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HomeMy WebLinkAboutPacket 7_21_25 DATE: July 21, 2025 TO: Planning Commission and City Council FROM: Demi Engman, Director of Planning and Community Development SUBJECT: Consider a request for approval of a Specific Use Permit to allow a duplex within a R-S (Residential—Single Family Dwelling) District. FILE: PZ2025-183 STAFF REPORT Ahmed Salem of ARA Buyers, is requesting approval of a Specific Use Permit to allow a duplex at 3890 Harding Drive. The purpose of the request is to bring the existing duplex into compliance with our adopted ordinances. According to the Comprehensive Plan the property is located within a "Stable Area", which is "characterized by good to excellent structural conditions and neighborhoods that are free from blighting influences, such as incompatible land uses, dilapidated buildings and a deteriorated or poor public infrastructure. Vacant parcels which may exist are good to excellent development sites." The existing residential use of the property appears to align with the comprehensive plan. Staff recommends approval of the request with the following conditions: 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. 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 25. Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being all of Lot 5 Block 228, Beaumont,Jefferson County, Texas containing .50 acres more or less. ANALYSIS CONDITIONS FOR APPROVAL OF 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; 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 8. That the proposed use is in accordance with the Comprehensive Plan. X GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Ahmed Salem PROPERTY OWNER: ARA Buyers LOCATION: 3890 Harding Drive EXISTING ZONING: R-S (Residential Single-Family Dwelling) PROPERTY SIZE: —0.50 acres, more or less EXISTING LAND USES: Residential FLOOD HAZARD ZONE: X—Area determined to be outside the 500 year floodplain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential R-S EAST: Residential R-S SOUTH: Residential R-S WEST: Residential R-S COMPREHENSIVE PLAN: Stable Area STREETS: Harding Drive— Local Street with 60' right-of-way and 26' pavement width. DRAINAGE: Open ditch WATER: 8" water line SANITARY SEWER SERVICE: 8" sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET GONZALES CARLOS JONES DANIEL& DEBRA A GREEN GALLIER JOYCE ESTATE DOWNWOOD FOREST HOLDINGS LLC BRADFORD KENNETH LEIGH GREEN KAREN Y RUSHING JIMMY RAY MEISNER RONALD RIVAS CARMEN R & RAYMUNDO DEMPSEY CHERYL ANN RYAN JEWEL CASTILLE JAMES HERNANDEZ FRANCISCO &JOSEFINA HERNANDEZ ALEJANDRA BURNS BARRY L JR TURNER DEMETRIUS ET UX GOLDEN TRIANGLE INVESTMENTS LP & RICHMOND CAROLYN S CARDONA HILARIA HAYNES ALFRED L GOLDEN TRIANGLE INVESTMENTS LP RUIZ VALERIO SERRANO JUAN CARLOS ROGERS CORY W PARRA CAROLINA ttAUMON1 Planning & Community Development Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific Use Permit Tag Name: SUP- Duplex in R-S (6/16) Case#: PZ2025-183 Initiated On: 5/21/2025 8:50:02PM Location: 3890 HARDING DR, BEAUMONT, 77703 Individuals listed on the record: Applicant Ara buyers Home Phone: 6351 wilshire ridge Work Phone: Houston, Tx 77040 Cell Phone: 9095395395 E-Mail: salemrealtyinvestments@gmail.com Property Owner Ara buyers Home Phone: 6351 wilshire ridge Work Phone: Houston,Tx 77040 Cell Phone: 9095395395 E-Mail: