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Home My WebLink About1352-PFlu-] 13 DTE: March 17,1997 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a request for a specific use permit to allow a retail produce market on land zoned RCR (Residential Conservation and Revitalization). FILE: 13 52-P STAFF REPORT The Planning Director recommends approval of the proposed produce market at 2810 Concord. The director also recommends approval of the landscaping and screening modifications to Section 30-31 requested by the applicant. Mr. James C. Young wishes to open a seasonal fresh produce market on a vacant tract he owns located at 281.0 Concord Road. This tract is situated between a two-story apartment house and the South Texas State Fairgrounds. This site is situated opposite the intersections of Brickyard and Girolamo, with Concord Road. The proposed market will back up to a vacant wooded tract. Exhibits are attached. PUBLIC NOT]TICATION Notices mailed to property owners 21 Responses in Favor . Responses in Opposition uJFoc- q, 30- WA- P�. ? J S;7 A-v File 1352-P: Request for a specific use permit to allow a retail produce market on property zoned RCR. Location: 2810 Concord Road (abutting Fair Park) Applicant: James C. Young NORTH A SCALE 1"-2' c 611 to 0 op m R CIO Y� L SIR Po 111% ( TIP Wo77' A ;gz Q9X p 12 (9po s e- t> 61t C,L, � M C- G' 50,17K, ST FA I K GlZbo OD(-'/ FAQK(sjCj�, Lo ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not ill Qxnments 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 x 3. That adequate util►ties, 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 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 pro1wrtics; x 7. That there are 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 This application for a specific use permit will be in compliance with the eight conditions required for approval subject to a modification being granted regarding landscaping and screening. Comments on conditions 1, 2, 7 and 8 follow: I The small produce market will be compatible with the varied mixed land uses found in this immediate neighborhood. Mr. Young proposes a 30'x 35'enclosed masonry storage area with a 30'x 25' covered and fenced outside sales area in front of the enclosed structure. He may in the future build a 40' x 40' storage building at the rear of his property to be used for storing dry goods and equipment. In addition to the sale of fresh fruit and vegetables, he will sell packaged spices. Mr, Young's, property wraps around the rear of the apartments located west of the market site and extends to Ratcliff. However, he will fence off the 60'x I 10'part of the tract which fronts on Ratcliff and reserve it for a potential residential use. He is proposing off-street parking as required by the ordinance. Other uses in the near vicinity include the city fairgrounds, vacant tracts, cafe and lounge, apartments, homes and a storage warehouse for records and archives. 2. The produce market will not impede normal and orderly development of'vacant land in this vicinity. 7. Mr. Young asks that he receive permission to modify the screening requirements of Section 30-31 B. as allowed under Section 30-31 B.3. He proposes to install a 6' high chainlink fence adjacent to the City fairground parking lot area. He proposes to install a 6' high chainlink fence abutting the north side of his tract where it abuts a vacant, isolated and wooded tract. This tract is maintained by the city. He proposes to construct a 6' high chainlink fence along all other property lines with landscaping and trees as required by Section 30-3 1. 8. This retail produce market will enhance the area. Mixed uses and vacant land predominate in the neighborhood. The area was zoned commercial from 1955 until 1986 (31 years) when the City rezoned the area along Concord to RCR. GENERAL INFORMATION/PUBLIC'UTILITIES APPLICANT: PROPERTY OWNER: James C. Young James C. Young LOCATION: 2810 Concord Road GENERAL INFORMATION/PUBLIC UTILITIES, continued LEGAL DESCRIPTION: Part of Tract 9, Tax Plat D-1, A. Williams Survey, Beaumont, Jefferson County, Texas. EXISTING ZONING PROPERTY SIZE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH: Vacant tract and fairgrounds EAST: City fairgrounds SOUTH: Vacant tracts and Adarns Record Storage WEST: Apariiiieiitliouse(6utiits,two-story) COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: RCR (Residential Conservation and Revitalization) District 0.43 acres Vacant tract "C" Minimal Flood Hazard Zone SURROUNDING ZONING: RS (Residential Single Family Dwelling) and GC -Arid (General Coniniercial-Multiple Family Dwelling) District RCR and GC -MD RCR RCR Conservation and Revitalization None STREETS: Concord Road is a 50' r.o.w. with a 24' pavement. Concord is secondary arterial street and will be widened in future phases of the extension of Spur 380. DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There are open ditches in the street. There is a 6" water line in Concord. There is an 8" sanitary sewer in Concord. Fire protection is provided by Station #2, Wilson at Ironton. Set -vices and utilities are adequate.