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Home My WebLink About1406-P41 BATE: April 20, 1998 N'" I TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider a request for a specific use permit to allow a new parking lot adjacent to a clinic in an RM-H (Residential Multiple Family Dwelling -Highest Density) District. SIC Code 801, offices and clinics of doctors of medicine. FILE: 1406-P STAFF REPORT The property at 2010 Dowlen Road at Wellington is the location of the West End Medical Plaza. The clinic was constructed about two years ago after receiving a specific use permit in 1993 and an extension of 18 months in 1995. The property was platted as a 1.061 acre tract and filed in the map records of Jefferson County in October, 1995, Dr. Charles Evans wishes to acquire a 52'x 155'strip of land lying immediately behind and east of his clinic. Further to the east and abutting the subject property is the planned Cottontail Trail Subdivision, a four lot, seven acre single family development recently approved by the Planning Commission. The West End Medical Plaza is a family practice with two doctors, two nurse practitioners and 38 employees, This request to add 15 employee parking spaces is an amendment to the original specific use permit (Files 1227-P and 1204-Z/P). This specific use permit application meets and is in compliance with seven of the eight ordinance conditions of Section 30-26 (e) necessary for approval. A ten foot landscape strip and eight foot screening fence are required along the north end of the parking lot. The applicant is requesting a modification of the landscaping/screening requirements. If this application is approved as submitted, a modification to the landscaping requirements will need to be approved. Exhibits are attached. Site plan is Exhibit "D". PUBLIC NOTIFICATION Notices mailed to property owners 12 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES See Exhibits "A" and "B" MARK W. WHITELEY ANDASSOCLATES INCORPORATED C C09SULTIIVG ENGINEERS, S� og SURVEYORS, PLAN NERS LAERS E P R 0. BOX 5492 BEAUMONT, TEXAS 77726 4091892-0421 March 27, 1998 Mr, Stephen Richardson Planning Director City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 REF: AMENDMENT TO SPECIFIC USE PERMIT DOWLEN DEVELOPMENT COMPANY AREA "A" - 1.061 ACRES ATTN: Mr. Murray Duren Dear Murray; It is requested that the approved Specific Use Permit covering the mentioned property be amended to allow the property owner to purchase adjacent property for additional parking in the rear of'the existing doctor's clinic. Attached please find an application for the amendment to the specific use permit and.a a check for $200.00 for review and processing. A boundary description and legal description are attached for your ready reference. This would allow the approximate 52 foot by 155 foot rectangular shaped piece of property between the present doctor's clinic and the new Cottontail Trail. Subdivision to be purchased by the clinic and used for additional employee parking in the rear of the building. A site plan is also ,attached indicating the existing layout of the property and the proposed additional parking area. The specific use amendment 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. Since no additional buildings are proposed, the impact to adjacent property is essentially the same as is existing. The establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property. Cottontail Trail is already platted and the adjacent property owners are satisfied with the conditions of the doctor's clinic. Adequate utilities, access roads, drainage and other necessary supporting facilities have already been provided. Utilities will not be required for the additional area nor will there be any new access facilities to Wellington Place. Drainage will continue to be provided to the roadside ditch along Wellington Place as it is at present. 3250 Easter, Freeway Beaumont, Texas 77703 Fax (409)892-1346 SPECIFIC USE AMENDMENT Page 2 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 development. Access to the new parking area will be entirely from within the existing parking area. The additional parking should eliminate the use of Wellington Place for parking by the employees. There is nothing being proposed that will cause a nuisance such as offensive odors, fumes, dust, noise or vibrations. No directional lighting is proposed for the area. Sufficient landscaping and screening to insure harmony and compatibility with adjacent property has been provided in accordance with zoning codes. An eight foot solid fence and a 10 foot landscape buffer is being provided as required between the proposed parking area and the adjacent R - S Zoning. The proposed use is in keeping with the comprehensive plan and the original specific use permit which was issued to cover the facility as constructed. If you have any questions or need additional information, do not hesitate to call me, as I