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HomeMy WebLinkAbout1283-PJ3 DATE: September 18, 1995 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: A request by the Beaumont Heritage Society for an amended specific use permit to allow renovations and additions to the Beaumont Heritage Center (John J. French Museum). FILE: 1283-P STAFF REPORT The Planning Director recommends approval of this request subject to the two identification signs being setback twenty-five feet from the property line. The Beaumont Heritage Center (BHC) wishes to make a number of improvements at the John J. French Museum. These improvements include the demolition of the current administrative office buildings, an existing carport and various sidewalks and driveways and the relocation of a small exhibit building at the John J. French museum site at 2985 French Road. At the David French House at 3025 French Road, an existing concrete slab and a small wood building are to be removed. These demolitions are for the purpose of moving the administrative functions of the museum to the David French property and making the John Jay French site a more authentic 1850-period visual experience. A 470 square foot frame building that is presently used for small exhibits will be renovated for storage of the museum's historical artifacts and moved from across the street to the David French site. New construction will include a 425 square foot addition on the rear of the David French House. BHC also proposes to build a 25 foot x 45 foot education pavilion at the northwest corner of the subject property. The open air pavilion will consist of a concrete slab and a roof (constructed to be compatible with the David French House) supported by wooden poles. A small storage area and an ADA-specified rest room will be located at one end of the pavilion. In addition, a 34 space asphalt parking lot is to be constructed on the north side of the David French site. An eight foot high cypress privacy fence will be built around the perimeter of the subject property on the north, west, south and southeast sides. This fence will be screened with natural plantings. Finally, one eighteen square foot identification sign will be located at the French Road entrance of both properties as well as several direction STAFF REPORT continued signs, less than eight square feet in area will be built. The two identification signs, located one or two feet from the property line will need to be moved back twenty- five feet from the property line or receive a variance from the Board of Adjustment. This item went to the Historic Landmark Commission on September 11, 1995 where they voted to recommend approval of the specific use permit. Exhibits attached. PUBLIC NOTIFICATION Notices Mailed to Property Owners: 40 Responses in Favor: Responses in Opposition: LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Tracts 159, 202, 204, 204a, 205, 205a and 42e, Plat D15, A. Williams Survey, Beaumont, Jefferson County, Texas, containing 4.06 acres of land, more or less. :Wvp ��= --- -r; =t=a. 7 I All Jammou Beaumont Heritage Society August 21, 1995 Attn: Planning Division and city Council City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 Reference: Specific Use Permit Request David French property Beaumont Heritage Center Beaumont, Texas Dear Ladies and Gentlemen: This proposed amended Specific Use Permit is requested for the purposes of expanding the historic preservation activity and educational role of the Beaumont Heritage Center and its John Jay French Historic House Museum in the community. With the acquisition of the David French Home and other adjacent properties, the Heritage Center intends to provide new facilities to broaden their capability for historic interpretation and supplement their educational programs. It is believed that the specific use of the property will be compatible with and not injurious to the use and enjoyment of other properties and will not diminish or impair property values in the immediate vicinity. It is further believed that this facility will, in fact, improve the aesthetic appearance of the immediate area, thereby increasing the value of existing properties in the area. The proposed changes to BHC facilities are part of a master plan for the property which will include the following: --Preservation and Adaptive Use of the David -French House located at 3025 French Road: This house was originally built in the mid-19th Century and has been owned by the PH since 1990. The exterior will be maintained as it looks today and the interior adapted for use (approximately 2200 square feet) as staff offices for a projected maximum full- time staff of four persons. In order to accommodate the 2985 French Road • Beaumont, Texas 77706 • 409 / 898-0348 additional functions anticipated for this building, a small, 425 square foot addition will be added to the back of the house. This addition will be built in a style compatible with the rest of the David French House. In addition, the BHC will build a 25 foot x 45 foot education pavilion, to be located near the new parking area, partially screened by existing trees and away from sightliness of the David French House. The open-air pavilion will consist of a concrete slab and a roof (constructed to be compatible with the David French House) supported by poles. A small storage area and ADA-specified restroom will be located at one end of the pavilion. BHC offices and the museum would continue to operate as they have since 1968, but modifying this space will permit the museum to offer a more focused and authentic experience to visitors. The overall plan is to concentrate visitor and administrative functions at the David French House in a setting in keeping with the neighborhood's atmosphere. upon arriving, visitors will park in a landscaped lot on the eastern side of the David French property and enter the David French House. Space in the house will be developed to house an orientation area including public restrooms, small exhibitions, and meeting and program spaces. Minimal modifications on the interior will be required to accomplish this adaptation and any alterations will be sensitive to the turn -of -the century character of the building. The house will be made accessible to the physically challenged according to current ADA standards. The education pavilion will provide a much -needed protected area out of the sun and rain for docents to work with school children and carry out other educational programs. --Enhancements for the museum site (John Jay French House): Once visitors leave the David French property and cross the street to the John Jay French site, the plan is for them to enjoy a more authentic 1850-period visual experience. As such, all administrative functions will be removed and the museum will be used exclusively for historic interpretation. Two non -historic structures, which are one-story frame construction and associated with mid -twentieth Century residential uses of the property, will be removed as the David French Home is developed. At the time they are proposed for removal, applicable city rules and processes will be followed. In addition, a 470 square foot frame structure, presently used for small exhibits, will be moved to an area behind the David French house, where it will be renovated for storage of the museum's historical artifacts. This structure will be altered slightly in order to make it visually compatible with the David French house. The establishment of this specific use will not impede the normal and orderly development and improvement of surrounding property. 