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HomeMy WebLinkAbout1517-PDATE: June 19, 2000 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a specific use permit to allow a law office and an office for a CPA in an RCR (Residential Conservation and Revitalization) District. The property is also located in the Oaks Historic District. FILE: 1517-P STAFF REPORT The Planning Manager recommends approval of the specific use permit. This request is in compliance with the eight conditions necessary for approval. Mr. Lee Johnson, attorney -at -law, wants to use the former Merchant's Alarm Service site at 575 Seventh Street and McFaddin Avenue as a two -man law office and as an office for an accountant. The existing building was last used by the security company. The site is paved and fenced. There are shops, offices, a bed and breakfast, a lab and residential uses in the immediate vicinity. The applicant will landscape the property and will remove the existing chainfink fence. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 14 Responses in Favor _. Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1, 2 and 3, Block 21, Averill Addition to the City of Beaumont, Jefferson County, Texas, containing 0.516 acres, more or less. JOHNSON & JOHNSON Attorneys at Law 3160 FANNIN BEAUMONT, TEXAS 77701 LEEJOHNSON STEVE D. JOHNSON May 25, 2000 The Planning Commission and City Council, City of Beaumont, Texas Dear Members: (409) 833-8911 FAX (409) 833-9686 Attached is my application f6r a "SPECIFIC USE PERMIT". We are also attaching a proposed site plan. This letter describes "all processes and activities involved with the proposed uses" at the desired site. In attempting to follow the directions on the reverse side of the Specific Use Permit Application, I will address the eight conditions that must be met before a Specific Use Permit can be used. My son and I plan to use this property as our law office. We will probably also have a local CPA in the building with us. Therefore, 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 area. In fact, I plan on beautifying the property by installing a hedge along the McFaddin Street side of the lot and as time permits plant some small trees, shrubs and flowers in the non -paved area. WE ALSO INTEND, TO REMOVE THE 8 FOOT CYCLONE FENCE THAT CURRENTLY IS A BLIGHT ON THIS VICINITY. These and other small improvements will have an absolutely positive effect on the property values as well as aesthetic values. Addressing the number two requirement, use of this property as a law office and/or by a CPA will definitely not impede the normal and orderly development and improvement of surrounding vacant property. This property has been used as a Merchants Alarm building that required great security measures. We intend to blend in with the community. The third requirement of adequate utilities, access roads,, drainage and other necessary supporting facilities are already in place and will need no changes. The same holds true for the fourth requirement in that the design, location and arrangement of all driveways and parking areas provide for the safe and convenient movement of May 25, 2000 Page 2 vehicular and pedestrian traffic without adversely affecting the general public or adjacent development. The driveways and parking places are already on site and are clearly marked on our proposed site plan which is attached. The fifth requirement is easily met since there will be no offensive odor, fumes, dust, noise or vibration. Our law office has approximately seven people day for appointments. The CPA has even less daily traffic. Theref6re, we will have absolutely no difficulty in meeting this requirement. The sixth requirement of directional lighting will not be a problem as we do not plan to have any. In meeting the sufficient landscaping, as stated above, we plan on landscaping the property to beautify the location and blend in with the neighborhood. The site will be greatly enhanced by the removal of the cyclone fence that has barb -wired around the top. The eighth and final requirement in somewhat of a mystery to me since I am not totally aware of the "comprehensive plan". However, there are numerous law offices, dental offices and small shops all over this area. So we should blend in completely and will take every measure to insure that we do. On the site plan, one of the requirements is information concerning the location, height and size of all proposed signs. We plan to attach our sign on the front of the building thus eliminating any "yard sign". This will be done by attaching letters to the actual building in a tasteful and decorative manner. In conclusion, we certainly intend to become part of the community and are willing to abide by the standard ordinances, rules and practices of the neighborhood. We thank you members for your time and consideration of this application. Please feel free to call if additional information is desired. Sincerely, SON LEE SON LJ/so cc: file Encl. (1) Specific Use Pen -nit Application (2) Site Plan FME 1517- : Request for a specific use permit to allow law office in an RCR NORTH (Residential Conservation Revitalization) district. Property is also in the Oaks Historic District. A Location: 575 7th St. @ McFaddin Ave. SCALE I Applicant. Lee Johnson, Attorney - at - law V=200' 01-1 mr/ 'IMF % FEW 0 / ma 1 Z r J9 07 /0 Zo el $1 5 go or AV oF J9 50 Q 04 y If 0 0AI is Is N AP 0 0 9 to of If At to 0 y to g, al ey SO ORR- ;low rf g rt Ir to a Ito of of as. of " sat jol ' " 71 AVE. NORTH- ST. r MCFADDIN AVE. .191 50 os is It m Is I* 't f I of go is to CAL OER CALDER AVE. 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PROPOSED SITE PLAN 575 NORTH 71h STREET BEAUMlONT, TE M 77702 LOTS 1, $ & 3 AVERILL ADDMON ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is if) is not in C011111KIV 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 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 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, tunics, 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 8. That the proposed use is in accordance with the Comprehensive Plan. x ANALYSIS continued The application is in compliance with the eight conditions necessary for approval. Comments concerning condition I follows: 1. This old neighborhood has mixed uses. There is a residence across the street on McFaddin. There is the "fan shop,", a dentist, a laboratory, a bed and breakfast, an auto repair shop (Calder) and other residential uses in the area. This law office will be very compatible in the immediate neighborhood. GENERAL INFORMATION/PUBLIC UTILITIES, APPLICANT: STATUS OF APPLICANT: LOCATIO : EXISTING ZONIN PROPERTY SIZE: FLOOD HAZARD ZONE: EXISTING LAND USES: SURROUNDING LAND USES: NORTH- Fan shop, residence EAST: 7th St., laboratory, garage apartment SOUTH: Auto repair and service WEST: Parking lot, dentist office COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: Lee Johnson Merchant's Alarm Systems Prospective buyer 575 7th Street at McFaddin Avenue RCR (Residential Conservation and Revitalization) District 0.516 acres "C" - (Minimal Hazard) Vacant commercial building SURROUNDING ZONING: RCR (Residential Conservation and Revitalization) RCR GC -MD (General Commercial -Multiple Family Dwelling) RCR Stable Area None GENERAL INFORMATION/PUBLIC UTILITIES continued STREETS: Seventh Street - major collector, 60 foot right-of-way, 30 foot pavement; McFaddin Avenue - non -major street, 60 foot right-of- way, 27 foot pavement. DRAINAGE: There is a 12 inch storm sewer in Seventh Street and a 30 inch sewer in McFaddin Avenue. SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There is a 6 inch water line in Seventh Street and a 20 inch in McFaddin. There is a 12 inch sanitary sewer in Seventh Street and a 6 inch line in McFaddin. Fire protection is provided by Station #7, 1700 McFaddin Avenue. Services are adequate.