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HomeMy WebLinkAbout1384-PVA DATE: November 17,1997 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Director SUBJECT: Consider an application for a specific use permit to allow a duplex in an RS (Residential Single Family Dwelling) District. FILE: 13 84-P STAFF REPORT The applicant wishes to use the relocated structure at 1970 Harrison as a duplex. This building was moved to allow the expansion of Broussard Mortuary's parking lot. This lot is in an area that a Planning Division zoning study recommends for RS zoning. In an effort to save the structure, the Historic Landmark Commission granted a certificate of appropriateness to allow the moving of the structure. A conditional moving permit was granted specifying that there shall be no connection of any utilities until such time that all necessary approvals have been obtained. Moving the building saved the structure from demolition and allowed it to remain in the Oaks Historic District. If the property is rezoned to RS, as suggested, the building may be used as a duplex only if a specific use permit is approved and the Zoning Board of Adjustment grants a variance to the required minimum lot area. Otherwise, the building can be used for a single family residence. If this application is approved, it is suggested that it be conditioned upon the City Engineer's approval of the drainage plan for the parking area prior to construction. Exhibits are attached. LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 5, Block 37, McFaddin Second Addition, containing 0.16 acres, more or less. PUBLIC NOTIFICATION Notices mailed to property owners 23 Responses in Favor . Responses in Opposition October 24, 1997 TO: Ivienibers of the Beaumont City Council and Planning Division MUM: Chuck Schulze RE: Lot 5, Block 37, N/IeFaddin Second Addition, Also known as 1970 Harrison Dear Sirs, Thank you for considering my application for a specific use permit in regards to the property listed above. It is my intention through this application to receive permission to own and operate a Duplex at the location listed. Furthermore, it is my sincere intention to abide by all applicable city codes regarding this type of housing. At this time, the property is located on a residential street with 3 residences located oil the north side of Harrison and 5 residences located on the south side of Harrison. Of the eight residences oil the block, 5 are currently operated as rental properties with one residence currently acting as a duplex. The addition of my property to this block will greatly enhance the, enjoyment of the other properties on the block as well as to help raise property values in and around the block. Because the block is primarily used for rental property I do not see where the addition of my property would impede the normal and orderly development and improvement of the surrounding properties. I am currently in the process of preparing the necessary utility attachments and proper drainage. This has not been completed due to the zoning changes that are currently being reviewed by city council. At present, the 20' foot alley way is paved and cleared for traffic and will provide more than adequate access to a parking area placed on the rear of the property, (Please refer to site plan). The location of access ways will insure the convenient movement of vehicular and pedestrian traffic on Harrison Street. I fully intend to operate the property as not to produce offensive odors, fumes, dust, noise, and vibration. The use of directional lighting will not disturb or affect neighboring properties and all landscaping will only add to the general improvement of the block. All actions in this application will be in accordance with the submitted site plan. Again, thank you for your consideration of my application and site plan. I look forward to any comments or suggestions you might have in making this application successful. Sincerely, Chuck Schulze e'IA L OY41 AVE. FILE 1384-P: Request for a specific use permit to allow a duplex in an RS District. NORTH Approval of the request subject to the property being rezoned RS. YY Location: 1970 Harrison Ak Applicant: Robert C. Schulze, Jr. SCALE 19F=2001 to 10 "1 �r [IF P ra. ,ASHLEY AVEA LONG AVE. W 50 -50 0 to 36 x fo HARRISON, AVE. .10 SuR a 1� r_. 10 5(7:i 30 A r v 60 M 10 60 C -1 60 i 30 �DVS 4 5 1 P I I P1 ':,4 "" " , f , N SUBJECT I I I 01 1.301 1,0d 6 510 � M". on HAZEL• AVE.w6aw Yo " 8 / L2 LPN NORTH ST. I '0J 26 6 301 ;o \0 I 4@J Jif \ vl� 60 J/ L L ,Z) ,10 C,tj � C�r T�fl / L-5 rp -C�Pwr,) ROD R,t,r, -D noti Pi )u, 7 -E 41% ,fin"AUe� czo C- e-,s�" 71M 0: lk Pear Et-o�� Fo TA-0tj �qo 9zl�i es - & co A- t nu F. (Ae- �5 " R Ll ;,,.i V, Nt FP J Ro>\) Pc)6 v ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application is in Compliance 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 2. That the establishment of the specific use will not impede the not -mat and orderly development and improvement of surrounding vacant property; x Application is not in Co rnetts Compliance Attached x 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; x 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. 8. That the proposed use is in accordance with the Comprehensive Plan. x ANALYSIS continued This application for a specific use permit to allow a duplex in an RS District is in compliance with the eight conditions necessary for approval, Comments on items 1, 3 and 4 follow: 1. The proposed duplex will be a compatible use and will not be injurious to surrounding properties, The Comprehensive Plan designates this area as Conservation and Revitalization. The rezoning of the subject property to RS and allowing this structure to be used for a duplex will contribute to the conservation and revitalization of this area as a vital residential neighborhood. 3. The drainage plan for the parking area at the rear of the property will need approval by the City Engineer. The applicant states in writing that he will meet all city codes. It is suggested that approval of the specific use permit be granted subject to a drainage plan of the parking area being approved by the City Engineer. 4. The parking for the duplex will be at the rear of the lot with access off of the alley. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNERS: LOCATION: LEGAL DESCRIPTION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORM Single family, vacant commercial EAST: Single family SOUTH: Single family WEST: Single family COMPREHENSIVE PLAN: Robert C. Schulze Robert C. Schulze, Jr. 1970 Harrison Lot 5, Block 37, McFaddin Second Addition LI (Light Industrial) District .16 acres, more or less Vacant duplex "C" - Minimal flood hazard SURROUNDING ZONING: 11 (Light Industrial) District LI RS (Residential Single Family Dwelling) LI Conservation and Revitalization GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Harrison has a 60'wide right-of-way with a 30' wide asphalt pavement, DRAINAGE: There is a 15" storm sewer along Harrison. WATER: There is a 6" water line in the street. SANITARY SEWER SERVICE: There is a 6" sanitary sewer line in the street. FIRE PROTECTION: Fire protection is from Station No. 7, 1700 McFaddin, ADEQUACY OF SERVICE Services and utilities are adequate.