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HomeMy WebLinkAboutPZ2024-253DATE: September 16, 2024 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT. Consider a Rezoning from an RCR,H (Residential Conservation Revitalization — Historic) zoning district to an RCR (Residential Conservation Revitalization) zoning district and aSpecific Use Permit toallow for aretail shop, events venue, administrative office and art studio. FILE: P7202-4'253 STAFF REPORT K4eghan Cobb is seeking a Rezoning from RCR-H (Residential Conservation Revitalization Historic District) to R[R(Residential Conservation Revitalization) District and Specific Use Permit toaUow/for"TaluhaTrades"oretai|shop,eventsvenue,adrn1n)stradveoffce and art studio structure at 2398 Laurel Street. The use of the site as an art studio, retail shop, and administrative office seems appropriate for the area as there are a number of existing similar low intensity uses within the area. These typesofbus|nessesdonotoftenattracL|argecrovudsatonce,nnakingonstneetpark\ng manageable. Adaptive re -use should be encouraged within older neighborhoods to foster revitalization and stabilization bypreventing vacancy. The use of the structure as an event venue causes a large concern with parking availability.The existing concrete pad and driveway shown on the site plan do not meet City parking standards; thereforethene1sno"off-street"parkingavai(ab|etoth1ss1te.Th1screates the possibility of blocking neighboring driveways, creating sight obstructionsandthe nearby intersections. Staff recommends denial of the request of an events venue, as the site does not appear to accommodate the use or have adequate available parking according to the City's. Engineering department. Staff recommends approval ofthe request for Rezoning and Specific Use Permit ioallow aretail shop, art studio and administrative office with the following conditions: 1. It is the responsibility of the property owner to consistently monitor customer parking and mitigate traffic issues that may arise. 2. Aparking agreement shall be arranged with the parking lot owner west of 2398 Laurel and acopy beprovided tothe City Engineering department. 3. Any installed lighting be directional and not adversely affect neighboring properties. Please note that final occupancy approval is subject to review and acceptance of submitted plans and e|dinspeci1ons�overif»copUvv| compliance �nnthapplicable codes. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 27 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots L5'lG.Block Z4.AvedUAddition, Beaumont, Jefferson County, Texas containing 0J55acres, more orless. umA.vqlr CONDITIONS FOR APPROVAL OrSPECIFIC USE PERMIT (SECTION 28-26.EZONING ORDINANCE) Application Application Discussion is in is not in in Staff compliance compliance Report l.That the specific use will becompatible with and not injurious tothcuseandenjoyment of other property, orsignificantly diminish or impair property values within the immediate vicinity; x Z.That the establishment ofthe specific use will not impede the normal and orderly development and improvement ofsurrounding vacant property; x 3.That adequate utilities, access roads, drainage andothernecessarysupport|ngfacUitieshave been orwill beprovided; X 4.The design, location and arrangement ofall driveways and parking spaces provides for the safe and convenient movement ofvehicular and pedestrian traffic without adversely affecting the general public oradjacent developments; X ]. That adequate nuisance prevention measures have been orwill betaken toprevent orcontrol offensive odor, fumes, dust, noise and vibration; X 6. That directional lighting will be provided so as not todisturb oradversely affect neighboring properties; x 7. That there are sufficient landscaping and screening toinsure harnmonyand compatibility with adjacent property; and, X 8That the proposed use is)naccordance with the Comprehensive Plan. X SIG LNSS LOAAD ZN: ORTH: Residential EAST: Residential SOUTH: Residential WEST: Resid entia 1/Com me rd a I N COMPREHENSIVE PLAN: Meghan[obb Meghan Cobb 238OLaurel Street R[R'H(Residential Conservation and Revitalization Historic District) ~0.255acres more orless Residential X—Area determined bobeoutside the 5OO yearfloodp|a\n. R[R-H(Residential Conservation and Revitalization Historic District) RCR'H R[R,H RCR'H Stable Area Laurel Street — Major Arterial- Urban with a 60` rightofnveyand 3O/pavement width. Loca|Street with eGO' hght'of+way and 3O'pavement width. Curb and gutter O"vvaterline PROPERTY OWNERS NOTIFIED WITHIN 200 FEET TORRES JOSS RAUL & MARIA G GOBAR LLC VILLARREAL PETER P HUBBELL CARL J JR NERiVANDEZ ALMA ALVARADO DANIEL PINKSTOiV RICKY FISHER WAYNE REGINALD & TRACY SEE CALLAIS R]CHARD L. CARVILLE BARBARA A (LI F E ESTATE) LEWIS KAREfV A & PAUI.INE RHODES TEXA-CALI PROPFR7iES LLC TEXA-CALI PROPERTIES LLC HOLI.OWAY KARA L JHAM LLC CRABBE J COLIiV & CHARLES B BRADLEY DAVID TORRES ELIZAR AVILES JUVENCIO D BELL RAYMOND M & SANCFIEZ NERE[DA CARBON USAJ QUEST IRA INC FBD CFiARLES PHIL[P COWIN IRA ETAL WEBB CLEM T MOLT CARMEN K & DONALD JR HOLT CARMEN K & DONALD JR AVII.ES JESUS B EAV MC3 NT Planning & Community Development Case Type:Planning and Zoning Case Sub Type: Specific UselRezone Case #: PZ2024-253 Location: 2398 LAUREL ST, BEAUMONT, 77702 Individuals listed on the record: Applicant Meghan Cobb 2398 Laurel St. Beaumont, TX 77702 Property Owner Meghan Cobb 2398 Laurel St. Beaumont, TX 77702 Agent Meghan Cobb 2398 Laurel St. Beaumont, TX 77702 Case Type: Planning and Zoning Case 9: PZ2024-253 Case Status. REVIEW Tag Name: To use my