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HomeMy WebLinkAbout1443-ZPDATE: March 15, 1999 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Request for a zone change from RS (Residential Single Family Dwelling) to RM-H (Residential Multiple Family Dwelling -Highest Density) District and a specific use permit request to allow a one-story professional office building at 7685 State Highway 105. FILE: 1443-Z/P RIV.11 of WI 01011 V14 The applicant, Fittz and Shipman, Inc., are consulting engineers for the property owner, Jerry P. Lack, The owner wishes to construct a 48' x 32' (1536 sq. ft. ) office building on the front of his 100' x 312' lot in Neches Terrace Addition. The lot extends from Highway 105 to Tolivar Road. He plans a future 20' x. 32' extension to the west side of the building, which will expand the total building area to 2,176 square feet. Mr. Lack lives in a residence west of and next door to Lot 14 at 7695 Highway 105. His dwelling is on Lot 15. Professional offices are permitted uses in the RM-H District with a specific use permit. He also may construct apartments on the south or rear part of Lot 14 if the zone change to RM-H is granted. Note that only land uses allowed by Section 3,0-24 B. (Permitted Use Table) will be allowed to use or occupy the proposed one-story office building. Neither the applicant nor the property owner has indicated who will operate out of the office building. The applicant has, asked for a modification of the required screening on the west side of his lot. There is an existing gymnastics facility immediately next door to the east on Lot 13 which is already zoned RM-14. Mr. Lack resides in a house on Lot 15. He feels that a fence and buffer in this situation is not warranted either on the east or west side of the lot in question. There is a private high school under construction across the highway from Lot 14. The school received a specific use permit and is zoned RS (Residential Single Family Dwelling). The RM-H district is east of the subject site on both sides of Highway 105. If the specific use permit is granted as submitted, the Planning Commission and City Council will need to approve a modification of the screening and landscaping requirements. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 13 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lot 14, Neches Terrace Addition, Beaumont, Jefferson County, Texas, containing 0.72 acres of land, more or less. Said addition is filed in the Deed Records of Jefferson County. FIM&Shipman iNC. Consulting Enginem and Land Sun ors February 18, 1999 City of Beaumont P.O. Sox 3827 Beaumont, Texas 77704 Attention: Stephen Richardson Planning Director Reference: Application for Amendment of Zoning Lot 14, Neches Terrace Addition Dear Steve: Attached are copies of the application form, application fee and exhibits for the subject zone change request. Mr. Lack'plans to build a professional office building on Lot 14. The professional building would be consistant with other professional buildings on the strip of land between Highway 105 and Tolivar Road. Also, he would like to build some apartments at the rear of Lot 14 next to Tolivar Road at a later date. The requested zone change to RM-H would accommodate this apartment } request. The professional office building would be allowed in this zone amendment via a specific use permit. The use permit has also been.applied forto your department. If you or your staff have any questions, please advise. Respectfully submitted, y/ �Iln R. Hol# RE l' r the F!nn/f/ JRH/rip 440 18th St., Suite A. - Beaumont, Texas 77707 • (409) 832-7238 I ROM&Shipman March 8, 1999 City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 Attention: Murray Duren Reference: Application for Specific Use Permit Lot 14, Neches Terrace Addition Jerry P. Lack Supplemental Letter Dear Murray: Consulting Engineers and Land Suyve)ws CITY or_7'�' MAR 8 1999 As discussed, our client (Mr. Lack) requests that the residential requirements for a Professional Building in a RM-H zone of landscaping, fencing, screening buffet be waived in this particular case for the following reasons: I Lot 13, adjacent lot to the east, has been developed into a dance studio -gymnasium via a specific use permit and no buffet/screening area should be required. 2. Our client owns and resides on: Lot 15 (adjacent to the west) and as such waived the requirement of buffer/screening. Thank you for your assistance on this matter. Respectfully submitted, C. I SH'P N, hn R. I , P.E. or the Fie 7JRH/r1p 440 18th St., Suite A - Beaumont, Texas 77787 - (409) 832-7238 ETLE 1443-Z&: Request for a zone change from RS (Residential Single Family Dwelling) NORTH district to RM-H (Residential Multiple Family Dwoffing - High Density) and a specific use permit for a I -story professional office building, A& Location: 7685 Highway 105 SCALE Applicant: Fittz and Shipman for Jerry Lack. 1"=20n' .8 7�1 s rArF STATE HWY 105 ISUBJECT 7� 1 to ff At 41 IV RV TOLIVAR ROAD jo too id 60 n 2 'r TALL PINE rat Z J Z2 0 Z < Q at Z jo Cem m c p- GYfA (P'm-� LArz{,.. ku�.5 5) MCHWAY 105 NO. REVISION DATE NO. REVISION DATE CPP PAULAT ki .1 1 1� I PROFESSIONAL OFFICE BUILDINC JERR Y P. LA CK PRMCT NO.: 99572 DRAW KC aOAVE: 572VSODO SCALE: " - -20' DAM 02—$5-99 I DRAM BY. AC CHECKED BY: IRM APPROVED BY. — PLOT DAM —.2-2-5-99 FITTZ & SHIPMAN CONSULTING ENGINEER,", & LAND SURVEYORS 440 189h STREET, SUITE A 0 3CALIMONT, TEXAS - (409)832-7238 * FAX (405)532-7303 ... I CI ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCM 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, 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, fames, 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. x x ANALYSIS continued This application is in compliance with seven of the eight conditions necessary for approval. Comments on Conditions 1 and 7 follow: 1. Extending the RM-H district one lot west from existing RM-H zoned property will not adversely effect the neighborhood stability. An office building will not depress property values in the immediate area. There is a commercial gymnasium next door. 7. Mr. Lack lives in a house on Lot 15. The subject tract is Lot 14. The gym is on Lot 13. All of the lots are almost one (1) acre each in area. Mr. Lack would be required to build a fence between Lots 14 and 15. He asks for relief from the requirement since he lives next door. Fences are not required along street or highway frontages. GENERAL INFORMATION/PUBLIC UTILITIES ra U U 0 leffy.11 Q PROPERTY OWNER: STATUS OF APPLICANT: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: St. Highway, private high school EAST: Gymnasium SOUTH: Tolivar Road, mobile home subdivision WEST: Home of owner (Mr. Lack) Fittz; and Shipman, Inc. Jerry P. Lack, et ux Engineer 7685 State Highway 105 RS (Residential Single Family Dwelling) 0.72 acres Vacant (small single family residence at rear facing Tolivar Road). "C" - (Minimal Hazards) SURROUNDING ZONING: RS and RM-H Districts RM-H GC -MD RS GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: State Highway 105 - a major arterial with a 120' right-of-way and two 24' pavements. Tolivar Road - runs from Major Drive to Keith Road and has a 60' right-of-way and a 16' pavement. DRAINAGE: Ditches in streets. Concrete drives will drain water north and south to the highway and the road. WATER: There is a 6" water line in Tolivar and a 6" line in Highway 105, SANITARY SEWER There is an 8" sanitary sewer in Tolivar SERVICE: Road. FIRE PROTECTION: Fire protection is provided by Station #8, 6297 Highway 105 at Lampman. ADEQUACY OF SERVICE: Existing services and utilities are adequate.