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DATE: December 15,
2008
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for an amended specific use permit to allow
for the expansion of a medical building in a GC-MD-2 (General
Commercial-Multiple Family Dwelling-2) District
FILE: 1973-P
STAFF REPORT
The Planning Manager recommends approval subject to the following
conditions:
1. Drainage of the project must comply with the City=s drainage
requirements (Engineering);
2. The driveways and parking lots must comply with the City=s
driveway and parking lot standards (Traffic
Engineering);
3. The perimeter and interior of the parking lots must meet
the City=s landscaping requirements (Planning);
4. Provide an 8' tall wood screening fence along the north
end of the subject property (Planning)
5. Sidewalks will be required along Folsom and Pointe=
Parkway. (Planning)
and with a waiver of the 10' wide landscape strip along the
north property line.
Clifton Thomason has applied for an amended specific use permit
to allow the expansion of a medical building in a GC-MD-2
(General Commercial-Multiple Family Dwelling-2) District. The
property is located at the northeast corner of Folsom and Pointe=
Parkway.
In June, 2008, a specific use permit was approved for a 25,400
sq. ft. medical office building. It is now the desire of the
developer to add 3,373 sq. ft. of building space for a total
size of 28,773 sq. ft. The developer has potential commitments
for the additional space.
The original specific use permit was approved subject to the
following:
1. A 6' wide landscape strip is required along the Folsom
St. and Pointe= Parkway frontages of the parking lot.
2. Landscape islands, peninsulas or medians shall be provided
for every ten parking spaces.
3. Provide an 8' tall wood screening fence along the north
end of the subject property.
STAFF REPORT continued
Mr. Thomason states that those conditions were met as the site
construction plans were developed. However, those conditions
must be addressed on the specific use permit site plan.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 19 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
BEING a 2.2621 acre (98,537.26 sq ft) tract or parcel of land located
in the Wesley Dikes Survey, Abstract No. 17, Jefferson County, Texas,
Titled October 16, 1835, Patent 1185 Volume 23 in the General Land
Office,(aka the W.B. Dyches Survey, Abstract No. 17) and being out of
and a part of that called 200.686 acre tract conveyed to LaTex
Investors, L.P, of record in Clerks File No. 2000021770 of the Official
Public Records of Jefferson County, Texas, said 2.2621 acres being more
particularly described by metes and bounds as follows:
COMMENCING at a Jefferson County Drainage District No.6 (DD6) Iron
Rod with aluminum disc found in the North Right-Of-Way Line of Folsom
Drive (100' R.O.W.) for the southwest corner of that called 300 acre
tract conveyed as Tract 1 to the Jefferson County Drainage District No.6
of record in Film Code No. 104-01-0353 of the Real Property Records
of Jefferson County, Texas, the southeast corner of the said 200.686 acre
tract, and the southeast corner of that called 3.5813 acre tract conveyed
to Dunleith Partners, Ltd of record in Clerks File No. 2001021999 of
the Official Public Records of Jefferson County, Texas;
THENCE S 8701'05" W(Basis of Bearing) along the said North R.O.W.
Line of Folsom Drive and the South Line of the said 3.5813 acre tract,
the South Line of the said 200.686 acre tract, and the South Line of
that called 2.296 acre tract conveyed to Beaumont Family Practice
Associates P A of record in Clerks File No.2002025586 of the Official
Public Records of Jefferson County, Texas, for a distance 700.04 feet to a
2" capped Iron Rod found for the southwest corner of the said 2.296
acre tract and the southeast corner and POINT OF BEGINNING of the
herein described tract;
THENCE S 8701'05" W continuing along the said north R.O.W Line of
Folsom Drive, the South Line of the 200.686 acre tract, and the South
Line of the herein described tract for a distance of 200.00 feet to a 2@
capped Rod set for the southeast corner of the herein described tract at
the intersection of the said North R.O.W. Line of Folsom Drive and the
East R.O.W Line
LEGAL DESCRIPTION continued
of Pointe Parkway (called 80' R.O.W.) as described in Plat of Highlands
Pointe= of record in Clerks File No.2006050552 of the Official Public
Records of Jefferson County, Texas;
THENCE N 03 01' 43" W along the West Line of the herein described
tract and the East R.O.W. Line of Pointe Parkway for a distance of
304.01 feet to a 2@ capped Iron Rod set for the Point of Curvature (PC)
of a curve to the right;
THENCE continuing along said East R.O.W. Line of Pointe Parkway and
the West Line of the herein described tract with said curve to the right,
having a Radius of 330.53 feet, a Delta Angle of 40 47' 43", a Chord
Distance of 230.40 feet, a Chord Bearing of N 17 22' 08" E, a distance
along the Arc 235.34 feet to a 2" capped Iron Rod Set for the northwest
corner of the herein described tract and the southwest corner of that
called Tract H-2 of said Highlands Pointe=;
THENCE N 87 01' 05" E along the North Line of the Herein described
tract and the South Line of said Tract H-2 for a distance of 119.67 feet
to a 2" capped Iron Rod set for the northeast corner of the herein
described tract and the northwest corner of that called 2.4798 acre tract
conveyed to Beaumont Family Practice Associates P A of record in Clerks
File No. 2004033555 of the Official Public Records of Jefferson County,
Texas;
THENCE S 03 01 > 43" W along the West Line of the said 2.4798 acre
tract and the East Line of the herein described tract for a distance of
520.03 feet to the POINT AND PLACE OF BEGINNING and containing
2.2621 acres (98,537.26 sq ft) of land, 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 seven of the eight conditions
necessary for approval. Comments on Conditions 1 and 7 follow:
4. The proposed medical office will complement the other
medical facilities in the immediate area. Two other
medical offices and Script Care have facilities in the
immediate area. At Major and Folsom, a large medical
complex is planned, as well.
7. An 8' tall wood screening fence will be installed along
the north property line which abuts RM-H zoning. The
applicant requested a waiver of the 10' wide landscape
strip along the north property line. This waiver was
granted with the original SUP. A 6' wide landscape strip
shall be required along the Folsom and Pointe= Parkway
frontages. Landscape islands, peninsulas or medians will
be required for every 10 parking spaces.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Leap Engineering LLC
PROPERTY OWNER: Juansrich, Ltd.
LOCATION: Northeast corner of Folsom and
Pointe= Parkway
EXISTING ZONING: GC-MD-2 (General
Commercial-Multiple Family
Dwelling-2) District
PROPERTY SIZE: 2.62 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: Vacant RM-H (Residential Multiple Family
Dwelling-High Density) District
EAST: Medical office GC-MD-2 (General
Commercial-Multiple Family Dwelling-2)
District
SOUTH: Vacant A-R (Agricultural-Residential) District
WEST: Medical office GC-MD-2
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Neighborhood Growth Unit
STREETS: Folsom Drive - Secondary arterial
with a 100' wide right-of-way
and a 56' pavement width; Pointe=
Parkway - Major collector with an
80' wide right-of-way and two
24' pavement widths with a 10'
median
DRAINAGE: Curb and gutter
WATER: 16" water line
SANITARY SEWER
SERVICE: 42" sanitary sewer line
PROPERTY OWNERS
BEAUMONT FAMILY PRACTICE ASSOCIATES PA
FOUR MACS BEAUMONT LP
HAMBURG PARTNERS LTD
HIGHLANDS POINTE' OWNERS ASSN
JEFFERSON COUNTY DD6
POINTE PARKWAY INVESTMENTS INC