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HomeMy WebLinkAboutPZ2023-253DATE: July 6, 2023 TO: Board of Adjustment FROM: Adina Josey, Senior Planner SUBJECT: To consider a request for a Special Exception to reduce off-street parking requirements. FILE: PZ2023-253 STAFF REPORT Aaron Ward of Faust Engineering and Surveying, Inc., is requesting a Special Exception for off-street parking at 6010-6120 Muela Creek Drive. The proposed development would require 165 parking spaces for shard parking in a multi -use shopping center. The requirements for miscellaneous retail (not in a shared shopping center) would be 139 parking spaces. The project design allows for 150 parking spaces. The Zoning Ordinance defines a Special Exception as, "a deviation ft'orn the regatiretnents of the zoning ordinance, specifically enattner,ated herein, i-vhich shall be granted only in the folloiving instances, and then only vi,hen the board finds that sztch special exception will not adversely affect the valite and arse of adjacent or neighboring property or he contrary to the best public interest. " Section 28.02.005(2)(C) allows a Special Exception, "To waive ot• t•edztce off ,street parking and loading regatirenzents ivhen the board finds the same are atnnecessal-y for the proposed ztse of the bltilding or stt-ztctatre for which the special exception regzrest applies. " Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 14 Responses in Favor . Responses in Opposition LEGAL DESCRIPTION Being Lots 3-7, Old Dowlen Business Park, Section Two, Beaumont, Jefferson County, Texas, containing 2.35 acres, more or less. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Multi -Family EAST: Commercial SOUTH: Commercial WEST: Daycare COMPREHENSIVE PLAN: STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: Aaron Ward of Faust Engineering and Surveying, Inc. Melanie Creek Investment, L.L.C. 6010-6120 Muela Creek Drive GC -MD (General Commercial — Multiple -Family Dwelling) —2.35 acres Vacant X — Area determined to be outside the 500- year flood plain SURROUNDING ZONING: RM-H (Residential Multiple -Family Dwelling —Highest Density) GC -MD (General Commercial — Multiple -Family Dwelling) GC-M D GC -MD Neighborhood Growth Unit Muela Creek Drive — Local Street with a 60' right-of-way and 36' pavement width. Curb and gutter 10" water line 12" sanitary sewer line PROPERTY OWNER NOTICES SENT WITHIN 200' BL & S REALTY LLC C ARDEN INVESTMENTS LLC DKC PROPERTIES LLC KOHL'S ILLINOIS INC ORCHID PROPERTIES GROUP LLC POINTE APTS BEAUMONT LLC PRSG PROPERTIES LLC RANCHO DOWLEN LLC RIPPEON PROPERTIES LTD RIPPEON PROPERTIES LTD RIPPEON PROPERTIES LTD UDI PROPERTY UDI PROPERTY UDI PROPERTY BEAUMONT Planning & Community Development Case Type:Planning and Zoning Case Sub Type: Special Exception Case #: PZ2023-253 Location: 6010 MUELA CREEK DR, BEAUMONT, 77708 Individuals listed on the record: Applicant Aaron Ward 5550 Eastex Freeway, Suite O Beaumont, TX 77708 Agent Aaron Ward 5550 Eastex Freeway, Suite O Beaumont, TX 77708 Property Owner Melanie Creek Investment, LLC 3132 W Lucas Beaumont, Tx 77706 Case Type: Planning and Zoning Case #: PZ2023-253 Case Status: REVIEW Tag Name: Special Exception - Parking Initiated On: 6/9/2023 11:38:01AM Home Phone: 409-813-3410 Work Phone: Cell Phone: 409-813-3410 E-Mail: aaron@tausteng.corn Home Phone: 409-813-3410 Work Phone: Cell Phone: 409-813-3410 E-Mail: aaron@tausteng.com Home Phone: 409-225-0256 Work Phone: Cell Phone: E-Mail: rami1979@aol.com Page 1 of 2 Printed On: 6/13/2023 BEAUMONT Planning & Community Development Extend/enlarge a building occupied by N a nonconforming use on the lot or tract occupied by such building, provided that the construction does not prevent the return of the property to a conforming use the front yard setback of abutting lot N does not meet the front yard requirement or the rear yard setback of any 4 or more lots in same block do not meet the rear yard requirements Existing front yard setbacks of