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HomeMy WebLinkAbout2091-P DATE: May 16, 2011 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a parking lot in an RCR-H (Residential Conservation and Revitalization-H) District FILE: 2091-P STAFF REPORT The Planning Manager recommends approval subject to the following conditions: th 1. A 25' setback along Broadway and 7 St. shall be adhered to unless the Board of Adjustment approves variances to the minimum setback for parking lots 2. The Broadway access, as shown on the site plan, must be deleted 3. A minimum 6' wide landscape strip shall be installed along th the Broadway and 7 St. frontages of the parking lot 4. The parking lot shall meet the interior landscaping requirements 5. An 8' tall wood screening fence shall be constructed along the north property line and with a modification to the landscaping requirement along the north property line (no 10' wide landscape strip). Mike Albanese, representing 2325 Calder, LLC, has applied for th a specific use permit to allow a parking lot at 407 7 St. The parking lot is to serve a new pub/grill that will be located in the former Easy=s Restaurant building at 2325 Calder. In May, 2008, Wayne Ingwersen received a specific use permit to allow a parking lot at 2320 Broadway. This parking lot was immediately south of Easy=s Restaurant. This parking lot was approved subject to the following conditions: 1. During the Calder Avenue construction project, access to Broadway will be permitted. Once that project is completed, the Broadway access to the parking lot will be eliminated. STAFF REPORT continued 2. The parking lot shall extend no more than 25' from the south property line. 3. A minimum 6' wide landscape strip shall be installed along the south end of the parking lot. 4. An 8' tall wood screening fence shall be constructed along the west property line. 5. The parking lot shall meet the interior landscaping requirements. A waiver of the 10' wide landscape strip along the west property line was also approved. The parking lot was built but the only condition of approval that was met was the construction of the 8' tall wood screening fence along the west property line. No building permit for the parking lot was ever applied for. The Historic District regulations state that all off-street parking must be set back along street frontages not less than the required yard setbacks or as far back as the front of immediately adjacent buildings, whichever is greater. The property is zoned RCR-H. Twenty-five foot setbacks would be th required along both Broadway and 7 St. The Planning Manager has discussed this requirement and the variance process with the current property owner. While the existing parking lot west of the subject property is not part of this application, the Planning Manager has spoken with the new property owner and has informed him that the conditions of the original specific use permit will be enforced. He has stated that he will comply. The applicant has stated that the additional parking is vital to the leasing of the former Easy=s Restaurant building. A pub/restaurant at this location would be an important economic stimulus for the Old Town area. With the improvements on Calder Ave. now completed, this is the type of development that the City is anxious to see along this major entry into downtown. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 22 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being the South 100' of Lots 26-28, Block 22, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.35 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.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, nor 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 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 X 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. Since the proposed parking lot is in the Oaks Historic District and is zoned RCR-H, a 25' setback is required th along the Broadway and 7 St. frontages unless a variance to the setback requirement is approved by the Board of Adjustment. If that variance is not granted, the layout of the parking lot will have to be totally redesigned. In addition, the Planning Manager is recommending that the proposed curb cut on Broadway be deleted. 7. The parking lot must meet the landscaping/screening requirements along the north, south and east property lines as well as within the interior of the parking lot. The Planning Manager is recommending a modification to the landscaping requirement along the north property line (no 10' wide landscape strip). GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: 2325 Calder, LLC PROPERTY OWNER: Eric and Roxanne Hellberg th LOCATION: 407 7 Street EXISTING ZONING: RCR-H (Residential Conservation and Revitalization-H) District PROPERTY SIZE: 0.35 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RCR-H (Residential Conservation and Revitalization-H) District EAST: Residential RCR-H SOUTH: Residential RCR-H WEST: Commercial RCR-H COMPREHENSIVE PLAN: Stable Area GENERAL INFORMATION/PUBLIC UTILITIES continued th STREETS: 7 Street - Major collector with a 60' wide right-of-way and a 27' pavement width; Broadway Avenue - Local street with a 60' wide right-of-way and a 27' pavement width DRAINAGE: Curb and gutter WATER: 6" water line SANITARY SEWER SERVICE: 21" sanitary sewer line PROPERTY OWNERS 7TH & BROADWAY LTD ATKINS FRANKLIN D & JAVIS BATHLA SANJIV & SUMAN CAYWOOD SIDNEY M & BILLIE D REVOCABLE LIVING TRUST HINSON TOMMY W INGWERSEN WAYNE & KAREN JEFFERSON COUNTY KAWARE LP LAVINGHOUSEZ G G MANNING EVELYN J PARTNERS LTD MANUEL ALISA MM INTERESTS LLC NGUYEN JOHNNY & KIM NGUYEN TU VAN & GIAIT TONG O'FIEL HUGH PINKSTON RICKY E TIEU THOMAS VERRET RICHARD W WHITMAN BOB D