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HomeMy WebLinkAbout1680-ZP (02)DATE: July 21, 2003 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager HE SUBJECT: Consider a request for a zone change from NC (Neighborhood Commercial) to GC- MD-2 (General Commercial -Multiple Family Dwelling-2) District or more restrictive zoning district and a specific use permit to allow an office and retail facility. FILE: 1680-2/P STAFF REPORT The Planning Manager recommends approval of this request. Architectural Alliance, Inc. is representing a limited partnership that wishes to build an office and retail facility on 2.1 acres of land just south of the Gulf Credit Union on Dowlen Road. The group proposes building 16,600 sq. ft. of retail space and 4, 600 sq. ft. of office space. 98 parking spaces will be constructed to meet the parking demand. The major access to the property will be off of Dowlen Road with a secondary entry on Wellington Place. The architect states that the design concept is a neighborhood commercial development which will support the needs of the surrounding neighborhoods. Proposed uses will include, but not be limited to, bicycle shop, offices, hair salon, small food service establishment, clothing boutique, flower shop and other appropriate uses. No sale of gasoline, carwash facilities or convenience stores will be permitted. Substantial landscaping is incorporated into the plan. A 90'wide landscape buffer is proposed along Dowlen Road and a 25' landscape buffer is shown along the Wellington Place frontage. Exhibits are attached, uulamifflsr� �$ Notices mailed to property owners 27 Responses in Favor . Responses in Opposition FILE 1680-ZIP: Request for a zone change from NC (Neighborhood Commercial) to to NORTH GC-MD-2 (General Commercial - Multiple Family Dwelling - 2) District or a more restrictive zoning district anda specific use permit to allow an office and retail facility. Location: Approximately 1,055' north of the Dowlen Road and Wellington Place SCALE intersection and immediately south of the Gulf Credit Union and north of the DD#6 N.T.S. drainage ditch. Applicant: Lenny Boone a A UU.MD-2 Rm""-H CL 14 ON C Z 0 Z Uj 0 R M 0 co TONTAIL TRAIL 0 1 WELLINGTON PLACE III I III AW , j va AACC -20 to 2 Lo 771 1 1 8 (/),m Ak LEGAL DESCRIPTION FOR ORDINANCE PURPOSES FIELD NOTE DESCRIPTION FOR A 1.4180 ACRE TRACT OUT OFTHE H. WILLIAMS LEAGUE, ABSTRACT 56 JEFFERSON COUNTY, TEXAS jVfay 27, 2003 BEING a 1.4180 acre tract or parcel of land located in the H. Williams League, Abstract 56, Jefferson County, Texas, being out of and a part of that called 3.947 and 1.084 acre tracts conveved to Gulf Employees Credit Union by General Warranty Deed, dated January 21, 1997, recorded in Clerk's File No. 9701757 of the Official Public Records of Jefferson County, Texas, said 1.4180 acres being more particularly described by metes and bounds as follows: Note: The Basis of Bearings is along the southeasterly line of the said 3.947 acre tract having been called North 5 1'54'5 1" West 416.55 feet (found North 5 P4'5 I" West 416,31 feet). BEGINNING at a 5/8 " iron rod found in the easterly right-of-way line of Dowlen Road (100' R. 0,W.) and the northwesterly right-of-way line of that 100-foot wide Jefferson County Drainage District 96 drainage ditch, recorded in Volume 1952 Pages 63,78, & 467 D.R.J.C. and Volume 1955 Page 419 D,R.J.C. for the southwest comer of the said 1.4180 and 3.947 acre tracts, THENCE North ' )' )") 1'05" East along the said east right-of-way line of Dowlen Road a distance of 96.30 feet (called North 3313 1'03" East) to a 1/2" iron rod found for the northwest comer of the said 1.4180 acre tract. THENCE South 5 1'54'39" East along the northwesterly line of the said 1.4180 acre tract a distance of 621.12 feet to a capped iron rod marked "Faust" found in the westerly fight -of -way line of Wellington Place (60' R,OW.) for the northeast comer of the said 1.4180 acre tract, THENCE South 