Loading...
HomeMy WebLinkAbout1398-PDATE: March 16,1998 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider an application for a specific use permit to allow a one story office building on a lot zoned RM-H (Residential Multiple Family Dwelling -Highest Density) District at 2085 Dowlen Road, FILE: 1398-P STAFF REPORT Mark Whiteley and Associates, Inc. are representing a group of businessmen who wish to purchase a platted lot on the west side of Dowlen Road lying in front of a small subdivision and the Winchester West apartments. There are 12 single family lots in the subdivision accessed from Dowlen by a private street. The three lots in the subdivision that are zoned RM-H front along Dowlen. The prospective purchasers wish to construct a one-story six office professional building to house accountants and investors. The structure will contain 2,300 square feet. This application complies with seven of the eight conditions necessary for approval subject to a modification to Section 30-3 1, The applicants are requesting that the 10 foot wide planted tree landscape buffer along the rear (west) property line be eliminated and that they not be required to install perimeter screening along the, south property line next to Lot No. 2 of the Winchester West Subdivision, Offices are planned for Lots 1, 2 and 3. Lot No. I is the subject tract. If this application is approved as submitted, a modification to the landscaping/screening, requirements will need to be granted. Exhibits are attached. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lot 1, Block 1, Winchester West Subdivision, Beaumont, Jefferson County, Texas, containing 0.3 acres of land out of the H. Williams Survey, Abstract No. 56, and filed in the Jefferson County Map Records in Volume 15, Page 137. PUBLIC NOTIFICATION Notices mailed to property owners 25 Responses in Favor . Responses in Opposition MARK W. WHITELE Y AND ASSOCIATES' INCORPORATED CONSULTING ENGINE E R S, SURVEYORS, AND PLANNERS P.O. BOX 6492 BEAUMONT, TEXAS 77726 February 12, 1998 V 4091892-0421 Mr. Stephen Richardson Planning Division Director City of Beaumont P,O. Box 3827 Beaumont, Texas 77704 ATTN: I& Murray Duren REF: Specific Use Permit Request 2085 Dowlen Road Dear Murray; Attached please find a Specific Use Permit Application for 2085 Dowlen Road. The request is made for a professional office building in a RM-H zoned area. The location is Lot I of the Winchester West Subdivision and is an area that has been reserved by the developer (Herman Iles) for this purpose. The office building will house Olimstede Enterprises, Ltd. and several accounting firms. Included is a site plan and an elevation drawing of the building which indicates the height of the exterior of the building. 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 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 offices proposed for this location will not present any nuisance to adjoining property owners and an eight foot privacy fence already exists between the proposed location .and the adjacent residential property. No directional lighting will be used and the landscaping is in keeping with the required landscape policy. With these factors in mind, it is felt that the proposed office is in keeping with the comprehensive plan for this area of Dowlen Road. 3250 Eastex Freeway Beaumont, Texas 7T703 Fax (409)892-1346 Mr. Stephen Richardson Specific Use Permit Application Page 2 Enclosed is a check for $200.00 for review of the Specific Use Permit Application. Please process this request at your earliest convenience. 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: Mr. John Ohmstede Cc: File r, r February 13, 1998 Mr. Stephen Richardson Planning Division Director City of Beaumont P.O. Box 3827 Beaumont, Texas 77704 ATTN: Mr. Murray Duren MARK W. WHITE, LEY AND ASSOCIATE,S INCORPORATED p CONSULTING ENGINEERS, SURVEYORS, AND PLANNERS P.O. BOX 5492 BBAUMONT, TEXAS 77726 40918.92-0421 REF: Specific Use Permit Request 2085 Dowlen Road Dear Murray; Reference our letter of February -12, 1998 regarding a request for a Specific Use Permit Application for 2085 Dowlen Road. A modification to Section 30-31 concerning perimeter screening is requested for the South property line and also the West property line. It is anticipated on the South that additional facilities of like manner will be constructed. On the West line an eight foot privacy fence already exists, however there is not enough space to provide the ten foot landscape (tree) buffer and provide the rear - access proposed. The garbage pick-up will be from regular facilities placed along the North access drive for pickup along Winchester Way. No signage is proposed, only the address on the front of the building. 