home as my place of business Initiated On: 8/21/2024 6:51:35AM Home Phone: 4092214069 Work Phone: Cell Phone: 4092214069 E-Mail- megcobbtx@gmail-com Home Phone- 4092214069 Work Phone: Cell Phone: 4092214069 E-Mail: megcobbtx@gmaii.com Home Phone: Work Phone: Cell Phone: 4092214069 E-Mail: megcobbtx@gmail.com Page I of 3 Printed On: 8/27/2024 BEAuMON-r Planning & Community Development Legal Description 11, 1 25sf property with 2,489sf single family home and detached garage and apartment Number of Acres Proposed Use Retail store That the specific use will be On the contrary - Taluka Trades would improve the "look and feel" of compatible with and not injurious to the corner of 8th and Laurel, and due to my adequate parking on site the use and enjoyment of other (and even with overflow parking, if it occurs, on 8th St.), and with said property, nor significantly diminish or parking and business hours occurring during regular daylights hours, Impair property values within the no surrounding residents would be affected in any way whatsoever. immediate vicinity The property will be kept in the utmost pristine condition as appearance does hugely impact business - Taluka will take an already beautiful historic home and highlight it, creating a draw to Old Town, with an aim to revive interest in revitalization across the board. That the establishment of the specific Taluka Trades will increase the value of any nearby vacant property. use will not impede the normal and There is one lot a little further down Laurel that would certain[y not in orderly development and it any way be negatively impacted by this specific use. of surrounding vacant property, That adequate utilities, access roads, The site is on a very accessible corner in the beating heart of Old drainage and other necessary Town, inclusive of residences and established businesses, and supporting facilities have been or will provides r-nore than sufficient utilities, access, drainage, etc. be provided The design, location and arrangement There is a small "parking lot" plus a circle drive on site already, which of all driveways and parking spaces can accommodate the parking and departing of more than our typical provides for the safe and convenient number of visitors at any given time. If overflow parking needs arise, movement of vehicular and pedestrian there are two more approaches I can employ before parking would traffic need to occur on 8th St, I have a grassy area in my circle drive which could become parking for four more vehicles, as well as another area on the East side of the building for two more parking spots (would need to be paved). That adequate nuisance prevention Absolutely none of these nuisances, nor any others, would occur at measures have been or will be taken my place of business. It is a beautiful daytime retail location, and to prevent or control offensive odor, even in the event of evening events/rentals, sound or other ordinances furnes, dust, noise and vibration would not be broken and again, no nuisance of any kind would result from any activities at Taluka Trades. That directional lighting will be Other than adding a small directional light on my sign and festoon provided so as not to disturb or lighting on one porch, no additional lighting would be required beyond adversely affect neighboring what exists at the site as a current residence. properties That there are SUff icient landscaping This is a yes, with intent to add some sort of natural screen to and screening to insure harmony and protect my store from the view/activities occurring at the East side compatibility with adjacent property adjacent property. Part of the reason for my application is the ongoing r night time nuisance from that residence - my site makes more sense as a business, at this point, than a residence. Case Type: Planning and Zoning Page 2 of 3 Case ft: PZ2024-253 Printed On: 8/27/2024 BEAVMC3NT Planning & Community Development That the proposed Use is in The proposed use of 2398 Laurel is completely in accordance with accordance with the Comprehensive this plan and all attached information and intent.. Plan Notes: Case Type: Planning and Zoning Page 3 of 3 Case #. P72024-253 Printed On. 8/27/2024 To Whom it May Concern: My name is Meghan Cobb, and my store which is currently located in downtown Beaumont is Taluka Trades. Due to the following overwhelming events in my life and over the entire course of my new business, I am writing this letter to request a Specific Use Permit be granted to relocate Taluka Trades to my current place of residence, at 2398 Laurel, Beaumont, TX 77702. I have compelling and heartfelt personal and professional reasons for the request. To begin on the personal end - I painted a 7,300sf mural downtown in 2022-2023 which allowed me to put $28,000 down on a home for my family here in Old Town. At the time we were a happy family of eight and we all loved this home very much. I personally have been admiring this specific property for about 25 years and landed my dream. Then in January of 2024, another dream came true and I found a beautiful location for my lifelong vision of having a store, which would be home to my design office and serve as a retail spot offering the art, crafts and other works of as many local creators as I could fit into the space - all with a Beaumont/Gulf Coast theme. The store location was, and remains, 489 Pearl St. in downtown. Twenty four days after our grand opening, my best friend and spouse unexpectedly passed away and it all became a nightmare. I lost not only his portion of our income, but due to the impact of his