0 1'09'54" East along the said westerly night -of -way line of Wellington Place a distance of 86.87 feet (called South OPOT35" East) to a capped iron rod marked "DD96" found in the said northwesterly right-of-way line of the Jefferson County Drainage District 96 drainage ditch for the southeast comer of the said 1.4180 acre tract, THENCE North 76'44'04" West along the said northwesterly line of the Jefferson County Drainage District #6 1 00-foot wide right-of-way a distance of 68.26 feet (called North 760441 1 3 ) " West 68.05 feet) to a I/i" iron rod found for an angle point; THENCE North 5 1*5529" West along the said northwesterly line of the Jefferson County Drainage District #6 100-foot wide right-of-way a distance of 190.14 feet (called North 5 1'54'5 P West 190.10 feet) to a V2" iron rod found for the southwest comer of the said 1.084 acre tract, THENCE North 5 t054'5 I" West along the south line of the said 3.947 acre tract a distance of 4 16.33 1 feet (called North 5 1'54'5 1 " West 416.55 feet) to the POINT OFBEGINNING and containing 1.4180 acres of land, more or less. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES FIELD NOTE DESCRIPTION FOR A 0.7686 ACRE TRACT OUT OF THE H. WILLIANIS LEAGUE, ABSTRACT 56 JEFFERSON COUNTY, TEXAS July 1, 2003 That certain 0.7686 acre tract out of the H. Williams League, Abstract 56, Jefferson County, Texas, being out of and a part of those called 3.947 and 1.084 acre tracts conveyed to Gulf Employees Credit Union by General Warranty Deed, dated January 21, 1997, recorded in Clerk's File No. 9701757 of the Official Public Records of Jefferson County, Texas, said 0.7686 acres being more particularly described by metes and bounds as follows: Note: The Basis of Bearings is along the southeasterly line of the said 3.947 acre tract having been called North 51 °54'51" West 416.55 feet (found North 51 °54'51 ° West 416.31 feet). COMMENCING at a 5/8" iron rod found in the easterly right-of-way line of Dowlen Road (100' R.O.W.) and the northwesterly right-of-way line of that 100-foot wide Jefferson County Drainage District #6 drainage ditch, recorded in Volume 1952 Pages 63,78, & 467 D.R.J.C. and Volume 1955 Page 419 D.R.J.C. for the southwest comer of the said 3.947 acre tract; THENCE North 33031"05" East along the said east right-of-way line of Dowlen Road a distance of 96.30 feet (called North 33031 "03" East) to a found %2" iron rod; THENCE South 51 °5439" East a distance of 150.00 feet to the southwest comer of the said 0.7686 acre tract and the POINT OF BEGINNING: THENCE North 83°05'21" East a distance of 120.21 feet to a point for the northwest comer of the said 0.7686 acre tract; THENCE South 51°54'39" East a distance of 316.66 feet to a point in the westerly right-of-way line of Wellington Place for the northeast corner of the said 0.7686 acre tract; THENCE South 01009'54" East along the said westerly right-of-way line of Wellington Place a distance of 109.77 feet (called South 01 007'35" East) to a capped iron rod found for the southeast corner of the said 0.7686 acre tract; THENCE North 51 °54'39" West a distance of 471.12 feet to the POINT OF BEGINNING and containing 0.7686 acres of land, more or less. ARCHITE.CTURAII, AIAAANCE INCOPORATE'D 605-1 Phelan Bk(L Braunwnt,'F\ 7","06 Tel 409/s(,1,-7 146 Fit\ 40(1 �,(6- 1743 N\, �\ %% . a r C 11 i t C C(a I : . ': ,) In June 27, 2003 Beaumont Planning Commission Beaumont City Council City of Beaumont P.O. Box 3827 Beaumont, TX 77704 Ref: Proposed Dowlen Road zoning change - GCMD2 Dear Commission and Council Members, The firm of Architectural Alliance, Inc., serves as representative for a limited partnership which is requesting the re -zoning of a parcel of land on Dowlen Road flanked by the Gulf Credit Union, Drainage District 6 ditch and Dowlen Oaks Retirement/Assisted Living Center, and Wellington Place. The requested zoning change is for a GCMD2 designation for the purpose of constructing a small t neighborhood