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DATE: June 16, 2008
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow professional
offices in an RCR (Residential Conservation and Revitalization)
District
FILE: 1951-P
STAFF REPORT
The Planning Manager recommends approval.
David and Martha Kapparis have applied for a specific use permit to
allow professional offices in an RCR (Residential Conservation and
th
Revitalization) District. The property is located at 425 N. 4 Street.
The Kapparis= intend to relocate the Martha Kapparis Insurance
Agency to an existing office building located on the subject property.
The relocation will allow the Kapparis= to expand their business and to
own the building instead of leasing. The insurance agency represents
Farmers Insurance Group and Farmers Financial Solutions and
Insurance and Financial Services. The only change they are planning
to the exterior of the building is to possibly integrate a second
entrance to allow them the opportunity to lease out approximately
700 feet to some type of compatible office user.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 24 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
nd
Being Lots 1 and the E 2 of Lot 2, Block 14, McFaddin 2 Addition,
City of Beaumont,
Jefferson County,
Texas, containing 0.24
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
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
X
8. That the proposed use is in accordance
with the Comprehensive Plan. X
ANALYSIS continued
This application is in conformance with all eight conditions necessary
for approval. Comments on Conditions 1 and 7 follow:
1. The subject property is one of several small office
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buildings that exist along this stretch of 4 Street.
The proposed use will complement the other office uses
in the area and will not be detrimental to the surrounding
residential neighborhood.
2. The existing parking lot will not change. There is
landscaping along the south end of the property. In
addition, a 6' tall wood screening fence is located along
the west side of the property.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: David and Martha Kapparis
PROPERTY OWNER: Phillip LeBlanc
th
LOCATION: 425 N. 4 Street
EXISTING ZONING: RCR (Residential
Conservation and
Revitalization) District
PROPERTY SIZE: 0.24 acres, more or less
EXISTING LAND USES: Vacant commercial building
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial GC-MD (General Commercial-Multiple Family
Dwelling) District
EAST: Commercial RCR (Residential Conservation and
Revitalization) District
SOUTH: Commercial RCR
WEST: Residential RCR
COMPREHENSIVE PLAN: Conservation and
Revitalization
GENERAL INFORMATION/PUBLIC UTILITIES continued
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STREETS: 4 Street - Major arterial with a
60' wide right-of-way and a 30'
pavement width; Broadway Street
- Local street with a 60' wide
right-of-way and a 27' pavement
width
DRAINAGE: Curb and gutter
WATER: 1" and 6" water lines
SANITARY SEWER
SERVICE: 6" and 8" sanitary sewer lines
PROPERTY OWNERS
BRADFORD GERALDINE
CARRIER GURRNETT WANDA
CARTER WILLIE L SR ET UX
CLARK R G
CTC PARTNERSHIP
DAWSON KAREN A SURELY
LEBLANC PHILLIP K
PHAN TAM THAHN
PHELAN & PHELAN
PHILLIPS HERBERT
PHILLIPS HERBERT & ASSOC
RAMEY JOSEPH L
REESE ALLYSE T
REESE ROGER F
TANTON LOTHELL
TRIANGLE ENGINE DISTRIBUTIORS INC
WEINBAUM FAMILY INVESTMENTS
WENNER ROHN CHRISTOPHER
WILSON JAMES H
ZENO FREDERIC SR