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HomeMy WebLinkAbout1616-ZPDATE: June 17, 2002 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager UE] SUBJECT: Consider a request for a zone change from RS (Residential Single Family Dwelling) to GC -MD (General Commercial -Multiple Family Dwelling) District or a more restrictive cornmercial district and a specific use permit to allow parking facilities. (This case was postponed from May 29, 2002.) FILE: 1616-Z/P STAFF REPORT The Planning Manager recommends a zone change to GC-MD-2 and a specific use permit to allow parking facilities subject to the following conditions: 1. The parking facility will not be used for any truck deliveries. 2. Modification to the screening/landscaping requirements on the north and cast sides of the subject property. Jeff McManus and Judy McManus Manuel, owners of the McManus Company, wish to rezone this property in order to build a driveway to a proposed parking lot and small warehouse that they intend to build behind the existing business. The applicants state that their business has grown tremendously over the last five years and are in need of expansion. In order to expand their present location, they need the subject property to build the aforementioned driveway. Where they need to position the new warehouse, there is an existing building that they now use for storage that is in a dilapidated state. They plan to tear it down and construct the new warehouse positioned behind two of the buildings they presently own. These properties are currently zoned GC -MD. The applicants state that parking is also a serious problem. Presently, they have eight parking spaces, forcing customers and employees to park on Hazel. As part of this new construction, a 4 space parking lot and new dumpster location will be built on the property zoned GC -MD. While the Planning Division has typically recommended denial of commercial encroachment from I V" Street into the Oaks Historic District, staff feels that this change to GC-MD-2 would be appropriate for the following reasons: STAFF REPORT continued I The subject property is already a vacant lot. No residential structures will be demolished. 2. The zone change is needed to build a driveway to a low traffic proposed parking lot in a GC -MD district. 3. The parking lot would get parked cars off Hazel, 4. By approving GC-MD-2 zoning and a specific use permit for parking facilities only, the Planning Commission and City Council could require additional requirements that would lessen the impact that this development might have on adjacent properties. The applicants submitted a certificate of appropriateness to the Historic Landmark Commission for construction of the warehouse and parking lot on two of the lots zoned GC -MD. This item was considered at the June 10 Historic Landmark Commission meeting and was approved. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 24 Responses in Favor . Responses in Opposition -. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 19, Block 54, Averill Addition, City of Beaumont, Jefferson County, Texas, containing 0.172 acres, more or less. 06/12/2002 16:54 8337610 MCM.NUS Fins Lip I hung ift Interiors June 12, 2002 Planning Division, ROOM 205 City 1-tall, got Main Street Beaumont, Texas '17701 RE: Section 30.26, E Zoning Ordftiance Dear Sir of Madam; MCMANAS CO PAGE 02 McManus Company has requested a zoning chang on Lot # 19 Block 54 Averill in the Oaks Historic District, fromresidential to commercial.All reaso 9 for the zone change have been fully explained in the attached letter dated April ) 8, 2001 In addition to an explanation for the zoning of the eight conditions that must be mot before, a 1. Specific use will not interfere with Or immediate Vicinity its we plan t4 I 2. Specific USO Will not affect any Man. 3. All necessary utilities needed to supp 4. Design and location of all driveways is not noticeable for residents in the it 5. Purposed warehouse project will not vibration 6. Directional lighting will be provided needs in mind T Landscaping will be done in a similar properties together and have them all 8. We Plan to stay in accordance with 0 We received approval from the Oaks Historic Dist to receive zoning approval for our vacant lot. We necessary for us to grow our business and stay in t Sincerely, Jeff 'd2 Judy McManws Manuel Cc: Oaks Historic District — Steve Richardson request, Steve Richardson has requested that we address fie use permit can be issued. dimbilsh use or enjoyment of any property in the ire the warehouse and drive with landscaping. : property in the area, as there is none art new warehouse are already in place and parking spaces has been carefully planned so that it ruttediate area and general public nvolve any offensive odors, fumes, dust, noise or immediate residents comfort as well as our security manittv to what we now have as to tie all Of Our is attractive as Possible r original comprehensive plan as submitted Monday, June 10 for our project. Our final hurdle is ,uld appreciate you considering our request, as it is Oak-, Historic District. lvt4(y t ;1*401 04'rftlt qu IVIL C 1V1 AIN U 11� Fine Lighting &- Interiors April 18, 2002 Planning Division, Room 205 City Hall, 801 Main Street Beaumont, Texas 77701 RE: Lot # 19 Block 54 Averill Dear Sir or Madam: McManus Company is located in the Oaks Historic District and has been for twenty-eight years. During these years we have also acquired lots: to, 15, 16, 17, 18, 19 and 20. In the acquisition we also restored two homes built in the 1920's that were near demolition. As you can see we have a huge interest in keeping our neighborhood beautiful. Our father before us was committed to this community and this area and worked hard to see both prosper. Seeing our father's wish come true, our business has grown tremendously in the last five years and we now need to expand. We have been under pressure from local concerns