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Home My WebLink About405-BADATE: January 8, 1998 TO: Board of Adjustment I FiROM: Stephen C. Richardson, Planning Director SUBJECT: Request for a variance of the setback regulations for a new parking lot fronting on two streets in the Oaks Historic District on four lots zoned RCR (Residential Conservation and Revitalization). The variance is from the required 25 feet along North Street and 10 feet along Fourth Street to 3 feet and 2.5 feet, respectively. TILE: 405-BA STAffi REPORT Broussard's Mortuary plans to construct a new concrete parking lot and improved drives to be located at the rear of the mortuary. This lot will take in four platted lots fronting 200' along the south side of North Street and extending 150' along the west side of Fourth Street. The plan includes approximately 56 new spaces on the tract and new sidewalks along both streets. Improved landscaping is shown on the plans. Additional handicap parking spaces are also proposed for the mortuary. Section 30-21.2 (e) (7) a. of the Zoning Ordinance requires that all off-street parking in an historic district be set back along street frontages not less than the required yard setbacks or as far back as the front of immediately adjacent buildings, whichever is greater. In this instance, the required setback is 25 feet along North Street and 10 feet along Fourth Street. If the variance was granted as requested, the edge of the parking lot along North Street would be located 19.5 feet from the pavement and 16.5 feet from the pavement along Fourth Street. Meeting the required setbacks would delete approximately 14 parking spaces and two drives. Section 30-31 (c) 3. of the Zoning Ordinance requires that parking lots be landscaped along street frontages with a landscape strip not less than six feet wide. Three feet of that strip can be on the public right-of-way. Along Fourth Street, 2.5 feet of landscape strip is shown on the site plan. If this variance request is approved, a three foot wide landscape strip should be provided. The applicant shall have the burden of proving to the Board that the three conditions for granting a variance have been met. PUBLIC NOTIFICATION Notices mailed to property owners 16 Responses in Favor . Responses in Opposition For FOUr Generations P.O. Box 5507, BeaUniont, -Texas 77726-5507 Variance Request made by Broussard's Mortuary MEMBER BY INVITATION NATIONAL SELECTED D ONSM MORTICIANS %1 Broussard's Mortuary was founded by Alexander Broussard*in the late 188011s. Our company has expanded it's number of facilities to include `Finnic, Nederland and Kountze. Our facility located on 3/4 of a square block in the Averill 2 subdivision in Beaumont's Old Town serves as a hub of our operation. Broussard's Mortuary serves over 700 families annually. We are the one of the 10th largest independently owned funeral operations in the state. Our family feels strongly in maintaining a presence in Beaumont's Old Town. Out - family business continues to grow for various reasons. Expansion of our parking area, and added lighting is a must. We have enclosed a very detailed plan for your review. This plan has meet the approval of all agencies within our city save and except the Oaks Historical District. Our family has spent a great deal of valuable time complying with the District regarding the relocation of three structures within the districts boundaries. This was no small Task. We now come to you with a request to grant Broussard's a variance in regard to setback of a parking lot located within the district. This project when completed will cost in excess of $295000.00. and will enhance the neighborhood in which our business is located. We can find no adverse effect in allowing this variance. Our lot is currently used by Bethlehem Lutheran Church on a weekly basis, by the Garth House for its eveningfund-raisersand by the McFaddin Ward Museums visitors. It is critical that we are able to utilize all the available space for parking. We hope to be able to continue to be a good and responsible part of our neighborhood and our city just as we have for over 100 years. Respectfully Submitte Ja ies Broussard Jr. Vice President Broussard's Mortuary Inc. BEAUNION'r KOUNTZE McFaddin at FOUrtli Highway 326 (409) 832-1621 (409) 246-3466 FAX (409) 832-1623 FAX (409) 246-3467 'CRY OF BEAUMONT PLANNING DIVISIO-NI DEC 7 1 r�:'i 97 WINNIE NEDERLAND BUccaneer at Palm 505 1 2th Street (409) 296-2211 (409) 722-3456 FAX (409) 296-9375 FAX (409) 722-8312 U 0 u > 0 4h ol Or/ op/- CV L"; 4 ---- za-i Lr) co cq r— Lo C; z 90 V) 0 pq Cl) E--4 z Cf) U rW E-4 P-4 I M 0 to# . >4 z V P4 0 z N Pr Z E-4 z 114 u 0 94 E-4 ^A 0 m pq P4 a a0 W E-4 czn P4 0-4 �D C) C/) V4 CQ z Q) 0 0 0 O C4 smariaAMAl DNrXILYd MHONOO .. .... AMMON amsnoms I.