HomeMy WebLinkAbout1823-ZP
DATE: May 15, 2006
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a zone change from RS (Residential Single
Family Dwelling) District to GC-MD-2 (General
Commercial-Multiple Family Dwelling-2) District and a specific
use permit to allow professional/business offices in a GC-MD-2
District.
FILE: 1823-Z/P
STAFF REPORT
The Planning Manager recommends approval of this request subject to
the following condition and with a modification to the landscaping
requirement along the north and west property lines (at the exterior
stairs, a 5' landscape strip):
Modify the parking layout as required by the Transportation
Manager.
Shirley Reese is requesting a zone change and a specific use permit to
allow professional/business offices at 575 W. Lucas. The office
complex will consist of three two-story office buildings that will
include 5,000 sq. ft. of space. Phase I will consist of a 2,000 sq. ft.
building and related parking. Ms. Reese=s real estate office was
damaged during Hurricane Rita and it is her desire to relocate to the
subject property. Her plans call for providing office space for small
businesses.
The Transportation Manager has made modifications to the parking
layout that improve traffic flow by deleting one space in front of the
Phase I building and relocating it. The applicant is asking for a
modification to the landscaping requirement along the north and west
sides of the property. The exterior stairways on the Phase I building
and the most northerly building will extend into the landscape strip,
thus creating a 5' landscape strip.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 13 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lots 9-13, Block 1, Calder Highlands Addition, City of
Beaumont, Jefferson County, Texas, containing 0.50 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:
1. This remnant of land is left over from the re-alignment
of W. Lucas. Immediately to the south is an office
building. The property to the east, across W. Lucas,
received a zone change to GC-MD-2 in March, 2000. That
property has developed commercially. The Planning
Manager doubts that the subject property will ever develop
as residential.
4. The Transportation Manager has modified the parking layout
to allow for better traffic flow. One space in front of
the Phase I building is deleted and another space is added
in front of the most southerly building.
7. The required 10' wide landscape strip along the west and
north property lines will be reduced to 5' where the
exterior stairways intrude into the landscape strip.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Shirley Reese
PROPERTY OWNER: Same
LOCATION: 575 W. Lucas
EXISTING ZONING: RS (Residential Single
Family Dwelling) District
PROPERTY SIZE: 0.50 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: Residential RS (Residential Single Family Dwelling) District
EAST: Commercial, vacant GC-MD-2 (General
Commercial-Multiple Family Dwelling-2)
District
SOUTH: Commercial GC-MD (General Commercial-Multiple Family
Dwelling) District
WEST: Residential RS
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Stable Area
OTHER PHYSICAL
FEATURES: None
STREETS: W. Lucas Drive - Secondary
arterial with four lanes
DRAINAGE: Curb and gutter
WATER: 8" water line
SANITARY SEWER
SERVICE: 15" sanitary sewer line
FIRE PROTECTION: Fire protection is provided by
Station #4, Gladys at W. Lucas.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
DAN & LAUREE THOMPSON
MAIDA PROPERTIES LTD
SINA & SOHELIA NEJAD
DORIS SPECTOR
DARLENE HANNA
SHIRLEY REESE
J D KOCH III
CRAIG & TESSA KOCH
DALE A GOBEN
ROSALIE WHITMAN
KELLY R & KRISTIN Y HALL
MARIO P MARTINEZ
MANUEL & DEJUANA RAMIREZ