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Home My WebLink About2417-PDATE: July 20, 2020 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 an RV (Recreational Vehicle) Park in an LI (Light Industrial) District. FILE: 2417 — P STAFF REPORT R & P Brothers, L.L.C. has requested a Specific Use Permit to construct a Recreational Vehicle Resort at 5497 Fannett Road. The proposed RV (Recreational Vehicle) resort will provide 60 lots. An office/club house will provide laundry facilities, showers, and men's & women's restrooms. The site plan shows 20 visitor parking spaces and one ADA. compliant parking space. Staff recommends approval with the following conditions: 1. This project will require an approved drainage plan and will require an adequate detention basin per Drainage District #6 requirements. 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 25 Responses in Favor Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Lot 10, Block A, Tyrrell Park Addition, Beaumont, Jefferson County, Texas, containing 3.194 acres, more or less. ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 28-26.E, ZONING ORDINANCE) Conditions: Application Application is in is not in Comments compliance compliance Attached 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 d. 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: R & P Brothers, L.L.C. PROPERTY OWNER: Same LOCATION: 5497 Fannett Road EXISTING ZONING: GC -MD (General Commercial — Multiple Family Dwelling) PROPERTY SIZE: EXISTING LAND USES: FLOOD HAZARD ZONE: SURROUNDING LAND USES: NORTH: Residential EAST: Residential SOUTH: Residential WEST: Railroad COMPREHENSIVE PLAN: STREETS: DRAINAGE: WATER: SANITARY SEWER SERVICE: —3.0 acres, more or less Vacant FIRM — X — Area determined to be outside the 500 year floodplain. Proposed Maps - AE - Area determined to be within the flood hazard with 1% chance of being flooded in any given year. SURROUNDING ZONING: GC -MD (General Commercial — Multiple -Family Dwelling) District R-S (Residential Single Family Dwelling) R-S LI (Light Industrial) Neighborhood Growth Unit Fannett Road — Major Arterial with a 122' right-of- way and 48' pavement width. Open Ditch 4" Water main 12" Sanitary sewer main PROPERTY OWNERS NOTIFIED WITHIN 200 FEET: BOTLEY KAREN L BUSHNELL RODNEY CASTRO DAISY LUPITA CKORP LLC CROLEY ELIZABETH HOLBROOK DOWNWOOD FOREST HOLDINGS LLC GUILLORY DANIEL CLAYTON GUILLORY RICHARD HAWKINS MAE FRANCES HAYLES JANETTE HAYWOOD LORETTA P JACKSON GLORIA JAMES DAVID KEATING ENTERPRISES LTD LINCOLN CAROLYN ET AL MOORE LEONA & PAIGE CHERYL POWELL WILBERTJR & REDEAUX EDGAR ET UX ROBERSON CAROLYN ESTATE SIMMS IKE & KATHRYN TYRRELL PARK CARWASH INC WAYMAN SHARON MADDUX WELCH BRANDON WHEELER RAYL SPECIFIC USE PERMIT APPLICATION BEAUMONT, TEXAS (Chapter 28, City Codes) TO: THE PLANNING COMMISSION AND CITY COUNCIL, CITY OF BEAUMONT, 'TEXAS APPLICANT'S NAME:- U i—11—_ APPLICANT'S ADDRESS: MTx APPLICANT'S PHONE #: �1C� G _ �(� 7 FAX 4: NAME OF PROPERTY OWNER: s RR4 BAoTjjL ADDRESS OF PROPERTY OWNER: LOCATION OF PROPERTY; LEGAL DESCRIPTION OF PROPERTY; LOT NO, ICE OR TRACT BLOCK NO. ADDITION NUMBER OF ACRES PLAT, SURVEY NUMBER OF ACRES For properties not in a recorded subdivision, submit a copy of a current survey or plat showing the properties proposed for a specific use permit, and a complete legal legal field note description. e� PROPOSED USE:—R V R1� ZONE C _U ATTACH A LETTER describing all processes and activities involved with the proposed uses. ATTACH A SITE PLAN drawn to scale with the information listed on the top back side of this sheet. ATTACH A REDUCED 8 I/2" X 11" PHOTOCOPY OF THE SITE PLAN. THE EIGHT CONDITIONS listed on the back side of this sheet must be met before City Council can grant a specific use permit, PLEASE ADDRESS EACH CONDITION IN DETAIL, ATTACH THE APPROPRIATE APPLICATION IEEE: LESS THAN %z ACRE.................................................................$250.00 '/z ACRE OR MORE AND LESS THAN 5 ACRES...................$450.00 5 ACRES OR MORE...................................................................$650.00 I, being the undersigned applicant, understand that all of the conditions, dimensions, building sizes, landscaping and parking areas depicted on the site plan shall be adhered to as amended and proved by City Council. SIGNATURE OF APPLICANT; DATE:. Q G 2572 020 SIGNATURE OF PROPERTY OWNER: DATE: d0`20 PLEASE TYPE OR PRINT AND SUBMIT TO: CITY OF BEAUMONT PLANNING DIVISION 801 MAIN STREET, ROOM 201 FILE NUMBER: BEAUMONT, TX 77701 �,� Phone - (409) 880-3764 Fax - (409) 880-3110 PLEASE MAKE NOTE ON REVERSE SIDE OF CONDITIONS TO BE MET REGARDING THE SITE PLAN AND LETTER OF PROPOSED USES AND ACTIVITIES. R 7 P BROTHERS, LLC 5497 Fannett Road Beaumont, Texas 77705 June 26, 2020 The proposed RV Park project will have management staff available on the property 24 hours a day to assist travelers and maintain the property. Each RV pad will have a state of the art pedestal with utility connections, water, 50 AMP electric & Internet via Wi-Fi at the location. There will be a 4" sewer connection for each RV at designated location within the 5' grass area. The site will have an 8' fence on all sides (except at Fannett Road) and provide cameras, lighting and security systems for monitoring and safety. All structures will be constructed with a minimum of 18" inches above the Base Flood elevation or be flood proofed to 18" inches above the Base Flood Elevation. In addition, all electrical hook- ups will be at least 18" inches above the Base Flood elevation. All sewer