HomeMy WebLinkAbout2228-P
DATE: April 20, 2015
TO: Planning Commission and City Council
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: Consider a request for a specific use permit to allow a real estate office in an RCR-H
(Residential Conservation Revitalization - Historic) District.
FILE: 2228-P
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STAFF REPORT
The Planning staff recommends approval subject to the following conditions:
1. The applicant apply for and receive a special exception to parking requirements to require no
off-street parking.
2. An eight foot Fence and approximately ten (10) foot landscaped buffer be constructed along the
East property line.
SSR Real Estate Investments L.L.C., has applied for a specific use permit to allow a real estate office in
an RCR-H (Residential Conservation Revitalization - Historic) District. The property is located at 2597
McFaddin Street. The property was previously used as a dentist office. Parking in the rear yard was
accessed by permission of the neighbor to the West. Access by these means is no longer possible, and
the property is not wide enough to accommodate a driveway in the side yard. For this reason, staff is
recommending approval subject to the applicant receiving a special exception to allow no off-street
parking.
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 25
Responses in Favor Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the northwest 41' x 91' of Lot 12, Block 44, Averill Addition, Beaumont, Jefferson County,
Texas, containing 0.086 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
X X
adjacent developments;
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
X X
property; and,
8. That the proposed use is in accordance with the
Comprehensive Plan. X
ANALYSIS continued
This application is in conformance with six of the eight conditions necessary for approval. Comments
on Conditions 4 and 7 follow:
4. The applicant proposes to construct a driveway to existing parking in the rear yard. There is not
sufficient room for a driveway in the side yard. Staff is recommending an application for a special
exception to allow the use with no off-street parking.
7. An eight foot Fence and approximately ten (10) foot landscaped buffer be constructed along the
East property line. Some areas will not allow for a ten (10) foot wide buffer, but staff
recommends the buffer be installed where possible.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: SSR Real Estate Investments, L.L.C.
PROPERTY OWNER: Tanir Ashrafi
LOCATION: 2597 McFaddin Street
EXISTING ZONING: RCR-H (Residential Conservation Revitalization
- Historic) District
PROPERTY SIZE: ~0.086 acres
EXISTING LAND USES: Commercial
FLOOD HAZARD ZONE: X – Area determined to be outside the 500
year flood plain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Residential RCR-H (Residential Conservation Revitalization
- Historic) District
EAST: Residential RCR-H
SOUTH: Commercial RCR-H
WEST: Commercial RCR-H
COMPREHENSIVE PLAN: Stable Area
STREETS: McFaddin Street: Major Arterial with 60’
right-of-way and 25’ pavement width.
DRAINAGE: Curb and gutter
WATER: 20” Water line
SANITARY SEWER SERVICE: 6” Sanitary Sewer line
PROPERTY OWNERS WITHIN 200 FEET
BOTHE PAULA
BOUTTE JUDY
DANIALI SAEED & MAHNAZ
DANIALI SAEED ET UX
DURBIN NELL E
GISSELBERG DAVID H & PATRICIA
HERRERA J MANUEL
MAYES SCOTT ETAL
MJM REAL ESTATE &
INVESTMENTS
NEIREITER BROCK
OLD TOWN INVESTORS
PALERMO AUGUST J JR
PHELAN ELEVEN B LLC 1%
RAY 9 PROPERTIES LLC
RECKART JOHN FRANK DONALD
REYES ALBARRO & ANA I GARCIA
RICHDEN GROUP LLC
SBI BUILDING INC
SMITH ROBERT LEE
TIPTON KENNETH & VERA
TORTORICE JAKE & MARY
TORTORICE JAKE JR