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DATE: August 20,
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 general
office complex in a GC-MD-2 (General Commercial-Multiple
Family Dwelling-2) District.
FILE: 1900-P
STAFF REPORT
The Planning Manager recommends approval of this request subject to
the following conditions:
1. No new median cut on Dowlen Road will be allowed.
2. An 8' tall wood screening fence and 10' wide landscape
strip will be required along the east property line.
3. The two easterly buildings must be modified to provide
for a 15' rear building setback or a variance must be
granted by the Zoning Board of Adjustment.
Taher Quraishi has requested a specific use permit to allow
a general office complex in a GC-MD-2 (General
Commercial-Multiple Family Dwelling-2) District. The property
is located at 2340 Dowlen Road.
In August, 2004, City Council approved a rezoning of the subject
property to GC-MD-2. In October, 2004, City Council approved
a specific use permit with conditions to allow an office building
complex. The original specific use permit contained three one
story buildings totaling approximately 16,000 sq. ft.
The Zoning Ordinance states that unless construction of the
conditions of the specific use permit are commenced and
substantially underway within a two year time period, the
specific use permit shall become null and void. Since the two
year time period has expired, Mr. Quraishi is again requesting
approval of a specific use permit to allow an office complex.
The newly submitted site plan has been revised from the original.
It includes two one story buildings and one 1 2 story building
totaling 18,300 sq. ft. in a different configuration.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 11 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
That certain 1.442 acre tract out of the H. Williams Survey,
Abstract 56, Jefferson County, Texas, and being out of and a
part of those called 3.947 and 1.084 acre tracts conveyed to
Gulf Employees Credit Union as recorded in Clerks File No.
9701757 of the Official Public Records of Jefferson County,
Texas, said 1.442 acres being more particularly described by
metes and bounds as follows:
Basis of Bearings is along the southwesterly line of the said
3.947 acre tract having been called North 51 54' 51" West 416.55
feet.
BEGINNING at a 5/8" iron rod found in the easterly right-of-way
line of Dowlen Road (100' R.O.W.) and the northeasterly
right-of-way line of that 100-foot wide Jefferson County
Drainage District No. 6 drainage ditch as recorded in Volume
1952, Pages 63, 78, & 467 and Volume 1955, Page 419 of the Deed
Records of Jefferson County, Texas for the southwest corner
of the said 3.947 and 1.442 acre tracts;
THENCE North 33 31' 05" East along the said easterly
right-of-way line of Dowlen Road a distance of 96.30 feet (called
North 33 31' 03" East) to a 1/2" iron rod found for the northwest
corner of the said 1.442 acre tract;
THENCE South 56 28' 57" East a distance of 150.00 feet to a
point for corner;
THENCE North 78 41' 59" East a distance of 189.18 feet to a
point for the northeast corner of the said 1.442 acre tract;
THENCE South 01 07' 44" East a distance of 324.66 feet to a
point in the said northeasterly right-of-way of the Jefferson
County Drainage District No.6 drainage ditch and the
southwesterly line of the said 1.084 acre tract for the southeast
corner of the said 1.442 acre tract;
THENCE North 51 55' 29" West along the said northeasterly
right-of-way of the Jefferson County Drainage District No. 6
drainage ditch and the said southwesterly line of the 1.084
acre tract a distance of 53.96 feet to a 1/2" iron rod found
for an angle point;
THENCE North 51 54' 51" West continuing along the said
northeasterly right-of-way of the Jefferson County Drainage
District No. 6 drainage ditch and the southwesterly line of
the said 3.947 acre tract distance of 416.31 feet (called North
51 54' 51" West 415.55 feet) to the POINT OF BEGINNING and
containing 1.442 acres 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
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, 4 and 7
follow:
1. The proposed development would be similar to other
developments in the immediate area. It would compliment
and not detract from adjacent developments.
4. The Transportation Manager states that no additional
median cuts on Dowlen will be allowed.
7. An 8' tall wood screening fence and a 10' wide landscape
strip will be required along the east property line.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Taher Quraishi
PROPERTY OWNER: Same
LOCATION: 2340 Dowlen
EXISTING ZONING: GC-MD-2 (General
Commercial-Multiple Family
Dwelling-2) District
PROPERTY SIZE: 1.442 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain; A A @
- Special flood hazard areas
inundated by 100-year flood
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Commercial NC (Neighborhood Commercial) District
EAST: Vacant RS (Residential Single Family Dwelling)
District
SOUTH: Assisted living facility, DD#6 ditch. vacant RM-H (Residential Multiple Family
Dwelling-Highest Density) District
WEST: Commercial, vacant RM-H
COMPREHENSIVE PLAN: Stable Area
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: Dowlen Road - Major arterial with
a 100' wide
right-of-way and 4 lanes divided
DRAINAGE: Curb and gutter
WATER: 8" and 12" water lines
SANITARY SEWER
SERVICE: 6" and 8" sanitary sewer lines
PROPERTY OWNERS
BAR C RANCH COMPANY INC
DRAINAGE DISTRICT 6
G I LOW REAL PROPERTY HOLDINGS
GULF EMPLOYEES CREDIT UNION
H & M INTERESTS LTD
HCRI TEXAS PROPERTIES LTD
HILCORP ENERGY ILP
QUARAISHI TAHERUDDIN M & SHAMA
TX WINCHESTER WEST FAMILY LP