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HomeMy WebLinkAbout1841-P DATE: September 18, 2006 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a specific use permit to allow a recreational vehicle park in an LI (Light Industrial) District. FILE: 1841-P STAFF REPORT The Planning Manager recommends approval of this request subject to the following condition and with a modification to the screening requirement along the north property line (no 6' tall solid permanent screening fence or wall):  The site plan be revised to meet all ordinance design requirements. Thomas Taylor is requesting a specific use permit to allow a recreational vehicle park in an LI (Light Industrial) District. The property is located at 6800 S. Major Drive. The 15 acre tract of land includes a 7 acre lake and a LNVA canal right-of-way leaving approximately 7 acres that are usable for the recreational vehicle park. Three old houses that are located on the property will be removed. There will be approximately 75 RV parking spaces. Each space will be at least 30' x 65'. On each space will be a 12' x 60' or larger paved RV pad with parking for at least one car. There will be a total of 1 2 parking spaces per site provided in the park. Mr. Taylor states that he will attempt to save as many trees as possible by adjusting the RV sites to fit among the trees. Some sites will be a A pull through @ design. These sites will allow the RVer to pull into the site and leave without disconnecting a car, trailer or backing up. All sites will be provided water, sewer and 50 amp electrical service. At least 50% of the sites will have satellite or cable TV. The park will also have WiFi internet service available. There will be three one story park buildings. A small office building will be located near the park=s entrance for guest check-ins. A building of approximately 1,000 sq. ft. will be centrally located to provide a laundry, restrooms, showers and a meeting/game room. A third building will be a storage garage/maintenance shop. Mr. Taylor proposes a number of design modifications that do not coincide with the existing ordinance. The ordinance states that streets serving 5 or more lots must be 20' in width. Mr. Taylor proposes that some one-way streets be 14' wide. The ordinance also states that phone service and natural gas hook-ups are required for each lot. Mr. Taylor states that RV=s use propane tanks and most have cell phones. In addition, the ordinance states that all lots must be 30' x 75'. Mr. Taylor proposes that some lots will be 30' x 65'. The City=s ordinance dealing with A Type A @ trailer parks was written many years ago. With changes in the industry, now may be the appropriate time to amend the ordinance to reflect current industry standards. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 24 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES BEING a 15.3580 acre tract or parcel of land situated in the S. Stivers League, Abstract No. 51, Jefferson County, Texas and being out of and part of the remainder of that certain called 16.71 acre tract of land as described in a A General Warranty Deed with Vendor=s Lien @ from Theresa Collins to Jerry M. Freeman as recorded in Film Code No. 103-97-1645, Official Public Records of Real Property, Jefferson County, Texas, said 15.3580 acre tract being more particularly described as follows: NOTE: All bearings are based on the South line of the said 16.71 acre Freeman tract as NORTH 89 31' 00" WEST as recorded in the above referenced Film Code No. 103-97-1645, Official Public Records of Real Property, Jefferson County, Texas. BEGINNING at a 1" iron pipe found for the Southeast corner of the said 16.71 acre Freeman tract, said corner also being in the Northwesterly right-of-way line of the Santa Fe Railroad right-of-way and in the South line of the said S. Stivers League and in the most Southerly North line of the H.T. & B.R.R. Survey, Section No. 15, Abstract No. 145, Jefferson County, Texas and also being the Northeast corner of that certain called 50.3 acre tract of land as described in a deed to W. J. Blewett and John F. Pipkin as recorded in Volume 114, Page 178, Deed Records, Jefferson County, Texas and being in the Westerly right-of-way line of that certain called 60 foot wide road right-of-way (formerly called the Amelia-Cheek Road) as described in a deed from W. C. Tyrrell to Jefferson County as recorded in Volume 150, Page 458, Deed Records, Jefferson County, Texas; THENCE NORTH 89 31' 00' WEST, for the boundary between the tract herein described and the said 50.3 acre Blewett and Pipkin tract, the same being the South line of the said 16.71 acre Freeman tract and the South line of the said S. Stivers League and the most Southerly North line of the said H.T. & B.R.R. Survey, Section No. 15, for a distance of 1464.06 feet to a 5/8" iron rod found for the Southwest corner of the said 16.71 acre Freeman tract, said corner also being an exterior ell corner of the remainder of that certain called 430 acre tract of land as described in a A General Warranty Deed @ from Jean William Allen and William R. Penney, Jr. to the Helen Blewett Price Trust and the Eppie Blewett Quicksall Trust as recorded in Clerk=s File No. 2005024894, Official Public Records of Real Property, Jefferson County, Texas and said corner being the Southwest corner of the said S. Stivers League and an interior ell corner of the said H.T. & B.R.R. Survey; THENCE NORTH 00 06' 00" EAST, for the boundary between the tract herein described and the said Helen Blewett Price Trust and the Eppie Blewett Quicksall Trust tract, the same being the West line of the said S. Stivers League and the most Northerly East line of the said H.T. & B.R.R. Survey, for a distance of 551.70 feet to a 5/8 iron rod found for corner, said corner also being the Southwest corner of that certain called 2.118 acre tract of land as described in a deed from L. M. Muirhead and wife, Fannie Mae to the Lower Neches Valley Authority as recorded in Volume 1222, Page 501, Deed Records, Jefferson County, Texas; LEGAL DESCRIPTION continued THENCE SOUTH 89 32' 00" EAST, for the boundary between the tract herein described and the said 2.118 acre Lower Neches Valley Authority tract, passing at