the N various lots in the same block are not uniform A yard exception on corner lots N Minimum front yard requirements for N owner identification signs Minimum interior side yard setback N requirement for owner identifications signs for existing businesses which were developed prior to 411/1981 An exception from the minimum side N yard setback requirement where a nonconforming building was in existence at the time of the passage of this ordinance. Waive/reduce off-street parking and Y loading requirements when the Board finds the same are unnecessary for the proposed use of the building or structure for which the special exception request applies Exception for 10 additional feet in N height for an advertising sign Notes; Case Type: Planning and Zoning Page 2 of 2 Case 9: PZ2023-253 Printed On: 6113/2023 FAUST Engineering and Surveying, Inc. Professional Engineers and Professional Surveyors Telephone (409) 813-3410 EMAIL ADDRESS INFO@FAUSTENG.COM Fax (409) 813-3484 5550 Eastex Freeway, Suite o Beaumont, Texas 77708 Surveying Firm Registration No, 100024-00 Engineering Firm Registration No. 4800 ATTACHMENT TO APPLICATION FOR SPECIAL EXCEPTION AT 6010 MUELA CREEK DRIVE BEAUMONT, TEXAS On behalf of our client, we are requesting a special exception be made for parking requirements at 6010 Muela Creek [give. The City of Beaumont Zoning Ordinance identifies parking requirements for developments within the city. This project is a strip center development which includes two (2) buildings with a combined area of 27,500 square feet. The general parking requirement for multiple use shopping centers is as follows: "For shopping centers, or other tracts where different property uses will share a joint parking area, the parking requirements shall be computed based upon the overall development. Shopping centers containing not more than two hundred thousand (200,000) square feet of gross leasable floor area shall have a minimum of six (6) spaces per one thousand (1,000) square feet of net floor area. Shopping centers containing more than two hundred thousand (200,000) square feet of gross floor area shall have a minimum of five and one-half (5.5) spaces per one thousand (1,000) square feet of net floor area." This will require 165 spaces with 17 peninsulas. After completing the preliminary design for the project, only 150 spaces were available. These spaces have a minimum width of 9 feet. A special exception is requested to allow the site to utilize the miscellaneous retail parking requirements. This would require 1 space per 200 square feet of gross area. This would require 138 parking spaces. The project design allows for 150 spaces with a minimum of 15 peninsulas. A special exception to the parking requirements on this project is requested to allow for the site to only require 150 parking spaces. We believe this proposed special exception will conform to the spirit of the ordinance, not be contrary to public interest, and will still provide sufficient parking for the site. For The Firm, Richard F. Faust, P.E. President 23122 Special Exception - Parking O I-- s W Q x o L li z n« lie Hip 101 1 h i $ a 176.1$' 3NFl IIOV� S MIS ,5 3Na0 3136ON00 ,i Z �S M J L IL o � °_o le L � o "' t i m US o a T 0 � a J 55,00' 3NaG 313NONOD ,GV EXISTING 30' STORM SEWER EASEME o J d O U N K O a a � o n u 55.00' w C) z cr y� N © — ,4Z gals ,5 3NaO 3138ON00 3Nn>ioyms 183.17' � n Y1 6E 9516E s 85586E - 95466E ' 8958fiEt4 -- L9S86E m No A35� ����asea Wp �: w:R� gggg qp F 4 ci �a01 Zvi o ®a Cf) �® j]LNCw U zW s ay -.a t7> �4 LLJ i w D Zak W . - cn m< W � G Q V L LI _ �O J z a- C d N Ca J z � O � Q 4 File PZ2023-253: To consider a request for a Special Exception to reduce off-street parking requirements. Applicant: Aaron Ward of Faust Engineering and Surveying, Inc. Location: 6010-6120 Muela Creek Drive 0 100 200 300 1 1 1 1 1 Feet I — Legend 253 010 ww A -4�T faf?j +• y n F • , c_cMM, •�� '� as -�J � - � �� , 'i GC -MD IIIIUE ff 0--rcr_c�, �..- - A 14 t A JIM- Mw