remain, Sincerely, Donald M. Rao Manager of Engineering cc: Dr. Charles Evans cc: Dowlen Development Co. cc: File April 16, 1998 Mr. Stephen Richardson Planning Division Director City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 MARK W. WHITELEY A ND ASSOCLATES INCORPORATED CONSULTING ENGINEERS, t -SURVEYORS, AND PLANNERS RO, BOX 5492 B 'r;� C A frA EAUMONT, TEXAS 77726 4091892-0421 REF: Amendment to Specific Use Permit Request Dowlen Road — Dr. Charles Evans ADDENDUM Dear Mr. Richardson-, Reference our letter of March 27, 1998 regarding a request for an Amendment to the Specific Use Permit for Dowlen Road — Dr. Charles Evans. A modification to Section 30-31 concerning perimeter screening is requested for the North property line. It is anticipated on the North that additional facilities of like manner will be constructed by St. Elizabeth Hospital. If you have any questions or need additional information, do not hesitate to call me, as I remain, Sincerely, Donald M. Rao Manager of Engineering Cc: Dr. Charles Evans Cc: File CRY OF BEAUNIONT PLANNING DIVISION RECEIVED 'APR 3250 Eastex Freeway Beaumont, Texas TT703 Fax (409)892-1346 March 27, 1998 Legal Description: 0.1833 Acre of Land H. Williams League, Abstract 56 Jefferson County, Texas BEING a 0.1833 acre tract or parcel of land out of and a part of that certain called 7.021 acre tract (Tract Two) out of the H. Williams League, Abstract 56, Jefferson County, Texas; which said 7.021 acre tract (Tract Two) was conveyed by Dowlen Development Company to Doak C. Procter III, Trustee by deed dated November 21, 1996 regarded in Clerics File No. 96-9636085, Official Public Records of Real Property, Jefferson County, Texas and said 0.1833 acre tract of land being more particularly described as follows: Note: All bearings are based on the East line of said 7.021 acre tract as being South 01'07'35"East. BEGINNING at a 1/2" iron rod found at the most Westerly Northwest corner of said 7.021 acre tract (Tract Two), same being the Northeast corner of'a called 1.061 acre tract of land as conveyed by Dowlen Development Company to .Bar C Ranch Company, Inc. by deed dated November 20, 1995 recorded in Clerks File No. 95-9535011, Official Public Records of Real Property, Jefferson County, Texas and being in the South line of a called 2.2124 acre tract of land as conveyed by Dowlen Development Company to the Sisters of Charity of the Incarnate ''Nord, Houston, Texas by deed dated June 26, 1996 recorded in Clerks File No. 96-9619838, Official Public Records of Real Property, Jefferson County, Texas; THENCE North 89034'43" East along and with the most Southerly North line of said 7,021 acre tract (Tract Two), same being the South line of said 2.2124 acre tract a distance of 52,.78 feet to a 1/2" iron rod found at an Ell corner of said 7.01 acre tract (Tract Two), same being the Southeast corner of said 2,2124 acre tract; THENCE South 01"23'49" .Fast a distance of 155.33 feet to a 1/2" iron rod found in the South line of said 7.021 acre tract (Tract Two), same being the North right-of-way line of Wellington Place (60 feet in width); THENCE South 89°36'23" West along and with the South line of said 7.021 acre tract (Tract Two), same being the North right-of-way line of said Wellington Place (60 feet in width) a distance of 50.04 feet to a point for corner at the Southwest corner of said 7.021 acre tract (Tract Two), same being the Southeast corner of said 1.061 acre tract. From said point a 60d nail bears North 21°18'35" 'West 0.34 feet; AL4RK W. WHITELEY AND ASSOCIATES, INC. Page No. 2 Legal Description: 0.1833 Acre of Land H, Williams League, Abstract 56 Jefferson County; Texas THENCE North 02'24'33" West along and with the most Southerly West line of said 7.021 acre tract (Tract Two), same being the East line of said 1.061 acre tract a distance of 155.38 feet to the PLACE OF BEGINNING, containing 0. 1833 acre of land, more or less. Surveyed on March 7, 1998 by Mark W. Whiteley, Registered Professional Land Surveyor No. 3636. This field note description is being submitted along with a plat (Exhibit "B") based on this survey, OF q. Mark W. Whiteley, RPLS No. 3636 WHITELEY ................ WANV0RD\DATA\M&B\98-159.FN 3636 0 $ u ftIq ALARK W. WHITELEYAND ASSOCIATES, INC. Called 2.2124 Acres The Sisters Char 'I f of o lw, The Incarnate Word, Ho'lTexas l Clerks File No. 96-9619838 OPRJC Being Lot 2, Block 2 Dowlen Commercial Plo Za/ f'=SO' Vol. 15, Pg, 312 AX;A MR11C 41 4�' q 'p, A Z ef, uP N89'34'43"B FRO V2' 1, R f, 52.78' FID&DY ftWim 3W P"E OLSEAM FOR 6' FfM 5" 00 PAWM FLOPWARED W CA nuuc sum"M Ui ---/ 0 r: 1 SALT *aU? AWS& AGRODOU ra �0 C�110 OL 04 6 Oil 4--6— :01 r: 68 4) d, U g.3 R Called 7.021 Acres Doak C. Procter /it, Trustee Tract Two -22 C) Clerks File No. 9,6-9636085 IOU I OPRJC W"'Im's S89-36-23"W 269-44" S89'36'23"W _JFN 50.04' RIB I. ftQD POINT FOR CORI, in CONC. from which a 60d tML RIB. bears — — — — — — — — — — — — — — — — — — N21'18'35'W &34' Uu WaLLMOITON FLACM (W R.O.W.) ----- ---------------- TO VIE OWNERS OF THE PREMISES SURVEYED AS OF THE DATE OF THE SURVEY, !'