retail and office facility. The attached survey designates the boundaries of the development and GCMD2 zoning designation. The selection of uses within the planned facilities will be based on compatibility with the surrounding residential neighborhood, businesses and retirement facility with all the use limitations assigned to the zoning classification by the zoning ordinance. The rendered site plan illustrates the character of the development. Please note the substantial buffer space along Dowlen Road and the continuation of the deeded landscape buffer with existing trees along Wellington. The parking, drive and buildings are broken up into various sized elements to transition into the character of the residential neighborhood along Wellington. A single curb cut and major entry will be constructed at Dowlen Road and a second off -set curb cut (site -line) provided at Wellington for adjacent neighborhood access. Substantial site landscape development will provide a visual transition to the heavily wooded 25' rear buffer and the Wellington neighborhood. We feel that this requested zoning change complies with all of the eight conditions for a specific use permit as required for GCMD2 designation and as follows: 1. This proposed development (GCMD2 with Specific Use Permit) for commercial shops and offices will not create any disturbance to the adjacent commercial banking parcel, residential neighborhood across the rear property line and Wellington Place, or the commercial and residential properties across Dowlen Road. 2. The completion of this project will have no adverse affect on the orderly development of adjacent properties as they are all currently platted and most of the adjacent properties are fully developed. J16ivwl: THE AMERICAN iNs'n'FLITE OF ARCHITECTS Paul N. Hay. AIA Ronald M. lone,. A[A J. Rob Clark, AIA 9:Wod200M14 - Ovqong cortor WqboonoV4 cka owoWoty cour,614-29-03.doc pg. I 3. This GCIVID2 development with Specific Use Permit will incorporate all utilities which are currently available including power, drainage, water, sewer, gas and communications. Drainage will be in compliance with City of Beaumont and DD6 engineering standards. 4. The layout of drives, parking and buildings produces a clean and orderly movement of vehicular traffic through the development• while controlling excessive speed by use of offset drives. The primary vehicular access is from a curb cut on Dowlen Road. A 90'landscape buffer is incorporated between Dowlen Road and the first parking space and a distance of 175' to the face of the first building. The platted 25' rear landscape buffer of existing trees will be retained and expanded to provide additional landscaping between the new parking and the existing Southwestern Bell Utility Building on the southeast property of this property. 5. Uses in this development will be restricted to prevent nuisance noise. All trash control facilities are shielded with fencing and landscaping and located at a minimum distance of 100 feet from the rear property line. The design concept is a neighborhood commercial support development which will support the needs of the surrounding neighborhoods and will incorporate, but not be limited to, the following: bicycle shop, offices, hair salon, small food service establishment (bagel, sandwich, coffee, bakery, etc.), clothing boutique, flower shop and other appropriate uses. Sale of gasoline, carwash facilities and convenience store are not compatible uses. 6. The development will have a lighting plan which will provide an appropriately safe environment for patrons and business owners while being sensitive to adjacent land owners by the utilization of cut-off type lighting standards to prevent glare from stray light. 7. A substantial landscaping plan for the development will include a 90' landscape buffer along Dowlen Road, protecting the existing trees species located in the 25' landscaped buffer along Wellington Place, new tree and low scale planting to blend the property into adjacent developments, and the installation of an automatic irrigation system. 