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HomeMy WebLinkAbout492-BADATE: March 20,2003 TO: Board of Adjustment FROM: Stephen C. Richardson, Planning Manager SUBJECT: Request for a special exception to the required parking spaces from 18 spaces to 4 spaces. FII,E: 492-BA NOTE: Action on this item was deferred from the March 6,2003 meeting to the Special Meeting of March 20, 2003 STAFF REPORT Hadley Cohen proposes to build a 35'x 65'showroom adjacent to an existing warehouse. The proposed expansion would be behind the two-story Hadley's Furniture Store at 1096 Calder. Plans submitted for the March 6 Board of Adjustment meeting showed a 40' x 60' proposed showroom built out to the property line. After a lengthy discussion, Mr. Cohen asked that action on this item be deferred so that he could rethink his proposal. The addition, as now proposed, would sit 10' from the south and west property lines. This would meet the setback requirements. A field inspection found that the area where the proposed addition would be built is being used for the loading and unloading of delivery trucks and employee parking (approximately 7 spaces). There is very limited parking on the subject property. At the main showroom on Calder, the only available parking is angled parking located on the street right-of-way (approximately 9 spaces). That building is "grandfathered". The Building Official states that the warehouse was built approximately 12 years ago, 10 parking spaces should have been required for that structure. A calculation of the number of parking spaces required for the warehouse and the proposed square footage of the new showroom cornes to 18 spaces. The new site plan shows 8 parking spaces on the subject property. However, the 4 parallel spaces cannot count towards the required parking spaces due to the fact that the maneuvering area will be on street right-of-way. Therefore, the Board of Adjustment must consider this request for a special exception to the parking requirements. The Traffic Manager has reviewed the parking plan and has approved it subject to approval of the special exception. This property is recognized by FEMA (Federal Emergency Management Agency) as a "Repetitive Loss Target". A "Repetitive Loss" is a structure that has been covered by flood STAFF REPORT continued insurance and has made two or more claims on this insurance. A "Target" property is a repetitive loss that has had four (4) or more claims or totaled at least the value of the property in flood claims. As of November, 2001, there have been 17 claims for flood damage to the building and 20 claims for contents damage since Beaumont joined the NFIP (National Flood Insurance Program) in 1970. An additional structure on the property could worsen the flooding problem to existing buildings and each additional flood claim represents an increase in premiums for the general public. It is doubtful that an additional structure on the property would be insurable. The Board of Adjustment may grant a special exception when it finds that such special exception will not adversely affect the value and use of adjacent or neighboring property or be contrary to the public interest. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 19 . Responses in Favor . Responses in Opposition HAll% J�*V r S adley I: L.1 R N I T U R E February 6, 2003 Dear Board of Adjustments I am writing this letter requesting consideration for a building I want to build. I am requesting your permission to build a 40' X 60' showroom in the parking lot behind my main showroom. I am requesting your permission to build up to the property line, This building will allow me to expand my display of bedding and motion furniture. I will be able to increase my monthly sales a minimum of 22% and more. This new building will also allow me to add 3 new employees to my staff. With your permission, my new showroom will bring to the Beaumont area, a state of the art "sit and sleep" shop. Consumers that have sitting and sleeping disorders will be able to purchase items to enhance their lifestyles that are not provided in Southeasttexas area. Enclosed is a site plan from my original appraisal when I purchased the old Longs Home Furnishings. Please consider my request as an opportunity for me to grow my business, and enhance the shopping experience in beautiful downtown Beaumont. Sincerely, Hadle L. Cohen FILE 492-BA: Request for a variance to the required side and rear building setbacks NORTH from 10' to 0' and a special exception to the required parking requirements. Location: 1096 Calder and 1075 McFaddin A Applicant: Hadley Cohen for Hadley's Furniture SCALE 191=200• -0 Vo ZZ, MM, I CALDER AVE. w BROADWAY AVE. too ft A WE M, 7z 7TR-n �1-3--w f " _ �0 CY I GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Hadley Cohen PROPERTY OWNER: Same LOCATION: 1075 McFaddin and 1096 Calder LEGAL DESCRIPTION: Lots 6-9 and W Y2of Lot 10, Block 4, Calder Addition EXISTING ZONING: GC -MD (General Commercial -Multiple Family Dwelling) District PROPERTY SIZE: 0.723 acres, more or less EXISTING LAND USES: Furniture store FLOOD HAZARD ZONE: "X" - Areas determined to be outside 500-year flood plain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential Care Facility GC -MD (General Commercial -Multiple Family Dwelling) District FAST: Vacant and Women's Club GC -MD SOUTH: Commercial GC -MD WEST: Commercial and Henry's Place GC -MD COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL FEATURES: Existing furniture store and warehouse STREETS: Calder Avenue - Secondary arterial with 70' right-of-way and 50'pavement width; Forrest Street - local street with 70' right-of-way and 27'pavement width; McFaddin Avenue - local street with 60' right-of-way and 27' pavement width. DRAINAGE: Curb and gutter GENERAL INFORMATION/PUBLIC UTILITIES continued WATER: SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: Calder Avenue - 8" water line Forrest Street - 8" water line McFaddin Avenue - 6" and 24" water lines Calder Avenue - 8" sanitary sewer line Forrest Street - 8" sanitary sewer line Alley - 6" sanitary sewer line Fire protection is provided by Station #1, 747 College. Drainage is a problem.