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HomeMy WebLinkAbout1428-ZP0 DATE: December 21, 1998 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 RCR (Residential Conservation and Revitalization) and an application for a specific use permit to allow a non -depository credit institution. FILE: 1428-ZIP STAFF REPORT Mr. Lawrence Bland has established a mortgage brokerage company in his residence at 1282 Central Drive at Gladys Avenue. The two story house is situated on three lots located within the single family dwelling zoning district. The business use of the property is in violation of the Zoning Ordinance, The Development Services Division has filed charges in Municipal Court against Mr. Bland. Subsequently, the applicant requested a zone change to RCR (Residential Conservation and Revitalization) and an application for a specific use permit to allow his business, a non -depository credit institution. This zone change constitutes spot zoning. Mr. Bland employs five outside loan officers. Loan applicants will be served in their homes or at 1282 Central by appointment.. Should this zone change request be granted and the specific use permit approved, a modification to the landscape and screening regulations will have to be granted by City Council. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 21 Responses in Favor 1 Responses in Opposition 3 LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 12, 13 and 14, Block 16, Calder Highlands Addition to the City of Beaumont, Jefferson County, Texas, containing 0,517 acres of land, more or less. INTERNATIONAL MORTGAGE & INVESTMENT SERVICES 1282 Central Drive, Beautnont Texas 77706 Phone (409) 924-9444, Fax (409) 924-9944 Providing Unique Services fur Those Aspiring to Succeed Friday, September 25, 1998 To: - , Planning Commission and City Counsel Re: Specific Use Permit/Rezoning 1282 Central Drive, Beaumont, TX 77706 To whom it may concern: The intended use for the property is that of a Mortgage Brokerage company. Approximately 90% of all borrowers will have a loan officer come to their place of residence or any other designated location. Loan applicants may come by the facility in order to drop off requested documentation. The intention is not to be one where the general publid will stop by without a pre -arranged appointment. Also a great portion of originations will take place through the mail. Loan officers will come to the facility to pick up loan applications and meetings from time to time. Currently there are five outside loan officers. The processing of all loans is to be done on premises (see attached to get specifics). What some of the Loan Processing entails is the following (all through the mail) e Verification, 1. The mailing of all verifications (employment, funds to close, Rent and/or Mortgage Verification of Fire and hazard insurance) 2. Input of all data in reference to the loan applicant. 3. Mailing of a complete loan application. 4. Receiving of final lender conditions via facsimile. 5. Ordering of certain services (Pest inspections, Appraisals, Insurance, Title Insurance, Credit Reports, etc.) 6. Scheduling of the closing at a title company. ALL PROCESSING HAS TO BE DONE EITHER BY MAIL AND/OR FAX (THAT IS A LENDER REQUIREMENT Please also note, that there is no immediate plans for a Sip. Other than one a small 8.5" by 17" sign on the front door.. I do intend to continue to live on the premsis as my home as well. If you have any questions at all, please do not hesitate to call me at 409-924-9444. Thank You. Sincerely, wrcnce-]D� -Bland, III President — fLE142S-ZP: Request for a zone change from R-S (Residential Single Family Dweling) to RCR ( Residential Conservation Revitalization) and an application for a SUP to allow a nondepository credit institution (Mortgage Brokerage Company). Location: 1282 Central Drive "Applicant: Lawrence D. Bland, M. GL-4DYS AVE. r [ - 1 NORTH SCALE' —AL. 111-2001 Mrs M i SCALE. 1 -N'W' 9 f I m A 9 I LOT 15 LOT 16 LOT l7 LOT 18 o m ST1Yw ' y ON r= FALL 1SaDa i I I FkD j� * Ti118Ek5 FIJ »S'aar a4rw3B"E' "' 1,Ja.5a' tom' tAM w r- ♦ `pdA1f MlfLffrtl l fm ay I pc I w � I r t OWE CAS I ° 02 AM ® it BP= FRAME m f ca ` i �7ux A/C cra u E O m LOT 11 rWil m z. LIECf f LOTS"�14 Q T 13 FA>a f• LOT 12 2T�` i f yey :reA $ MY arkC1 Saw i I ,,. �- rof KL St1AIT ca Scw do CAU 5aW - 4 t Fe pp T m f ` CAU Pr�0AV -lv I k CENTRAL DRIVE r�.rc%y (WR.OW.) 