HomeMy WebLinkAbout2343-P
DATE: August 21, 2017
TO: Planning Commission and City Council
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: To consider a request to allow a restaurant in an GC-MD-2 (General Commercial
- Multiple Family Dwelling - 2) District.
FILE: 2343-P
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STAFF REPORT
GBI Investments, L.L.C. would like to construct a new restaurant at 4490 Crow Road.
This property is located in the flood hazard. Properties along Dowlen and Crow Roads are
mostly developed in this area, creating large amounts of runoff during rain events. New flood
maps show a BFE (Base Flood Elevation) of 27' just west of this property. Therefore, the
lowest floor of new construction must be at least 18" above BFE. As drainage can be an issue
along Crow Road, drainage will need to be directed westerly.
Landscaping requirements shall include 8 foot privacy, wood or masonry, screening fences and
10' wide landscaped buffers along east and south property lines, as well as perimeter landscaping
at right-of-way, and islands for parking areas.
Staff recommends approval of the request with the following conditions:
1. Drainage from the entire site should be directed to its northwest corner so that it flows
westerly instead of southerly down Crow Road. (Drainage District #6)
2. Sidewalk must be provided along Crow Road and completed along Odom Road.
3. New construction must be elevated to at least 28.5' for the lowest floor.
4. Landscaping and screening must be provided to meet ordinance requirements.
5. Dumpster must be screened completely from street with fencing and landscaping, and located
a minimum of 25' from adjacent properties.
6. Eliminate the exit only driveway along Odom Road as it will cause confusion.
Please note that final occupancy approval is subject to review and acceptance of submitted plans
and field inspections to verify compliance with applicable codes.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 7
Responses in Favor Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 11-13, Robert L. Collier Addition, Beaumont, Jefferson County, Texas, containing
1.4564 acres, more or less.
ANALYSIS
CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT
(SECTION 28-26.E, ZONING ORDINANCE)
Application Application
is in is not in Comments
compliance compliance Attached
Conditions:
1. That the specific use will be compatible with
and not injurious to the use and enjoyment of
other property, or significantly diminish or
impair property values within the immediate
vicinity; 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
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
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
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: GBI Investments, LLC
PROPERTY OWNER: Parkdale Church
LOCATION: 4490 Crow Road
EXISTING ZONING: GC-MD-2 (General Commercial - Multiple
Family Dwelling - 2)
PROPERTY SIZE: ~1.4564 acres
EXISTING LAND USES: Unoccupied Church
FLOOD HAZARD ZONE: A - Special Flood Hazard Area without base
flood elevations determined.
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial GC-MD (General Commercial - Multiple
Family Dwelling)
EAST: Multi- family RM-H (Residential Multiple Family
Dwelling - Highest Density)
SOUTH: Church RM-H
WEST: Commercial GC-MD
COMPREHENSIVE PLAN: Parkdale Mall Special District
STREETS: Crow Road - Major Collector with 64’ wide
right-of-way and 38’ pavement width.
Odom Road - Local Street with 46’ wide
right-of-way and 22’ pavement width.
DRAINAGE: Curb and gutter
WATER: 6" Water line
SANITARY SEWER SERVICE: 8" Sanitary sewer line
PROPERTY OWNERS NOTIFIED WITHIN 200'
BEAUREGARD GROUP LTD
FIRST CHURCH OF GOD
FIRST CHURCH OF GOD BMT TX
PARKDALE CHURCH
PARKDALE MALL CMBS LLC
SYNERGY RPC LLC
TEXAS REVOLVING LOAN FUND FOR