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Home My WebLink AboutPZ2022-247DATE: July 18,2022 TO: Planning Commission and City Council FROM: Chris Boone, Interim City Manager SUBJECT: To consider a request for a Specific Use Permit to allow a dwelling unit along with a new law office in the CBD (Central Business District). FILE: PZ2022-247 STAFF REPORT Jonathan Vernon proposes new construction with mixed uses for the property located at 681 Park Street to include a two (2) bedroom dwelling unit combined with a law office. Although a law office is permitted out -right within the CBD district, a dwelling unit requires an approved Specific Use Permit. The district does not require off-street parking or building setbacks. The living quarters will be located behind the law office on the northwest side of the building. It will be used twenty-four (24) hours, seven (7) days a week and the activities involved are those of daily living such as bathing, sleeping, eating, cooking, laundry, socializing and relaxing. Residential uses within the downtown planning area may bolster economic activity hereafter due to an increase of pedestrian traffic. Staff recommends approval with the following condition: 1. Construction plans must meet all requirements by Water Utilities for water and sanitary sewer services, including any requirements of the City's backflow, pre-treatment and/or F.O.G. program as well as all applicable Building and Fire Codes. Please note that final occupancy approval is subject to review and acceptance of submitted plans and field inspections to verify compliance with applicable codes. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 21 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 321, Block 50, Tracts 1&2, Beaumont Addition, Beaumont, Jefferson County, Texas, containing 0.13 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OIL SPECIFIC USE PERMIT (SECTION 28-26.E, ZONING ORDINANCE) .Application Application is in is not in Comments compliance compliance Attached Conditions: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, or 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, x 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; X 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; x 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and, X That the proposed use is in accordance with the Comprehensive Plan. X GENERAL III FORMATIONIPUBLIC IJTILITIES APPLICANT: Jonathan Vernon PROPERTY OWNER: McBride & O'Brien 681 Park Street, Series LLC LOCATION: 681 Park Street EXISTING ZONING: CBD (Central Business District) PROPERTY SIZE: —0. 13 acres EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: X — Area determined to be outside the 500 year flood plain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Commercial CBI:► (Central Business District) EAST: Commercial CBD SOUTH: Commercial CBD WEST: Commercial CBD COMPREHENSIVE PLAN: Central Business District STREETS: Park Street — Major Arterial with 60' wide right-of-way and 40' pavement width. Forsythe Street — Local Street with 60' wide right-of-way and 44' pavement width. DRAINAGE: Curb and Gutter WATER: 12" Water line SANITARY SEWER SERVICE: 8" Sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200t A & B REAL ESTATE LLC CENTURY TOWER PARKING LLC CITY OF BEAUMONT CROCKETT CARPARK INC DEVELOPERS BEAUMONT GOODHUE PROPERTIES LLC GP REALTY & MANAGEMENT INC HORNSBY CHARLTON P PC INDIGENT HEALTH CLINIC OF MCBRIDE & O'BRIEN HOLDINGS LLC NECHES PLAZA LP ORLEANS SAN JACINTO BUILDING PENLAND DON Case Type.Planning and Zoning Case Sub Type: Specific Use Permit Case #: PZ2022-247 Location: 681 PARK ST, BEAUMONT, 77701 Individuals listed on the record: Applicant Jonathan Vernon 215 Orleans Street, Suite 400A Beaumont, TX 77701 Property Owner McBride & O'Brien 681 Park Street, Series LLG 215 Orleans Street, Suite 400A Beaumont, TX 77701 Case Type: Planning and Zoning Case 4: PZ2022-247 Case Status: REVIEW Tag Name: Law office with residential apartment in CBD Initiated On: 6113/2022 11:46:21AM Home Phone: 4092094813 Work Phone: Coll Phone: 4094661412 E-Mail: jonathan@jvernonlaw.com Home Phone: 4092094813 Work Phone: Coll Phone: 40946,61412 E-Mail: jonathan@jvernonlaw.com Page 1 of 3 Printed On: 6122/2022 Legal Description Lot 321, Block 50, Tracts 1& 2, Beaumont Addition Number of Acres 0.13 Proposed Use Single-family residence and law firm That the specific use will be The specific use will be compatible with and not injurious to the use compatible with and not injurious to and enjoyment of other property, nor significantly diminish or impair the use and enjoyment of other property values within the immediate vicinity. The specific use should property, nor significantly diminish or enhance the use and enjoyment of other property, and such uses impair property values within the would significantly increase property values within the immediate immediate vicinity vicinity by providing patrons