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HomeMy WebLinkAbout1726-P DATE: July 19, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a specific use permit to allow a financial advisor=s office in an RM-H (Residential Multiple Family Dwelling-Highest Density) District FILE: 1726-P STAFF REPORT The Planning Manager recommends approval of this application subject to the following conditions and with a modification to the landscaping and screening requirements: 1. Modify the disabled parking stall and off-set the driveway 10' from the property line. (Traffic Manager) 2. Provide a 25' rear setback or get a variance from the Board of Adjustment. (Planning Manager) Jack Brooks of the Oak River Financial Group is requesting a specific use permit to allow a financial advisor=s office at 2065 Dowlen. The company offers private investment advice to individuals and corporations. The proposed one story building will be approximately 3,900 sq. ft. in area. No more than seven individuals will be employed. The proposed building is located 16' from the rear property line. A 25' building setback is required. The Planning Manager is recommending that the 25' setback requirement be adhered to or obtain a variance to that setback requirement from the Board of Adjustment. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 22 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCES PURPOSES Being Lot 3, Winchester West Place Addition, City of Beaumont, Jefferson County, Texas, containing 0.31 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 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 six of the eight conditions necessary for approval. Comments on Conditions 1, 4 and 7 follow: 3. The proposed use of the subject property is similar to other development occurring along this part of Dowlen Road. Immediately to the east is an attorney=s office and a proposed dentist office. 4. The Traffic Manager is requiring that the disabled parking stall be modified and that the driveway be offset 10' from the property line. 7. The applicant is requesting a modification to the landscaping and screening requirements along the north and west sides of the subject property. The ordinance requires an 8' tall wood screen fence and a 10' wide landscape strip along these sides. The applicant states that along the west side of the property a tree line exists. To construct a fence would require the cutting down of those trees. In addition, a parking lot exists along that side of the adjacent property. The applicant=s site plan proposes parking area along the west side of his property. An existing 7' tall wood screening fence and tree line exist along the north property line. The applicant states that there will be no parking and no public activities will occur at the rear of the building. As part of the approval of the dental office to the east of the subject property, the Planning Commission and City Council required that the applicant maintain a fence along the north end of the property. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Jack Brooks PROPERTY OWNER: Ohmstede Enterprises LOCATION: 2065 Dowlen EXISTING ZONING: RM-H (Residential Multiple Family Dwelling-Highest Density) District PROPERTY SIZE: 0.31 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: Vacant RM-H (Residential Multiple Family Dwelling-Highest Density) District EAST: Assisted living facility RM-H SOUTH: Apartments RM-H WEST: Residential RM-H COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: Dowlen Road - major arterial with a 100' wide right-of-way and 80' pavement width DRAINAGE: Curb and gutter WATER: 8" water line SANITARY SEWER SERVICE: 8" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #9, 7010 Gladys Avenue. ADEQUACY OF SERVICE: Services are adequate.