passing, his children from a former marriage are no longer living in the home, and my two older children also are no longer in the home (one is eighteen and in Basic Training with the Army National Guard and the other has moved in with his father to be closer to school after switching from Odom to Marshall). My point is that this beautiful 2,489 sf residence is far too much mortgage for me to pay for on my own,. and is too much house for myself and our five year old. Selling is out of the question as if I "break even" that really translates to me losing the $28,000 1 put down and the past year and a half of monthly mortgage payments. I am completely unable and unwilling to face that loss after everything else. I cannot do that, and I would have nowhere to go and no way to get there. On the professional end of why I'm requesting this Permit - 73 days after my husband passed away, the Gilbert Building burnt. This is relevant because it is directly across the street from the door to my business. In fact, I was, along with my building's owner Nan Laing, the first to see any smoke and to call the Fire Department. I was working unexpectedly late at Taluka Trades, meeting a local artisan about featuring her handmade hats in the shop. Anyway, the fallout from the fire is ongoing, with our biock of Pearl Street still remaining barricaded off, not to mention facing a (still) derelict, unsightly and unsafe building. We hope all the best for the restoration of the once -lovely Gilbert Building, but Taluka and the other three businesses in the Laings, building are the ones absorbing the blow. I attended and spoke at the August 20th City Council meeting, and observed discussion about liability in the event the building collapses or otherwise is physically injurious. Well, it's my informed and objective observation that injury has most certainly already occurred, and occurs every single day in the form of significant lost profit at Taluka Trades. I now have to work nights and weekends painting extra murals, and I now work weekdays Sam-3pm managing front of house for a restaurant (ironically housed in one of the buildings owned by the owner of the GUhert).|now cannot work at my own store, and amnot sure anymore if working the restaurant isofeasible way to pay my sole emp|oyee...or if there's any point in continuing to try. My employee is an incredible worker and absolutely adores working for Taluka Trades. Ta|uhewas doing aomuch better than any ofun expected when the fire occurred. Mvproposal ianow to, infact, give uponour current location ' and to"save the farm" bvmoving this beautiful little shop into 2398 Laurel. The house is perfect to house the store. It would allow me topour100%ofrnyt|me, prof itand effort |n10the buoineos.and |nbzfurthorbeoutif»ingYhis lovely Old Town spot. If can't dothis, l am afraid I'm facing ruin across the board, losing the legacy for rnykids /Ta|ukais a combination ofthe names ofrnythree children ' Tucker, Luke and /4va\.|tmakes sense onmultiple fronts touse the house for the store. It may not be grandfathered in per se, but this location was in fact a successful trophy shop/storefront and still has the back work room I could use as my own work room. There are multiple businesses ofvarying b/pesoUupenddownLaure).andofcounseaUoverD|dlown.| would love to do as much business -to -business networking and marketing as possible, with intent to feature area (Calder Ave., etc) businesses 5 offerings into my shop in various ways. In that vein, and aaa small example lrecently deoidediooffer TexJoyand Seaport inrnyshop and have wholesale pricing - but have decided to hold back on opening an account, as I can't keep going atrnycurrent location. Everything is on hold and the store, mylifelong dream, is facing onearly end if|cannot merge two visions into one location and turn a nightmare into dream come true. | will lose not only Taluka, but likely the house and even my transportation if I can't make this work. I implore consideration and approval be given to moving Tal,uka Trades to 2398 Laurel. Site and Use Details: House ia2/48Baf Lot iaY1.125sf with dimensions of8Q'xl2b' Store isaretail shop featuring high endv|nta000|oth|ng.|ooa|ert,pottery, candles, handmade wood furniture, and some national and international brand such as Case Knives, Ruggable Rugs, Consuela Leather Bags, etc. Site would host pleasant daytime and occasional early evening events and venue rentals for baby showers, yoga classes, barre classes, baking svvopo. etc. Site would also serve as my design office and art studio - out of which \ would continue rny25+year career offreelance graphic design, canvas painting and home remodeling. Ta|ukaTrades |aVERY pro -Beaumont and wants tooffer more and more Beaumont and Gulf Coaat-therncdinventory. VVe are the most regionally -focused store |nSoutheast Texas that vve know of. VVewant tostay |nbusiness and prosper. DETACHED GARAGE +APARTMENT/ OFFICE - I I — I I Circle drive with multi -car parking areas + handicap accessible Propose I I d4 XO %-Agn \"I 5' high @ top Boundary/Site Plan TALUKA TRADES meg@megcobb.com 409.221.4069 Trash storage area 2398 LAUREL 2,489 SF 8 9 LAUREL N Denotes Entrance/ Exit Denotes paving/ sidewalk Single story Roof height at pitch 22' PZ2024-253: Request for a Rezoning from an RCR-H (Residential Conservation Revitalization- Historic) zoning district to RCR (Residential Conservation Revitalization) zoning district and a Specific Use Permit to allow for a retail shop, events venue, administrative office and art studio. Applicant: Meghan Cobb Location: 2398 Laurel Street 0 500 1 1 1 Feet