—UMLA-A EY DO HEREBY CERTIFY THAT 7141E SURVEY WAS INIS BAY MAW ON 711E SURFACE OF THE GROUND OF THE PROPERTY IECALLY DESCRIBED HEREON AND IS CORRECT. I FIIID NO USCREPANOES, SHORTAGES IN AREA MARK W, WHITELEY P. O. BOX 6492 MARK " AND ASSOCIATES BEAUMONT, TMS 71728-6492 INCORPORATED 409-892-0421 +CONSULTING ENGINEERS, SURVEY 3250 EASM FRIRY. SURVEYORS, ANT) PtAMRS BEAUMONT, TEXAS 77703 (D (FAX) 409-892-1346 H:/DWG/TITLE;/98-176/201,20-22/JLS NOTES ALL BEARINGS ARE BASED ON THE EAST LINE OF THE 7.021' ACRE TRACT AS 80W SOUTH 01*0735* EAST. THIS SURVEY WAS PERFORMED WITHOUT BENEFIT OF CURRENT TM.E COUM17MENT, ROUNAW AND IMPROVEMENT SURVEY ONLY, EASEMENTS, IF ANY, NOT RESERCHED OR SHOW, WITH THE EXCEP170M OF THOSE PLATTED. PIPELINES SHOWN BY APPROXIMATE LOCATION PER AMOCO PERSONNEL. ADDITIONAL OLD FIELD L114ES MAY BE PRESENT. Census Tract 3.02 Owner: Dr. CHARLES EVANS In accordance wiffi the Flood Hazard Boundary Map Department of Housing and Urban Development. Community No.: 485457 Panel No.: 0050 C Data of FIRM. 3-06-92 This p= Ives in Zone C .. ft on mop determined V scale on mop. Acao field ofavallon not d0ormined, Mark, W, Wtolay and Associofes does nail warrant nor subscribe to Mo accuracy or scale of said nwps. Zone '"C' does not lie In the 100-year flood phin. EXHIBIT " B" REFER TO EXHIBIT "A' FOR "Etit) NOTE DESCRIPTION FILE 1406-P: Request for a specific use permit to allow a parking lot for an existing NORTH doctor's clinic on a tract of land zoned RM-H (Residential Multiple Family Dwelling - Highest Density) District. A Location: East of 2010 Dowlen Road SCALE Applicant: Mark Whiteley & Associates, Inc. V'= 200' Winchester West 8 Apartmeits I X Amoco Dowlen Green Apartments a H, Residential Care Facility West End too too tio ical Plaz,a < SUBJECT WELLINGTON PLACE 1-3 01 tL/) LIJI D- (0 <i ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Cornn," 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 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 x 8. That the proposed use is in accordance with the Comprehensive Plan, x ANALYSIS continued The application is in compliance with seven of the eight required conditions. Comments on Conditions 1, 4 and 7 follow: Dr. Evan's practice has increased to the extent that 38 employees work at the clinic. Many are forced to park along the road shoulders of Wellington because most parking space is devoted to patient usage. The clinic presently carries 15,000 individual patient charts. Adding the proposed 15 new off-street parking spaces at the rear of the clinic should eliminate the use of Wellington for employee parking. This will aid the traffic circulation from neighboring residential subdivisions. 4. The Traffic Engineer has approved the site plan. No new driveways from Wellington will be constructed. Access to the new lot will be from the existing parking lot serving the clinic. 7. The owner will construct an eight foot tall privacy fence and install a 10' landscape buffer between the paved parking lot and the RS zoned property to the east. The applicant has requested a modification of the landscaping/screening requirements on the north end of the parking lot. It is anticipated that St. Elizabeth Hospital will be constructing a facility of like manner on the adjacent property. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: Mark Whiteley and Associates, Inc. Dowlen Development Company (W. E. Wilson, Jr.) Consulting engineer East of 2010 Dowlen at Wellington Place RM-H (Residential Multiple Family Dwelling - Highest Density) District 0.1833 acres Vacant tract "C" - Minimal flood hazard GENERAL INFORMATION/PUBLIC UTILITIES continued SURROUNDING LAND USES: NORTH: Sisters of Charity of the Incarnate Word 2.21 acre tract EAST: Site of the future 7 acre Cottontail Trail Subdivision SOUTH: Wellington Place St., Folmar Place Addn. WEST: Medical clinic, Dowlen Road COMPREHENSIVE PLAN: OTHER PHYSICAL FEATURES: STREETS: WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: RAMPA,"I - — RM-H (Residential Multiple Family Dwelling -Highest Density), District RS (Residential Single Family Dwelling) District RS RM-H (specific use permit) Neighborhood Growth Unit No new driveways onto Wellington are proposed. WelliMon Place (former Dowlen), a 60' wide residential right-of-way with asphalt pavement, Dowlen Road, a major arterial with a 100' wide right-of-way; two north bound lanes, two south bound lanes, raised grass median, There are storm sewers in Dowlen and open ditches along Wellington. There are 8"' and 12" water lines in Dowlen Road and a 6" line in Wellington. There is a 27" sanitary sewer in Wellington and a 6" in Dowlen. Fire protection is provided by Station #9, 7010 Gladys. Services and utilities are adequate. No public utilities will be used for the proposed project.