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Home My WebLink AboutPZ2021-134DATE: May 17,2021 TO: Planning Commission and City Council FROM: Chris Boone, Director of Planning and Community Development SUBJECT: To consider a request for a Specific Use Permit to allow a boat and RV storage facility in an GC -MD (General Commercial — Multiple -Family Dwelling) District. FILE: P22020-134 STAFF REPORT Will, Jake and Elaine Henderson — partners, are requesting permission to allow a boat and RV storage facility at 8200 Phelan Boulevard. The property will also be used as an indoor baseball training facility as well, but only the storage facility, consisting of fifty-five (55) storage units, required a Specific Use Permit, This property is adjacent to a residential neighborhood to the north. In order to minimize the impact of a commercial use next door, directional lighting will be required. Adequate landscaping has been proposed along those property lines shared with residential properties and along the front of parking areas. In addition, a five (5) foot wide sidewalk will be required and is shown on the proposed plan. Staff recommends approval of the request with the following conditions: 1. All exterior lighting will be directional and shielded away from neighboring properties. 2. Landscaping shall be provided as required by Ordinance. 3. A sidewalk shall be provided along Phelan for the width of the property. 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 15 Responses in Favor — Responses in Opposition LEGAL DESCRIPTION FOR ORDINANCE PURPOSES Being Plat SP-2 Tracts 158 & 278-A, II WILLIAMS Survey, Abstract 56. Plat SP-6,Tracts 73 73-A, 73-B & 216 C WILLIAMS Survey, Abstract 59, Beaumont, Jefferson County, Texas, containing 3.0 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 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 S. 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: Will, Jake & Elaine Henderson - partners PROPERTY OWNER: Will, Jake & Elaine Henderson - partners LOCATION: 8200 Phelan Boulevard EXISTING ZONING: GC -MD (General Commercial — Multiple - Family Dwelling) PROPERTY SIZE: —3.0 acres EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: X — Area determined to be outside the 500 year flood plain. SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Residential RS (Residential Single -Family Dwelling) EAST: Church GC -MD (General Commercial — Multiple - Family Dwelling) SOUTH: Vacant GC -MD WEST: Vacant/Commercial GC -MD COMPREHENSIVE PLAN: Stable area STREETS: Phelan Boulevard — Major arterial with 90' wide right-of-way and 24' pavement width for the west bound lanes. DRAINAGE: Curb and Gutter on Sarah Street Open ditch on Fatima Street WATER: 6" and 8" Water lines SANITARY SEWER SERVICE: 10" and 12 " Sanitary sewer lines PROPERTY OWNERS NOTIFIED WITHIN 200' BENDERSON I"'LAINE LIVEMORE JOHN CODY & BRTI'I'NY N DERHAROUTIAN DAVID ET UX WEST END BAP'risf' CHURCH OF BEAUMONTTX DOUBLE EAGLE PARTNERS LTD M & E FOOD MART INC DELAWARE & DOWLEN GROUP LLC ODOM BLANE & JULEE NORWOODSR RETAIL INVESTORS OF TEXAS LTD MELLING MICHAEL J ET UX FULJENZ MICHAEL R & KAREN S DOUBLE EAGLE PARTNERS LTD HARTZOG GRETCHEN S Case Type:Planning and Zoning Case Status: REVIEW Case Sub Type: Specific Use PomiU Tag Nmme:The proposed Boat and RVStorage & Case #:PZa02i-i34 private baseball facility Individuals listed onthe record: Applicant Will Henderson, Jake Henderson &Elaine Henderson- Partners P.O.Box 77A5 Beaumont, TX77728 Property Owner Will Henderson, Jake Henderson &Elaine Henderson- Partners P.(].Box 7705 Beaumont, TX77720 Agent Charles Shajad BTInterstate 1UNSuite 115 Beaumont,TX7/707 Case Type: Planning and Zoning Home Phone: Work Phone: Cell Phone: 409--673-0883 E'Mai|:vu .corn Home Phone: Work Phone: Cell Phone: 4O8-673'0883 E-Mail:w.hendemon@magan.00m Home Phone: 4UQ-3G1-2GO1 Work Phone: Cell Phone: 409'351-2601 Page 1of3 DOUBLE EAGLE PAWMERS, INC. 8200 Phelan Blvd. Beaumont, Texas 77706 April 21, 21 The proposed Boat and RV Storage units project shall contain 55 units. It will also contain a private baseball facility wholly contained within the central building on the southern end. We will provide total management of the property with a manager and or staff available by appointment or for emergency purposes 24 hours a day for tenant assistance, The storage units will contain an electrical outlet, motion activated LED lights and will all be fully enclosed and locked by the tenant. There