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Home My WebLink About1793-ZP DATE: July 18, 2005 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a zone change from NSC (Neighborhood Shopping Center) to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District and a specific use permit to allow a mini-warehouse storage facility. FILE: 1793-Z/P STAFF REPORT The Planning Manager recommends approval of this request subject to the following condition:  Modification to the landscaping/screening requirement for the parking frontage along Folsom (a 3' wide landscape strip instead of the required 6' wide landscape strip). Tony and Dana Archibald, the applicants, are requesting a zone change from NSC (Neighborhood Shopping Center) District to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District and a specific use permit to allow a mini-warehouse storage facility. The property is located east of W. Lucas, between Folsom and Arthur. The storage facility will consist of seven single story buildings totaling 16, 519 sq. ft. in area. The applicants state that the buildings will not exceed 12' in height. Access will be off of Folsom. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 40 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lots 1-2 and 10-14, Block 35, Calder Highlands Extension, City of Beaumont, Jefferson County, Texas, containing 0.6 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 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 and 7 follow: 2. To the north and west are commercial uses. To the east and south are residential uses. The property=s current zoning allows a variety of commercial uses by right that might be considered to be more detrimental to adjacent residential uses than a mini-warehouse storage facility. The mini-warehouse would buffer the apartments to the east from the convenience store, quick lube and car wash to the west. 7. The site plan designates a 3' wide landscape strip for the parking frontage along Folsom. A 6' wide landscape strip is required. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: Tony and Dana Archibald PROPERTY OWNER: Scrubs Investments, LP, Phelan Eleven B LLC 1%, A.M. Phelan LOCATION: East of W. Lucas, between Folsom and Arthur EXISTING ZONING: NSC (Neighborhood Shopping Center) District PROPERTY SIZE: 0.6 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: Commercial GC-MD (General Commercial-Multiple Family Dwelling) District EAST: Residential GC-MD SOUTH: Residential RM-H (Residential Multiple Family Dwelling-Highest Density) District WEST: Commercial NSC (Neighborhood Shopping Center) District COMPREHENSIVE PLAN: Stable Area GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Folsom Drive - Local street with a 60' wide right-of-way and a 16' pavement width; Arthur Street - Local street with a 60' wide right-of-way and an18' wide pavement width DRAINAGE: Open ditch WATER: 2" water line SANITARY SEWER SERVICE: 6" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #4, Gladys at W. Lucas. ADEQUACY OF SERVICE: Services are adequate. PROPERTY OWNERS VINCENT BRUNO ESTATE c/o LANA THOMPSON EXECUTOR SCRUBS INVESTMENT LP PHELAN ELEVEN B LLC 1% MICKEY PHELAN B LAND LP 99% CHRISTOPHER L COLON JOE & HELEN ZHOU LINDA ANN HEBERT & BERNADETTE B MOORE MUNRO PROPERTIES WALTER MICHAEL CARTER JLT ENTERPRISES INC JOHN D TURNBOW - PRESIDENT DRAINAGE DISTRICT 6 PHELAN INVESTMENTS BEAUMONT HOUSING AUTHORITY SETCRE96 LP % KENNETH RUDDY VICTOR J ROGERS TRUSTEE SAN JACINTO BLDG MICHELLE L MCCALOPE DEBORAH A LEWIS-HUMPHREY OMAR LEON DALE D STRICKLAND LANA J BRICKER PROPERTY OWNERS continued ASHLEIGH F BUCHAN ET UX ELAINE GUILLORY MARK ANTHONY STEVENS JR SHARAF N REHMAN LETITIA R FORT % ESTELLE DORMAN ROBERT R BUNYARD ET UX JERROLD WALLACE VINCENT N HILTS ARTHUR L & CAROLYN A MARTIN REVOCABLE TRUST DICK & MARY ELLEN FRAZIER REVOCABLE LIVING TRUST ALAN FAMA ALICIA F CHRISTENSEN RAYMON D & JANE Q CHEN SHARON MANSFIELD PAUL H & SANDRA LAURENTS THOMAS J PINNIX SINA K & SOHELIA M NEJAD FRANCES M SANDERS LEAH LEJEUNE & GLENN BARRON JOEL WEBB BETTY RUGGLES