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Home My WebLink About2257-P DATE: March 21, 2016 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 a mini storage facility in GC-MD (General Commercial - Multiple Family Dwelling District) zoning. FILE: 2257-P ___ STAFF REPORT Staff recommends approval with the following condition: 1. Submit storm drainage discharge design on construction drawings. Zachary Rowe of Mark W. Whiteley and Associates has designed and submitted a Mini Storage Facility that the property owner, Mr. Sam Parigi, Jr., would like to construct at 6160 Delaware Street. This development will consist of a three (3) story building. Mr. Parigi does not want the structure to resemble a warehouse and has asked the architect to incorporate materials that will have a more aesthetic appeal, especially for the neighbors to the north. All lighting will be directional so as to not disturb neighboring properties. In addition, a 120 foot wide ditch separates the property from the residential lots to the north. 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 13 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES BEING a 2.1599 acre tract or parcel of land situated in the Hezekiah Williams Survey, Abstract No. 56, Jefferson County, Texas and being out of and part of that certain called 680.66 acre tract called “Second Tract” as conveyed by Treadaway Land Company et al. to Yount-Lee Oil Company as recorded in Volume 374, Page 113, Deed Records, Jefferson County, Texas and also being out of and part of that certain remainder of a called 40.5391 acre tract of land as conveyed by Amoco Production Company to Dowdel Investments, Ltd. as recorded in Clerk’s File No. 1999047799, Official Public Records of Real Property, Jefferson County, Texas, said 2.1599 acre tract being more particularly described as follows: NOTE: All bearings are based on the West line of Lot 1, Block 1 of HEB Grocery Addition as NORTH 01°23'48" WEST as recorded in Clerk’s File No. 2006015377, Official Public Records of Real Property, Jefferson County, Texas. All set 5/8" iron rods set with caps stamped "M.W. Whiteley & Associates". COMMENCING at a 5/8" iron rod found for the Southeast corner of that certain called 0.9601 acre tract of land as described in a “Special Warranty Deed with Vendor’s Lien” from Dowdel Investments, Ltd. to CBH Properties Beaumont, LLC. as recorded under Clerk’s File No. 2015016749, Official Public Records of Real Property, Jefferson County, Texas and being the Southwest corner of Lot 1, Block 1 of HEB Grocery Addition, an addition of the City of Beaumont, Jefferson County, Texas, according to the map or plat thereof, recorded under Clerk’s File No. 2006015377, Official Public Records of Real Property, Jefferson County, Texas, and also being in the North right-of-way line of Delaware Street; THENCE SOUTH 88°52'27" WEST, along and with the North right-of-way line of Delaware Street, for a distance of 110.00 feet to a 5/8" iron rod with cap stamped “M. W. Whiteley and Associates” found for the Southwest corner of said 0.9601 acre CBH Properties Beaumont, LLC tract, and the POINT OF BEGINNING of the tract herein described; THENCE SOUTH 88°52'27" WEST, continuing along and with the North right-of-way line of Delaware Street, for a distance of 264.85 feet to a 5/8" iron rod set for corner, said corner being the Southwest corner of the tract herein described and the Southeast corner of a proposed 1.4354 acre tract of land; THENCE NORTH 01°24'16" WEST, over and across the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract and along and with the Easterly boundary line of the proposed 1.4354 acre tract of land, for a distance of 202.13 feet to a 5/8" iron rod set for corner; THENCE NORTH 88°52'27" EAST, continuing over and across the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract and along and with the Easterly boundary line of the proposed 1.4354 acre tract of land, for a distance of 37.00 feet to a 5/8" iron rod set for corner; THENCE NORTH 01°24'16" WEST, continuing over and across the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract and along and with the Easterly boundary line of the proposed 1.4354 acre tract of land, for a distance of 177.83 feet to a 5/8" iron rod set for corner, said corner being in the South line of the remainder of that certain called 2.727 acre tract of land as described in a “Drainage Easement” from Amoco Production Company to Jefferson County Drainage District No. 6 as recorded under Clerk’s File No. 1999047796, Official Public Records of Real Property, Jefferson County, Texas; THENCE NORTH 88°49'09" EAST, along and with the boundary between the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract and the remainder of said 2.727 acre Jefferson County Drainage District No. 6 easement, for a distance of 227.90 feet to a 5/8” iron rod with stamped “M.W. Whiteley & Associates” found for corner, said corner being the Northwest corner of said 0.9601 acre CBH Properties Beaumont, LLC tract and the Northeast corner of the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract; THENCE SOUTH 01°23'48" EAST, along and with the boundary between the remainder of said 40.5391 acre Dowdel Investments, Ltd. tract and said 0.9601 acre CBH Properties Beaumont, LLC tract, for a distance of 380.19 feet to the POINT OF BEGINNING and containing 2.1599 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: Zachary Rowe PROPERTY OWNER: Sam C. Parigi, Jr. LOCATION: 6160 Delaware EXISTING ZONING: GC-MD (General Commercial - Multiple Family Dwelling) PROPERTY SIZE: 0.042 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: “X” - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RS (Residential Single Family Dwelling District) EAST: Commercial GC-MD (General Commercial - Multiple Family Dwelling) SOUTH: Vacant RS WEST: Commercial GC-MD COMPREHENSIVE PLAN: Neighborhood Growth Unit STREETS: Delaware Street - Major Arterial with a 100 foot right-of-way and 60' pavement width. DRAINAGE: curb and gutter WATER: 12" water line SANITARY SEWER SERVICE: 12" sanitary sewer line PROPERTY OWNERS NOTIFIED WITHIN 200 FEET MAYES RONALD & AMANDA SINGH CHATAR & SHARAN TILLERY LARRY LINTHICUM GARY & RACHEL HILCORP ENERGY ILP JEFFERSON COUNTY D D 6 UDI PROPERTY DOWDEL INVESTMENTS LTD CBH PROPERTIES BEAUMONT LLC WILRIDGE DONNA F HEB GROCERY COMPANY LP STONE MANOR OWNERS ASSN