HomeMy WebLinkAbout2322-P
DATE: January 22, 2018
TO: Planning Commission and City Council
FROM: Chris Boone, Director of Planning and Community Development
SUBJECT: Consider a request for a Specific Use Permit to allow temporary RV parking
related to Hurricane Harvey in RM-H (Residential Multiple Family Dwelling -
Highest Density) zoning.
FILE: 2322-P
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STAFF REPORT
Ed Brewer, representing the Jehovah’s Witness Church, has applied for a specific use permit to
allow for temporary parking and hookup of recreational vehicles (RV’s) in an RM-H
(Residential Multiple Family-High Density) District. The property is located at 2350 N. Major
Drive.
The Jehova's Witnesses Disaster Relief is a temporary relief effort working under the direction of
the Texas Disaster Relief Committee of Jehovah’s Witness. This group has determined that
there is an immediate need for assistance for church members in repairing their homes after
Hurricane Harvey. The applicant states that the RV's will be used for housing only and will be
placed at the center of the property, behind the existing church, on paved property that will not
impede vehicular traffic.
In addition, the applicant states that only three (3) RV’s will be located on the property. The
parking of these RV’s will be located on the property for eight (8) to ten (10) months. At some
point, water, sanitary sewer and electrical lines for the RV’s were permanently installed. Staff
has informed the church that a specific use permit would be required again if there is ever a need
to temporarily park RV’s for hurricane repairs. The property is zoned RM-H. Permanent
recreational vehicle parks are permitted within an RM-H District with a specific use permit.
The temporary parking of RV’s will not be detrimental to the surrounding land uses.
When the church originally received its specific use permit in July, 1993, it developed the
property with 30' wide landscape buffers along the north and south sides of the property. The
church requested and received a modification to the landscaping /screening requirements along
the east property line because 1.3 acres at the rear of the property were to remain undeveloped.
However, now that the church will be using the remainder of the property, the Planning Manager
recommends that either a 30' wide landscape buffer or an 8' tall wood screening fence and a 10'
wide landscape be installed along the east (rear) property line.
It should be noted that in 2009 the applicant made a similar request which was denied.
Staff recommends approval of this request subject to the following conditions:
1. A 30' wide landscape strip or an 8' tall wood screening fence and a 10' wide landscape strip
shall be installed along the east (rear) property line.
2. The temporary parking and hookup of recreational vehicles shall not extend beyond August
31, 2018.
3. No storage of building materials.
4. All food trailers and storage subject to approval of the Health Department.
5. All fuel tanks subject to approval of Fire Marshall.
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 22
Responses in Favor Responses in Opposition
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
Being Plat SP-1, Tract 82-D, H Williams League Survey, Abstract 56, Beaumont, Jefferson
County, Texas, containing 2.643 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: Joe Self, representing Jehovah’s Witness Church
PROPERTY OWNER: Parkdale Congregation of Jehovah’s Witness
LOCATION: 2350 N. Major Dr.
EXISTING ZONING: RM-H (Residential Multiple Family Dwelling)
District
PROPERTY SIZE: 3.077 acres, more or less
EXISTING LAND USES: Church
FLOOD HAZARD ZONE: “X” - Areas determined to be outside 500-year
floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Vacant GC-MD (General Commercial-Multiple Family
Dwelling0 District; RM-H (Residential
Multiple Family-High Density
EAST: Residential RS (Residential Single Family Dwelling) District
SOUTH: Vacant RM-H
WEST: Residential/ vacant Outside city limits
COMPREHENSIVE PLAN: Neighborhood Growth Unit
STREETS: N. Major Drive - Major arterial with a 70' wide
right-of-way and 4 lanes with a left turn lane
DRAINAGE: Open ditch
WATER: 6" and 24" water lines
SANITARY SEWER SERVICE: 54" sanitary sewer line
PROPERTY OWNERS NOTIFIED WITHIN 200 FEET
BROCATO SAMUEL JAY ET UX
CENTRAL BEAUMONT CONGREGATION OF JEHOVAH'S WITNESSES
COTTON DEBORAH (LIFE ESTATE) & JACKIE L COTTON ESTATE
CURRENT OWNER
DAVISON JAMES D
GALLIMORE LARRY J ET UX
GIBBS WILMA L
HISAMURA GAIL SUMIKO
ILES H R LP
KEYS JERRY JR & TASHARA V
KHERANY ANWER ALI
KICKNOOR ASHWINI S & VASANTHAKRISHNA NUNDODI
KIM HAK JAE
LAWSON ARTIS & WILLIE
LEGER PATRICIA ANNE
LEGER RITA F
LEHNER JUDY L & SUE A KELLY
MACHERLA CHANDRAMOHAN
MIRE KOURTNEY S
NADER REMI ZIMMERMAN CANDIS
RAYBURN PATRICIA MITCHELL CARTER
ROBERTSON PAUL EMORY & MARY
ROSS ASHLEE M & STEVEN HARRISON GARRETT
SHEPPARD ALAN T JR & GINA M
ST JULIEN DONALD & SHARLENE
TALTON DWIGHT & STEPHANEY PREVOST
TANG CHIN & TRISHA
WESTCHASE PROPERTY HOMEOWNERS ASSOC INC
ZARZOSA NORMA L