to the nearby businesses and churches. There is a gym, church, a few restaurants, and a brewery within line of sight of the property. There are barbers and salons, churches, and restaurants within walking distance. The other properties providing housing in the vicinity seldom have vacancies and such vacancies are usually filled without the landlord having to advertise. This suggests a significant shortage of housing in the Central Business District (CBD). That the establishment of the specific For the reasons stated above, the establishment of the: specific use use will not impede the normal and will not impede the normal and orderly development and improvement orderly development and improvement of surrounding vacant property but should instead increase the of surrounding vacant property; normal and orderly development and improvement of surrounding vacant property. That adequate utilities, access roads, The CBD has adequate utilities, access roads, and drainage. The drainage and other necessary proposed specific use does not require any supporting facilities. supporting facilities have been or will be provided The design, location and arrangement Driveways and off-street parking are not required in the CBD. None of all driveways and parking spaces are planned for this project. The current parking and sidewalks more provides for the safe and convenient than provide or, the safe and convenient movement of vehicular and movement of vehicular and pedestrian pedestrian traffic. traffic That adequate nuisance prevention The proposed specific use should not result in offensive odor, fumes, measures have been or will be taken dust, noise and/or vibration. Any noise created by the proposed to prevent or control offensive odor, specific use will be mitigated by insulation already required by fumes, dust, noise and vibration Code's energy requirements. That directional lighting will be Any directional lighting necessary to prevent the disturbance or any provided so as not to disturb or adverse effect of neighboring properties will be used. Due to the adversely affect neighboring fighting of the CBD, it would be difficult, expensive, and Inconvenient properties to produce lighting that would disturb or adversely affect neighboring properties. That there are sufficient landscaping Landscaping and screening are not required due to the uses of the and screening to insure harmony and adjacent property and CBD regulations. compatibility with adjacent property Case Type: Planning and Zoning Page 2 of 3 Case It: PZ2022-247 Printed On: 612212022! :fA I A I -A Planning & Community Development That the proposed use is in The proposed use advances the Comprehensive Plan. The Plan calls accordance with the Comprehensive for the encouragement of housing in the CBD, diversity in housing Plan options, and many other goals, objectives, and policies that the proposed use will either directly or indirectly advance. Notes: Case Type: Planning and Zoning Page 3 of 3 Case 4: PZ2022-247 Printed On: 6122/2022 LAW OFFICE OF MM i0NATHAN ER N ON 215 Orleans Street, Suite 40oA Beaumont, TX 7/7ol Tel: 409.209.4813 Fax: 409.727.4867 jonathan@jvernonlaw.com June 13, 2022 The project is a mixed -use building in the Central Business District located. The project is intended to be office space for legal services with an apartment for attached. The proposed specific use is a two -bedroom residence. The activities involved in the proposed use are those of daily living such as bathing, sleeping, eating, cooking, laundry, relaxing, and socializing. The use would be 24 hours a day, seven days a week, with the typical absences for work, shopping, etc. There would be no employees. Other than typical security devices such as locks and cameras, there is no additional security required. Sincerely, Jonathan Vernon a. wow ----------- �';'G tl 0 1 . orld a t ijI Ir I i �? x � I PHI OHM" NuM H I �rr�rrfr�rr:�r R ��,,nn�� .ryryp,�pry .yn p ✓'k.d.. '��lJ k'�l e�a 4', lf1�tX?�-M•Ji994-�]\Yli4'2lCY � � a— IN HOW us g! x1g. Hill 1 4 2 �2 2 11 d" 11 "IL11 IIIII � � �rMM. � m xi'iNQNilvga x,nwwca-alpa3b-*terse ra � � �1 '1 tl, I�II11 I�Ill�llllllplllll�l i ` ? tl� II�II��IIIIIAIIIIIIIIIIIII�II III. I✓l1r10/d r // // /r//1/!/ 1/' V/ ti e %A � ✓Ili M Irk // / // // / /%/ tjUVZ/l// I?f // i "TMA - Y//lll/ly^//////////////✓U/✓//l{/l////l//I//iOl/O/l�l' 1Y,1 M//://dl//O ldl-//"/ �� //� lip ,✓L ✓l '/ A/� �dka U// I✓/ % py � rape/ nmf///11 t✓l//// l�/dL✓f /m "✓/,?(1%/i✓. ll ✓ J �/ -/ 6rlyd!lLulu��!/l�l� �/! h Ik V /f 4 W" l / % / 1// Or✓lll�.d rpi✓vU � � � Y//// p�%/ / / Bel id rf r y Ol l//z /6/r/ /// / //{ w. 'i IIG/.! // /D%� P/ tic Lam✓! r G �' ✓ /f/ N �'f�llL r / � �rrE Yp/ l / l 6 r! / l// // i%//i /i, /P N r// p �)MOV, I 1 p ZIP f I A , F, I t - lift 12-247: A request for a Specific Use Permit to allow a dwelling unit along with a new law in the CID (Central Business District). cant: Jonathan Vernon ion: 681 Park Street 0 100 200 t I I Feet