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HomeMy WebLinkAbout1728-P DATE: August 16, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a medical doctor=s office in an RCR (Residential Conservation and Revitalization) District. FILE: 1728-P STAFF REPORT The Planning Manager recommends approval of this request with a modification to the landscaping/screening requirements for the parking lot and along the west property line. Dr. Dang would like to locate a branch of the Texas Pain Institute at 2115 McFaddin. The Texas Pain Institute is an interventional pain management clinic that deals with the pain associated to trauma, work injury, auto injury, spinal injury or degenerative disease. The institute=s main focus is to treat the pain through diagnostic procedures, interventional procedures or medication management. The Texas Pain Institute operates six clinics in Houston. The Beaumont location will operate from 8 a.m. to 5 p.m., Monday through Friday. The applicant states that medical management will be the method of treatment in Beaumont. However, no narcotics will be housed on the premises. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 12 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES nd Being the E 2 of Lot 10 and Lots 11-12, Block 16, McFaddin 2 Addition, City of Beaumont, Jefferson County, Texas, containing 0.40 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 existing commercial building has housed a number of office uses over the years. Within at least the last 12 years, the building has been home to an insurance adjuster and an employment agency. A doctor=s office would not be detrimental to the surrounding properties. 7. The applicant is requesting a modification to the landscaping/screening requirements for the parking lot and along the west property line. The parking lot is existing. The property to the west is residential. There is a 6' chain link fence along the rear portion of the west property line. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: John T. Duong PROPERTY OWNER: Dr. A. T. Dang LOCATION: 2115 McFaddin EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: 0.40 acres, more or less EXISTING LAND USES: Vacant building FLOOD HAZARD ZONE: A X @- Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RCR (Residential Conservation and Revitalization) District EAST: Residential RCR SOUTH: Commercial GC-MD (General Commercial-Multiple Family Dwelling) District WEST: Residential RCR COMPREHENSIVE PLAN: Conservation and Revitalization GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: McFaddin Street - local street with a 60' wide right-of-way and a 27' pavement width. DRAINAGE: Curb and gutter WATER: 20" water line SANITARY SEWER SERVICE: 8" water line FIRE PROTECTION: Fire protection is provided by Station #7, 1700 McFaddin. ADEQUACY OF SERVICE: Services are adequate.