HomeMy WebLinkAbout2002-ZP
DATE: October 19,
2009
TO: Planning Commission and City Council
FROM: Stephen C. Richardson, Planning Manager
SUBJECT: Consider a request for a zone change from RS (Residential Single
Family Dwelling) District to GC-MD-2 (General
Commercial-Multiple Family Dwelling-2) District and a specific
use permit to allow a self-storage warehouse facility in a
GC-MD-2 (General Commercial-Multiple Family Dwelling-2)
District
FILE: 2002-Z/P
STAFF REPORT
The Planning Manager recommends approval of the zone change from
RS to GC-MD-2 and the specific use permit to allow a self-storage
warehouse facility subject to the following conditions:
1. Provide a underground drainage system with outfall to the
DD#6 drainage ditch.
2. The building setbacks along the north and south property
lines shall be a minimum of 20 feet or a variance to the
setback requirements must be granted by the Board of
Adjustment.
3. An 8 foot tall wood screening fence and a 10 foot wide
landscape strip shall be installed around the single family
property that is surrounded by the subject property.
4. Directional lighting shall be used to minimize the impact
on surrounding residential properties.
and with a modification to the landscaping/screening
requirements along the north, south and west property lines
(no 8 foot fence or 10 foot landscape strip).
Fittz and Shipman has applied for a zone change from RS
(Residential Single Family Dwelling) District to GC-MD-2
(General Commercial-Multiple Family Dwelling-2) District and
a specific use permit to allow a climate controlled self-storage
warehouse facility in a GC-MD-2 District.
Austin Dishman, the property owner, proposes to construct
approximately 321 storage units in over 211,000 sq. ft. of
building area. The project will be phased with 143 storage
units being constructed in 96,525 sq. ft. of building space
in Phase One. The remaining storage units and an office for
the warehouses will be constructed as the demand warrants.
Mr. Dishman indicates that there will typically be 8-10 persons
per day visiting the facility. Two 30 foot wide driveways will
be constructed with access to Pinchback Road.
The property is surrounded by 100 foot wide railroad
rights-of-way on the north and south sides. An 80' wide DD#6
drainage runs along the west side of the property.
Exhibits are attached.
PUBLIC NOTIFICATION
Notices mailed to property owners 39 .
Responses in Favor . Responses in Opposition
.
LEGAL DESCRIPTION FOR ORDINANCE PURPOSES
BEGINNING at a 2" iron rod found in the southerly right-of-way
line of the Missouri Pacific Railroad for the east corner of said
Lot 13, the north corner of Lot 14 of said Forest Park Addition
Replat and the northwest corner of the said 12.05 and 13.32 acre
tracts from which a 5/8" iron rod found for the north corner of
said Lot 13 bears North 5136'00" East 288.37 feet (called North
5136'00" West 288.32 feet);
THENCE South 5136'00" East along the said southerly right-of-way
line of the Missouri Pacific Railroad and the northerly line of
the said 12.05 and 13.32 acre tracts a distance of 317.64 feet
(called South 5136'00" East 317.64 feet) to a 2" capped iron rod
set for the PC of a curve;
THENCE continuing along the said southerly right-of-way line of
the Missouri Pacific Railroad and the said northerly line of the
12.05, 1.2617 and 13.32 acre tracts with a curve to the left, having
a chord bearing of South 5949'12" East, a chord distance of 803.20
feet and a radius of 2914.79 feet, a distance along the curve of
805.76 feet to a point in the west right-of-way line of Pinchback
Road for the northeast corner of the said 1.2617 and 13.32 acre
tracts;
THENCE South 0016'44" West along the said west right-of-way line
of Pinchback Road, the east line of the said 1.2617 acre tract
and the most easterly east line of the said 13.32 acre tract a
distance of 112.16 feet (called South 0013'22" West 109.77 feet)
to a 2@ iron rod found for the northeast corner of a called 0.32
acre tract conveyed to Jefferson County DD#6 as recorded in Volume
1267, Page 351 of the Deed Records of Jefferson County, Texas,
the southeast corner of the said 1.2617 acre tract and an exterior
corner of the said 13.32 acre tract;
THENCE South 8807'48" West along the north line of the said 0.32
acre tract, the south line of the said 1.2617 acre tract and an
interior line of the said 13.32 acres tract a distance of 299.69
feet (called South 8739'28" West 299.96 feet) to a capped iron
rod found in an east line of the said 12.05 acre tract for the
southwest corner of the said 1.2617 acre tract, the northwest corner
of the said 0.32 acre tract and an interior corner of the said
13.32 acre tract;
THENCE South 0022'43" West along the west line of the said 0.32
acre tract and a called 0.608 acre tract conveyed to H.W. Goodman
as recorded in Volume 1051, Page 493 of the Deed Records of Jefferson
County, Texas being an east line of the said 12.05 acre tract a
distance of 209.75 feet (called South 0022'43" West) to a 2" capped
iron rod set for the southwest corner of the said 0.608 acre tract
