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HomeMy WebLinkAbout1491-PDATE: January 19, 20�00 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider an application for a specific use permit to allow a medical doctor's office in the RCR district at 2343 McFaddin Avenue. Property is also in the Oaks Historic District. FILE: 1491-P STAFF REPORT The Planning Manager recommends approval of the specific use permit. The application is in compliance with the eight conditions necessary for approval, The Historic Landmark Commission approved a certificate of appropriateness for the paint color at a public hearing held on January 10, 2000. Dr. and Mrs. Michael Findley propose to open a solo medical practice at 2343 McFaddin Avenue. He is a Board Certified Family Practitioner. His wife Gail is a Registered Nurse. Dr. Findley has three employees. Additional parking is located on Lot No. 8, Block 21, Averill Addition, next door to Lot No. 7 (subject site). The parking lot is already a paved area and will be re -striped. There is a recorded easement that allows the owners of Lots No. 7 and 8 to share parking. There is a dentist's office and a retail fan shop situated across the street and another dentist next door to the east. The subject property backs up to commercial development on Calder Avenue. Exhibits are attached. PUBLIC NOTIFICATION Notices Mailed to Property Owners: 19 Responses in Favor: Responses in Opposition: LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lot 7, Block 21, Averill Addition to the City of Beaumont, Jefferson County, Texas, containing 0.172 acres, more or less. 2400 Ashley Avenue Beaumont, Tx 77702 December 20, 1999 Beaumont Planning Commission and City Council City Hall, 801 Main Street Beaumont, Texas 77701 SPECIFIC USE PERMIT APPLICATION Dear Ladies and Gentlemen, The intent of this letter is to apply for a specific use permit at 2343 McFaddin. As a board certified family practitioner, my plan is to open up a solo medical practice at this site on May 1, 2000. Three of my long-time employees and my wife are going to work with me to help make this a success. Our normal business hours will be 8:00 a.m. through 5:00 pm. Monday through Friday, although I will be meeting occasional patients at the office after hours. The number of patients per day will be no more than 33 spread out over a nine hour day. My staff and I will park across the street in the overflow parking lot(permission given by owner verbally) or along the street, which will allow our patients the use of the designated parking spaces immediately adjacent to the office (currently the six spaces designated for 2343 McFaddin will be converted to five parking spaces, including one wheelchair accessible parking space, entering from the one way entrance on Calder and exiting on McFaddin). The wheelchair designated space is for disabled patients and is next to the wheelchair ramp which connects to the office entrance. All eight conditions to obtain a specific use permit will be met. 1. This office will be compatible with the surrounding properties. As a medical office, it will blend in nicely with Dr. Harrel's dental office next door and Dr. Carpenter's dental office across the street. The surrounding property values should increase since this property was changed from a dirty, run down appearing property into a charming and attractive office location. 2. There is no reason why this small medical practice would impede the development of adjacent vacant properties. The property opposite the parking lot next to us has two vacant buildings which appear to be being renovated. 'The properties behind us facing Calder are also businesses of assorted nature in the Biscamp Building and properties next door to it are lawyer offices. We share the parking lot with the businesses in the Biscamp Building. 'The Fan Factory is, an established business in front of us next to Dr. Carpenter. Upgrading our property can only help the immediate area. 3. There are adequate utilities provided, along with access roads to the business(Calder and McFaddin), and drainage of the property runs to the street. 