Loading...
HomeMy WebLinkAbout371-BADATE: November 17,1994 TO: Board of Adjustment FROM: Stephen C. Richardson, Planning Director SUB jECr: Request for a variance from Section 30-31 C. 4. of the landscape sing aking lot nd screening regulations regarding an increase in the size of an exispby twenty-five percent. FILE: 371-BA STAFF REP _00RR T The Planning Director recommends approval of this request. The n S application from the Beaumont Independent School District Sect complies with Conditions A, B and C of the ordinance regulations found under oO-37 E. 3. The Beaumont Independent School District has requestedto this vtruiat cprior 5toapplying for a new parking lot building permit. They plan nsa lot 6 parking spaces on a narrow strip of land that lies between the football stadium and ddle School building. This will access Virginia through the abutting the South Park Mi ew lot's existing parking lot. There are approximately 34 spaces in the old lot. The n dimensions are about 400'x 65'. Total spaces projected will be go' . The site plan for the new lot complies with Section 30-31 for landscaping, screening dequ existing lot is completely paved with concrete. So0-31 C.4ires that existing lots be landscaped if the added spaces increase the total number of spaces by more than 25 percent. The school district seeks relief from this requirement because the number of parking spaces ehaarkin logarking lot would defeat their plans to improve thpg and circulation patterns existing at the school. REQUIREMENTS FOR A VARIANCE The Board of Adjustment is empowered to authorize a variance the following cfrom a requiremeonsnt of the Zoning Ordinance when the Board finds that all of onditi have been met: CONDITION A: That the granting of the variance will not be contrary to the public interest. Granting the variance will help the school district to provide adequate parking spaces for teachers, staff and school patrons. This would be in the public interest and in the taxpayers interest. CONDITION B: That literal enforcement of the ordinance will result in unnecessary hardship because of exceptional narrowness, shallowness, shape, topography or other extraordinary or exceptional physical situation or physical condition unique to the specific piece of property in question. "Unnecessary hardship" shall mean physical hardship relating to the property itself as distinguished from a hardship relating to convenience, financial considerations or caprice, and the hardship must not result from the applicant or property owner's own actions. Literal enforcement would result in unnecessary hardship to, the district. Space for parking lot expansion is now at a premium on the public school complex that extends from Highland Avenue east to Maddox Street and from Woodrow south to Virginia. Most of the several school buildings are sited on the west side of this campus and playing fields on the east side. Adult education also takes place in a building on Woodrow. Landscaping the existing lot which now provides about 34 spaces would result in a loss of 9-10 spaces. Relocating the new lot to the east on vacant ground would force the school to destroy needed playgrounds and sports and recreation areas that are used by the school. There is also a primary school on the north side of Woodrow at Highland. CONDITION C: That by granting the variance, the spirit of the ordinance will be observed and substantial justice will be done. By granting the variance to Section 30-31 by allowing the school district to build their new lot without landscaping the old lot will provide justice to the school district) teachers, patrons and taxpayers. The new and old parking spaces are sorely needed to improve access to this site. Notices Mailed to Property Owners: 88 Responses in Favor: Exhibits are attached. Responses in Opposition: Beaumont Independent School District o;;Wl,er 31, 1994 Board of Adjustment City of Beaumont P. U. Box 3827 Beaumont, TX 77704 'OGV 3`11 1994 Honorable Board: The Beaumont Independent School District requests a variance to Code of ordinances, Chap. 30-31-C4 requiring that in the process of constructing a new parking lot at South Park Middle School that certain landscaping islands and buffers be placed on the old adjacent parking lot. We are in complete accord with city ordinances which require appropriate landscaping related to new parking lot construction and provided for such in engineering drawings submitted to the city for permit approval. Upon submission of our plans to the city, we were instructed to remove currently surfaced parking areas and install landscaping islands and street buffers in the old original parking lot. Such alteration to the old existing parking lot would reduce the available parking area by some 9 - 10 places. It likewise could cause impediment to garbage pickup and school delivery as large trucks