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Home My WebLink About1981-P DATE: March 30, 2009 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a YMCA in an RM-H (Residential Multiple Family Dwelling - Highest Density) District FILE: 1981-P STAFF REPORT The Planning Manager recommends approval of the specific use permit with a waiver of the screening/landscaping requirement along the east, west and south property lines. Long Architects, Inc. has applied for a specific use permit to allow a new YMCA facility in the RM-H (Residential Multiple Family Dwelling - High Density) District. The property is located at 9195 Dishman. This new facility will have a number of family-oriented features that includes: - an exterior heated pool - wellness area that will incorporate various types of exercise equipment - aerobics room - locker and shower facilities - children and youth activities areas - eight tennis courts - two football fields - two baseball fields - three sand volleyball courts - spray ground area next to the swimming pool. The YMCA facility will be built in several phases. Initially, the swimming pool and the building housing the indoor activities will be constructed with the other facilities being built over time. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 2 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES All that certain tract or parcel of land lying and being situated in Jefferson County, Texas, a part of the southeast one quarter of the A. HOUSTON LEAGUE, ABSTRACT NO. 33 and being a part of that certain tract of land herein referred to as the A Broussard @ Tract, which said Broussard tract is described as A Exhibit A @ in that certain Partition Deed dated August 7, 1998 and recorded in County Clerk=s File No. 98-9829841 of the Real Property Records of Jefferson County, Texas, with said tract or parcel herein described being more particularly described as follows: COMMENCING at a Jefferson County Drainage District No. 6 monument found in the south right of way line of Dishman Road, a 60 foot wide right of way, for the northeast corner of the said Broussard tract and being the northwest corner of that certain tract of land herein referred to as the A 11.80 acres @ tract, which said 11.80 acres is described in that certain instrument from A. Huston Properties, LLC to Jefferson County Drainage District No. 6 dated December 19, 2003 and recorded in County Clerk=s File No. 2003051955 of the Real Property Records of Jefferson County, Texas; THENCE South 87 08' 41" West along and with the south right of way line of Dishman Road and the north line of the said Broussard tract for a distance of 886.11 feet to the POINT OF BEGINNING of the herein described tract; THENCE South 02 56' 12" East for a distance of 154.05 feet to a point for corner; THENCE South 15 29' 06" West for a distance of 235.53 feet to a Point of Curvature (P.C.) of a curve to the left having a radius length of 770.00 feet, with the radius point of the said curve being located easterly from the P.C. of the curve; THENCE in a generally southerly direction along the said curve to the left, a total arc length distance of 247.57 feet to the Point of Tangency (P.T.) of the said curve, with the said curve to the left having a total central angle of 18 25' 18" and subtending a chord of 246.50 feet, the bearing of which said chord being South 06 16' 27" West; THENCE South 02 56' 12" East for a distance of 308.78 feet to a Point of Curvature (P.C.) of a curve to the left having a radius length of 320.00 feet, with the radius point of the said curve being located easterly from the P.C. of the curve; THENCE in a generally southerly direction along the said curve to the left, a total arc length distance of 202.28 feet to the Point of Tangency (P.T.) of the said curve, with the said curve to the left having a total central angle of 36 13' 07" and subtending a chord of 198.93 feet, the bearing of which said chord being South 21 02' 45" East; LEGAL DESCRIPTION continued THENCE along the following: South 39 09' 19" East, 180.52 feet to a point; South 40 43' 54" West, 566.95 feet to a point; North 38 56' 38" West, 149.91 feet to the Point of Curvature (P.C.) of a curve to the right, the said curve to the right having a radius length of 735.00 feet, with the radius point of the said curve being located easterly from the P.C. of the curve; THENCE in a generally northerly direction along the said curve to the right, a total arc length distance of 461.90 feet to the Point of Tangency (P.T.) of the said curve, with the said curve to the right having a total central angle of 36 00' 26" and subtending a chord of 454.34 feet, the bearing of which said chord being North 20 56' 25" West; THENCE North 02 56' 12" West for a distance of 1123.32 feet to a point for corner in the south right of way line of Dishman Road and the north line of the said Broussard tract; THENCE North 87 08' 41" East along and with the south right of way line of Dishman Road for a distance of 563.89 feet to the Point of Beginning and Containing 17.449 acres of land, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.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, nor 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 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 X 8. That the proposed use is in accordance with the Comprehensive Plan. X ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 2 and 7 follow: 2. The developers of the surrounding property actively sought the YMCA as an integral part of the residential development. Easy access to the YMCA property from the surrounding subdivision will, in effect, define the YMCA as a community park and gathering space. 7. The YMCA is requesting a waiver of the landscaping/screening requirements along the east, west and south property lines. The applicant states that all parking lots will meet the City=s landscaping requirements. In addition, the YMCA is working in coordination with the developer of the adjacent subdivision to ensure that a screening fence is provided between all developed property and the YMCA property. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Long Architects, Inc. PROPERTY OWNER: Beaumont YMCA LOCATION: 9195 Dishman EXISTING ZONING: RM-H (Residential Multiple Family-Highest Density) District PROPERTY SIZE: 17.449 acres, more or less EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Vacant Outside City Limits EAST: Vacant RS (Residential Single Family Dwelling) District SOUTH: Vacant RS WEST: Vacant RS and GC-MD (General Commercial-Multiple Family Dwelling) District COMPREHENSIVE PLAN: Neighborhood Growth Unit GENERAL INFORMATION/PUBLIC UTILITIES continued STREETS: Dishman Road - Major arterial with a 60' wide right-of-way and a 20' pavement width DRAINAGE: Open ditch WATER: N/A SANITARY SEWER SERVICE: N/A PROPERTY OWNERS HOUSTON A PARTNERSHIP