 21f7 aA to � n 1{ w , .<E 1 a t4 y 3 24 4 23 as e tl E 7 20 ILA p .�Y ,r Y. 14 la Is E y 13 TY 140 ER 14 i1a TYLER ST. x p * MON IR e .cro �E M .Lro Lea 1j 9 10 e II 4 6 S 4 ] R i i 1 n ► ! Y 10 i SC sa e a 4 y a �.> , I � �� SUBJECT, . 10 5T a Jet ..r. .:S• �. c ku Lu , a > 5 t o Q `E a a r 4 3 t. 1 5� S J>4 '44 J 041 J -K t t • ui W e� ° 14 1� li � o a e e c c T.A Y L O R S.T. U C f p e 3 4] 57 AIM A e A�,i A a A e A"e I„ 11W'ILSON, ST.; 0 A) 5 AIM S E?!LCCK,12S OF TP E )='/ U4G* CREST A DID. LF3,Er,4LJAA0AJT JeFF. CO. 7X A102M4N SOVEGS615,Z-D-5. 13/0 Pe-NN5YLWAJ1,4,4YC. 5LII;r.,r-JI3 ,0,e7AIJM0AJT)T&7�95 7770f 77:33-o33-7 ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in chuynts Compliance Compliance Attwhed 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 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 arc 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 x ANALYSIS continued 'his application for a specific use permit shows compliance with the eight conditions necessary for approval subject to a modification of the landscaping and screening requirements as discussed below under Item 7, Comments on items 1, 4, 7 and 8 follow: 1. The three greenhouses, two (30'x 48') situated one behind the other facing Steelton and the other greenhouse (30'x 96') located along the rear or east side of the two lots are compatible in this older neighborhood of mixed business and residential uses. The grocery store operated on the site by the applicant's father has been in operation since World War II. Mr. LaRocca Senior has owned it for 25 years, This operation generates little auto traffic because the applicant operates a major retail facility at a nursery on Gladys Avenue in the west end of Beaumont. He also grows plants at another site in Orange County. The only item in the greenhouses are plants hanging from the rafters. The larger of the three greenhouses backs up to a 20' wide alley. The house east of the alley faces south on Tyler. 4. Any future expansions of the business will require off-street parking provisions, according to the Traffic Engineer. 7. Mr. LaRocca asks for a modification to the strict provisions of Section 30-31 regarding fencing and landscape screening. The entire horticultural business is enclosed with a 6' high chainlink fence. The applicant proposes an 8' high chainlink fence along the north property line where there is already a 6' fence. His neighbor living in the house next door (Imogene Claunch, 4760 Steelton) has written to staff that she prefers that the 6' chainlink fence remain and that no 8' wood fence be constructed. 8. This older north end neighborhood contains several abandoned houses and some vacant lots. The encouragement of compatible small businesses in the neighborhood should be activated to aid development and stability in this area designated for "Conservation and Revitalization" by the Comprehensive Plan. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: John LaRocca, Jr. John LaRocca, Sr. and R. Janice LaRocca Tenant and family LOCATION: 4700-4710 Steelton Avenue GENERAL INFORMATION/PUBLIC UTILITIES continued LEGAL DESCRIPTION: Lots 8 and 9, Block 23, Pinecrest Addition EXISTING ZONING: RM-H (Residential Multiple Family Dwelling - Highest Density) District PROPERTY SIZE: 0,298 acres, more or less EXISTING LAND USES: Store, home, greenhouses FLOOD HAZARD ZONE: "C" - Minimal flood hazard SURROUNDING LAM USES: SURROUNDING ZONING: NORTH: Residences, vacant commercial building RM-H (Residential Multiple Family Dwelling -Highest Density) District EAST: 20'alley, residences RM-14 SOUTH: Abandoned house, residences RM-H WEST: Residences across Steelton RM-H COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None STREETS: Steelton Avenue is a collector street from Concord north to E. Lucas, Steelton has a 60' wide right-of-way and a 22' pavement. Tyler Street is a 60' residential right-of-way with a 20'pavement, DRAINAGE: There are street ditches in culverts, WATER: There is an 8" water line in Steelton and a 6" line in Tyler. SANITARY There are 6" sanitary sewers located in the two SEWER SERVICE: T-shaped alleys in Block 23, Pinecrest Addition. FIRE PROTECTION: Fire protection is from Station No, 2, Wilson at Ironton, ADEQUACY OF SERVICE: Services and utilities are adequate,