8. The proposed GCMD2 zoning and Specific Use Permit complies and supports the City of Beaumont Comprehensive Plan for this site and surrounding uses. We appreciate your consideration of this request and look forward answering any additional questions you might have during the next scheduled meeting of the Planning and Zoning Commission. With kindest regards, aARCHIT I�� XAIANCE, INC. Clark, Al Cc: Boone rruwr THE AMERICAN INSTITUTE OF ARCHITECTS Patd,N. HayAIA Ronald.M. JoneN, AIA J. Rob Clark. AIA gAdoc\200=14. OvWnq carter firmyboone\24 ckM c000sOcdymml 4.29.W.doo pg, 2 FOUND DD16 CAPPED IRON Roo 0 .Ep 04 lOvNO 112- CAPPED IRON ROD rAusr rww '12* IRON ROO Ile DETAIL 'A' SWOT PERUANENT EASEMI CFJ 9720850. O.P.RJC. z NOW OR FORMERLY GULF EMPLOYEE'S CREDIT UNION FOUN 112- IRON OROD REMAINDER OF CALLED 1.084 ACRE TRACT TWO C-r,/ 9701737 Rlc IM TRACT ONE lw 1.4180 ACRES 'A VACANT TRACT (PARTIALLY WOODED) w- M ems- Odd V) '0 TRACT TWO z8 o 9 z PROPOSED 0 ADDITIONAL PURCHASE z 0 vl TRACT (x w 0.7686 ACRE IW In .q U z s E < Z NOW OR FORMERLY GULF EMPLOYEE'S CREDIT UNION m REMAINDER OF CALLED 0 — 3,947 ACRE TRACT ONE V) CT,j 9701757 O,P.RJ.0 9 < z Nolt.. THERE WILL U NO REAR ACCESS FROW WIELLINGTON PLACE. CFj 9701757 OPA 4C, w 98 E FOUND PC" $ H 33.31'05" E 3 (CMLED N W3)-30 1'or E) DOWLEN ROAD (im WO.wl SITE PLAN FOR PROPOSED ZONING CHANGE NUMBER BEARING DISTANCE Ll N 76'34'21" W 49.78 CALLED N 70'5322' W moo N 011e31" IN 39.91 CAD LLED N OlVr35" w 40.00 L3 $ 76*51'45" E 49.90 CALUO S 76W'22- E woo L4 01.0511 E 84 CAL LED Is --T DOt 139 Founia 5/8. WON ROD DATE: _-5z-ZO-03_ Fittz&Shipman FIELD INC. BOOK NO.: -22:7-0-5 ctm�zi�—_ ;a LAM An" JOB NO.:93360-00 6 1405 CORNERSTONE COURT_ BEAUMONT, TEXAS 1 1 , , —1— 1— I ZEN RVILI CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE 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; 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; 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; S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, furnes, dust, noise and vibration; 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and 8. That the proposed use is in accordance with the Comprehensive Plan, Application is in Compliance x x Application is not in Compliance N collunclits Attached ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Condition 2 follow: 2. The proposed development would blend in nicely with and would compliment the surrounding properties. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Lenny Boone PROPERTY OWNER: Gulf Credit Union LOCATION: Immediately south of Gulf Credit Union (2360 Dowlen) EXISTING ZONING: PROPERTY SIZE: EXIS'FfNG LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Gulf Credit Union EAST: Residential SOUTH: Assisted Living Facility and vacant WEST: Commercial and vacant COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: NC (Neighborhood Commercial) District 2.186 acres, more or less Vacant "X" - Areas determined to be outside 500-year floodplain; "A" - Special flood hazard areas inundated by I 00-year flood SURROUNDING ZONING: NC (Neighborhood Commercial) District RS (Residential Single family Dwelling) District and PUD (Planned Unit Development) District RS and RM-H (Residential Multiple Family Dwelling -Highest Density) District RS and RM-14 Stable a =4- GENERAL INFORMATION/PUBLIC UTILITIES continued STREETS: Dowlen Road - major arterial with a 100'wide right-of-way and 4 lanes with median; Wellington Place - local street with a 60'wide right-of-way and 20'pavement width. DRAINAGE: Dowlen Road - curb and gutter Wellington Place - open ditch WATER: Dowlen Road - 12" water line Wellington Place - 8" water line SANITARY SEWER SERVICE: Wellington Place - 27" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station 49, 7010 Gladys. ADEQUAC OF SERVICE: Services are adequate.