to move to the West End, where most of our customers feel we need to be for their convenience. Financially we are very entrenched in this area of Beaumont and would very much like to stay and grow our business. Over the years we have become a destination for our customers to bring their out of town guest for the shopping experience. In order to expand our present surroundings, we need lot 19, block 54 to construct a driveway to access the warehouse we must build to continue our growth. Where we need to position the new warehouse, there is an existing building we use for storage that is literally falling down. We plan to tear it down and construct the new warehouse positioned behind two of the buildings we presently own and would hardly be visible from Hazel or I Vh. Street. Parking is also a tremendous problem. At present we only have eight parking spaces, forcing customers as well as employees to park on Hazel. In addition to a warehouse we would gain several concealed parking spaces so employees would no longer have to park on the street. To quote our banker "this is not something we want, it is something we must have to stay in business in our present location... As I am sure you are aware, any project we undertake will be done in the most beautiful way possible to benefit our business. our community as well as the Oaks Historic District. We own the property on both sides of lot 19 we need for the drive-, therefore we would not be offending anyone near us, we plan to landscape the area in keeping with our environment. The property we presently own and maintain in the Oaks Historic District cost us presently $ 1,000.00 a month for a professional lawn service to tend in a fashion acceptable to customers as well as our neighbors. I hope that you will consider and grant our request for a'zoning change. We love our location and want to remain. while drawing many people on a daily basis to the area. We feel all would benefit from our expansion proposal. Looking forward to growing Beaumont together. Sincerely, Jeff McManus Judv McManus Manuel Cc: Oaks Historic District — Steve Richardson T, '-4 lfflcllot's s20 N: 1101 MCMANUS Fine Lighting & Interiors 1�6�j �-qj t2,0 0 L 11)1(a6KC� c/2) 6� -/D-41�- ��vn�� ���a�,�^ flab ��,uGk g�°� f1w 2 9 /W dl�4 I V AaM,tA-a_-_- r 203, 2 McManus Fine Lighting & Interiors o 820 N. 11 th o Beaumont, TX o 77702 o 409-833-4393 qA"rn o 1 d -'s'14 BOWLING & BILLIARD 212 South Twin City Highway - Nederland, Texas 77627 o (4091 727-2126 29 May 2002 To whom it may concern, Regarding the proposed improvements at McManus Lamplighter Co., we are 811 for it. We have lived on Hazel Avenue for 4 1/2 years. We feel that McManus is a good neighbor and a tremendous asset for Old Town. Like all good neighbors, McManus maintains their property well. Their facilities have been beautifully restored and offer much value to the neighborhood. please allow them to make the necessary improvements to ensure their long term growth and future, if they were to have to move, it would be Old Town's loss, Sincerely, Rodney and Michelle Stah 2650 Hazel Avenue Beaumont TX 77702 2 655 -,Yazd J&aurnant, 9Exas 77702 P"fl If wiZe 4 ROBERT W. BROCK MICHAEL K. SONNIER 2621 Hazel Beaumont, TX 77702 May 28, 20002 Planning & Zoning Department City of Beaumont Beaumont, TX Gentlemen: We have been informed of the driveway, off street parking area, and landscaping proposal by Jeff Mc- Manus for their vacant lot and adjoining area, and feel that this will offer an enhancement to out neigh- b6rhood. We are expressing our approval of this proposal and encourage its approval by your department. Sincerely yours, Robert Brock Michael Sonnier (DA FILE 1616)L-ORequest for a zone change from RS (Residential Single Family NORTH Dwelling) to GC -MD (General Commercial - Multiple Family Dwelling) district, or a more restrictive commercial district. SCALE Location: 2685 Hazel Applicant: McManus Company 1 200, 1 LV a at :hb x i26 2*700 E `iA U J E uo 10 NoRrH sr. srra 2960 ASHLEY AVE. f5 14 i 1$ LONG AVE. HARRISON AVE Uk RI VEWAY "'0 I I IQ �w ✓ T'.N G NAMMS I t I I I � I a ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) CONDITIONS: i . 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; 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, 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 ill Compliance F.4 M Application is not in Comments Compliance Attached ANALYSIS continued This application is in compliance with seven of the eight conditions necessary for approval. Comments on items 4 and 7 follow: 4. Mr, McManus has stated that all deliveries will be on I It" Street. A condition has been recommended that no deliveries be made from the rear parking lot. 7. A modification to the landscaping/screening requirements are being recommended for the east and north property lines. A hedge and garage are located on the east side and heavy shrubbery is located on the north side. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: The McManus Company PROPERTY OWNER: Same LOCATION: 2682 Hazel LEGAL DESCRIPTION: Lot 19, Block 54, Averill Addition EXISTING ZONING: RS (Residential Single Family Dwelling) District PROPERTY SIZE: 4.172 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: "C" - Minimal flooding SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial and residential RS (Residential Single Family Dwelling) District EAST: Residential RS SOUTH: Residential RS WEST: Commercial GC -MD (General Commercial -Multiple Family Dwelling) District COMPREHENSIVE PLAN: Stable Area/Medical-Office Special District OTHER PHYSICAL FEATURES: None GENERAL INFORMATION/PUBLIC UTILITIES conthmed MINNIMIJ DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: Hazel Street - a local street with a 60' wide right-of-way and a 30' wide pavement. Curb and gutter 6" water line 10" sanitary sewer line Fire protection is provided by Station #7, 1700 McFaddin. Set -vices are adequate.