HomeMy WebLinkAbout1651-Pi I
DATE: February 19, 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 dental office in ail RM-H
(Residential Multiple Family Dwelling -Highest Density) District
FILE: 165 1 -P
The Planning Manager recommends approval of this request Subject to the parking lot being
modified as per the Traffic Manager's requirements and with a modification of the landscaping
requirements along the west property line.
Dr. Nancy Endari, the applicant, is requesting a specific use permit to allow her to build a 2,000
sq. ft. dental office at 2155 Dowlen Road. She is requesting a modification to the landscaping
requirements along the west property line. An 8'tall wood screening fence already exists along
that property line.
If this application is approved as submitted, a modification to the landscaping requirements
along the west property line will need to be granted.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 117
Responses in Favor . Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Lot 2, Winchester West Place Addition, City of Beaumont, Jefferson County, Texas,
containing 0.314 acres, more or less.
NANCYENDARI
7825 COLLIER ROAD
BEAUMONT, TEXAS 77706
December 20, 2002
Beaumont City Council
Beaumont Planning and Zoning
801 Main Street
Beaumont, Texas 77704
RE* LOT 2 WINCHE STER WEST PLACE
2185 DOWLEN ROAD
Dear Ladies and Gentlemen,
A specific use permit is being sought is connection with the enclosed application on the
above referenced property. I am planning to open a dental office according to the site
plan attached. This will provide a harmonious use for this location along with the
existing businesses and neighborhood. There are ample utilities, drainage, access to and
from the property currently in existence.
The parking plan falls well within the City requirements and will provide for safe
movement by vehicles and pedestrian traffic on and off the proposed site.
There will be no offensive odor, fumes, dust, noise or vibration caused by this dentist
office being located here.
Directional lighting has been provided on the exterior of the building and will not affect
the neighboring properties at all. Additionally, there will be lovely landscaping in
accordance with City guidelines to provide a compatible, harmonious existence with our
neighbors.
The development of this office site will complete 2 of the 3 lots that were developed for
professional office use several years ago.
Thank you for your consideration.
Sincerely,
Qo'uu� M% Le-�tAori
Nancy Endari
Applicant
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Dec.20 V.2 10:37a Brenda J nbshire
4098991027 10. ,
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LOT 2
DOWLEN RD,
WINDCHESTER WEST PLACI
SIGN SIZE 10' X 4'
W1 LIGHTING
12 PARKING SPACES
INCLUDING WANICAP
SPACE
GREEN AREA
APPROXIMATE
IWA &—e% =r 'r^rAl
PROPERTY LINE
S-HRU55 3' TALL
a' TALL WOOD FEtJCE
DUMPSTER:
DRAW
PARK1W.
rn
2000 -04. FT b
1:�T
OFF, EBUILDING
10' PLATE
I $TORY
LIGHTING ON
FOUR CORNERS
THE FAMILY DENTIST CENTER-
BRENDAS DRAWING 150ARD
2.5,
SIDEWALK
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
1 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:
I The subject property is one of three lots in Winchester West Place that was intended
for professional type office development. One of these lots is already developed with
an office use. This portion of Dowlen Road is a mix of residential, professional offices
and financial institutions.
4. The Traffic Manager is requiring some modifications to the parking area. These
modifications include adding bumper curbs and widening the aisle width in the front
parking lot to 24 feet.
7. The applicant is requesting a modification of the landscaping requirements along the
west side of the property. An 8'tall wood fence already exists along the property line.
In addition to the fence, a 10' landscape strip is required. Only 23 of space is
available.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT:
PROPERTY OWNER:
LOCATION:
EXISTING ZONING:
PROPERTY SIZE:
EXISTING LAND USES:
FLOOD HAZARD ZONE:
SURROUNDING LAND USES:
NORTH: Professional office
EAST: Assisted Living Facility
SOUTH: Vacant
WEST: Residential
Nancy Endari
Bob Ohmstede
2155 Dowlen Road
RM-H (Residential Multiple Family- Highest
Density) District
0.314 acres, more or less
Vacant
"X" - Areas determined to be outside 500-year
floodplain
SURROUNDING ZONING:
RM-H (Residential Multiple Family Dwelling -Highest Density)
District
RM-14
RM-H
RM-14
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN:
OTHER PHYSICAL
FEATURES:
STREETS:
WATER:
SANITARY SEWER
SERVICE:
ADEQUACY
OF SERVICE:
Neighborhood Growth Unit
I k1k Mo-
Dowlen Road - major arterial street with a 100,
wide right-of-way, median and an 80' wide
pavement width.
Curb and gutter
Dowlen Road - 8" water line
Dowlen Road - 8" sanitary sewer line
Fire protection is provided by Station #9, 7010
Gladys Avenue.
Services are adequate.