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Home My WebLink About1816-P DATE: March 20, 2006 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 RM-H (Residential Multiple Family Dwelling-Highest Density) District. FILE: 1816-P STAFF REPORT The Planning Manager recommends approval subject to the following conditions:  Modify Site Plan A A @ by relocating Building C to the northeast corner of the property with parking located to the south and west of the building.  Modification to the landscaping requirements along the east side of the property (0' to 5' landscape strip) Sheri Arnold is applying for a specific use permit to allow the construction of three office buildings at 3590 Delaware. One of the three buildings will house Ms. Arnold=s real estate business. The other two buildings will be used for other professional office uses. The three buildings comprise a maximum of 9,850 sq. ft. of office space. According to the site plan, two buildings will be built initially with the third building for a future date. Ms. Arnold has submitted two proposed site plans. She has discussed both plans with the Fire Marshall to get his input on driveway layout. His recommendation would be Site Plan A A @ with a modification to Building C and its parking. The Fire Marshall recommends that Building C be shifted to the northeast corner with parking located to the south and west of the building. This would allow fire trucks to pull in and back up. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 44 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 8, Tracts 3 and 5, Block 2, French Addition, City of Beaumont, Jefferson County, Texas, containing 0.99 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 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: 3. The proposed office use is compatible with surrounding land uses. To the west and north of the subject property is the Delaware Office Plaza. To the south are apartments and a dental office. This office development will be very similar to those offices nearby. 4. The driveway and parking layout have been reviewed and approved by the Traffic Manager and Fire Marshall. Ms. Arnold met with the Fire Marshall and he recommended a reconfiguration of the parking to provide better fire truck access. 7. The applicant is requesting a modification to the landscaping requirement along the east side of the property. The site plan shows an 8' tall wood screening fence along the east property line. A 0' to 5' landscape strip is also shown along the east side. A 10' wide landscape strip is required. The Delaware Office Plaza is located to the north and west of the subject property. No fence or landscaping is required along those two property lines. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Sheri Arnold PROPERTY OWNER: Austin Barnett LOCATION: 3590 Delaware EXISTING ZONING: RM-H (Residential Multiple Family Dwelling-Highest Density) District PROPERTY SIZE: 0.99 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: Offices RM-H (Residential Multiple Family Dwelling-Highest Density) EAST: Residential, vacant RM-H SOUTH: Apartments, office RM-H WEST: Offices RM-H GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Stable Area OTHER PHYSICAL FEATURES: None STREETS: Delaware Street - Major arterial with a 60' wide right-of-way and a 44' pavement width DRAINAGE: Curb and gutter WATER: 6" water line SANITARY SEWER SERVICE: 8" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #4, Gladys at W. Lucas. ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS BBG GROUP LLC DARRELL R & TENEASA CUNNINGHAM CYNTHIA T LARSON ET AL KYLE MICHAEL BROUSSARD GERALD A MCCULLOUGH BBG GROUP LLC CALIBER PROPERTIES INC AUSTIN BARNETT ELIZABETH M CHILDS DEUTSCHE BANK NATIONAL TRUST c/o HOMEQ SERVICING CORP D D S ASSOCIATES TEXAS MSI LTD HOMER TROY RHAME JERRY L & MARY HELEN BURD BHARATHI LTD FAR NIENTE PARTNERS LTD WILLIAM R LUCAS CORP DONALD E & SHIRLEY TRAHAN CARMEN R KAIMANN PROPERTY OWNERS continued CSPH DEVELOPMENT CO C H HARRELL CABK WEINMAN PARNTERS LTD SHERIDAN LAND PARTNERS LTD STEVEN C & DIANE C BARKLEY DOP PROPERTIES WDS PROPERTIES LC SAM C GIGLIO JR FRANK A GRIPON CHRISTUS HEALTH SOUTHEAST TX % ST ELIZABETH ACCTS PAYABLE JOHN E VAUGHN JR ET UX FOUR-KIBBIN'S INC JOEL S KOEHLER KALLISTA VENTURE MARK F KIMBRA BELLARD RAJEN B DESAI MD & SUDHEER KAZA MD DANEFIELD CO INC ROBERT EARL COUNTS DAVE S & DEBORAH R CARPENTER WTL DEVELOPMENT INC LAKSHMANAN RAMASWAMY ARTHRITIS CLINIC OF HOUSTON KAYANI FAMILY LIMITED PARTNERSHIP JAMES B CREED MD THE COLGAN FAMILY PARTNERSHIP LTD