shall be one 6" sewer connection located on the east roadway for tenants use prior to park the vehicles in stalls as reflected on the site plan. The private baseball facility will consist of a 100' by 195' area partitioned off by a fire rated wall per code at 95' depth of the 195' run creating 2 separate areas of 100' x 95' and 100' x 100', This facility is private and by appointment only. Adequate parking with required ADA spaces and design parameters are reflected on the site plan to represent the required number of spaces per city code for both the boat and RV storage and the private baseball facility. The site will have monitored access control with directional roadways permitting safe and efficient traffic flow. The access control is designed in a manner to allow complete entry onto the site to not impede traffic, on the public roadway. The roadway is also designed in a fire protection friendly manner allowing for above adequate access, width, and generous turning radii exceeding code. They perimeter will be 8' fenced on 3 sides not including the front facing Phelan Blvd. The 8' fence shall be of a privacy style on any lot exposures neighboring any residential areas. There shall be cameras and security monitoring systems installed. There shall be a 10' exclusive waterline casement strategically placed through the property allowing for four (3) hydrants to be located on site. This design also allows for the linear feet of reach requirement needed for fire protection to the entire perimeter of all structures. All structures will be constructed a minimum of 18" inches above the Base Flood elevation or be flood proofed to 18" inches above the base flood elevation. In addition, the sewer hook-up will be designed where it can be seated during a flood. The site shall be neatly landscaped and professionally maintained to promote a pleasing aesthetic appearance in uniform with the city code of ordinances and guidelines. This includes the appropriate landscape and green space buffers along residential borders with class "b" trees 12' feet apart and shrubbery along the front facing Phelan Blvd spaced and maintained according to code. We would like to start the project as soon as September 2021 with breaking ground and construction commencement. Our main goal is to bring a quality product to the area starting with great aesthetics and quality customer service while addressing a growing demand in our market. With RV ownership being at an all-time high across the US, the need for quality storage continues to grow. With SETX being considered one of the top 3 hotbeds in the country for baseball, we feel that we can address that need with our experience and expertise in the industry. Our Father and Husband, Lester Henderson, left us land over 20 years ago when he passed away to have something for our future. This is his Legacy! Sincerely, Partners Legal Description Number of Acres Proposed Use That the specific use will be compatible with and not injurious uz the use and enjoyment ofother property, nor significantly diminish or impair property values within the immediate vicinity That the establishment ofthe specific use will not |mpadethe normal and orderly development and improvement of surrounding vacant property; That adequate utilities, access roads, drainage and other necessary supporting facilities have been orwill be provided The design, location and arrangement ufall driveways and parking spaces provides for the safe and convenient movement ofvehicular and pedestrian traffic Plat SP-2Tracts 1588278AHWILLIAMS Survey, Abstract 56. Plat SP-6,Tracts 7J73+A,73-8&216CWILLIAMS Survey, Abstract 59. 3.04 RV and boat storage The proposed Boat and RVstorage units with onenclosed private baseball facility will bofully regulated by the property management team and will bmmeticulously maintained including all building upkeep, landscaping, and fencing. VVowill beproviding superior services that will directly benefit the surrounding area while maintaining alow impact unour surrounding neighbors due \othe light vehicular and tenant traffic. The proposed facility shall baconstructed hoexceed thmminimum standards set forth inthe Beaumont Code ofOrdinances. There shall beun0`privacy fence with uwell-maintained landscaped barrier adjoining any residential areas. Tile front ofthe property shall contain professionally landscaped areas that shall meet orexceed code requirements. There will also beasidewalk laid along Phelan