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Home My WebLink About1469-PDATE: September 20, 1999 TO:: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a specific use permit to allow a business park on property zoned GC-MD- 2 (General Commercial - Multiple Family Dwelling-2) and RM-H (Residential Multiple Family Dwelling - Highest Density). FILE: 1469�-P STAFF REPORT The Planning Manager recommends approval of the specific use permit to allow three one story business offices. The application is in compliance with the eight conditions necessary for approval of the permit. Mr. Sam C. Parigi, Jr,, has requested that a specific use permit for three one story office buildings be granted on three abutting acreage tracts located at the northeast corner of Phelan Boulevard and Shakespeare Drive. The most easterly of the three tracts extends north to Prutzman Road. Tax Tract No.85 at the corner is vacant and contains 0,51 acres and is zoned GC-MD-2. Next to this tract is Tract No. 178, containing 0.172 acres and a small frame house fronting on Phelan Boulevard. It is also zoned GC-MD-2. The third tract, No.86-A, contains 1.46 acres and extends from Phelan Boulevard north to Prutzman Road. This tract is also vacant, zoned RM-H and lies adjacent to an 80'wide, concrete lined DD#6 ditch. The applicant proposes to build a 4,800 square foot office at the corner on Tracts 85 and 178. He proposes an 11,500 square foot building on Tract 86-A fronting on Phelan and a 5,000 square foot building at the rear of Tract 86-A, but with frontage facing Prutzman Road. Exhibits are attached. PUBLIC NOTIFICATION Notices Mailed to Property Owners: 52 Responses in Favor: 28 Responses in Opposition: LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Three abutting tracts of land located at the northeast corner of Phelan Boulevard and Shakespeare Drive, the most easterly of the three tracts extending north from Phelan Boulevard to Prutzman Road, said tracts being known as Tax Tracts 85, 86-A and 178, Plat SPA C.1Williams Survey, Ab-59, Beaumont, Jefferson County, Texas, containing 2.142 acres of land, more or less. 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: 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 (lie immediate vicinity; x x 2. That (lie 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, 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) This application for a specific use permit meets and is in compliance with the eight required conditions for ordinance approval. Comments on conditions I and 8 follow: 1) The proposed office building layout will be compatible in the neighborhood. The smallest of the three structures will be accessed from driveways on Phelan Boulevard and Shakespeare Drive. The two larger buildings will face Phelan Boulevard and Prutzman Road. The largest office structure is on Phelan Boulevard and accessed from Phelan Boulevard. It lies next to the 80' wide DD#6 ditch and across the ditch from an existing office complex (St. Louis Court), The property will be fenced and landscaped where required, thus screening the site from nearby residences. The Regency Park Subdivision abuts Shakespeare Drive on the west, but it does not have street access from Shakespeare Drive. The proposed office park development should not impair property values in the vicinity. Property to the south across the 100'wide Phelan Boulevard is commercial. 8) This is a stable area according to the Comprehensive Plan. It is a policy of the Plan that office park development will be permitted as "buffers or transitions between general commercial development and residential development." This is one such example, AV RT 10 ed 7. N Zl�/loo Sr 0 SS 04 90� q so 5LEXINGTON DRIVE '79 10 S' M4 =20 #so 2c], 01 — &6 &6 o 2 eo 4" ]70 MI SEA 04.1 I lei ]o_- ttl fl, W4 j Y, Y/ w LE iL U) SUBJECT H 1.90 PRIJTZMAN ROAD., ► 4(a g, LL m.