hook-ups will be designed so they can be completely scaled in the case of a flood. We would like to start the project in soon as August 2020 with ground breaking and construction. As a business owner next to the property and a long time resident of the City of Beaumont, I will ensure that the RV Park will be built in a manner that will improve the neighborhood's appearance and provide a comfortable and luxurious stay for our clients in order for them to come back to Beaumont and contribute to the City's and businesses revenue during their stay. Sincerely, Akashkumar S Ray R & P Brothers. LLC Owner R & P BROTHERS, LLC SECTION 28.04.001, ZONING ORDINANCE REQUIRES THAT THESE EIGHT CONDITIONS MUST BE MET BEFORE A SPECIFIC USE PERMIT CAN BE ISSUED. Please explain how the proposed project will comply with each of these conditions in your application: 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; The proposed RV Park will be managed on site by a management team, will be maintained on a daily basis and will provide superior services to ensure that travelers staying with us become repetitive clients. The RV Park will also have landscaping buffers to ensure the privacy of our clients and neighboring properties. I own a property and business in the immediate area and I will not jeopardize their value. 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; The proposed RV Park will be constructed to meet and/or exceed the Building Codes adopted by the City and all related City of Beaumont Ordinances. There will be an 8 foot high wood fence around the property. The site will provide access to a 3.0-acre which will include 0.52 acres of green area to add value to the customers stay. Management will ensure that the clients will comply with the City of Beaumont Noise Ordinance. There will be security cameras and lighting. All roadways will be concrete pavement with markings. The dumpster will be located by the entrance with landscape shrubs and enclosure doors. Except for the frontage on Fannett Road, the property will be completely hidden behind fences and landscaping buffers, 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; The proposed RV Park will be designed by license professional engineer in state of Texas which will provide adequate drainage calculations and designs to be submitted to the TXDOT for approval. All the private utilities will comply with the Plumbing Codes requirements and tic into existing water and sanitary sewer infrastructure owned by the City of Beaumont. The RV Park will provide fire hydrants as per fie code. All roadways will be reinforced concrete pavement with drainage and grading design. 4. The design, location and arrangement of all driveways and RV Parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent development; Access to the proposed RV Park will be designed as per TXDOT required design criteria and the driveway will be reviewed and approved by TXDOT. If required by TXDOT, a traffic study will be performed. There will be a stop sign at the exit prior to entering Fannett Road. All roadways will be designed for fire truck accessibility. There will be 20 guest parking spaces. S. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; The proposed RV Park will be regulated by the property management team. Part of their job description, will be monitoring the site for QA/QC of physical appearance and cleanliness. The dumpster provided will have enclosure doors and a fence surrounded with shrubs. There will be guideline and brochure for not littering and map of the site for dumpster location. Since there are no dirt roadways, dust will not be an issue, Management will immediately address any noise or vibrations with the clients and a warning will be issued. These nuisance items will be listed on the leasing agreement under the "Prohibited" section. 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; The electrical Engineer designing the electrical component of the proposed RV Park will ensure that the location and type of lighting does not impact neighboring properties or traffic. In addition, all the Iighting system at the site will be LED with proper design luminous to not disturb or affect neighboring properties, 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and The proposed RV Park will have the 6' landscape buffer in front of property as per the City of Beaumont ordinance. A 10 foot landscape buffer will be installed on the west side of the proposed site and adjacent neighborhood. A 15 foot buffer will be installed on the back side of the proposed site and the adjacent neighborhood. To increase the separation space between the proposed improvements and the neighborhoods, an additional 10 foot exclusive water line easement will be added adjacent to the landscaping buffers. 8. That the proposed use is in accordance with the Comprehensive Plan. The proposed RV Park will be designed as per all the City of Beaumont Ordinances, adopted Building Codes, TXDOT design criteria, as well as DD6 and County rules and regulations. i soot X1'1NOwnv3a Oa 113NNV3 tdbs all S83HI049 d8a €€ S l - _ a � i lclvek3E 3u5 X.-� ZZ zz ZZ ��, 16 •yt , r}.t -41 Zz - 1 - I z I eeo gRMA a y yK 0 o xgR „s•� 2417-P: Request for a Specific Use Permit to allow an RV (Recreational Vehicle) Park in an LI (Light Industrial) District. Applicant: R & P Brothers, L.L.C. Location: 5497 Fannett Road L,1. : GC -MD f ` R-S GC-MDp R-S /07 R-S ' 1 � 0 100 200 300 400 Feet Legend F 'f C3241.7-P rpR7114 GC -MD {w R-S q LU 2 r R-S - gEORC)"CIRa, I !� 9K111EVVTR7w* U 4 R-S w ,`� R-S