a distance of 814.90 feet a 5/8" iron rod set for reference and continuing for a total distance of 879.90 feet to a point for corner, said point being the Southeast corner of the said. 2.118 acre Lower Neches Valley Authority tract and also being an exterior ell corner of that certain called 1.400 acre tract of land as described in a A Warranty Deed @ from J & T Company to Keith Brandon Barnett as recorded in Clerk=s File No. 2000040549, Official Public Records of Real Property, Jefferson County, Texas; THENCE SOUTH 29 22' 00" EAST, along and with the centerline of an existing irrigation canal and for the boundary between the tract herein described and the said 1.400 acre Barnett tract, for a distance of 48.90 feet to a point for corner, said corner being an interior ell corner of the said 1.400 acre Barnett tract; THENCE SOUTH 10 15' 50" EAST, continuing along and with the centerline of an existing irrigation canal and for the boundary between the tract herein described and the said 1.400 acre Barnett tract, for a distance of 28.51 feet to a point for corner, said corner being the most Southerly corner of the said 1.400 acre Barnett tract and the Northwest corner of that certain 1.1553 acre tract of land as described in a A General Warranty Deed with Vendor=s Lien in Favor of Third Party @ from Jerry M. Freeman, et al. to Keith B. Barnett as recorded in Clerk=s File No. 2001044248, Official Public Records of Real Property, Jefferson County, Texas; THENCE SOUTH 00 00' 47" EAST, continuing along and with the centerline of an existing irrigation canal and for the boundary between the tract herein described and the said 1.1553 acre Barnett tract, for a distance of 53.40 feet to a point for corner, said corner being an exterior ell corner of the said 1.1553 acre Barnett tract; THENCE SOUTH 43 57' 21" EAST, for the boundary between the tract herein described and the said 1.1553 acre Barnett tract, passing at a distance of 64.01 feet a 5/8" iron rod with a cap stamped A RPLS 3636" found for referenced and continuing for a total distance of 110.69 feet to a 5/8" iron rod with a cap stamped A RPLS 3636" found for corner, said corner being the beginning of a curve turning to the left having a radius of 75.00 feet and being subtended by a chord bearing of SOUTH 84 47' 59" EAST for a chord length of 98.09 feet; THENCE NORTHEASTERLY, along and with said curve and continuing for the boundary between the tract herein described and the said 1.1553 acre Barnett tract, for an arc length of 106.92 feet to a 5/8" iron rod with a cap stamped A RPLS 3636" found for corner; THENCE NORTH 54 24' 13" EAST, continuing for the boundary between the tract herein described and the said 1.1553 acre Barnett tract, for a distance of 156.37 feet to a 5/8" iron rod set for corner, said corner being the most Easterly corner of the said 1.1553 acre Barnett tract and also being in the West right-of-way line of F.M. Highway 364 (also known as Major Drive) (width varies); LEGAL DESCRIPTION continued THENCE SOUTH 15 53' 18" EAST, along and with the West right-of-way line of F. M. Highway 364, for a distance of 3.94 feet to a Texas Department of Transportation concrete monument found for corner, said corner also being the beginning of a curve turning to the left having a radius of 1339.45 feet and being subtended by a chord bearing of SOUTH 32 55' 43" EAST for a chord length of 271.48 feet; THENCE SOUTHEASTERLY, along and with said curve and the West right-of-way line of F.M. Highway 364, for an arc length of 271.95 feet to a 5/8" iron rod set for corner, said corner being in the East line of the remainder of the said 16.71 acre Freeman tract and the West right-of-way line of the above referenced Jefferson County 60 feet wide road right-of-way; THENCE SOUTH 27 00' 30" EAST, said corner being in the East line of the said 16.71 acre Freeman tract and the West right-of-way line of the above referenced Jefferson County 60 feet wide road right-of-way, for a distance of 228.52 feet to the POINT OF BEGINNING and containing 15.3580 ACRES, 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 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 1, 4 and 7 follow: 2. The proposed RV park will be compatible with surrounding land uses. To the north and east are industrial uses. South and west of the subject property is vacant. 4. The applicant states that some one way streets would be 14' in width. The ordinance makes no differentiation between one- or two-way streets but states that streets serving five or more lots must be 20' in width. Streets serving less than 5 lots may be 14' in width. The site plan will need to be redesigned to reflect the current ordinance or the ordinance changed. 7. The applicant is requesting a modification to the screening requirement along the north property line. The ordinance requires a 6' tall solid permanent screening fence along the north side of the property. A 7' tall wood fence will be provided along the Major Drive frontage. The rest of the property will be surrounded by a 7' tall chain link fence for security. Mr. Taylor states that the bank of the LNVA canal provides screening to the property to the north. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Thomas Taylor Sr. PROPERTY OWNER: Same LOCATION: 6800 South Major Drive EXISTING ZONING: LI (Light Industrial) PROPERTY SIZE: 15.013 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 and Industrial LI (Light Industrial) EAST: Industrial LI & GC-MD (General Commercial- Multiple Family Dwelling) SOUTH: Outside City Limits Outside Beaumont City Limits WEST: Outside City Limits Outside Beaumont City Limits GENERAL INFORMATION/PUBLIC UTILITIES continued COMPREHENSIVE PLAN: Light Industrial OTHER PHYSICAL FEATURES: None STREETS: Major Drive - Expressway with a 80' wide right-of-way and a 20' pavement width DRAINAGE: Open ditch WATER: 6" water line SANITARY SEWER SERVICE: 12" & 6" sanitary sewer lines FIRE PROTECTION: Fire protection is provided by Station #6, 1880 Major Drive ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS M A PHELAN TRUSTEE JERRY M FREEMAN & DONNA TURNER PHELAN ELEVEN B LLC 1% MICKEY PHELAN B LAND LP 99% TRI-STATE OIL TOOLS INDS INC % INDUSTRIAL VALUATION SERVICE KEITH BRANDON BARNETT