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: Mr. John Ohmstede Cc: File 3250 Easlex Freeway Beaumont, Texas 77703 Fax (409)892-1346 FILE 1398-P: Request for a Specific Use Permit to allow the construction of a one-story NORTH office building in an RM-H (Residential Multiple Family Dwelling - High Density) District, Location: 2085 Dowlen Rd, A Applicant:Mark Whiteley and Associates. SCALE I V'= 2001 Winchester West Amoco Apartments 00 1 11 '16 H �1�11WN ,Kt6z' X SUBJECT Dowlen Green Apartments H 0f3 Residential Care Facility A, �_ RS 7/ y RS too t,- West End too Medical Plaza WELLINGTON PLACE ----J_ _ 4LAANDS AP ! 20q 5� :..-M•. (TYR, 2350 SP PAP,Y1WG AREA 2'4i 0 DOWLEN ROAD 0 V7 Q LzJ', J w <:C w r! ru ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application Application is in is not in Colluilem 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 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 This application, upon submittal, is in compliance with seven of the eight conditions necessary for approval. Comments on Conditions I and 7 follow: I The proposed one-story, 2300 sq. ft, brick office building to house six professional offices will be compatible with and not injurious to the abutting or nearby properties. The developer, Herman lies, has always planned to use Lots 1, 2 and 3 as possible office sites. This property once held a specific use permit for offices but the potential users decided not to proceed, The land use directly across the street is the "Dowlen Oaks Retirement and Assisted Living Community", a residential care facility. 7, The applicant has requested some modifications to the required screening and landscaping regulations found in Section 30-31 of the ordinance. There is already an Thigh solid wood privacy fence along the rear of the property erected by others. The applicant wishes to eliminate the required 10' wide landscape and tree buffer along the fence (west property line). They plan a driveway for parking in the rear and need this area for turning and backing of vehicles. The applicant also wants to eliminate the required 10'wide buffer and 8" fence along the south property line. This is next to Lot No. 2 which is also planned as a future office site. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: STATUS OF APPLICANT: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: Mark Whiteley & Associates, Inc. Herman Iles, DDS Consulting engineers 2085 Dowlen Road Lot 1, Block 1, Winchester West Addition RM-H (Residential Multiple Family Dwelling - Highest Density) District 0.3 acres, more or less Vacant platted lot "C" - Minimal flood hazard GENERAL INFORMATION/PUBLIC UTILITIES continued SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: DD#6 ditch and Amoco Oil and Gas RS (Residential Single Family Dwelling) properties EAST: Dowlen Road, residential care facility, RM-H (Residential Multiple Family Dwelling -Highest DD#6 ditch, credit union tract (vacant) Density) and NC (Neighborhood Cotmnercial) SOUTH: Dowlen Green apartments, vacant tract, RM-H medical clinic WEST: Single family subdivision, apartments RM-H COMPREHENSIVE PLAN: Neighborhood Growth Unit OTHER PHYSICAL FEATURES: None STREETS: Dowlen Road is a major arterial street with a 100' wide right-of-way, median and an 80, wide pavement. Winchester Way, extending west from Dowlen and abutting the north line of the subject lot is a private road or drive having a pavement width of about 27'. DRAINAGE: There is a 72" storm sewer lying in and along the west side of Do,wlen Road. WATER: There is an 8" water line along the west side of Dowlen and a 3 " line in an easement leading to the Winchester West apartments. SANITARY There is an 8" sanitary sewer along the west SEWER SERVICE: side of Dowlen. FIRE PROTECTION: Fire protection is provided by Station #9, 7010 Gladys Avenue. ADEQUACY OF SERVICE: Existing services and utilities are adequate.