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HomeMy WebLinkAbout1390-PK DATE: January 21, 1998 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider an application for a specific use permit to allow the construction of a garage for the parking of hearses at a funeral home on recently acquired property in an RCR District, also lying in the Oaks Historic District at 2003,/2015 North Street. FILE: 1390-P STAFF REPORT The application is in compliance with seven of the eight conditions necessary for approval. The applicant has requested a modification of the required 10' wide landscape buffer along the west side of the lot. Broussard's Mortuary is proposing to build a I I 5'x 30'- 40' metal building on a lot recently purchased. The building is a one to two-story structure. The proposed facility will consist of parking bays, a wash bay and an office for the keeping of vehicle records. The lot is adjacent to existing mortuary property. On January 12, 1998, the Historic Landmark Commission approved a certificate of appropriateness addressing the appearance of the building. This approval was subject to bricking the north end of the building and recommending that the screening requirements along the west property line be met with greenery instead of a fence. Mr. Broussard states that he will build an 8 ft. wood fence along the west property line and is requesting that the existing landscaping within the proposed 7 1/2ft. strip along the west side suffice. If this specific use permit is approved as submitted, a modification to landscaping/screening requirements will need to be granted. Exhibits are attached. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Lot 8, Block 24, Averill Second Addition and 1/2 of the abutting width of the abandoned alley in said block, City of Beaumont, Jefferson County, Texas, containing 0.172 acres of land, more or less. PUBLIC NOTIFICATION Notices mailed to property owners 13 Responses in Favor . Responses in Opposition PLAMN11MG "A CONARCl INC. GENERAL CONTRACTORS, ARCHITECTS & INTERIOR DESIGNERS 3085 Highway 12 Vidor, TX 77662 JAN 8 (409) 769-3221 (409) 769-3015 fox December 23,1997 Planning Commission Beaumont City Council Beaumont, Texas 77701 Subj: Descriptive Letter for Specific Use Permit Application Legal Description: Lot #8, Block #24, Averill II addition Address: 2003 -2015 North St. We come to the Planning Commission and City Council requesting for Specific Use Permit on the attached Property. We feel the Eight Conditions of the Zoning Ordinance have been met and are addressed on the attached plans. First, 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. Second, that the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property. Third, that adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided. A. Access water from building will be addressed as follows: a. Access water on East side of building will drain to parking lot which has been designed for surface draining into designated catch basin. b. Access water on West side of building will drain toward ditch swale that will be provided in the 7 1/2 ft. easement from interior property line to new building. Fourth, the design, location and arrangement of all driveways and parking spaces provides for safer and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent development. Fifth, that adequate nuisance prevention measures have been or will be taken to prevent or control offensive odors, fumes, dust, noise and vibration. Sixth, that directional lighting will be provided so as not to disturb or adversely affect neighboring properties. Page #2 Seventh, that there is sufficient landscaping and screening to insure harmony and compatibility with adjacent property. A. Owner will provide 8' High solid wood fence on West side of building to screen new facility from existing residential structure. B. Owner is asking for varience on 10' landscaping buffer to allow for 7 1/2 ft. Ditch swale on West side of building. C. Landscaping requirement will be taken care of by leaving the Established Trees from past use and by adding Flowerbeds at North and South elevations. Eight, that the proposed use is in accordance with the comprehensive plan. The proposed facility will be used as a Garage (Parking of hearse out of weather), Office (Keeping of records on vehicles) and Wash Bay (including sand interceptor, to eliminate sand from sewer system). The facility will enhance the surroundings of the, area, in that the colors will depict a harmony and compatibility with the adjacent properties. This facility will provide protection to the Owner's Investment, by providing a secure location for the required vehicles, to do business, in the City of Beaumont. We ask that the Planning Commission and City Council approve the Specific Use Permit Application for the Improvements on this parcel of land. Sincerely, j�R D. Kir o General Manager �r 9z Z 40 z v th #4 (.)I dot (Z. ON 10 14 41 Wa 61 m1 !!,C KA Qz< HaM 0 m tiro 4-A A M�- US j COD IBM Hill In110 Q -,., ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE Application Application is in is not in Chnnents Compliance Compliance Attached CONDITIONS: L 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 S. 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 is in compliance with seven out of the eight conditions necessary for approval. Comments on Conditions No., I and 7 follow: The proposed building (30' front elevation) will face North Street. Access will be from the mortuary parking lot abutting on the east. The architectural plans were reviewed and approved by the Historic Landmark Commission on January 12, 1998, subject to the north end of the building being bricked and that the screening requirements be fulfilled with greenery instead of a fence. The second story (rear) of the proposed garage will be used for office purposes. Currently the funeral home does not have any enclosed areas for storage and protection of its hearses. The company conducts about 700 funerals a year. This site is headquarters of Broussard's. 7. When a non-residential use is constructed next door to a residence in an RCR district a screening buffer consisting of a 10' wide landscape strip with 6' trees every 25' and an 8" tall solid fence or wall is required by Section 30-31 of the Zoning Ordinance. There is a single family residence to the west, The fence is not required along a street side (North St. frontage), The applicant is requesting modification to the 10' wide landscape buffer required along the west side of the lot. This is allowed by Section 3 0-3 1 (b) 3., if justified. Broussard's has proposed a new parking lot for the lots immediately to the east of the subject lot. The west side yard setback for the site is 7-1/2' because part of the building is two stories. They plan to erect the required 8' fence. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: Conarc, Inc. Broussard's Mortuary 2003-2015 North Street (former site of duplex) Lot 8, Block 24, Averill Second Addition RCR (Residential Conservation and Revitalization) District GENERAL INFORMATION/PUBLIC UTILITIES continued PROPERTY SIZE: 0.172 acres, more or less EXISTING LAND USES: Vacant lot FLOOD HAZARD Z "C" - Minimal flood hazard SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residence and church RCR (Residential Conservation and Revitalization) District EAST: Broussard's parking area RCR SOUTH: Mortuary and Blake's Clock Shop RCR WEST: Residence RCR COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: Duplex moved from site in 1996. STREETS: North Street is a 60' wide right-of-way with a 27wide pavement. DRAINAGE: There is a 15" storm sewer in North Street, WATER: There is a 6" water line in North Street. SANITARY There is a 6" sanitary sewer lying in the SEWER SERVICE: abandoned alley to the rear of the lot. FIRE PROTECTION: Fire protection is from Station No. 7, 1700 McFaddin. ADEQUACY OF SERVICE: Services and utilities are adequate.