and an interior corner of the said 12.05 and 13.32 acre tracts;
LEGAL DESCRIPTION continued
THENCE North 8156'33" East along the south line of the said 0.608
acre tract and in interior line of the said 12.05 and 13.32 acre
tracts a distance of 302.26 feet (called North 8156'33" East 302.26
feet) to a 2" capped iron rod set in the said west right-of-way
line of Pinchback Road for the southeast corner of the said 0.608
acre tract and an exterior corner of the said 12.05 and 13.32 acre
tracts from which a 2" iron rod found for the southeast corner
of the said 1.2617 acre tract bears North 0031'41" East 177.16
feet;
THENCE South 0031'41" West along the said west right-of-way line
of Pinchback Road, an east line of the said 12.05 and 13.32 acre
tracts a distance of 52.03 feet (called South 0031'41" West 52.03
feet) to a 2" capped iron rod set in the north right-of-way line
of the T. & N. O. Railroad for the southeast corner of the said
12.05 and 13.32 acre tracts from which a 2" iron rod found at the
intersection of the said west right-of-way line of Pinchback Road
and the south right-of-way line of the said T. & N. O. Railroad
bears South 0031'41" West 101.13 feet;
THENCE South 8156'42" West along the said north right-of-way line
of the T. & N. O. Railroad and the south line of the said 12.05
and 13.32 acre tracts, at a distance of 916.22 feet pass a 2" capped
iron rod set for reference, and continuing a total distance of
956.65 feet (called South 8156'33" West 956.65 feet) to a point
for the southeast corner of Forest Park Addition, a plat recorded
in Volume 10, Page 101 of the Map Records of Jefferson County,
Texas and the southwest corner of the said 12.05 and 13.32 acre
tracts;
THENCE North 0021'06" East along the east line of said Forest
Park Addition and the west line of the said 12.05 and 13.32 acre
tracts a distance of 607.98 feet (called North 0021'06" East 607.98
feet) to a 2" iron rod found for an angle point;
THENCE North 0021'06" East continuing along the said east line
of the Forest Park Addition, the east line of the said Forest Park
Addition Replat and the said west line of the 12.05 and 13.32 acre
tracts a distance of 468.53 feet (called North 0021'06" East 468.53
feet) to the POINT OF BEGINNING and containing 13.32 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
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 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 Condition 1 and 7 follow:
5. The subject property has been vacant for years and is not
conducive to single family residential development. The
proposed use will not interfere with the surrounding
developed properties because of the two 100 foot
rights-of-way and the 80 foot wide DD#6 drainage ditch.
7. The Zoning Ordinance requires that an 8 foot tall wood
screening fence and a 10 foot wide landscape strip be
installed along all property lines that abut RS zoning.
Due to the railroad rights-of-way and the DD#6 drainage
ditch that abut the north, south and west property lines,
there is adequate separation from adjacent residential
uses. The Planning Manager is recommending that the site
plan be modified to allow for an 8 foot tall wood screening
fence and a 10 foot wide landscape strip to be installed
around the single family house.
GENERAL INFORMATION/PUBLIC UTILITIES
APPLICANT: Fittz & Shipman, Inc.
PROPERTY OWNER: Austin Dishman
LOCATION: West side of Pinchback, between
the two railroads
EXISTING ZONING: RS (Residential Single
Family Dwelling) District
PROPERTY SIZE: 13.32 acres, more or less
EXISTING LAND USES: Vacant
FLOOD HAZARD ZONE: A X @ - Areas determined to be
outside 500-year floodplain;
Shaded A X @ - Areas determined to
be within the 500-year
floodplain
SURROUNDING LAND USES: SURROUNDING ZONING:
NORTH: Railroad tracks, residential RM-H (Residential Multiple Family
Dwelling-High Density) District
EAST: Residential RS (Residential Single Family Dwelling) District
SOUTH: Railroad tracks, day care, vacant LI (Light Industrial) District
WEST: DD#6 ditch, residential RS
GENERAL INFORMATION/PUBLIC UTILITIES continued
COMPREHENSIVE PLAN: Stable Area
STREETS: Pinchback Road - Local street with
a 50' wide right-of-way and a 20'
pavement width
DRAINAGE: Open ditch
WATER: 6" water line
SANITARY SEWER
SERVICE: 8" sanitary sewer line
PROPERTY OWNERS
BRAMMER C A
CANADY ENTERPRISES INC % WILLIE COLEMAN
CARLSON NICHOLAS E & NANCY C
CH SEPARATE PROPERTIES LLC
CHANCE LLOYD EDWARD
CITY OF BEAUMONT
DISHMAN G AUSTIN
DISHMAN GEORGE AUSTIN
FERGUSON DEAS ET UX
FIORENZA FAMILY LIMITED PARTNERSHIP
GILFILLIAN SUCHART & LORA & BANGON GILFILLIAN
HARLAN JOSIAH S & GEORGANN T
HAWLEY YVONNE & MELISSA LAMBERT
HI-TECH ELECTRICAL
HI-TECH ELECTRICAL & MAINTENANCE LP ET AL
HOBBS KENNETH M & MICHELLE
JEFFERSON COUNTY D D 6
JORDAN CLIFF A
MCCALLUM NELL
MORRISON CHESTER B & LORA G
PINCHBACK JOYCE
PINCHBACK PROPERTIES INC
POWELL CURTIS & BARBARA J
REYNOLDS PROPERTIES
SANDERS SANDRA KAY
SIBLEY SAMUEL J
STOM PATRICK & ALICE
STROUD JAMES W TRUSTEE REVOCABLE TRUST AGREEMENT
8/9/
THOMPSON ROBERT
WHITAKER REUBEN & JOHNAE E
WILLIAMS ERVIN ANDREW JR VICKIE KAY