— A. ..... .... . ..... )rlod V t)lm OMYHDS w --iw tPRON 0 `� Ire 0 OR p OR �z CL 65 2,-L .0 p nw. 15a 102 6 64 i i 28 (NON ,PS1 a n 0 J AV 3 H j s, H J, 111 1 SINDUA011dAl ZdVXq(IK'%q , Oa'� , )E5��HDS CL 0 E-1 t. .. .10 J 17 3 y i s H I Y j� 0 d ---------- REQUIREMENTS FOR A VARIANCE The Board of Adjustment is empowered to authorize a variance from a requirement of the Zoning Ordinance when the Board finds that all of the following conditions have been met: CONDITION A: That the granting of the variance will not be contrary to the public interest. CONDITION B: That literal enforcement of the ordinance will result in unnecessary hardship because of exceptional narrowness, shallowness, shape, topography or 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. CONDITION C: That by granting the variance, the spirit of the ordinance will be observed and substantial justice will be done. ANALYSIS Condition A - (Applicant's statement): The granting of the variance will not be contrary to the public interest in this project because it will match the existing parking lot that is adjoining to this project and has been in place for 39 years. This parking update will also allow us to renovate the city sidewalks that have been in disrepair for a number of years. Condition B - (Applicant's statement): The Oaks Historic District policy regarding setback for parking lots creates, what we feel is an "unnecessary hardship". The space we have available to us is limited. The feasibility of this project hinges on the number of additional off-street parking spaces we will be able to provide. We have made a commitment to our city and our neighborhood by electing to remain in Old Town. Condition C - (Applicant's statement): By granting this variance the number of vehicles that on many occasions are parked on the streets surrounding our business will be reduced, thus eliminating some street congestion It will give us the ability to provide an ever growing number of people a well lighted somewhat safe climate. Our parking lot is utilized by Bethlehem Lutheran Church each Sunday, by the Garth House for their fundraising auction, and by many visitors to the McFaddin Ward Home. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Jim Broussard PROPERTY OWNER: Broussard's Mortuary STATUS OF APPLICANT: Owner LOCATION: Southwest comer of North and Fourth Streets LEGAL DESCRIPTION: Lots 9-12, Block 24, Averill 2nd Addition EXISTING ZONING: RCR (Residential Conservation and Revitalization) District PROPERTY SIZE: 0.687 acres EXISTING LAND USES: Lawn area, parking, drive FLOOD HAZARD ZONE: Flood Zone "C" - Minimal SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Church RCR (Residential Conservation and Revitalization) EAST: McFaddin-Ward House RCR SOUTH: Mortuary RCR WEST: Vacant lot, residence RCR COMPREHENSIVE PLAN: Conservation and Revitalization OTHER PHYSICAL Located within the Oaks Historic District and FEATURES: subject to off-street parking regulations of Section 30-21.2. STREETS: North Street is a 60' wide right-of-way with a 27' wide pavement. Fourth Street between North and McFaddin Avenue has a 58' wide right-of-way and a 30' wide pavement. DRAINAGE: There is a 15" storm sewer in North Street and also a 15" in Fourth Street. WATER: There is a 6" water line in North Street and a 2" line in Fourth Street. GENERAL INFORMATION/PUBLIC UTILITIES continued SANITARY SEWER SERVICE: FIRE PROTECTION: ADEQUACY OF SERVICE: There is an 12" sanitary sewer main in Fifth Street and a 6" line in the block's abandoned alleyway. Fire protection is provided by Station #7, 1700 McFaddin Avenue. Services and utilities are adequate.