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Al miM P. 0. ®III "a 40 00 evnM MY atxrO I7 ft AND ASSMIATES 5FAw➢ OM =is rrm-64n or w of aw ass as3ral I IRCORPORATEII 40q 1pZ c4N1 -y loa V d= ld 6 fa Me VDpw Tm OdA COWLTINc acINLLN.1m „ I . SURYKYOM. AND PLAN090 3M IU'rm rit11Y. Rh R Trm (YAX)N40 IUG i AIIHALIY61 RE519T-762mul ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE} 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, 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 S. That the proposed use is in accordance with the Comprehensive Plan. Application Application is in is not in conin-Ents Compliance Compliance Attached x x x ANALYSIS continued The application for a specific use permit is in compliance with five of the eight conditions necessary for approval. Comments on Conditions 1, 4, 7 and 8 follow: The mortgage company and zone change to RCR, if allowed, would result in a commercial encroachment into an otherwise residential neighborhood. Single family homes lie to the north, east, south and southwest. The Zoning Ordinance describes the RCR (Residential Conservation and Revitalization) District as intended for predominantly residential areas of the City which are characterized by significant concentrations of poor or fair structural housing conditions and which may have a mixture of residential and commercial uses. However, the land use element of the Comprehensive Plan shows this as a "Stable" area. Stable areas are generally characterized as composed of goad and excellent structural housing conditions, free of mixed land use patterns. RCR is the most restrictive district that allows this use. While there is an area of GC -MD zoning that extends along Gladys from Central Drive to just west of West Lucas, all other surrounding property is zoned RS. There is no other RCR zoned property in the vicinity. This request would constitute spot zoning. ,Spot zoning connotes an unacceptable zone change that singles out a single tract for treatment that differs from that accorded similar surrounding land without proof of changes and conditions. 4. The Traffic Division requires one off-street parking space for every 300 square feet of the residence which is devoted to business use. One handicap space is also required. 7. The applicant has requested that he not be required to install any additional landscaping or screening around the property. The rear part of the front yard and both sides of the site are enclosed by a six foot wood privacy fence. The ordinance would require that an eight foot tall solid privacy fence or wall be constructed along the rear (east) and south side of the property. In addition, ten foot wide planted buffer strips are required and landscaping of the parking lot area. 8. Stable areas consist of built-up residential neighborhoods, free of mixed uses and blight. GENERAL INFORMATION/PUBLIC UTILITIES .APPLICANT: Lawrence D. Bland, III PROPERTY OWNER: Lawrence D. Bland, III GENERAL INFORMATION/PUBLIC UTILITIES continued LOCATION: 1282 Central Drive at Gladys Avenue EXISTING ZONING: RS (Residential Single Family Dwelling) District 19 Me] 9 a 4114 EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Residences EAST: Residences SOUTH: Residences WEST: Commercial and residence OTHER PHYSICAL FEATURES: 0.517 acres, more or less Residence and mortgage brokerage company "C" (Minimal Hazards) SURROUNDING ZONING: RS (Residential Single Family Dwelling) RS RS GC -MD (General Commercial -Multiple Family Dwelling) and RS Stable Area left MW STREETS: Central Drive, a 50' wide residential right- of-way with a 20'-26' pavement. Gladys Avenue, a 54' wide secondary arterial with a 40' pavement., DRAINAGE: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There are roadside ditches in Central Drive and a 48" storm sewer in Gladys Avenue. There is a 6" water line in Central and a 16" main in Gladys. There is an 8" sanitary sewer in Central and a 6" line in Gladys. Fire protection is provided by Station #4, Gladys at W. Lucas Drive. Services and utilities are adequate.