4. The parking spaces are already present from the businesses occupying the Biscamp Building. The previous owner of 2343 McFaddin, Ronald E. Lanier, received legal documentation of the parking rights to six spaces adjacent to the property due to easement infringement of the parking lot property. These spaces will be designated by signs for Dr. Findley's Office. They are located at the rear of the parking lot(facing McFaddin Street) adjacent to the front of our property. The property was sold to us with the rights to these spaces. The new owners of the Biscamp property have also, confirmed verbally with us the right of usage of these spaces. Patients can enter the parking lot from Calder's one-way entrance (next to the Biscamp Building) and drive to the McFaddin side where they will locate our spaces by our designated signs. We will convert the six spaces to five spaces with an A.D.A. designated wheelchair space. Exiting the parking lot is through McFaddin Street. Patients can also park along McFaddin Street directly in front of our office along the street. The staff plans to park along the street or in the overflow parking across the street. We have attached a copy of the legal document that Mr. Lanier, an attorney, has provided to us for documentation of easement rights to the spaces. 5.There will be no nuisances such as odors, fumes, large dust areas or loud noise. 6.The lighting on our property does not shine in or on other properties. 7.We plan on landscaping with azalea bushes when we are finished working in our office. It will be on the property line next to the office (opposite the parking lot) and around the perimeter of the house. There are several oak trees/pecan trees on the property which are in the front yard and back yard. 8,The proposed use of this property will be in accordance to the comprehensive plan of the revitalization area. The use of this property would revitalize the area by occupying a former vacant structure. A doctor's office would blend in well with the surrounding businesses. I have been employed by a hospital in Beaumont during the last 5 years, Although this has been a good partnership, I have always dreamed of having my own practice. It will give me the opportunity to slow down and to be able to give my patients the time they need and deserve. Thank you for your consideration for this business! Respectfully, ;M'chnael �ndley, M.D. Gail G. Findley, R.N. 1011 r""r. A lid FILE 1491-1!: Request for a specific use permit to allow a physician's office in an RCR NORTH (Residential Conservation Revitalization) district. Location: 2343 McFaddin A Applicant: Dr. Michael and Gail Findley SCAU Ito Vaal NORTH ST. PS so or MCFADDIN AVE. Ple ON VONR #,4 CALLER AVE. 0 An :: IF to fo so It tr 1"J 24 to to or M 22J BROADWAY AVE, to 01 AV jr$ 05 1 4 At ff to 0; o'r 0 It 90 83 fA 01 0.9,11 50 i ECT ig 00 )4 is W 11 su V 9 e . oa. 1.; 47 to /P to 11 It is IS to k or Is 19 30 LIBERTY AVE, N to. 10 1? 1 if it ry i tr rr rs r1 IS i AV NA I IL, .40 I's is /a Ir 10 w so .01 of I-T f4 Is r� OR 39100 391 =a FJr 4 ;,j it V CLIENT-, C,F, NO LOT 2.3 FOUNO1/2' LOT 22 s-okom , LOT 21 WON RrAl (CAU.E'D SOW) 3/4' a1Dr1' N 9'40' '• 50,12` B L 0 C K r LOT 7 Fs J LOT 6 CONr SST€ ' LOT 8 b P Z z ONE STORY .. WOW FRAME BULAING �- ON PIERS IT. 4 rl � °✓ COVERWOWE6 �✓ i� Vi✓' WOW TTMIS SIIRV£Y 03 PERFi;lvC0 AND h SrEPS ! THIS PLAT WAS A TITIAe'Et Wbfll V N v�' + �,.