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DATE: March 19,
2007
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow an 8 unit
loft apartment building in a CBD (Central Business District).
FILE: 1868-P
STAFF REPORT
The Planning Manager recommends denial of this request.
The Landmark Group is requesting a specific use permit to allow an 8
unit loft apartment building in the Central Business District at 527
Forsythe. The property is the location of the former Antioch Baptist
Church. It is the intent of the Landmark Group to renovate the
existing building for use as apartments. In addition, there will be
common space for a library, computer room, laundry facilities and
leasing office space. Development cost will be $125,000 per
apartment.
Since the property is located in the Central Business District,
off-street parking is not required. However, the applicant states that
they have made a proposal to the City whereby the City would
provide reserved, on-street parking for the apartments. The City has
denied that request. Elsewhere in the city, apartment complexes
must provide one and one-half parking spaces per dwelling unit.
Denial of this request is based upon the fact that there is no off-street
parking being provided. At one and one-half parking spaces per
unit, 12 parking spaces would typically be required. Due to the
concentration of apartments, there will be a need for parking that the
developer currently cannot provide. Unless off-street parking is
made available, tenants will be required to park on the street.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 20 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 412, Block 57, Original Townsite of Beaumont, City of
Beaumont, Jefferson County, Texas, containing 0.165 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
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 Condition 4 follow:
4. Uses within the Central Business District are not required
to provide parking. The applicant states that they have
requested the City to reserve on-street parking for the
development. However, the City did not agree to that
request. The Planning Manager is recommending denial of
this request based upon inadequate parking.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Landmark Asset Services,
Inc. for Beaumont Downtown
Lofts, Ltd.
PROPERTY OWNER: Beaumont Downtown Lofts, Ltd.
LOCATION: 527 Forsythe
EXISTING ZONING: CBD (Central Business
District)
PROPERTY SIZE: 0.165 acres, more or less
EXISTING LAND USES: Vacant church building
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year flood plain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial, parking lot CBD (Central Business District)
EAST: Parking lot CBD
SOUTH: Parking lot CBD
WEST: Parking lot CBD
COMPREHENSIVE PLAN: Central Business Special
District
STREETS: Forsythe Street - Local street with
a 61' wide right-of-way and a 40'
pavement width.
DRAINAGE: Curb and gutter
WATER: 6" water line
GENERAL INFORMATION/PUBLIC UTILITIES continued
SANITARY SEWER
SERVICE: 12" and 15" sanitary sewer line
PROPERTY OWNERS
GOODWILL INDUSTRIES OF SOUTHEAST TEXAS
CITY OF BEAUMONT
JEFFERSON COUNTY
CHARLTON P HORNSBY PC
MILTON M SHARFSTEIN
SAN AUGUSTINE DEVELOPMENT LIMITED PARTNERSHIP
WALTER M MAYER JR
JOANNE MARIE MAYER GOLDSTEIN
JOANNE M GOLDSTEIN
SUSAN S MAYER
DAVID W MAYER
MARIAN MAYER GETOWSKI
LAURIE MAYER
INDIGENT HEALTH CLINIC OF SE TX DBA SE TX COM HEALTH CLINIC
SAMUEL F JONES JR
BOSTON STORE DRY GOODS CO & IONE S NEY-TRUSTEE
CENTURY TOWER PARKING LLC