salemrealtyinvestments@gmail.com Case Type:Planning and Zoning Page 1 of 2 Case#:PZ2025-183 Printed On:5/28/2025 B IAUl1 ) If. Planning & Community Development Legal Description The tract being located at 3890 HARDING DRIVE, BEAUMONT, TEXAS 77703 The tract being described as LOT 5, BLOCK 228, OF GLENWOOD ADDITION as recorded in VOLUME 5, PAGE 86 OF THE MAP RECORDS OF JEFFERSON COUNTY, TEXAS. Number of Acres 0.50 Proposed Use Convert single family to duplex That the specific use will be This property will not injurious to the use and enjoyment of other compatible with and not injurious to property, nor significantly diminish or impair property values within the use and enjoyment of other the immediate vicinity property, nor significantly diminish or impair property values within the immediate vicinity That the establishment of the specific That is correct,the establishment will not impede the normal and use will not impede the normal and orderly development and improvement of surrounding vacant property. orderly development and improvement of surrounding vacant property; That adequate utilities,access roads, Yes,we have adequate utilities, access roads, drainage and other drainage and other necessary necessary supporting facilities have been provided.The contractor supporting facilities have been or will has confirmed that all the requirements mentioned are available at be provided the establishment. The design, location and arrangement Yes,the parking space hasn't been modifided and does provide of all driveways and parking spaces adequate space, safety and convenience to park at the provides for the safe and convenient establishment.Also, pedestrian are able to walk safely near the movement of vehicular and pedestrian establishment. traffic That adequate nuisance prevention Yes, adequate nuisance prevention measures have been taken to measures have been or will be taken prevent or control offensive odor,fumes, dust, noise and vibration. to prevent or control offensive odor, The general contractor has ensured that all measures have been fumes, dust, noise and vibration taken to prevent the issues mentioned. That directional lighting will be yes, directional lighting will be provided so as not to disturb or provided so as not to disturb or adversely affect neighboring properties adversely affect neighboring properties That there are sufficient landscaping Yes, sufficient landscaping and screening to insure harmony and and screening to insure harmony and compatibility with adjacent property. compatibility with adjacent property That the proposed use is in Yes,the establishment use is in accordance with the Comprehensive accordance with the Comprehensive Plan Plan Notes: Case Type: Planning and Zoning Page 2 of 2 Case#: PZ2025-183 Printed On:5/28/2025 To whom it may concern: I am applying for this permit because the property on 3890 has been converted from a single family home to a duplex. SURVEY LEGEND E I ELECTRIC LINE 'yyOLA CONCRETE SURFACE L 1 SWIMMING POLL ❑A.C.AIR CONDITIONING UAMT = = =WOOD FENCE —PLPL—PIPELINE 7Z COVERED AREA I I DITCH •P.P.POWER POLE —/CHAIN LINK FENCE —T—T—TELEPHONE UNE 1"]ROCK OR GRAVEL I 1 LAWN 0 STREETLIGHT X BARBED WRE FENCE CLIENT: ARA BUYERS, LLC GF#: 23-766271—WE LOT 17 LOT 16 LOT 15 2 POINT UNABLE TO SET DUE / TD BURIED CONCRETE_\ Ls 353A239D' 0409)98' 5.0 _FOUND 1/2' REBBAR/\ �/ �CHA/N LINK � �`�= �9,� FENCE SCALE r= 30' 1 THE FOLLOWING ITEMS ARE LISTED WITHIN LOT 5 1 1 SCHEDULE B'OF THE 7171E COMMITMENT 'lam ISSUED ON JANUARY 11, 2024, 06:00 AM AND ARE REFERENCED AS FOLLOWS: CHAIN UNK FENCE ITEM 1) THE FOLLOWING RESTRICTIVE CS,-‘, COVENANTS OF RECORD ITEMIZED Z g BELOW THOSE RESTRICTIVE COVENANTS AS SHOWN ON MAP OR PLAT RECORDED IN Lu�s.s, G VOLUME 5, PAGE 86, AND IN VOLUME 761, PAGE 345 DEED RECORDS „IFFERSON NE N o COUNTY, TEXAS SEE INSTRUMENTS N, ,. ITEM 10.h)20 FOOT FRONT BUILDING ,µ`�\ DECK v 20.23'N, 3 SETBACK LINE RECORDED IN VOLUME 761, LOT 4 h o LOT 6 PACE 345, DEED RECORDS JEFFLNSON 2 o o N COUNTY, TEXAS O N2 STORY 5,1 RESIDENCE I x,7 ON BLOCKS IN BOLLARD f.1,l 1.40 o'G T1P. h y ry M^ .11'1 STCRY V ' Y WOOD FRAMED RESIDENCE N 17 .4 ON BLOCKS .F 110.h1 , 41 N N 20'BUILDING` 2836' SETBACK LINE, y •,'- ' 4.09' Q ROCK& c kr R►. I ��///, V ASPHALT 10 LCOVD FOUND 1/2'IVE pp�7( DE�h FOUND 1/2" REBAR� A: c; DECK .I/...REBAR N 35 32'38" W 49.98. —E (CALLED L5E00) E )1:7.-P. 3890 HARDING DRIVE/tu (60'R.O.W., PER PLAT) SURVEYORS CERTIFICATE.' The Uf1thSned does hereby certify that this survey was made on the ground of the property legally riasrribed hereon ands col rat,and that there are no dScrepandes conflicts,short yey in area,boundary line conflicts encroachments,over Zapping of improvements,easements or rights-of-way,except as shown hereon,and that the property has access to and from a dedicated roadway as of FEBRUARY26,2024. The above tract being located at 3890 HARDING DRIVE,BEAUMONT,TEXAS 77703 The tract bring desrdbed as LOT 5,BLOCK 228,OF GLENWOOD ADDITION as recorded in VOLUME 5,PAGE 86 OF THE MAP RECORDS OF JEFFERSON COUNTY,TEXAS. In accordance with hood Insurance Rate Map(FIRM)of the Federal Emergency Management Agency,the subject tract is located in Food Zone noted below.The location of the property was cptemiinedbysal. Actual fold elevation was not determined,unless requested. FAUST Engineering and Surveyng,Inc.does not warrant orsubscribe to the accuracy of said map. BEARINGS SHOWN HEREON ARE REFERENCED TO THE TEXAS COORDINATE SYS ItM OF 1983,SOUTH CENTRAL ZONE,AND ARE BASED ON THE NORTH AMERICAN DATUM OF 1983,ADJUSTMENT 2011. 12.41:1,:::31 Mi jit,_....s. ©2024 FAUST Engineering and Surveying,Inc. All rights reserved THIS SURVEY IS CERTIFIED FOR THIS TRANSACTION ONLY AND IS NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT OWNERS.USE OF THIS SURVEY FOR ANY OTHER PURPOSE OR BY OTHER PARTIES SHALL BEAT THEIR OWN RISK AND THE UNDERSIGNED SURVEYOR IS RICHARD F. FAUST NOT RESPONSIBLE 70 OTHERS FOR ANY LOSS RESULTING THEREFROM. REGISTERED PROFESSIONAL LAND SURVEYOR NO. 4782 ENGINEERING FIRM REGISTRATION NO. 4800 SURVEYING FIRM REGISTRATION NO. 100024-00 SURVEYOR'S NOTES: Dote: FEBRUARY 27, 2024 1. ROCK&ASPHALT DRIVE AND CO✓D WOOD DECK OVERLAP 20'BUILDING 6.00 SETBACK LINE. Census Tract: r � . T. TIC` FEMA Rood Zone: X .�Q�G\ f�Fy Community Panel NO.: �•". 6•N 4 4854570035c 4 RICHARD F. FAUST . Panel Date: 8/6/2002 ' ,��APO 4782�Q�,�,r Field Book No.: 2024-1ell r ■ / ./ .9 °ESS\O, � , Project No. 24051 ENGINEERING AND SURVEYING,INC. SSA EASTEX,FVY,SUITE 0 • BEAUMENT,TEXAS 77708 (409)813-3410 • FAX(409)013-3484 PZ2025-183:.Request for appro\-' -)f a Specific Use Permit to allow 'uplex within a R-S N (Residential - Single Family Dwe �) District. 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