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Home My WebLink About1806-P DATE: December 19, 2005 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a retail shopping center in a GC-MD-2 (General Commercial-Multiple Family-2) District. FILE: 1806-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following conditions:  The storm sewer will be required to be run into the bottom low-flow liner of Hillebrandt Bayou.  A modification to the landscaping and screening requirements along the north and east sides of the property. No 8' tall screening fence or 10' wide landscape strip is recommended along the north property line. No 8' tall wood screening fence is recommended along the east property line. Trees planted every 25' are recommended along the east property line. SR Properties, LLC is requesting a specific use permit to allow a retail shopping center in the 3000 block of Dowlen Road. The total acreage of the development will be 1.86 acres, of which 1.27 acres is zoned GC-MD and the other 0.595 acres is zoned GC-MD-2. This property was zoned GC-MD and GC-MD-2 in 1999. The proposed shopping center will consist of a 4,143 sq. ft. restaurant and 8,050 sq. ft. of retail space. SR Properties states that the shopping center will be anchored by a national restaurant brand that does not serve alcohol. The remaining space will be filled by retail users. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 6 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES 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 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, 3, 4 and 7 follow: 3. The proposed shopping center will compliment the other development that is occurring along Dowlen Road. 3. The City Engineer states that storm water drainage shall be underground (piping system). The outfall shall be Hillebrandt Bayou as per DD#6's requirements. 4. The Transportation Manager has stated that no additional median cuts will be allowed on Dowlen Road. Alignment of the proposed driveways and existing median cuts must be evaluated prior to the issuance of permits. 7. The applicant is requesting a modification to the landscaping/screening requirements along the north and east property lines. The property to the north and east is zoned RS (Residential Single Family Dwelling) District. However, a church is located on the property to the north and Hillebrandt Bayou is located east of the subject property. The Planning Manager is recommending that fencing and the 10' landscape strip not be required along the north property line. Along the east property line, the Planning Manager recommends that a fence not be required but that trees be planted every 25'. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: SR Properties, LLC PROPERTY OWNER: Brentwood Investments Development Co. LOCATION: 3000 block of Dowlen Road EXISTING ZONING: GC-MD-2 (General Commercial-Multiple Family Dwelling) District PROPERTY SIZE: 0.595 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain GENERAL INFORMATION/PUBLIC UTILITIES continued SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Church RS (Residential Single Family Dwelling) District EAST: Hillebrandt Bayou, residential RS SOUTH: Vacant GC-MD (General Commercial-Multiple Family Dwelling) District WEST: Commercial GC-MD COMPREHENSIVE PLAN: Stable Area OTHER PHYSICAL FEATURES: None STREETS: Dowlen Road - Major arterial with a 100' wide right-of-way, four lanes divided with left turn lanes DRAINAGE: Curb and gutter WATER: 12" water line SANITARY SEWER SERVICE: 27" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #9, 7010 Gladys. ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS DOWLEN ROAD CHURCH OF CHRIST GEM JEWELRY CO OF BEAUMONT INC BRENTWOOD INVESTMENTS DEV CO H E B GROCERY COMPANY LP RESHMA ALAMPUR REYMUNDO JR & ROSALINDA DE LA FUENTE