- a C4 A p Iffil m_VD cl M4 H v. UC-MD I mime, August 27, 1999 Mr. Stephen Richardson, Director Planning Division, Room 205 City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 ATTN: Mr. Murray Duren MARK W. WHITELEY AND ASSOCIATES INCORPORATED CONSULTING ENGINEERS, ti SURVEYORS, AND PLANNERS P,O, BOX 5492 BEAUMONT, TEXAS 77726-5492 409 / 892-0421 REF: Specific Use Pert -nit for Business Park at Phelan Blvd. and Shakespeare Dr. Developed by: Sam C. Parigi, Jr. Dear Sir: Attached please find a Specific Use Permit Application for the above referenced property. Tile request is made for a business park in a GC -MD and RM-H zoned area. The RM-H area is separated by a 40 foot Drainage Ditch easement. The Business Park will house I" Properties, LLC, and other marketing Companies. Included is a site plan of the proposed Business Park. It is our opinion that the specific use is compatible with the immediate vicinity and that it will only stimulate the normal and orderly development and improvement of the Surrounding property. Utilities at this location are adequate and drainage and access roads are already provided. The design has provided for safe and convenient movement of traffic without causing any adverse affect on the general public. The type of business proposed for this location will not present any nuisance to adjoining property owners and landscaping buffers are incorporated in the site plan. Directional lighting will not be used and the landscaping is in keeping with the required landscape policy. With these factors in mind, it is felt that the proposed Business Park is in keeping with the comprehensive plan for this area of Phelan Boulevard. Enclosed is for $350.00 for review or the Specific Use Permit Application. Please process this request and place it upon the earliest available agenda for review by the Planning and Zoning Commission. If you have any questions,, please call. �ac e I Y, 00 a-f) Larry Sheppard, Projec Manager Attachments cc: Sam C. Parigi, Jr. Parigi Investments Thank- you for your cooperation in this matter. I remain, 3250 Eastex Freeway Beaumont, Texas 77703 1-888--830-5929 Fax (409) 892-1346 E-Mail mwwassoc@aol.com, MARK W. WHITBLEY AND ASSOCIATES INCORPORATED CONSULTING ENGINEERS, SURVEYORS, AND PLANNERS August 30, 1999 1 P.O. BOX 5492 BEAUMONT, TEXAS 77726-5492 409 / 892-0421 Mr. Stephen Richardson, Director Planning Division, Room 205 City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 ATTN: Mr. Murray Duren REF: Specific Use Permit for Business Park at Phelan Blvd. and Shakespeare Dr. Developed by: Sam C. Parigi, Jr. Dear Sir: Attached please find the revised site plan for a Specific Use Permit Application that was submitted on August 27, 1999. Please replace the site plan with the revised plan that shows the proper zoning and site proof fencing. If you have any questions, please call. Thank you for your cooperation in this matter. I remain, Sincerely, c ic arr Sheppard, PE Project Manager Attachment cc: Sam C. Parigi, Jr. Parigi Investments Wnvard)dau/a Wjrigi, spocific 3250 Eastex Freeway Beaumont, Texas 77703 1.888--830-5929 Fax (409) 892-1346 E-Mail mwwassoc@aol.com juv",- 17?JAJ `Jr. 1A, qTp GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT Sam Parigi, Jr. PROPERTY OWNER: Sam Parigi, Jr., et al LOCATION: Northeast corner of Phelan Boulevard and Shakespeare Drive. EXISTING ZONING: GC-MD-2 (General Commercial -Multiple Family Dwelling) and RM-H (Residential Multiple Family Dwelling - Highest Density). PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES NORTH: Single family residence on Shakespeare Drive, Townhouses on Prutzman Road EAST: 80'drainage ditch ROW and office park SOUTH: Phelan Boulevard, vacant commercial tract, offices to southwest WEST: Shakespeare Drive, residential subdivision COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: 2 . 142 acres, more or less 2 tracts, vacant I tract, small house "C" Minimal Hazards SURROUNDING ZONING: RM-M (Residential Multiple Family Dwelling - Medium Density Dwelling) and RM-H (Residential Multiple Family Dwelling - Highest Density) PUD (Planned Unit Development) GC -MD (General Commercial - Multiple Family Dwelling District) RS (Residential Single Family Dwelling) Stable Area Tracts bound on east by an 80' wide DD#6 ditch ROW GENERAL INFORMATION/PUBLIC UTILITIES (continued) STREETS: Phelan Boulevard, a major arterial street with a 100'wide right-of-way and a divided median with two 24'wide concrete lanes east and west bound. Shakespeare Drive - 60' right-of-way and 12' roadway, Prutzman Road - 60' right-of-way and 20' roadway. DRAINAGE: 18" storm sewer at Shakespeare Drive and Phelan Boulevard, DD#6 Ditch right-of-way along east side of Tract 86-A. WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: 16" water line on Prutzman, 2"on Shakespeare Drive. 8" lines on Prutzman, Shakespeare Drive and Phelan Boulevard Fire protection is provided by Station #9, 7010 Gladys Avenue ADEQUACY OF SERVICE: Existing Services and utilities are adequate