•^� ~ THE BEN€T'IT OT A TNYLE. (iIUMLTMEP1'T. tY v j f��t/2- 0.31' 4WESTFOUND 5/✓7' (CALLED 50,00") T FOUND 3/4' NIDN ROD IRON ROO ASSUMED BASIS OF BEARINGS MIDIL FIFE 2343 IMCFADDIN BiTREET DESC'RIPRON OF SERVICES REQUESTED: LOCATF CORNERS AND SMOW IMpaqVIMLUM SURVE.YDR'S CERTincA ow 1 00 HEREBY CERTIFY, TO THE BEST OF MY KNOWLEDOE. AND BELIEF, TM.AT THIS IS AN ACCURATE FLAT OF A SMVEY' MADE ON SINE GROUND UNDER MY 941F9 MMON, SHOWING ALL, IMPROVEMENTS WHO ANY WORLE ENCRDACNMENTS, AS Or 11-22-9 THE ABOVE TRACT BEING LOCATED AT 22343 NICEAUDIN aTRLET__BEAUMONT, 7EXAS 77702 AND OEM DESCRIBED AS T 7 1 OF AVERILL ADDITION AS REOORDED N VOLUME R, PAGE 131-13E OF TTIE A1A.E _RECORDS OF ^JEFFEgSilli .COUNTY, TEXAS. . N ACCORDANCE 1MTH THE FLOOD INSURANCE RATE MAP, FEDERAL EMERGENCY MANAGEMENT AGENCY, COMMUNITY -PANEL NO. 4133457 00208 DATED. THIS PROPERTY VES IN THE ZONE NOTED. LOCATION ON MAP DETERMINED BY SCALE. ACTUAL FIEIEI ELEVATION NOT DETERIMIMM UNIM REQUESTED. FITTZ i SHPMAK INC, DOE'S NOT WARRANT NOR SUIDSCRIBE TO THE ADIURACY 11R' SCALY' OF SAND MAP. FLOOD ZONE (F.E.M.A.) C CENSUS TRACT 11,_„_ REVISION DATE.• * •4• ,A WALTER J. KS14 :EK t" +I A ' A f TETTF�r f�,•1 1j� �j WALTZER J. KSIAZEK DATE: 11-23-9d I 1 JL L Cam. I. 11I +' 6 21' 0 F►ELD 'd$SI,•• BOOK No.. 29-14 CONSULTING ENGINEERS Et [ANDSURVEYORS &t 440 18t1T STREET, SUITE A BEAULIONT, TEXAS 1 JOB ND.:;�9547-Q1'7$ 449 832-723B FAX 409 832--7303 SOO ONEOALAZALFAS ON W CENTERS 50.12 6.70 4 -r *,4 10 op- P 0 MID Tn THESE STRIPES OWNED AND MAINTA[NEDBYOTHERS TOREMAINASIS DISTANCE BETWEEN THESE STRIPES NOT TO SCALE CwFgroAy W-tMFRAMEDHOLOM erar tk n 00 rim uasuTu 4' th, VWA Yom m"mn I w mlli\ 0 NEW STRIPING DESIGNATED 'I= 50AMD FOR FTNDLEYS ACCORDING TO WV4ENTRIGHTS 10 Re-Aompoa 7to AM MILATED BY OTHM v McFADDIN STREET SIGNAGE FIVE 12'X IS'PAffMD PARKING SIGNS DESIGNATING COMPANY ON WOOD 4' X 4* TREATED POST ONE 12* X 10"PAINTED H.C. VAN ACCESSIBLE SIGN MOUNTED ON WOOD 4'X 4"TREATED POST PROPERTY LINE ONE 24'X 3V PAINTED BUSINESS NEW AZALEAS SIGN IN ENGLISH STYLE WRITING MOUNTED ON TREATED WOOD CANTILEVER STYLE FRAMING C I L C Ult-21-1( 2343 McFADDIN STREET A-1 PROPOSED -CHANGES FOR ENGINEERING SCALE L:20 MICHAEL FINDLEY ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SEMON 30-26.E, ZONING ORDINANCE) Application Application is in is not in Comment$ Compliance Compliance Attached 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; x x 1 That the es(ablisliment 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 pe&strian traffic without adversely affecting the general public or adjacent developments; x 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 8. That the proposed use is in accordance with the Comprehensive Plan, x x ANALYSIS continued j This application is in compliance with the eight conditions. Comments on conditions 1, 4 and 8 follow: 1. This block of McFaddin between 6th and 7th Street contains mixed land uses, including dentists, shops, residences and an alarm system business. A doctor's office will be compatible in this immediate neighborhood. 4. There is a dedicated and recorded parking easement executed between the owners of Lots 7 and 8. 8. A professional office in the Conservation and Revitalization area is in compliance with the Comprehensive Plan if a public hearing is held and City Council approval is given. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTfNG ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES,: NORTH: Dentist office, fan shop, residences EAST: Dentist office SOUTH: Offices WEST: Vacant residence (being remodeled) Dr. Michael and Gail Findley Same 2343 McFaddin Avenue RCR (Residential Conservation and Revitalization) 0. 172 acres, more or less Former residence "C" - (Minimal Hazards) SURROUNDING ZONING: RCR (Residential Conservation and Revitalization) RCR GC -MD (General Commercial - Multiple Family DNvclling) RCR GENERAL INFORMATION/PUBLIC UTILITIES, (continued) I COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: STREETS: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: There is an access driveway from Calder Avenue. McFaddin Avenue, a residential street with a 60' right-of-way and a 27' wide pavement. There are sidewalks. There is a 30" storm sewer in McFaddin. There is a 20" water line in the street. There is a 6" sanitary sewer in the street and another 6" line in an easement located along the rear lot lines of Block 21. Fire protection is provided by Station #7, 1700 McFaddin. ADEOUA-CY OF SERVICE: Service and utilities are adequate.