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 development. In fact, the proposed specific use would greatly improve access to the property and, by providing off-street parking for the museum for the first time, remove parking and traffic congestion from French Road. An off- street parking area will be provided with spaces for approximately 34 cars. This will include staff parking as well as public parking for visitors to the offices and museum. Access/egress to this parking area will be from French Road, and parking will be restricted to this area unless activities dictate otherwise. All curb cuts and related features will conform to applicable City of Beaumont standards. Adequate utilities are present at the site. Access to the site will continue to be from French Road, as it is presently. A drainage system will be designed by a civil engineer to ensure that all storm water is drained away from adjacent properties. Trash disposal will be in a dumpster with arrangements for regular city pick-up. The dumpster will be located in a six-foot cedar frame enclosure approximately 8 by 10 feet. No offensive odors, fumes, excess dust, noise, or vibration will emanate from the property. Site lighting will be directional and provided as necessary for convenience and safety. The actual location and style of lighting fixtures will be determined in a subsequent design phase, but they will be sized and oriented so as not to disturb or adversely affect neighboring properties. We should note that in twenty six years of operation, there have been no complaints from neighbors about our operations. The planned changes of the museum will not substantially increase the number of visitors and, in any case, will serve to control the flow of people and automobiles and to physically enhance the appearance of the property. One 18 square foot identification sign will be located at the French Road entrance of both properties. Other directional signs, less than a square feet, will be located on the grounds as required to guide the public. All signs will be low -profile and less than four feet in height. Sufficient landscaping and screening will be provided to meet city ordinances and insure harmony and compatibility with adjacent properties. The landscape and grounds will be planned to provide a natural setting for the historic structure and to screen as many later intrusions, both visible and audible, as possible. An eight foot cypress , fence screened with natural plantings will be built around the perimeter to accomplish this. A network of walks and paths through the site will link the house museum with the cemetery and the other existing interpretive structures. We hope that the proposed specific use of this property meets with the approval of the Planning Division and City Council. We believe that the proposed changes will greatly enhance both the operations of the Beaumont Heritage Center and the French Road neighborhood. Please feel free to contact us with any questions. Yours very -truly, Becki Stedman Executive Director m !iaofi/,�fl /. e- �%/% .0I//� /��*01 �O/%/l/ 11111 111 � &" 62-1/// 1%; 1100.11 � loo 01" �, w im Millwam 9 9 EXISTING/DEMOLITION SITE PLAN iw-a 4" rRENCk ROAD rowm P rm . An / / / a r, r- ® PROPOSED SITE PLAN Cora r - �ev-r ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26A ZONING ORDINANCE) Application Application is in is not in tbm8m Compliance Compliance Attached CONDITIONS: L . 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 S. 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 X ANALYSIS continued This application is in compliance with the eight conditions necessary for approval. Comments on Conditions 1, 4, 7 and 8 follow: 1) The museum is a compatible use in the neighborhood. The proposed changes to the museum will only enhance the operation and aesthetic appearance of the facility. The improved facilities will make the museum more of an asset to the entire community. 4) Currently, visitors to the museum must park on the edge of the street. The proposed off-street parking lot will remove most of the parking now occurring on the street, thereby decreasing the congestion that occurs during special events. 7) There is a great deal of existing landscaping that provides buffering from the adjacent uses. The Beaumont Heritage Center is going to install 8' tall cypress screening fences around the perimeter of the subject property on the north, west, south and southeast sides. These fences will be screened with natural plantings. 8) This property is zoned RS (Single Family Dwelling District) with an HCL Overlay and a Specific Use Permit for a museum. In 1990, the Zoning Ordinance was amended to allow museums in a RS District with a specific use permit. GENERAL INFORMATIONIPUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Apartments EAST: Elderly Housing/ Residential SOUTH: Residential WEST: Residential COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: Beaumont Heritage Society Same X Owner _Prospective Buyer _Tenant _,_,Other 2985 and 3025 French Road Tracts 159, 202, 204, 204a, 205, 205a and 42e, Plat D 15, A. Williams Survey, Beaumont, Jefferson County, Texas RS Single Family Dwelling District with HCL Historical Overlay and Specific Use Permit for a museum 4.06 acres, more or less Museum Zone C (Minimal) SURROUNDING ZONING: RM-H GC -MD RS RS Stable Area MI STREETS: Arbor Lane is a 60' wide residential R.O.W. with a 14' wide pavement; French Rd. is a 50' & 60' wide residential R.O.W. with an 18' wide pavement. GENERAL WFORMATIONIPUBLIC UTUXI ES continued DRAINAGE: Roadside ditches WATER: There is a 2" water line in Arbor Lane and an 8" line in French Road. SANITARY SEWER There is an 8" sanitary sewer in Arbor Lane and a 10" line in French Road. FIRE PROTECTION: Fire protection is provided by Station #4, Gladys @ Lucas. ADEQUACY OF SERVICE: Services and utilities are adequate l