inaccordance with city code which shall inturn aid inpedestrian and AOAtraffic. There will beample security cameras unsite along with access control within the site Locontrol traffic. Directional LED lighting shall beinstalled throughout and inamanner best suited not tndisturb the surrounding neighbors, All driveways and parking spaces will b*concrete and shall beappropriately marked including all fire lanes required bycode. The proposed site facility will budesigned byulicensed professional engineer which will design and allow for adequate drainage calculations, All private utilities will comply with the plumbing code requirements and will tie into the city sewer line along the front of the propeAy. The facility will provide eiU'exclusive water line easement through the property with the addition offire hydrants per fire code. The full perimeter cfall structures shall boaccessible for fire protection within the defined linear distances per fire code. All access control points shall have uknuxbox entry system for emergency services access. All roadways will bm0^reinforced concrete pavement with drainage and grading design. The proposed facility will bodesigned for all safety requirements, one 36'widaentrance and one 36'wide exit to facilitate directional traffic with radii k,meet the public works guidelines. There shall boudeep setback from the roadway Vxthe entrance gate hoprevent vehicles from impeding traffic when entering the premises. The interior roadway shall bedesigned for 20'wide fire truck accessibility and shall loop through the facility inadirectional manner with proper turning radii o[25'orgreater implemented into the engineered layout and reflected onthe site plan. Case Type: Planning and Zoning Page 2ora That adequate nuisance prevention The proposed facility will baregulated bythe property management measures have been u,will betaken team. Auper their defined scope ofwork, they shall monitor the site toprevent urcontrol offensive odor, for Q/VQCmeasures ofphysical appearance and cleanliness. There fumes, dust, noise and vibration will boguidelines and brochures posted throughout the facility for disposing ofrubbish |nthe proper provided containers. Since there are nudirt roadways, dust will not byonissue. Uany noise o, vibration are noted otthe site, the tenant will banotified immediately with owarning. That directional lighting will bo The proposed facility will have lighting installed per the directional provided muemnot b,disturb cn requirements per the city ordinances. All lighting systems mAthe site adversely affect neighboring will bmLED with the proper design lumens |pnot disturb oraffect the properties neighboring properties. That there are sufficient landscaping The proposed facility shall have aO'landscape buffer inthe front of and screening tuinsure harmony and the property with shrubs only due hothe overhead power lines above compatibility with adjacent property at24^C—Capart per city ordinance. The entire rear and O8.57'ufthe northern most east property line adjoining residential areas, shall contain o1O'landscaped border and green space comprising n[1 class ^8"tree planted every i2lineal feet adhering uuthe *dy'm landscape ordinance requiring 2class ^B^trees for every 25lineal feet. That the proposed use im|n The proposed facility will bedesigned per all City oYBeaumont accordance with the Comprehensive Codes, Ordinances &DD8.requirements. Plan Case Type: Planning and Zoning Page 3o,3 PRIVACY -D PENCE $I D E PROPERTY LINE b PROPOSE08' PRIVACY WOOD ■FENCE EAST .TTNG V SIDEI0CrLONG* FENCE WEST PROPOSED chrcN NC, H 'WESTSIDE" LIGHTS PROPERTYLINE 21-1 'X PROPERTY LINE LEE) I •' NUOING-C I Ify EXCLUSIVE I WATERUNE I 11 AUFLOING-F I ---[UNK �FENCER%"TVYEST SIDE PROPERTY LINE 14H 9' PROPERTY LINE FROPOSEO ROPOSEDOW IA�VATIIITD II PVC C-900 "OUSE WATERLINE w`_IwxIoo' JEFEXCLUSIVE WATERLINE F EASDAENT ZEWAYFIEtFACCES FRMNEM' 5.'�" PROPOSED FIRE PROPOSED a, HYDRANTNO.3 PVC C-900 WATER LINE "0,0,0 DWDINIx v 5 PROMSE'SEQAcG-E StAM—ni NOSEusuls(Y f,"Al5mmlo (PRIYAllf) frXfw N Tu 95-9E i 1.1 i & P 61.. � PROPOSED 4" 2S MER TAP 0 PROPOS ER W PROPOSED FIRE SEI P HYDRANIN0.2 PROPOSED SITE PLAN I In 3+ 0 wis .0 46 Z2021-134: Request for a Specific Use Permit to allow a boat and RV storage facility in all GG ID (General Commercial — Multiple -Family Dwelling) District. ,pplicant: Will Henderson, Jake Henderson & Elaine Henderson - Partners ,ocation: 8200 Phelan Boulevard 0 100 200 300 400 1 1 1 1 1 Feet