and buses would have difficulty navigating turns and obstacles created by the islands and buffers. Further, the required landscaping at the southwest end of the lot (a tree) is already in place and would remain so in our original submission.. We would appreciate the Board's favorable consideration of this matter. If we can offer additional information, please let me know. Sincerely, Charles T. Starcke Business Manager CTS/nc Encl. Administration Building - 3395 Harrison Avenue * Beaumont Texas 77706 * (409)899-9972 Superintendent of Schools — Jerry Mallett, Ed.D. Fottz&Shipman I 1r\V- October 31, 1994 Mr, Charles Starke Beatulloill Independent School District P. 0, Box 672 Bealunow, Texas 77704 RE: Proposed Parking Facilities South Park Middle School Conmilting F-gincers and Land Swve)ws OiFc ITI,,�7T�- -0 OCT 3 1 1994 Dear Mr. Starke, We are sending YOU a copy of tile proposed layout for (lie addition of parkilig facilities for the South Park Middle School. Based oil tile City of Bejujiloot laudscape ordinance, you will be rcqllircd to provide for landscaping areas within (lie proposed parkiiig to( and also to uiodify the existing parking facilities since the nuniber of parking spaces will increaseniore than 25%. Requirenients for landscaping withill tile existiug parking lot iticlude the addition of a 10 foot buffer area 2 1 rifCO (, ex Ilicil S11,111 have shrubs or berins 3 feet high 10 shict the isting alorig (lie existing Virginia street w dfor each 25 fee, of lellgIll 11olig tile roadway. III parking lot front (Ile street- One tree will be require 3 provided laudsc;ipcdareas since the addition, each parking lot ►,,,Is( have 7.5% of (lie parking to( are. r total number of parkitig spaces for tile proposed and existing lots will be grca(er Illaii 75 spaces. One tree shall be provided for each 250 square feet of landscaphig area. The (P) foot landscaped area along Virginia street will ►lot be hiclodcd in tile col"PlItaliou for tile 7.5% laudscapedarea. e jjLjjicipate titat approxiinatcly 9 spaces will be lost Based oil (lie City Of Beatkilloill landscape criteria, W front tile existing parkiugarca. In addition, reitioval of cxistilig concrete within the to( will be required to provide for the landscapedareas. Landscapin will' shrubs aiid 4 trees will be required along Virginia street and the addition of 4 other trees will be required within tile latidscaped areas for the existing parkitig area. Should you require any further hifortitadoll oil (lie cffcc(s of tile City of Beauniout landscape ordiriance oil (Ike existilig parking facilities or other design criteria, please feet free to contact Ble. ShIcerely, Donald M�ftl, i It /9, Project Manage d Attachment 440 18th St., Suite A * Beaumont, Texas 77707 - (409) 832-7238 & q� I File 371-BA: Request for a variance from the requirements of NORTH Section 30-31 C.4. of the landscape and screening regulations regarding an increase in the -size of an existing parking lot by twenty-five percent. SCALE Location: South Park Middle School, Highland Ave. at Virginia 1/200 DIA-triet 4 olk 0 CA Sr t' ( A A ISTON ST. .SCM-- OL ArTZSC41 NOW.. S E. WOODROW _121d A VE ArAsr 1 0 m -;fe WOODROW AVF. S '3HOC L SUBJECT 0 SPISD _j 0 0 _j Z Li cc U_ <1 < j S�i�HOOL 0 co co co 0 0 U_ EVISTING 5 PARKING Q-' CL LOT CA - 0) X 0 E. VIRGINIA ST. —A AN 6 • Z C% ARle t sr < > CLARK ST. _j _j 16 rn 11 AN Iff, N I t M 17AGIMU ssnurr PA JUG SITZ PUN PARUNG A REA FOR E? SOUTH PARr JUDDLI SCH04 4 it FITTZ & �SHIPMI� B" UMONT AIND.VPrNJ)4rNT SCHOOL DISTANT BEA U,A(QAT,---TRXAS 0 maw APPLICANT: Beaumont Independent School District PROPERTY OWNER: Beaumont Independent School District LOCATION: South Park Middle School, Highland Avenue at Virginia EXISTING ZONING: RS (Residential Single Family Dwelling) District PROPERTY SIZE: Proposed new parking lot 20,873 sq. ft. Existing parking lot 19,800 sq. ft. EXISTING LAND School grounds FLO C)D HAZARDZONE: "C" - minimal hazard SURROUNDING LAND USES: SURROUNDING -ZONING: NORTH: School buildings RS (Residential Single Family Dwelling) District EAST: Football field and RS tennis courts SO'UTH-. Residences and apartments RS WEST: School buildings, commercial RS COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: Former South Park High School . STREETS: E. yjMjnjj_L is a 50' wide collector at this point, with a 36' wide concrete pavement.Highland Ave.., in front of the school, is a 60' wide minor arterial with a 44' wide concrete pavement. DRAINAGE: There are storm sewers in the surrounding streets and are on campus. WATER: There is a 6" water main in Virginia. GENERAL INFORMATIOMPUBLIC UTILITIES continued SANITARY SEWER SERVICE: IIMMMR��� The school is served by 6" sewer lines inside easements north, east and west of the parking area. Fire protection is provided by Station #3, Kenneth and Brockman. Services and utilities are adequate.