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HomeMy WebLinkAbout1683-PRM DATE: September 15, 2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a parking lot in an NC (Neighborhood Commercial) District. ��9091H STAFF REPORT The Planning Manager recommends approval subject to providing an 8' tall wood screening fence along the south property line, a 6' wide landscape buffer along the north and west property lines and with a modification to the landscaping requirements along the south property line. Roosevelt Frank, the property owner, and others have been parking their commercial trucks on his property located at Park and Harriot. Approximately six years ago, Mr. Frank and others were cited for parking their commercial vehicles in their residential neighborhoods, At that time, Mr. Frank explained to staff that they used to park their vehicles at the Petro Truck Stop but their vehicles were being vandalized. Mr. Frank and others got permission to park their trucks on the subject property. Hespoke with staff who gave the truck owners permission to park there. Recently, the City received a citizen complaint about the trucks parking at this site. As a result staff looked at the current situation and determined that a specific use permit is required. Therefore, Mr, Frank brought in his application for the September 15 Public Hearing. Mr. Frank is requesting a waiver of the screening/landscaping requirements along the north, south and west property lines. Along the south property line, an 8' tall wood screening fence and 10' wide landscape strip would be required. A 4' tall chain link fence and a 6' tall wood fence exist along a part of the south property line. Along the north and west street frontages, a 6' wide landscape strip would be required. Currently, no screening exists along those frontages. Exhibits are attached. Notices mailed to property owners 23 . Responses in Favor . Responses in Opposition LEGAL, DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1-4, Block 12, Jef Chaison Addition, City of Beaumont, Jefferson County, Texas, containing 0.43 acres, more or less. To: City Planning Commision, and City Coucil, City of Beaumont, Tx. 1, Roosevelt Frank is applying to the city planning commision for a specific use permit for parking of dump trucks and trailers on lot 3 and 4 block 12 of Jef Chaison Addition. Although this property is zoned commercial, the city requires that a specific use permit be obtained for the parking of the trucks. The activities other than the parking, will consist of preventative maintenace on the trucks- greasing, adjusting brakes, etc. The property also has a green area, that is routinely cut and maintained. As far as addressing the zoning ordinance of the eight conditions before a specific use permit can be issued: 1. No, I don't think in my opinion that the parking of the trucks will significantly diminish or impair property values in the immediate vicinity, because the property in the vicinity is zoned commercial property. Adjoining the property to the east is a mechanic shop. North of the property less than two hundred feet is a used car lot and adjacent across the street from it a furniture store. 2. No, I don't think the specific use permit will impede the development and improvement of surrounding vacant property, 3. No other utilities are need. Access roads and drainage has already been provided and are adequate, 4. With the parking locations of the trucks and the driveway arrangement, no inconvenience to vehicular and pedestrian traffic will be adversely affected. 5. All adequate nuisance prevention measures are already in place, because all the trucks and trailer must go through Department of Transportation (DOT) inspections yearly. 6. No lighting on the property is necessary, so in will not disturb or adversely affect neighboring properties. 7. On the property is a green area (grass) that is routinely cut and maintained. 8. The comprhensive plan for the property at this time is for parking of commercial vehicles. If in the future circumstances change, I expected I will have to come back before the Planning Commision and City Council to consider other options that might arise. 1, would also request that the City Planning Commission and City Council forego the requirement of having an eight foot fence and a ten foot landscaping buffer zone. Wx Roosevelt Frank e • IRM FILE 1683-P: Request for a specific use permit to allow a parking lot in an NC NORTH " (Neighborhood Commercial) District. ♦ Location: 4020 Park St. „ r Applicant: Roosevelt Frank SCALE ♦ 1"=200' rqM , • �� . WASHINGT - � •1 ' t 1 � ri � fi •V ,r 4 N • � V $ 1 1 � 1 � If1 ! V • • M ♦ 4 ' ` 1 ! 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Petition For Parking Of The Dump TrucVsOn My Commercial Property It -al� �, , �, � /I�� � - - / tY -7-77nS- Y i-Flx -7-270a- 1 ee x 177 06 776 7 70p 5- 7770 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 1 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 (lie general public or adjacent developments; 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 ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions I and 7 follow: I On the site plan, Mr. Frank shows that he is parking three commercial vehicles on the subject property. These vehicles are parked along the far east side of the property. This area is adjacent to an auto repair garage. With proper screening, the parking of the trucks would not adversely affect the neighboring properties. 2. Mr. Frank is requesting a waiver of the landscaping/screening requirements along the north, south and west sides of the property. Staff is recommending that an 8'tall wood screening fence be required along the south side of the property and 6' wide landscape strips along the north and west frontages. Staff is also recommending that the 10' wide landscape strip along the south property line be waived. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Roosevelt Frank PROPERTY OWNER: Same LOCATION: Southeast corner of Harriot and Ector EXISTING ZONING: NC (Neighborhood Commercial) District PROPERTY SIZE: 0.43 acres, more or less EXISTING LAND USES: Parking lot FLOOD HAZARD ZONE: "X" - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial NC (Neighborhood Commercial) District EAST: Commercial NC SOUTH: Residential RS (Single Family Residential Dwelling) District WEST: Residential, vacant RS COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: None GENERAL INFORMATION PUBLIC UTILITIES continued STREETS: Harriot Street - local street with a 60' wide right-of-way and 30' pavement width; Eqgr Avenue - local street with a 60' wide right-of- way and 20'pavement width. DRAfNAGE: Curb and gutter WATER: Harriot Street - 12" water line Ector Avenue - 2" water line SANITARY SEWER SERVICE: 6" and 36" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #3, 805 Woodrow. ADEQUACY OF SERVICE: Services are adequate.