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HomeMy WebLinkAbout1869-P 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 a 26 unit apartment building with retail space in a CBD (Central Business District). FILE: 1869-P STAFF REPORT The Planning Manager recommends denial of this request. The Landmark Group is requesting a specific use permit to allow a 26 unit apartment building with retail space in the Central Business District at 620 Pearl. The property is the location of the former Neches Electric Company/Walgreens building. It is the intent of the Landmark Group to renovate the existing building for use as apartments and 3,000 sq. ft. of retail space. 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 site plan does show 28 parking spaces on the north side of the building. Elsewhere in the city, apartment complexes must provide one and one-half parking spaces per dwelling unit and retail must provide one parking space per 200 sq. ft. of floor area. Denial of this request is based upon the lack of adequate parking for the apartments. At one and one-half parking spaces per unit, 39 parking spaces would typically be required. Of the 28 parking spaces shown, the three most westerly spaces are questionable due to the lack of space for maneuvering when backing out. Sec. 30-27 of the Zoning Ordinance states that when off-street parking is provided in the CBD, it shall conform to the Off-Street Parking and Driveway Standards. Due to the concentration of apartments, there will be a need for parking that the developer currently cannot provide. Unless other 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 12 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 196-197 and parts of Lots 198 and 207, Block 40, Original Townsite of Beaumont, City of Beaumont, Jefferson County, Texas, containing 0.5047 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. Elsewhere in the city, apartments require one and one-half parking spaces per dwelling unit. Retail space requires one parking space per 200 sq. ft. of gross floor area. The applicant is providing 28 parking spaces. However, the use of the three most westerly parking spaces is questionable. The Zoning Ordinance states that when parking is provided in the CBD, it shall conform to the Off-Street Parking and Driveway Standards.