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Home My WebLink About1822-P DATE: May 15, 2006 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for an amended specific use and a specific use permit to allow professional/business offices in an RM-H (Residential Multiple Family Dwelling-Highest Density) District. FILE: 1822-P STAFF REPORT The Planning Manager recommends approval of this request and of the modification to the landscaping requirements along the east side of the property (5' - 7' landscape strip along the east property line). Sheri Arnold is requesting an amended specific use permit and a specific use permit to allow professional/business offices at 3510-3520 and 3590 Delaware. This request includes the 0.99 acres that was granted a specific use permit in March and the additional 1.42 acres that has been acquired by Ms. Arnold. The original specific use permit included three buildings comprising a maximum of 9,850 sq. ft. The new site plan includes eight buildings comprising 25,800 sq. ft. of office space. The initial phase of development will consist of two buildings with future buildings being constructed as needed. The new layout will provide better circulation for both building tenants and emergency vehicles. The buildings will have brick exteriors and be similar in design to a house design. Ms. Arnold is requesting a modification to the landscaping requirement along the east property line. An 8' tall wood screening fence will be constructed. However, to accommodate the proposed building/parking layout, a 5' - 7' landscape is shown instead of the required 10'. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 59 . Responses in Favor ____. Responses in Opposition ____. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 8, Tracts 2, 3 and 5, Block 2, French Addition, City of Beaumont, Jefferson County, Texas, containing 2.31 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 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: 1. The proposed office uses are 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 the office buildings nearby. 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 along the east property line. A 5' - 19' landscape strip is also shown along the east side. A 10' wide landscape strip is required. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Sheri Arnold PROPERTY OWNER: BBG Group LLC LOCATION: 3510-3520 and 3590 Delaware EXISTING ZONING: RM-H (Residential Multiple Family Dwelling-Highest Density) District PROPERTY SIZE: 2.41 acres, more or less EXISTING LAND USES: Vacant, residential 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) District EAST: Residential RM-H, RS (Residential Single Family Dwelling) District 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 CALIBER PROPERTIES INC MARY C BRICKLEY H C HILGEMEIR EARL BROUSSARD CHRISTOPHER R VEILLON CHAD GOODMAN BEAUMONT HOUSING AUTHORITY GWYNETA A & DEDRICK D TEZENO ANGELA RAINEY TIM & STACY STUNTZ SHELLY N ROY BRIAN MILLER BEAUMONT HOUSING AUTHORITY THOMAS S GRANGER PROPERTY OWNERS continued TLC PROPERTIES INC BBG GROUP LLC CALIBER PROPERTIES INC AUSTIN BARNETT ELIZABETH M CHILDS DEUTSCHE BANK NAT'L TRUST % 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 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