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DATE: August 21,
2006
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a specific use permit to allow a shopping
center in a GC-MD-2 (General Commercial-Multiple Family
Dwelling-2) District.
FILE: 1835-P
STAFF REPORT
The Planning Manager recommends approval of this request with a
modification to the landscaping/screening requirements along the
north and west property line (no landscaping or fencing).
Brammer Construction, Inc. has applied for a specific use permit to
allow a shopping center in a GC-MD-2 (General Commercial-Multiple
Family Dwelling-2) District. The property is located at 2916 E.
Lucas. Proposed uses within the 11,089 sq. ft. shopping center
include a washateria, nail shop, beauty shop and barber shop. The
property is owned by Duong & Le, Inc.
The south 150' of Duong and Le=s property is zoned GC-MD. In
July, the Planning Commission and City Council approved a zone
change to GC-MD-2 for the north 192.42' of Duong and Le=s
property. The zoning boundary between the GC-MD and GC-MD-2
zoning runs down the middle of the proposed building.
The planned shopping center will have access to both E. Lucas and
Idylwood. At the present time, the rear 96'+ is to be left vacant.
This development will provide much needed services to the north end
of Beaumont.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 11 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being the north 192.42' of the south 342.42' of Lots 1 and 2, Block
2, Lucas Acres Addition, City of Beaumont, Jefferson County, Texas,
containing 0.90 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
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 Condition 7 follow:
7. The applicant is requesting a modification to the
landscaping/screening requirement along the north and west
property lines. Mr. Le owns the property to the west and
plans to develop it sometime in the future. The north
96' of the subject property is also owned by Mr. Le and
is planned for future development. If and when that
property is developed, the proper landscaping and
screening will be installed along the north property line.
The current plans propose constructing an 8' tall wood
screening fence along the north side of the north parking
lot. Additional landscape islands will also be required
within the parking lot as per ordinance.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Brammer Construction, Inc.
PROPERTY OWNER: Duong & Le, Inc.
LOCATION: 2916 E. Lucas
EXISTING ZONING: RS (Residential Single
Family Dwelling) District
PROPERTY SIZE: 0.90 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: Residential, commercial RS, GC-MD (General
Commercial-Multiple Family Dwelling) District
SOUTH: Residential RS
WEST: Vacant RS, GC-MD
COMPREHENSIVE PLAN: Conservation and
Revitalization
OTHER PHYSICAL
FEATURES: None
GENERAL INFORMATION/PUBLIC UTILITIES continued
STREETS: E. Lucas - Secondary arterial with
a 60' wide right-of-way and a 44'
pavement width; Idylwood Avenue
- Local street with a 60' wide
right-of-way and a 20' pavement
width
DRAINAGE: East Lucas - Curb and gutter
Idylwood - Open ditch
WATER: 6" and 8" water lines
SANITARY SEWER
SERVICE: 6" and 18" sanitary sewer lines
FIRE PROTECTION: Fire protection is provided by
Fire Station #2, Wilson at Ironton.
ADEQUACY
OF SERVICE: Services are adequate.
PROPERTY OWNERS
TERRY COOPER ET UX
KHIYANI & KHIYANI INC
JUDY M LEGER
JIMMIE C SETTLE
ROSEMARY BRAUN
DIXIE & ROBERT B SORENSON
BARBARA JOYCE SCOTT
SPENCER B GARSEE
DUONG & LE INC CHARLES W RICH
DNT PLAZA INC JOHN ADAMS JR
DUONG NGA GLORIA D LANE
JUANITA RICHARD ROOSEVELT & JO ANNA SAVOY
M G WRIGHT
SEAN STOTSKY
GERALDINE N ABBOTT
DONALD R & MARILYN J SMITH
BRUCE W NIELSON
FREDRICK MARION
RICKEY LANE ET UX
BRYAN & WENDY TRAHAN